Petition CP-2008-2
~
COLLIERCOUNTY
(]rowth Managernent Plan Amendments
2007 ~ 2008
C~ombined C:ycle
&
Petition (:P~2009~ 1
TRANSMITTAL HEARINCjS
BC:C: January 19,2010
COI'EI'S:
P._i_ion CP.2008.2
DE
DAVIDSON
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L:? 2[28- .(
GROWTH MANAGEMENT PLAN AMENDMENT
RANDALL BOULEVARD COMMERCIAL
SUBDISTRICT
SECTION 27 TOWNSHIP 48 SOUTH, RANGE 27 EAST
APPROXIMA TEL Y '" 5 I .496 ACRES
PRESENTED TO:
COLLIER COUNTY
2800 NORTH HORSESHOE DRIVE
NAPLES, FL 34104
PRESENTED BY:
DAVIDSON ENGINEERING, INC.
3530 KRAFT ROAD, SUITE 301
NAPLES, FL 34105
Revised:
Revised:
Revised:
MAY 8, 2009
AUGUST 21, 2009
SEPTEMBER 9, 2009
3530 Kraft Road, Suite #301 . Naples, Florida 34105 . Phone: 239.434.6060 . Fax: 239.434.6084
www.davidsonenaineerina.com
Davidson Engineering, Inc.
CIVIL ENGINEERING' PLANNING. ENVIRONMENTAL' lAND DEVELOPMENT SERVICES
September 9, 2009
DAVIDSON
E I"! G ! t...: E E P.: f i"~ G
Ms. Michele R. Mosca, AICP
Principal Planner
Collier County Government
Comprehensive Planning Department
2800 North Horseshoe Drive
Naples, FL 34104
RE: Comprehensive Plan Amendment Petition CP-2008-2, to Expand the Randall
Boulevard Commercial Subdistrict of the Golden Gate Area Master Plan
Element
4th Review
Dear Ms. Mosca,
Included for your review are the following items:
One (I) original and three (3) copies of the revised GMP A submittal package.
In response to your comment letter issued September 3, 2009, we offer the following:
EXHmIT A- APPLICATION
Disclosure of Interest Information:
II.
IdentifY the Emergent Development Group, Inc. and Emergent
Development Group II, LLC in the ownership listing for Tract 107, under
the applicable listinglheading - "Corporate Ownership" and "Limited
Partnership"; delete those same listings under "Trust Ownership" heading;
and, include for each entry (Tract 107) the following notation - "(partial
ownership)."
Response: Please see the requested revisions which appear on pages 3
and 4 of Exhibit A.
Page 22
Revise to reflect correct Trustee information for Folio Nos. 37746840005,
37748480007 & 37748480104
Response: The trustee information has been revised on page 22 to
reflect the information on the Deed.
353D Krafl Road, Suile 301 . Naples, Florido 34105. Phone: 239.434.6060' Fax: 239.434.6084
www.daYidsonengineering.com
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DAVIDSON
ENGINEERING
EXHIBIT C- GMPA TEXT AMENDMENT
. Further text modifications will be proposed by staff as part of the substantive
review of this petition.
Response: Acknowledged. The petitioner requests that Planning staffprovide
suggested changes as soon as practical for review and discussion.
EXHIBIT J- PROPERTY DEEDS
. Folio No. 37745180009: Provide current deed for Tract 71. (previously
t'equested)
Response: The current deed for Tract 71 has been added to Exhibit J. Please
see Sheets 13-15.
EXHmIT K- AUTHORIZATION
. Authorization from Big Corkscrew Island Fire and Rescue District must be
printed on letterhead and notarized; and, Tracts 54 & 55 must be referenced in the
letter of authorization. (The authorization letter provides refers to property in an
Exhibit "A" attachment. However, no exhibit has been provided.)
Response: A re-executed document on letterhead has been requested from the
Big Corkscrew Islalfd Fire and Rescue District (page 50a). Due to the
Chairman being out of town, the revised and re-executed document will be
provided as soon as possible. The referenced Exhibit A is included as page SOb.
EXHIBIT L- MARKET CONDITIONS STUDY
Below is a partial listing of suggested corrections.
· Number and label ("Exhibit L") each page of the exhibit. (previously requested)
Response: Each page of Exhibit L has been hand numbered for ease of
reference.
· Page I - I 0, first paragraph: Provide property acreage figure, and provide correct
zoning classifications on the entire site acreage. (previously requested)
Response: The requested revisions have been made.
.....
DAVIDSON
ENGINEERII-JG
.
Exhibit I-2B: Provide the commercial data, etc. for the Urban Estates PCD.
(previously requested)
Response: The illformation for the Urball Estates PCD has been provided
which affected the Ilumberillg and placement of subsequent pages.
EXHmIT No TRAFFIC IMPACT STATEMENT
. Comments pending
Response: Transportation Staff met directly with Norm Trebilcock, AICP, P.E.
to review required changes. Those changes have beell made and are included
in the revised TIS under Exhibit N. The revised TIS was also e-mailed to
Trallsportation review on 9-8-09.
EXHIBIT P- LOS COMPARATIVE ANALYSIS
. Provide the level of service standard and data source for each facility type
(potable water, sanitary sewer and solid waste). (previously requested)
Respollse: Calculations and data source for level of service stalldards have
beell added alld are showll 011 page 5 of Exhibit P.
HB 697- GREENHOUSE GAS REDUCTION
. Relocate data and analysis from sufficiency response letter to GMP A application
(behind cover sheet labeled, "GROWTH MANAGEMENT PLAN POLICIES");
and, revise that same cover sheet to include a reference to HB 697.
Response: The data and analysis provided as a part of the 3,d submittal has
been relocated to pages 29 and 30 of Exhibit A.
Should you have any questions or need any additional information, please feel free to
contact me at (239)434-6060 ext 2983 or by email attim@davidsonengineering.com.
Sincerely, .
- ./ . //
~~r~eF--'
Tim Hancock, AICP
Director of Planning
Cc:
Bruce Anderson
Jack Sullivan
CIVIL ENGINEERING' PLANNING. ENVIRONMENTAL' LAND DEVElOPMENT SERVICES
DAVIDSON
Et'-!G!l-~EER:~:G
September 9, 2009
Ms. Michele Mosca
Principal Planner
Collier County Development Services
2800 North Horseshoe Drive
Naples, FL 34104
Subject:
Growth Management Plan Amendment Application to Amend the
Golden Gate Area Master Plan's Randall Boulevard Commercial Sub-
District
Folio Numbers:
37744080003,37745120001,37744040001,37745180009,37745200002,
37746760004,37746720002,37746840005,37746800003,37748480104,
37748480007,37748520006,37748560008,37750000006,37750040008,
37750120009,37750080000,37744120002
Dear Ms. Mosca,
Attached to this cover letter is an application for a Growth Management Plan
Amendment (GMPA) and the required submittal information to amend the Golden Gate
Area Master Plan (GGAMP) inclusive of a proposed text change and modification of the
Golden Gate Area Future Land Use Map and the Randall Bou1evard Commercial
Subdistrict (RBCS) Map. The map changes being requested include 18 parcels of land
totaling'" 56.496 acres in size (the Randall Boulevard GMPA Site). The parcel ID
numbers listed above are all contiguous and located along Randall Boulevard, 24th
Avenue NE and 8th Street NE. Most of the individual properties are undeveloped and do
not possess street addresses. The future development of the Randall Boulevard GMP A
Site shall be for commercial development including general office, retail and medical
office uses. Future development shall function as a necessary extension of the existing
Subdistrict to provide retail uses and services currently in demand by the existing and
future residents of the area.
The property currently has multiple zoning designations inclusive of two (2) PUD's and
two (2) conditional uses. At the most western point along the Corkscrew Canal the
Randall Boulevard GMPA Site is zoned Conditional Use of E-Estates for the Big
Corkscrew Fire Station. The next parcel to the east is the Mir-Mar PUD and is developed
as a small shopping plaza. Further to the east is the Randall Boulevard Center PUD
which is partially developed with a gas station and convenience store. The remainder of
the project to the east and south is zoned E - Estates with the exception of the Forestry
3530 Krafl Road, Suite 301 . Noples, Florida 34105 . Phone: 239.434.6060 . Fax: 239.434.6084
www.davidsonengineering.com
DAVIDSON
ENGINEERING
Service 5+ acre parcel located at the southwest comer of Randall and 8th Street NE which
has a Conditional Use approval for a Fire Station also.
The subject property is bordered by vacant E - Estates zoned property across the
Corkscrew Canal to the east, the Randall Boulevard right-of-way and Orangetree PUD to
the north, vacant estates zoned property across 8th Street NE to the east, and both
improved and vacant single-family estates zoned properties to the south. This project site
is uniquely situated to allow for a more practical expansion of the boundaries of an
already approved commercial subdistrict. The extension of the RBCS Boundary would
allow for a future rezoning of the subject property to provide commercial uses in an area
that is underserved in this capacity currently. The proposed amendment to modifY the
boundary of the RBCS is consistent with a number of provisions in the Collier County
Growth Management Plan as set forth in this application.
Following the approval of this application the applicant will be submitting a rezone
application to change the zoning to CPUD. The proposed plan of development is to
construct a neighborhood destination including a shopping center, general and medical
office uses, restaurants and various retail opportunities as well as associated outparcels to
serve the needs of the community.
If you have any questions regarding this application, please do not hesitate to contact me
at your convenience.
Sincerely, '
-. r//.J
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Tim Hancock, AICP
Director of Planning
cc: R. Bruce Anderson
John Sullivan
. ~W_"__',_.;_"..,._,. ...'._..__...._.._,,_.__...._.__..
LIST OF EXHIBITS
DAVIDSON
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Application to Amend the Growth Management Plan
and Supporting Documents
Professional Qualifications Sheet
Proposed GMP A Text Amendment Language
Location Map
Aerial Location Map
Aerial Plan wi FLUCCS Overlay
Protected Species Survey Data Table
Zoning Map
Future Land Use Map
Histol"icaI/Archaeological Probability Exhibit
Proximity to Public Services Exhibit
Property Deeds
Application Authorization Agreements
Market Conditions Study
Envit-onmental Impact Statement
. Resume
. FLUCCS Mapping
. Master Concept Plan
. Preserve Management Plan
. SFWMD Approved Jurisdictional
. Protected Species Survey
. HistoricaV Archaeological Probability Correspondence
Traffic Impact Statement
Boundary Survey
Level of Service Comparative Analysis
Utility A vaiIability Statement
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit El
Exhibit E2
Exhibit F
Exhibit G
Exhibit H
Exhibit J
Exhibit J
Exhibit K
Exhibit L
Exhibit M
Exhibit M-l
Exhibit M-2
Exhibit M-3
Exhibit M-4
Exhibit M-5
Exhibit M-6
Exhibit M-7
Exhibit N
Exhibit 0
Exhibit P
Exhibit Q
P,~,{n?~Rg~
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER
DATE RECEIVED
PRE-APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
[ABOVE TO BE COMPLETED BY STAFF]
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Section,
2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941 )403-2300; Fax: (941 )643-
6869.
The application must be reviewed by staff for sufficiency within 30 calendar days following the
filing deadline before it will be processed and advertised for public hearing. The applicant will be
notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days
to remedy the deficiencies. For additional information on the processing of the application, see
Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive
Planning Section at 941-403-2300.
SUBMISSION REQUIREMENTS
l. GENERAL INFORMATION
A. Name of Applicant(s): Emeraent Development Group. Inc
Company: Emeraent Development Group. Inc
Mailing Address: 933 Honevsuckle
City: Grapevine
State: TX
Zip Code: 76051
Phone Number: (214) 529-9636
Fax Number:
B. Name of Agent': Tim Hancock. AICP
. THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO
THE PETITION.
Company/Firm: Davidson Enaineerina
Mailing Address: 3530 Kraft Rd. Suite 301
Exhibit A - GMPA Application
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City: Naoles
State: FL
Zip Code: 34105
Phone Number: (239) 434.6060
Fax Number: (239) 434.6084
Email Address:!!I.!!@g..v/(jliQu&r!!Jl.!lfae[!!1fL~QU!
C. Name of Agent': Bruce Anderson
'THIS Will BE THE PERSON CONTACTED FOR All BUSINESS RELATED TO
THE PETITION.
Company/Firm: Roetzel & Andress Law Firm
Mailing Address: 850 Park Shore Drive
City: Naoles State: FL
Phone Number: (239) 649-2708
Zip Code: 34103
Fax Number: (239) 261-3659
Email Address:bandelson@.ralaw.com
D. Name of Owner(s) of Record: Please see oaoes 3 & 4 of this Exhibit for the list of
orooertv owners.
E. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained in
this application:
Please see Exhibit B. (Professional Qualifications Sheet).
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
Please see DOS 13-16 of this Exhibit
B. If the property is owned by a CORPORATION, list the officers and stockholders and
the percentages of stock owned by each, and provide one copy of the Articles of
Incorporation, or other documentation, to verify the signer of this petition has the
authority to do so.
Name and Address, and Office
Percentage of Stock
Please see DOS 17-20 of this Exhibit
Exhibit A . GMPA Application
2
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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
Please see DOS 21-23 of this Exhibit
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
Please see DO 24 of this Exhibit
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contact purchasers
below, including the officers, stockholders, beneficiaries, or partners, and provide
one copy of the executed contract.
Name and Address
Percentage of Ownership
Please see DO 25 of this Exhibit
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
Percentage of Ownership
Please see Exhibit K
G. Date subject property acquired (x) leased ( ):_ Terms of lease_ yrs/mos.
Proposed Randall Boulevard Commercial Subdistrict Properties to be Included with
Authorization and or Agreement:
Folio Number(s) Owner(s) of Record Acauired
Individual Ownership
1. 37744080003 Big Corkscrew Island Fire Control 6/27/86
Rescue District
2. 37744120002 Big Corkscrew Island Fire Control 1/6/00
Rescue District
3. 37750040008 Collier County 8/29/85
Corporate Ownership
4. 37746760004 CAB of Collier Inc. 12/21/00
5. 37746720002 CAB of Collier Inc. 12/21/00
6. 37748480104 Randall Land Trust Agreement 1/31/08
Emergent Development Group Inc.
7. 37748480007 Randall Land Trust Agreement 4/28/06
Emergent Development Group 1/ LLC
ExhlbitA - GI\1PA Application
3
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DAVIDSON
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Trust Ownership
8. 37745200002
9. 37746840005
10.37746800003
11. 37748520006
12.37748560008
13. 37750000006
Angela Iglesias
Randall Land Trust Agreement
William M. Grant Revocable Trust
William M. Grant Revocable Trust
William M. Grant Revocable Trust
William M. Grant Revocable Trust
12/15/06
4/28/06
10/27/95
10/5/05
1/31/08
9/11/97
If Petitioner has option to buy, indicate date of option:
Properties Under Option:
Folio Number(sl
Individual Ownership
14.37750120009
15.37750080000
Owner(slof Record
Option Term
Richard and Anna Eckstein
Joseph and Alicia Cabal
4/21/08 - 4/20/10
2/25/08 - 2/24/10
Existing Randall Boulevard Commercial Subdistrict Properties to be Included with
Authorization:
Folio Number(sl
Corporate Ownership
16.37745120001
17.37744040001
18.37745180009
Owner(sl of Record
Acauired
PAC of Collier Inc.
Urika Oil Inc.
Urika Oil Inc.
1/15/99
1/3/97
11/13/97
H. NOTE: Should any changes of ownership or changes in contracts for purchase occur
subsequent to the date of application, but prior to the date of the final public hearing,
it is the responsibility of the applicant, or agent on his behalf, to submit a
supplemental disclosure of interest form.
!!1 DESCRIPTION OF PROPERTY
A. Legal Description: Please see Exhibit 0 for Survev and Leaal Description
B.
Section: 27
Township: 48S
Range:27E
Exhibit A GMPA Application
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C.
Tax I.D. Number (Folio #):
37744080003. 37744120002, 37750040008.
37750120009. 37750080000, 37745120001.
37744040001.37745180009, 37746760004.
37746720002. 37745200002, 37746840005.
37746800003. 37748480104. 3774848000~
37748520006. 3774856000a 37750000006
D.
General Location:
:!: 56.496 acres located immediatelv south of
Randall Boulevard. borderina 8th Street NE on the
east and extendina to the Corkscrew Canal to the
west.
E.
Planning Community:
Rural Estates
F.
TAZ:
396
G.
Size in Acres:
.:!: 56.496 ac
H.
Zoning:
E - Estates rST/W-4J & PUD - Planned Unit
Develooment
I.
Present Future Land
Use Map Designation (s):
Estates Desianation & Randall Boulevard
Commercial Subdistrict
IV. TYPE OF REQUEST
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 35 of the Golden Gate Area Master Plan Element
As Follows: ( Use Cross throughs to identify language to be deleted; Use
Underline to identify language to be added). Attach additional pages if necessary:
Please see attached Exhibit C. rProoosed GMPA Text Amendment LanauaaeJ.
C. Amend Future Land Use Map(s) designation,
FROM:
Estates Desianation & Randall Boulevard Commercial Subdistrict
TO:
Randall Boulevard Commercial Subdistrict
Exhibit A GMPA Application
5
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D. Amend other Map(s) and Exhibits as follows: (Name & Page #)
Modifv the Randall Boulevard Commercial Subdistrict Map and the Golden Gate
Area Future Land Use Map of the Golden Gate Area Master Plan to include the
subiect propertv.
E. Describe additional changes requested:
No additional chanoes are beinG reouested at this time.
V. REQUIRED INFORMATION
Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy
reduced to 8 'h x 11 shall be provided of all aerials andlor maps.
A. LAND USE
1.
2$
Provide general location map showing surrounding developments
(PUD, DRI'S, existing zoning) with subject property outlined.
Please see Exhibit 0 (Location Map).
2.
x
Provide most recent aerial of site showing subject boundaries,
source, and date.
Please see Exhibit E {Aerial Plan!.
3.
2$
Provide a map and summary table of existing land use and Zoning
within a radius of 500 feet from boundaries of subject property.
Please see Exhibit F (Zonino Map).
B. FUTURE LAND USE DESIGNATION
1.
2$
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.
Please see Exhibit G (Future Land Use Map). The entire :I: 56.496
acres of the subiect propertv will be utilized for retail, medica/-
dental office. General office and or essential services uses.
Preserve areas. buffers and water manaGement areas will be
addressed more fullv throuGh rezonina and SDP approvals.
f:xhibit A GM Pi\, Application
6
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C. ENVIRONMENTAL
1.
6
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.
2.
Please see Exhibit E1 (Aerial Plan w/ FLUCCS OverlavJ and
Fiaure 5 on paoe 6 of the amended EIS (Exhibit MJ for soils
information.
6
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 andlor known to inhabit biological communities similar to
the site (e.g. panther or black bear range, avian rookery, bird
migratory route, etc.).
Please see Exhibit E2 (Species Survev Data Table!.
3. NIA 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.
Please see Exhibit H (Historical/Archaeoloaical Probabilitv
Correspondence).
D. GROWTH MANAGEMENT
Reference 9J-11.006, F.A.C. and Collier County's Capital Improvement
Element Polley 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR
NO IN RESPONSE TO THE FOLLOWING:
1.
No
2.
No
3.
No
Exhibit A - GMPA Application
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 to a proposed
Small Scale Development Activity pursuant to Subsection
163.3187(1 )(c), F.S.? (Reference 9J-11.006(1 )(a)7.b, FAC.)
'7
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4.
No
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.
Yes
Does the proposed land use cause an increase in density andlor
intensity to the uses permitted in a specific land use designation
and district/subdistrict identified (commercial, industrial, etc.), or is
the proposed land use a new land use designation or
district/subdistrict? (Reference Rule 9J-5.006(5) FAC.). If so,
provide data and analysis to support the suitability of land for the
proposed use, and compatibility of use with surrounding land
uses, and as it concerns protection of environmentally sensitive
land, ground water and natural resources. (Reference Rule
9J1.007, FAC.).
The DroDosed amendment will result in an increase of UD to
390.950 sauare feet of commercial uses with a caD of 315.950
sauare feet reserved for retail develoDment. DeveloDment of this
oroDertv will result in increased intensity in the Estates. but will
meet a documented need for commercial services. The need for
this chanae is identified in the Market Conditions Study (Exhibit LJ.
E. PUBLIC FACILITIES
1.
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 Potable Water:
The existina RaCS is served bv Drivate well systems. The
future RaGS GMPA site shall be served bv Oranaetree
Utilities subiect to availabilitv at the time of zonina and or
deve/oDment order aODrova/. Please see Exhibits P & Q for
further discussion.
b) X Sanitary Sewer:
The existina RaGS site is served bv orivate seotic systems.
The future RaGS GMPA site shall be served bv Oranaetree
Utilities subiect to availabilitv at the time of zonina and or
develooment order aDDrova/. Please see Exhibits P & Q for
further discussion.
Exhihil A. GMPA Application
8
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c) ~ Arterial & Collector Roads: Name of specific road and LOS
Please see the TIS (Exhibit N)
d) ~ Drainage
The existina RBCS is served bv an existina Dermitted
drainaae svstem. The future GMPA site will Drovide the
necessarv water manaaement facilities consistent with
Collier Countv and SFWMD criteria. Please see Exhibit P for
further discussion.
e) ~ Solid Waste
The exislino RBCS is currentlv served bv Waste
Manaaement. The solid waste aenerated bv the future
RBCS GMPA will not adverselv /mDact the current level of
service. Please see Exhibit P for further discuss/on.
f) NIA Parks: CommunIty and Regional:
The subiect DraDertv will be develoDed as commercial. and
will not result in imDacts the communltv or reaional Dark
svstems.
If the proposed amendment involves an increase in residential density, or
an increase in intensity for commercial andlor 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).
Randall Boulevard will achieve LOS F with or without this oro/ect. (Please
see the attached Exh/bit N - Traff/c lmoact Statement) The DroDosed
Dro/ect will mit/aate for its fair share of /mDacts throuah Dart/ciDation in the
Dlanned Randall Boulevard imDrovement oraiect. The aoolicant will enter
into a DCA further addressina this need soecificallv subseauent to the
comDletion of the current des/an orocess.
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 ).
Please see Exhibit I (Exislina Public Services).
Exhibit A. GMPA ApplicaLioll
9
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3.
6
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.
Service
Provider
Chanae
Schools:
Collier Countv Schools
N/A
Fire Protection:
Bia Corkscrew Fire
Demand for services
will increase
minimallv but will be
offset bv the
collection of imoact
fees and ad valorem
taxes.
EMS Service:
Collier Countv
Demand for services
will increase
minimallv but will be
offset bv the
collection of imoact
fees and ad valorem
taxes.
F. OTHER
Identify the following areas relating to the subject property:
1.
D
Flood zone based on Flood Insurance Rate Map data (FIRM).
Please see Fiaure 8. (oaae 21 of the Exhibit M) for a zonina mao
with a Flood Insurance Rate desianation.
2. ST/W-4 Location of wellfields and cones of influence, if applicable.
(Identified on Collier County Zoning Maps)
Please see Exhibit M (oaoe 24 of 35)
3. N/A
4. N/A
5. N/A
Traffic Congestion Boundary, if applicable
Coastal Management Boundary, if applicable
High Noise Contours (65 LON or higher) surrounding the Naples
Airport, if applicable (Identified on Collier County Zoning Maps).
Exhibit A - GMPA Application
10
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G. SUPPLEMENTAL INFORMATION
1.
x
2.
N/A
3.
x
4.
5.
6.
x
$16,700.00 non-refundable filing fee, made payable to the Board f
County Commissioners, due at time of submittal.
$9,000.00 non-refundable filing fee for a Small Scale Amendment,
made payable to the Board of County Commissioners, due at time
of submittal.
Plus Legal Advertisement Costs (Your portion determined by
number of petitions and divided accordingly)
Acknowledaed
x
Proof of ownership (Copy of deed).
Please see Exhibit J (ProDertv Deeds)
x
Notarized Letter of Authorization if Agent is not the Owner (see
attached form).
Please see Exhibit K (Notarized Letters of Authorization)
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, aarials, 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, ff
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.
ExhibitA. GMPA ApplicRtioll
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DISCLOSURE OF INTEREST INFORMATION
Exhibit A" GMPA Application
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DISCLOSURE OF INTEREST Th'FORMATION
A. Individual OWnel"S
Big COI'ksci'ew Island Fh"e ('ollfrot Hescue District
13240 lmmokalee Road
Naples, FL 34120
Acreage (Prop Appr / Survey):
Ownership %:
Local Government
37744080003
THE WEST ONE/HALF ('i2) OF TRACT
54, GOLDEN GATE ESTATES, UNIT NO,
23, ACCORDING TO THE PLAT
THEREOF, OF RECORD IN PLAT BOOK
7, PAGES 9 AND 10, OF THE PUBLIC
RECORDS OF COLLIER COUNTY,
FLORIDA.
2.32 ac / 2.32 ac
100%
Ownership:
Tax IDIFolio#:
Legal Description:
Acreage (prop Appr / Survey):
Ownership %:
Local Govermnent
37744120002
THE EAST 150 FEET AND THE WEST
180 FEET OF TRACT 55, GOLDEN GATE
ESTATES, UNIT NO. 23, ACCORDING
TO THE PLAT THEREOF, OF RECORD
IN PLAT BOOK 7, PAGES 9 AND 10, OF
THE PUBLIC RECORDS OF COLLIER
COUNTY, FLORIDA.
5.00 ac /5.00 ac
100%
Ownership:
Tax IDIFolio#:
Legal Description:
Exhibit A - GMPA Application
13
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DISCLOSURE OF INTEREST INFORMATION
A. Individual Owners
Collie.. Counl)'
3301 Tamiami Trail E.
Naples, FL 34112
Ownership:
Tax ID/Folio#:
Legal Description:
Local Government
37750040008
GOLDEN GATE EST UNIT 23 TR
126 OR 1154 PG 691
5.46 ac /5.46 ac
100%
Acreage (prop Appr / Survey):
Ownership %:
ExhibitA - GMPA Application
14
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DISCLOSURE OF INTEREST INFORMATION
A. Individual Owners
IHdla,'d M. {(, Anna l~d(stein
2451 8th Street NE
Naples, FL 34120
Tax ID/Folio #:
Legal Description:
Acreage (Prop Appr I Survey):
Ownership %:
Exhibit A - GMPA Application
37750120009
GOLDEN GATE EST UNIT 23 N 150FT
OF TR 127
2.34 ac / 2.34 ac
100%
15
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DAVIDSON
F'~G INE F.r> II.''''
DISCLOSURE OF INTEREST INFORMATION
A. Individual Owners
Joseph I. & Alicia Cahal
1585 W. 76th Street
Hialeah, FL 33014
Tax IDlFolio#:
Legal Description:
Acreage (Prop Appr / Survey):
Ownership %:
Exhibit A - GMPA Application
37750080000
GOLDEN GATE EST UNIT 23 S 180FT
OF TR 127
2.81 ac /2.81 ac
100%
16
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DAVIDSON
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DISCLOSURE OF INTEREST INFORMA nON
B Corporate Owners
P A (' of Colliel', "1(', (Florida Corporation)
5141 Seahorse Ave
Naples, FL 34103
Tax IDIFolio#:
Legal Description:
37744040001
GOLDEN GATE EST UNIT 23 E1I2 OF
TR 54 LESS THAT PORTION FOR R/W
AS DESC IN OR 3111 PG 0500
2.55 ac / 2.51 ac
100%
Acreage (prop Appr / Survey):
Ownership %:
Stockholders / Officers:
(1) Maria Cabrera, President (50% ownership)
5141 Seahorse Ave
Naples, FL 34103
(2) Jose Armando Cabrera, Vice President (50% ownership)
5141 Seahorse Ave
Naples, FL 34103
Exhibit A - GMPA Application
17
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DISCLOSURE OF INTEREST INFORMATION
B Corporate Ownel's
t1ril{R Oil, Inc. (Florida Corporation)
567 Parkwood Lane
Naples, FL 34103
Tax ID/Folio#:
Legal Description:
37745180009
GOLDEN GATE EST UNIT 23 THAT
PORTION OF TR 71 AS DESC IN OR
1854 PG 455-458
1.14 ac 11.14 ac
100%
Acreage (Prop Appr 1 Survey):
Ownership %:
Tax ID/Folio#:
Legal Description:
37745120001
GOLDEN GATE EST UNIT 23 TR 71,
LESS THAT PORTION DESC IN OR 1659
PG 1510-12, OR 1616 PG 312
4.01 ac 14.011 ac
100%
Acreage (Prop Appr 1 Survey):
Ownership %:
Stockholders 1 Officers:
(1) Francisco Colasso, President (25% ownership)
567 Parkwood Lane
Naples, FL 34103
(2) Stella Colasso, Vice President (25% ownership)
567 Parkwood Lane
Naples, FL 34103
(3) Robert Farenham, Treasurer (25% ownership)
10817 Garden Ridge Ct
Davie, FL 33328
(4) Laura Farenham, Secretary (25% ownership)
10817 Garden Ridge Ct
Davie, FL 33328
Exhibil A - GMPA Application
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DISCLOSURE OF INTEREST INFORMATION
B CorpOl'ate Owners
CA 8 of Collier, Inc. (Florida Corporation)
5141 Seahorse Ave
Naples, FL 34103
Tax IDIFolio#:
Legal Description:
37746760004
THE WEST 150 FEET OF TRACT 89,
GOLDEN GATE ESTATES, UNIT NO. 23,
ACCORDING TO THE PLAT THEREOF,
OF RECORDS IN PLAT BOOK 7, PAGES
9 AND TEN, OF THE PUBLIC RECORDS
OF COLLIER COUNTY, FLORIDA.
2.34 ac / 2.34 ac
100%
Acreage (Prop Appr / Survey):
Ownership %:
Tax IDIFolio#:
Legal Description:
37746720002
THE EAST 180 FEET OF TRACT 89,
GOLDEN GATE ESTATES, UNIT NO. 23,
ACCORDING TO THE PLAT THEREOF,
OF RECORDS IN PLAT BOOK 7, PAGES
9 AND TEN, OF THE PUBLIC RECORDS
OF COLLIER COUNTY, FLORIDA.
2.81 ac /2.81 ac
100%
Acreage (prop Appr / Survey):
Ownership %:
Stockholders / Officers:
(1) Maria Cabrera, Vice President (50% ownership)
5141 Seahorse Ave
Naples, FL 34103
(2) Jose Armando Cabrera, President (50% ownership),
5141 Seahorse Ave
Naples, FL 34103
Exhibit A - GMPA Application
19
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DAVIDSON
F ,.Jl":' '.' fr;~ I N G
DISCLOSURE OF INTEREST INFORMATION
B Corporate Owners
Emergenl Uel'elopmenf Group, Illc. (Florida Corporation)
3055 Terramar Dr
Naples, FL 34]]9
Tax/Folio ID#:
Legal Description:
37748480007
THE EAST Y2, UNIT 23, TRACT ]07,
ACCORDING TO THE PLAT THEREOF,
OF RECORDS IN PLAT BOOK 7, PAGE
9, OF THE PUBLIC RECORDS OF
COLLIER COUNTY, FLORIDA.
2.58 ac / 2.58 ac
] 1.24% (.29 ac)
Acreage (Prop Appr / Survey):
Ownership %:
Tax/Folio ID#:
Legal Description:
37748480]04
THE WEST Y2, UNIT 23, TRACT ]07,
ACCORDING TO THE PLAT THEREOF,
OF RECORDS IN PLAT BOOK 7, PAGE
9, OF THE PUBLIC RECORDS OF
COLLIER COUNTY, FLORIDA.
2.58 ac / 2.58 ac
25% (.645 ac)
Acreage (Prop Appr / Survey):
Ownership %:
Stockholders / Officers:
John P. Sullivan, Pres, VP, Treasurer, Secretary (100% ownership)
3055 Terramar Dr
Naples, FL 34]]9
Exhibit A - GMPA Application
20
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DISCLOSURE OF INTEREST INFORMATION
C Trusts
Angela Iglesias Revocable Trust
3209 W. Woodlawn Ave
Tampa, FL 33607
Tax ID/Folio#:
Legal Description:
Acreage (prop Appr / Survey):
Ownership %:
Trustee:
Successor Trustee:
Beneficiary:
Successor Beneficiaries (2):
Exhibit A - GMPA Application
37745200002
GOLDEN GATE EST UNIT 23 TR 72
5.15 ac /5.15 ac
100%
Angela Iglesias
3209 W. Woodlawn Ave
Tampa, FL 33607
Manuela Spencer
3213 W. Woodlawn Ave
Tampa, FL 33607
Angela Iglesias, as Owner and Trustee
(100%)
3209 W. Woodlawn Ave
Tampa, FL 33607
(1) Manuela Spencer (100%, if Angela is
deceased)
3213 W. Woodlawn Ave
Tampa, FL 33607
(2) Thomas Spencer ( 100%, if Manuela is
deceased)
3213 W. Woodlawn Ave
Tampa, FL 33607
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DAVIDSON
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DISCLOSURE OF INTEREST INFORMATION
C Trusts
Randall Land Trust Ag,.eemenf
2900 14th Street N.
Naples, FL 34103
Tax ID/Folio#:
Legal Description:
Acreage (Prop Appr / Survey):
Ownership %:
Tax IDIFolio#:
Legal Description:
Acreage (Prop Appr / Survey):
Ownership %:
Tax IDIFolio#:
Legal Description:
Acreage (prop Appr / Survey):
Ownership %:
Trustee:
Beneficiary (2):
Exhibit A - GMPA Application
37746840005
GOLDEN GATE EST UNIT 23 W 180FT
OF TR 90
2.81 ac / 2.81 ac
100%
37748480104
THE WEST Y>, UNIT 23, TRACT 107,
ACCORDING TO THE PLAT THEREOF,
OF RECORDS IN PLAT BOOK 7, PAGE
9, OF THE PUBLIC RECORDS OF
COLLIER COUNTY, FLORIDA.
2.58 ac / 2.58 ac
75% (1.935 ac)
37748480007
THE EAST Y>, UNIT 23, TRACT 107,
ACCORDING TO THE PLAT THEREOF,
OF RECORDS IN PLAT BOOK 7, PAGE
9, OF THE PUBLIC RECORDS OF
COLLIER COUNTY, FLORIDA.
2.58 ac / 2.58 ac
50% (1.29 ac)
Lisa Aldikacti
1500 Bonita Lane
Naples, FL 34102
(1) Timothy J. Cotter Trust (50%)
Timothy J. Cotter Trustee and 100%
Beneficiary
1471 Mandarin Rd
Naples, FL 34102
22
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Exhibit A - GMPA Application
(2) Adell S. Cotter Trust (50%)
Adell S. Cotter Trustee and 100%
Beneficiary
1471 Mandarin Rd
Naples, FL 34102
23
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DAVIDSON
F~-lGIt.IFf~ING
DISCLOSURE OF INTEREST INFORMATION
C Trusts
William M. GI'allf Revocable TIllS.'
102 N. Harvard Blvd
Los Angeles, CA 90004
Tax IDIFolio#:
Legal Description:
Acreage (Prop Appr / Survey):
Ownership %:
Tax IDIFolio#:
Legal Description:
Acreage (Prop Appr / Survey):
Ownership %:
Tax IDIFolio#:
Legal Description:
Acreage (Prop Appr / Survey):
Ownership %:
Tax IDIFolio#:
Legal Description:
Acreage (Prop Appr / Survey):
Ownership %:
Trustee:
Successor Trustee (2):
Beneficiary (1):
Exhibit P, - GMPA Application
37746800003
GOLDEN GATE EST UNIT 23, E 150FT
OF TR 90
2.34 ac / 2.34 ac
100%
37748520006
GOLDEN GATE EST UNIT 23, W 180FT
OF TR 108
2.73 ac / 2.73 ac
100%
37748560008
GOLDEN GATE EST UNIT 23, E 150FT
OF TR 108
2.27ac / 2.27 ac
100%
37750000006
GOLDEN GATE EST UNIT 23 TR 125
5.15ac /5.15 ac
100%
William M. Grant
102 N. Harvard Blvd
Los Angeles, CA 90004
Eric Grant (Co-Trustee)
15890 Lyons Valley Road
Jamul, CA 91935
Glenn Grant (Co-Trustee)
2910 70th Street SW
Naples, FL 34105
William M. Grant (100%)
102 N. Harvard Blvd
Los Angeles, CA 90004
24
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DISCLOSURE OF INTEREST INFORMATION
D Limited Liability Companies
Emergent I>evelopment Group II, LLC
3055 Terramar Dr
Naples, FL 34119
Tax/Folio ID#:
Legal Description:
37748480007
THE EAST Y2, UNIT 23, TRACT 107,
ACCORDING TO THE PLAT THEREOF,
OF RECORDS IN PLAT BOOK 7 , PAGE
9, OF THE PUBLIC RECORDS OF
COLLIER COUNTY, FLORIDA.
2.58 ac / 2.58 ac
38.76% (1.00 ac)
Acreage (Prop Appr / Survey):
Ownership %:
Owners / Officers:
Osmo A. Hautanen, Member (60% ownership)
1304 Chatsworth Ct E
Colleyville, TX 76034-4273
John P. Sullivan, Member (40% ownership)
3055 Terramar Dr
Naples, FL 34119
Exhibit A - GMPA Application
25
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DISCLOSURE OF INTEREST INFORMATION
E Contract for Purchase
Emel'gent Development GI'OUp II, LLC
3055 Terramar Dr
Naples, FL 34119
Option Purchase Al1Ieements for:
TaxlFolio 10#:
Legal Description:
37750120009
GOLDEN GATE EST UNIT 23, N 150FT
OF TR 127
2.34 ac / 2.34 ac
100%
Acreage (Prop Appr / Survey):
Ownership %:
TaxlFolio 10#: 37750080000
Legal Description:
GOLDEN GATE EST UNIT 23, S 180FT
OF TR 127
2.81 ac/2.81 ac
100%
Acreage (Prop Appr / Survey):
Ownership %:
Owners / Officers:
Osmo A. Hautanen, Member (60% ownership)
1304 Chatsworth Ct E
Colleyville, TX 76034-4273
John P. Sullivan, Member (40% ownership)
3055 Terramar Dr
Naples, FL 34119
Exhibit A - GMPA Application
26
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GRO\VTH MANAGEMENT PLAN POLICIES
Exhibit A" GM PA Application
27
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DAVIDSON
Fr~GINfEnl~IG
Randall Boulevard Sub-District:
The proposed Growth Management Plan Amendment (GMP A) furthers the vision of the Golden Gate
Area Master Plan's Future Land Use Element. The following Objectives and Policies have been
considered in this application:
Future Land Use Element
Policy 7.3
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless ofland use type.
The vrovosed GMP A is the first stev toward to a commercial rezone that will vrovide avprovriate
interconnections within the subject vrovertv and to existinf! varcels and roadways to the west. north and
east. This vroject will create a fUllv intef!rated site with access constraints that do not adverselv affect
adjacent roadways.
Golden, Gate Area Master Plan
GOAL 3:
Provide for basic commercial services for purposes of serving the rural needs of golden gate estates
residents, shortening vehicular trips, and preserving rural character.
The vrovosed GMPA fUrthers the intent of f!oal #3 bv vrovidinf!" in demand" services to existinf! and
fUture vlanned residences in the area. The service demand is fUrther outlined in Exhibit L (Market
Conditions Studv). Please see the resvonses to the F.L. UE. volicies above.
Goal 3 as fUrther defined bv Objective 3.1 and Policv 3.1.1 addresses svecificallv the vlacement and
desismation ofNeif!hborhood Centers within Golden Gate Estates and their comvliance with desism
criteria established for them. These centers serve to vrovide verv limited services to vortions of the
Estates. but due to the desism and land use limitations contained in the GMP with ref!ard to these
centers. thev are insufficient in size and location to vrovide the necessarv retail services for the existinf!
and fUture Estates vovulation. The f!eneral ineffectiveness of these centers to achieve their intended
vurpose was hif!hlif!hted bv the Horizon Study Master Committee in a revort to the Board of
Commissioners in Sevtember of 2008 which states "The vromotion of commercial and industrial land
uses in the studv area. which assist in alterinf! the current transvortation modal svlits are necessarv to
reduce traffic conf!estion and triv lenf!ths. "
In order to vrovide needed retail services to the Estates. you have vrimarilv two ovtions. The first is to
convert lands wholly within the Estates at major intersections into retail nodes. The second is to convert
lands on the verivherv of the Estates alan!! established travel routes into commercial centers. It is the
intent of this avvlication to identify an additional 48.84 acres of/and that lie adjacent to and across the
street tram existinf! commercial develovment and I or commercial zonin!! as an avvrovriate location for
new commercial services. The subject vrovertv lies on the verivherv of the Estates at the intersection of
two critical roadwavs that are well travelled bv Estates Residents. The subject vrovertv is bordered to
Exhibit A - GMPA Application
28
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DAVIDSON
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the North bv commercial zoninfl that is underfloinfl development alonfl with hiflher densitv residential.
To the West is an existinfl canal and within the project boundarv lie two fire stations. a flas station and a
small retail center. Onlv 10 residential structures are adjacent to this project which will permit the
project to provide vefletative or hard structure buffers to fUrther protect these properties not onlv from
the impact of this project but also trom the fUture roadwav noise trom Randall Blvd. as it is widened.
When compared to locatinfl a similar center whollv within the Estates. it would be difficult to find a
location at the intersection of two kev roads where the potential impacts to residential properties would
be less that what is proposed for this project. Bv locatinfl this project where residential impacts are
minimized and where the existinfl traffic patterns would result in a hiflher deflree of "capture" of
existinfl residents who drive bv this site on a dailv basis. the project helps preserve the rural character
of the overall Estates bv providinfl the reauired services on the perioherv and reducinfl trio lenflths
while minimizinfl the impacts to residential parcels.
Lastlv. the petition seeks to permit C-l throuflh C-3 uses within the PUD and a limited number ofC-4
uses. While neiflhborhood centers are restricted to C-l throuflh C-3 uses as a wav oflimitinfl the
external impacts trom development on these small parcels, a larfler parcel has a f!1'eater abilitv to
insulate and buffer adjacent parcels trom those impacts. C-4 uses that are not allowed in C-3 include
for example flarden supplv stores. car washes. hospitals. medical laboratories. florists. movie theatres.
indoor recreation. and similar uses. Not all of these uses mav be deemed compatible at the time of
rezoninfl. but to preclude the abilitv to reauest these tvpes of uses on a larfle. well situated parcel is not
appropriate at the GMP Amendment review stafle.
HB 697 Requirements
Provide data and analysis that demonstrate the proposed land uses/ development will result in the
reduction of greenhouse gases, etc.
(Staff acknowledges that the implantation of HB 697 is primarily the responsibility of local
governments. However, the applicant should demonstrate that the proposed amendment will further the
new legislation through the reduction of greenhouses gases, etc. Please refer to HB 697 and/or the
DCA's web site- specifically Secretary Tom Pelham's presentation entitled, "The Role of Local Land
Use and Transportation Planning in Reducing GHG"- for greenhouse gas reduction strategies.)
One kev component repeated throuflhout the proposed strateflies for compliance with HB 697 and the
reduction of Green House Gases (GHG) is the reduction of vehicle miles traveled (vMT!. VMT is
identified bv DCA Secretarv Tom Pelham as a "kev factor" in his report titled "The Role of Local Land
Use and Transportation Planninfl in Reducinfl GHG ".
The proposed project will add retail. office. medical and fleneral commercial uses in an area of the
countv that has repeatedlv been identified as beinfl flrosslv underserved in retail services. Unlike more
urban settinfls where strateves of DrODosinfl hiflher densities mav contribute to reducinfl the averafle
vehicle miles travelled. the rural residentiallv dominated Estates will not allow for hiflher densities. As
Exhibit A - GMPA Application
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DAVIDSON
E'.J '0' ~l E E PING
a result, the most lOf!ical and reasonable method to reduce VMT is to locate necessary services where
thev are most easilv accessible to residents in the Estates.
The proposed Land Use Chanf!e will brinfl 390.950 SQuare feet of commercial retail and office space to
the intersection of Randall Blvd and lmmokalee Road. With the exception of a few small scale retail
businesses in the immediate area, the nearest shoppinf! center lies 5.5 miles to the west of the subiect
site and I I miles west of the eastern edf!e of the Estates. The nearest shoppinf! center to the North lies
20 miles awav in the lmmokalee communitv, 12 miles bv road north of the Northern edf!e of the Estates
!lffib.
The size of the proposed proiect will allow for a fUll ranf!e of retail convenience services that will
substantiallv meet the needs of the surroundinf! communitv. This will result in a reduction of VMT
ranf!inf! between 5 and 10 miles each wav for manv basic floods and services.
Secondlv, the project will create jobs in a location where there are relativelv few moderate and larf!e
scale emplovers outside of the Collier Countv Public School Svstem. Locatinf! businesses in the Estates
will help shift the AM and PM peak hour traffic patterns on all Countv Roads in the area. While the
project will create additional traffic on roads adjacent to the subject propertv, its primary impact to the
road svstem will be to reduce trip lenf!ths for Estates residents therebv improvinfl capacitv on these
roads as well as contributinf! to a reduction in GHG in accordance with HB 697.
Exhibit: A - GMPA Application
30
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PROFESSIONAL QUALIFICATIONS
Davidson Enl!ineerinl!
Tim Hancock, AlCP
Director of Planning
Mr. Hancock has a Bachelor's Degree in Geography with emphasis in Urban Planning
from the University of South Florida and has practiced planning in Southwest Florida
since 1990. He has been a member of the American Institute of Certified Planners since
1994. Mr. Hancock has been tendered and accepted as an expert in land planning in
cities and counties throughout Florida as well as being tendered as an expert witness in
the area of Planning in both State and Federal court proceedings.
Frederick E. Hood, AlCP
Pl'oject Planner
Mr. Hood attended the University of Cincinnati's Design Architecture Art and Planning
College (DAAP). He graduated in 2003 with a Bachelors Degree in Urban Planning. He
has worked full-time in the private sector as a planning consultant for the last 6 years. He
currently holds a certification from the American Institute of Certified Planners and has
been employed as a Project Planner at Davidson Engineering since November of2006.
Jeremy Sterk
Director of Environmental Services
Mr. Sterk graduated Magna Cum Laude with a Bachelor's Degree in
Aquatic Biology. As Director of the Environmental Services Department at
Davidson Engineering, Mr. Sterk is responsible for providing expertise in all
aspects of environmental project management and environmental
permitting. He has been an environmental consultant in Southwest Florida
since 1994 and has worked on projects throughout Collier, Lee, Hendry,
Glades, and Charlotte counties. In 1998 Mr. Sterk was published for a field
research project in the Bahamas that utilized telemetry tracking to study the
swimming speed of sub-adult lemon sharks.
Mr. Sterk is a member of the Florida Association of Environmental Professionals, the
Conservation Collier Land Acquisition Advisory Committee, and the Conservation
Collier Land Evaluation and Management Subcommittee.
Please see Exhibit M-l for Mr. Sterk's detailed resume.
Exhibit B .- Professional Quaiifications
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Roetzel & Andress. LP A
R. Bruce Anderson
Project Attorney
Mr. Anderson is a partner in the Roetzel & Andress law firm and has more than twenty-
five years private and public sector experience land use, zoning and environmental law in
Southwest Florida. He graduated from Stetson University College of Law and is
admitted to practice in lllinois and Florida. Mr. Anderson has an A V rating from the
Martindale-Hubbell Law Directory and was selected in "The Best Lawyers in America"
for Land Use and Zoning in 2007 and 2008.
Trebilcock Consultinl! Solutions. P A (Transportation Consultinl!)
Norman J. Trebilcock, AICP, P.E.
President
Mr. Trebilcock has a Bachelor's Degree in Civil Engineering from the University of
Miami and a Master's Degree in Engineering, with an emphasis in Public Works from the
University of Florida. Mr. Trebilcock is also a graduate of the US Anny Engineer
Officer Basic Course. Mr. Trebilcock has practiced transportation planning and
engineering in Southwest Florida since 1990. Mr. Trebilcock produces plans, designs,
and permitting efforts on public works and private sector projects. His primary area of
expertise is in transportation engineering, including highway design, utility relocation,
drainage design, street lighting, signalization, access management and permitting. He
prepares and reviews traffic impact statements and related reports. In addition to being a
registered Professional Engineer and holding a certification from the American Institute
of Certified Planners, Mr. Trebilcock holds an FDOT Advanced Work Zone Traffic
Control Certification.
Fraser & Mohlke Associates
George C. "Chuck" Mohlke
President and Market Research Director,
Mr. Mohlke is a cum laude graduate in Political Science from the University of
Minnesota. He is President and Market Research Director of Fraser & Mohlke
Associates, a research and public relations firm in Naples, Florida established in 1984.
Fraser & Mohlke provides a range of market research, marketing, and public relations
services to Collier County's business community and its local governments. Fraser &
Mohlke's experience includes planning and feasibility studies for a variety of clients in
private enterprise, non-profit organizations, and government units. In Collier County, he
served on the Rural Fringe Area Assessment Oversight Committee appointed by the
Collier County Board of Commissioners. He serves presently as the Secretary of both the
Collier County Housing Finance Authority and the County's Health Facilities Authority.
Exhibit B - Professional Qualifications
2
wvvw .da vi dsonengi neeri ng. com
l
Pt?\;,'R~rgJ~
3) Randall Boulevard Commercial Subdistrict-
It is the intent of this Subdistrict to provide commercial aoods and
services to the surroundina area. The Randall Boulevard
Commercial Subdistrict has been designated on the Golden Gate
Area Future Land Use Map. The Subdistrict is comprised of the
following properties: Tract~ 71, 72. 89. 90. 107. 108. 125. 126 and
127. Golden Gate Estates, Unit 23; and tl:1a l5a8t 1€lfi feet af
Tract~ 54 & 55, Golden Gate Estates, Unit 23. See Ma~ 14 the
Randall Boulevard Commercial Subdistrict Mao.
a) The Criteria for the subdistrict are as follows:
. All commercial development is encouraged to be in the
form of a PUD.
. Projects directly abutting Estates zoned property shall
provide, at a minimum, a 75-foot buffer of retained
native vegetation in which no parking or water
management uses are permitted; except that, when
abutting conditional uses no such buffer is required.
Tract 55 shall orovide. at a minimum. a 50-foot buffer
of retained native veaetation in which no water
manaaement uses are permitted on its eastern
boundarv. Tract 55 shall onlv be utilized for purposes
of native preservation and water manaaement areas.
. Shared parking shall be required with adjoining
developments whenever possible.
b) Limitation of Uses - Uses shall be limited to the following:
. Automobile Service Station;
. Barber & Beauty Shops;
. Convenience Stores;
. Drug Stores;
. Food Markets;
. Hardware Stores;
. Laundries - Self Service Only;
.' Parks, Public or Private
. Post Offices and Professional Offices;
. Repair Shops - Radio, TV, Small Appliances and
Shoes;
. Restaurants, including fast food restaurants but not
drive-in restaurants
. Shopping Center. as defined in the Land Develooment
Code comorised of uses consistent with those
identified in this section.
. Veterinary Clinics with no outside kenneling.
. Permitted and conditional uses allowed in the C-4
zonina district shall also be allowed exceot the for
followina:
Exhibit C - Proposed GMPA Text
Amendment Language
1
www.c1aviclsonengil1eering.com
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Tire Dealers. Automotive Retail (Group 5531)
Automotive Parkina (Group 7521)
Communication Services (Group 4899)
Drinkina Places (Group 5813)
Fishina Piers (GrouP7999)
Glass and Glazina work (Group 1793)
Health Services (Groups 8059-8069)
Specialty OutDatient Facilities (GrouP 8093)
Houseboat Rental. Lakes Operations. Partv
and Pleasure Boat rental (Group 7999)
Laroe Appliance repair service (Group 7623)
Marinas (a roup 4493 and 4499)
Miscellaneous Repair Services (Groups 7622-
7641.7699)
Liauor Store. unless operated bv Grocerv
Retailer (Group 5921)
Used Merchandise Store (Group 5932)
Automatic Merchandisina Machine Operators
(Group 5962)
Direct Sellina Establishment (Group 5963)
Escort Services. Massaae Parlors. Tattoo
Parlors. Turkish Baths. Weddina Chapels
(Group 7299)
Bettina Infonnation Services. Bath Houses.
Billiard Parlors. Bookies and Bookmakers.
Cable lifts. Camival Operation. Circus
Companies. Fortune Tellers. Go-cart racina
operation. Off-track bettina. Pina Pone
Parlors. Rodeo Animal Rentals. Rodeos.
Shootina Ranaes. Trapshootina Facilities
(Group 7999)
Parole offices. Probation offices. Public
welfare centers. refuaee services. settlement
houses (Group 8322)
Tow-in parkina lots (Groups 7514.7515.
7521)
Animal Specialtv Services (Group 0752)
c) Site desian and architectural treatments:
Exhibit C - Proposed GMPA Text
Amendment Language
. All or part otTracts 54.71.72.89.90. 107. 108. 125.
126 and 127 shall at time of zonina provide infonnation
and conceptual desian materials indicatina the sMe
and aeneral architectural desian of buildinas.
. The focus of proposed desian elements shall be to
capture the rural nature of the surroundina area in the
features and desian of the proiect where practicablv
possible.
2
www.clavidsonengineering.com
LEGEND
CRANDALL BOULEVARD GMPA SITE
EXISTING ZONING "
!:IE. ESTATES (v = VARIANCED ESTATES PROPERTY)
_MPUD. MIXED PLANNED UNIT DEVELOPMENT
_ PUD - PLANNED UNIT DEVELOPMENT
De DAVIDSON ENGINEERING,INC.
3530 KRAFT ROAD, SUITE 301
NAPLES, FL 34105
P.h';'U?~'C?N";i PHONE: 239-434-6060
RANDALL BOULEVARD GMPA SITE
EXHIBIT D: LOCATION MAP
De~:;~~~~;~g~~.E~~~~~~'RANDALL BOULEVARD GMPA SITE
p~,(I,rm;:u~ ~~:;~~~'2~~~~060 EXHIBIT E: AERIAL LOCATION MAP
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List of potential protected species according to each FLUCCS category present onsite.
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, Burrowing Owl i Speotyto cunicularia
I Florida Sandhill Crane i Grus canadensis pratensis
\ Audubon's Crested Caracara I Polyborus plancus dudu'bonii
, Beautiful Pawpaw I Deeringothamnus pulchellus
! Burrowing 0",1 I Speotyto cunicularia
j Curtis Milkweed I Asclepias curtissii
1 FakahatcheeB~rmannia 1 B:"'rmannid flava
I Florida Black Bear I Ursus americanusfloridanus
I FloridaCoontle I Zamiafloridana ,.,
i Florida Sandhill Crane \' Grus canadensis pratensis
i Gopher Frog , R,anacapito "
I Gopher Tortoise I Gopherus polyphemus
i Eastern Indigo Snake , . I Drymarchon corais c~uperi
! Southeastern American Kestrel I Falco spa rver/us paulus
I I . ,,-.-. ~.__u
I Beautiful Pawpaw ' Deeringothamnus pulchellus
. . - , '
! Big Cypress Fox Squirrel I Sciurus~iger avicennia ..
Eastern Indigo Snake ' Drymarchon cora is couperi
Fakahatchee Burmannia I Burmanniaflava
Florida Illack Bear I 'Urs;; a;;'erica~usfloridanus
I' Florida Caontie ! Zamiafloriddna
Florida Panther ! Felis concolor coryi
I ~::~:~ i~~!o~s: ' . J ;;;~:;::~~IYPhemUS
I Red.Cockade_d \V~odpecker i Picoi~e.s borealis
1 Sati!,!eaf ". ,__.' ~h,?,!ophyll~m olivi[O!rne
south:as:::n Amer~c~I1 !<:strel !a!:o sparveri~spa~llls
Twisted Air Plant TiIIandsia flexousa
.....~._.".______. ,,__ '4.... . ..~_. .,',w
. i\'n.eril;all j\lligator ~~il!..at:'c rnississipp.i.:nsi~
Everglades Mink Mustela vison evergladensis
__ _,__.___.__ ._~..w ___ __.n ___.___,,_,m,". ,.-..'-' ---- .._-_..~-~
Florida~la_c~B_ear ~rsus amer!ca.l1u~ p'ori:Ian~s
Flor:id~ Pallth.er !'..e~s.c()nc?l()r C?ry! _
Gop~:r Fr~g Ral1a.capit?.
Limpkin Aramus guarauna
j tlt:l;:r~er()I1 j _~i: {t:f:iea .-
Exhibit E2 - Protected Species Survey Data Table
I
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DAVIDSON
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Tricolored Heron
Wood Stork
American Alligator
Everglades Mink
Florida Black Bear
Florida Panther
Gopher Frog
I
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, Snowy Egret
, Tricolored Heron
! Woad Stork
,
I NONE
NONE
Egretta tricolor
Mycteria americana
, Alligator mississippiensis
: Mustela vison evergladensis
Ursus americanus floridanus
: Felis concolor coryi
Rana capito
i Egretta caerulea
, Egretta thula
Egretta tricolor
Mycteria americana
Exhibit E2 - Protected Species Survey Data Table
2
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. e DAVIDSON ENGINEERING, INC.
3530 KRAFT ROAD, SUITE 301
NAPLES, FL 34105
P!.i\(I,l?~l?',,':! PHONE: 239-434-6060
RANDALL BOULEVARD GMPA SITE
EXHIBIT G: FUTURE LAND USE MAP
EXHIBIT H:
Archaeological Probability Exhibit
. This record search Is for Informational purposes only and does NOT constitute a
, . ~ project review. This search only Identifies resources recorded at the Florida Master
, 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.
September 9, 2009
)~;~Florida
fMaster
_' Site '
r File e
Jessica Ramos
Davidson Engineering, Inc.
3530 Kraft Rd., Suite 301
Naples, FL 34105
Email: Jessicaraldavidsonencineering.com
In response to your inquiry of April 7, 2009, the Florida Master Site File lists no previously recorded
archaeological sites, one historic bridge and no standing structures in the following parcels of Collier
County:
T48S, R27E, Section 27
When interpreting the results of our 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.
. Because vandalism and looting are common at Florida sites, we ask that you limit
the distributiou of location information on archaeological sites.
. While many of our records document historically significant resources, the
documentation of a resource at the Florida Master Site File does not necessarily
mean the resource is historically significant.
. 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,
c/
"'-Jd--
I~
Celeste Ivory
Assistant Supervisor
Florida Master Site File
mcivorv{qldos.state.fl. us
1
500 South Bronough Street . Tallahassee, FL 32399-0250 . www.f1heritage_comlpreservationlsitefile
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EXHIBIT H:
Archaeological Probability Exhibit
CODE
Decoding Archaeological Site Types
SITE TYPE
ABOB
AGRI
BLDG
BRID
BURR
BURP
CAMP
CANA
CAVE
CCCC
CIST
CLAY
DEST
FlEL
FORT
HABI
HEAR
HOUS
INDE
INDU
!NUN
LGTH
MDBU
MDPL
MDSH
MIDD
MILl
MILL
MISS
MLCO
MLGR
MLLU
MLSU
MOUN
NARF
NVST
OTHR
PALE
PLAN
POPI
QUAR
RAIL
REDE
REFU
RIDG
RING
ROAD
SALT
SCAR
SCCE
Aboriginal Boat
Agriculture / Farm ..
Building Remains - foundation, chimney
Bridge
Burial( s) (historic)
Burial(s) (prehistoric)
Campsite (prehistoric)
Canal
Cave
CCC Camp (forest)
Cistern
Clay Pit ..
Destroyed (totally)
Old Field (historic)
Historic Fort
Habitation (prehistoric)
Historic Earthworks
House
Indeterminate ..
Industrial
Inundated Land Site
Lighthouse
Prehistoric Burial Mound
Platform Mound (prehistoric)
Prehistoric Shell Midden
Prehistoric Midden(s)
Military Unspecified
Mill
Mission
Cotton Mill
Grist Mill
Lumber Mill
Sugar Mill
Prehistoric Mound( s)
Nonartifact: No Defining Artifacts
Naval Stores
Other
Paleontological..
Plantation
Possible Paleoindian
Prehistoric Quarry
Railroad Line Segment
Redeposited Site
Historic Refuse
Shell Ridge (relict)
Prehistoric Shell Ring
Historic Road Segment
Saltwarks
Artifact Scatter
Ceramic Scatter
CODE
SITE TYPE
SCLl
SCNQ
SCSH
SHRI
SING
STIL
STOR
TOWN
TURP
UANC
UCAR
UDIS
UFRE
UNKN
UNSP
USAL
DUNS
UWHF
WALL
WELL
WHAR
WKER
WKSH
WREC
4
Lithic Scatter / Quarry (prehistoric)
Lithic Scatter / Non-qnarry
Prehistoric Shell Scatter
Shrine ..
Single Artifact
Still
Store
Historic Town
Turpentine Camp
Anchorage Midden - Underwater
Careening Midden. Underwater
Underwater Disposal Midden
Freshwater Submerged. Unspecified
Unknown
Unspecified on Form
Saltwater Submerged - Unspecified
Underwater - Unspecified
Wharf Midden . Underwater
Wall
Historic Well
Wharf / Wharves
Prehistoric Earthworks
Prehistoric Shell Works
Historic Shipwreck
** _ Coding is too vague or otherwise to be avoided when possible.
c.\TV"V""'C'lnonr"'C'rOrv-\V\o;11'T'Crnnt:l TV"\r
EXHIBIT H:
Archaeological Probability Exhibit
CODE
DECODING ARCHAEOLOGICAL CUL lURES
CULTURE
19TH
20TH
AFRO
ALAC
AMAC
AMER
ARC
ARCE
ARCL
ARCM
BLG
BLGl
BLG2
BLG3
BLG4
BOOM
BRIT
CADE
CIVL
CREE
DEPR
DEPT
DUTC
ELL!
ENGL
EURO
FREN
FTWL
GL
GLl
GLlA
GLlB
GL2
GL2A
GL2B
GL2C
GL3
GL3A
GL3B
GL3C
HICK
HlST
INDE
!TAL
JAKE
KOLO
LAMA
LEJE
MALI
MAL2
MANA
MODE
MTIA
Nineteenth Century American
Twentieth Century American
Afro. American
Alachua
American Acqn. & Development
American
Archaic Unspecified ..
Early Archaic
Late Archaic
Middle Archaic
Belle Glade
Belle Glade I
Belle Glade II
Belle Glade III
Belle Glade IV
Boom Times
British
Cades Pond
Civil War
Lower Creek
Depression I New Deal
Deptford
Dutch
Elliots Point
Englewood
European Misc. ..
French
Fort Walton
Glades
Glades I
Glades IA
Glades IB
Glades II
Glades IIA
Glades lIB
Glades IIC
Glades III
Glades IlIA
Glades IIIB
Glades mc
Hickory Pond
Historic - Unspecified
Indeterminate ..
Italian
Jaketown ..
Kolomoki
Lamar
Lean. Jefferson
Malahar I
Malabar II
Manasota
Modern (past 1950)
Mt. Taylor
CODE
CULTURE
NARF
NORW
ORAN
OTHR
PALE
PENS
PERI
POSR
POTA
PREA
PREC
PREH
RECO
SAFE
SEMI
SJ
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SJ2A
SJ2B
S12C
SPI6
SP17
SP18
SPAW
SPN
SPN1
SPN2
SRSC
STAU
STPB
SWF
SWFE
SWFL
TRAN
UNSP
WE
WE1
WE2
WE3
WE4
WE5
WEI
WEll
WOD
WODE
WODL
WODM
WW1A
WW2A
5
Non - Artifact: Culture?
Norwood
Orange
Other
Paleo - Indian
Pensacola
Perico
Post. Reconstruction
PolanO
Prehistoric - Aceramic "'*
Prehistoric - Ceramic "''''
Prehistoric. Unspecified ..
Reconstruction
Safety Harbor
Seminole
St. Johns
St. Johns I
St. Johns IA
St. Jahns IB
St. Jahns II
St. Johns IIA
St. Johns lIB
St. Johns IIC
First Spanish 1500-1599
First Spanish 1600-1699
First Spanish 1700-1763
Spanish. American War
Spanish
Spanish - First Period
Spanish. Second Period
Santa Rosa - Swift Creek
St. Augustine
Statehood & Prebellum
Swift Creek
Swift Creek - Early
Swift Creek - Late
Transitional
Unspecified on form ..
Weeden Island
Weeden Island I
Weeden Island 2
Weeden Island 3
Weeden Island 4
Weeden Island 5
Weeden Island I
Weeden Island II
Woodland ..
Early Woodland ..
Late Woodland ..
Middle Woodland"
World War I & aftermath
World War 2 & aftermath
"'* - Coding is too vague or otherwise to be avoided when possible.
L".\Tv"V"'c>\n'DAr<lC'rOr\r\V\C'rT'vrr.n.v r.r\r
EXHIBIT H:
Archaeological Probability Exhibit
22 23 2' " 20 21 22
...
I / 2\
27 26 25 30 2e
I
I
\
35 36 31 32 33 ~ 3.
3.
\
~
2 1 6 5 . \
11 12 7 8 . 10
I
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'14 13 18 17 18 15
.
C.R.868
a
~SGS4 23 2' Ie I 20 21 22
I
lI,IIV.\U.IlLVD.
2..8 2.7 28 25 30 2' 28 27
.
ii
33 I s+ 35 36 31 32 33 3.
.
J
RNG 27\ RNG 28
1"._)00
TWP 47
TWP .8
""" ,
_1NllICAf!S NItiN. or tIISTOIIlCAl./MCHAEOLOCICAL PIlOWlUTY
.. lI'fDlCAttS ~ smJCT1Jl't (lOOT 10 SCW:)
.1ICIlCA'lES~Q.OGlQIol.5llt{MllTTO~
~lMCllCATt5H1Sn)lt1CIllSTRItT
CORKSCREW SE QUADRANGLE
ARF.A~ OF HTSTORTr.Ar IARCHA1!:OI.OGICA1. PROBABILITY
o
- ----_"'!"".--
6
Z:\Active Projects\R\Randall Boulevard GMPA 08-0014\GMPA\4th Submittal\Exhibit H - Archaeological Probability Exhibit.doc
EXHIBIT H:
Archaeological Probability Exhibit
USGS CORKSCREW SE:
DATA SHEET
General Descrintion: This quadrangle lies in the northern portion of Collier County, within the
Flatwoods Zone. Corkscrew Swamp Sanctuary marks the extreme northwest comer of the map
area. The dominant natural feature within the quadrangle is Big Corkscrew Island, an expanse of
level, poorly dorlned land crossed by Horsepen and Wmchester Strands. Other wetland features
include Bird Rookery Swamp and Shaggy Cypress Swamp. Alterations to the natura1landscape
include an ex1ensive network of roads and ditches associated with the Golden Gate Estates
development. Adjacent lands are predominantly ditched agricuhural fields. State Roads 846 and
858 cross the map area.
Previous Work: No systematic professional historical/archaeological survey has been conducted.
The ARC's 1991 assessment included several 10ca1ities within the Golden Gate Estates
development. No sites were discovered.
Recorded/Renorted Sites: There are two reported archaeological sites in this quadrangle.
Neither can he plotted due to insufficient locational information in the FSF. 8CR79 is a small
aboriginal sand mound that is probably located near Horsepen Strand (ARC 1988: 1 08). The
other is Fort Doane, constructed near Horsepen Strand at the end of the Second Seminole War
(Florida Preservation Services 1987).
DiscussionlRecommendations: Based on the predictive model, the generally low and poorly
drained conditions, tlatwoods vegetation, and absence of hammock soils, the Corkscrew SE
quadrangle is deemed to have a low site potential. Only three discrete areas of better drained soil
in the vicinity of Horse pen Strand are shaded on the Probability Map.
Professional archaeological survey is recommended for the three areas shaded. In addition,
8CR79 should be relocated and assessed by means of archaeological testing.
7
Z:\Active Projects\R\Randall Boulevard GMPA 08-0014\GMPA\4th Submittal\Exhibit H - Archaeological Probability Exhibit.doc
EXHIBrr H:
Archaeological Probability Exlubit
USGS CORKSCREW SE:
SITE INVENTORY SHEET
Site No.
Site Name
Tvne(s)
Comments
CR00079
CR00660
Camp Key
Fort Doane
H
7
not plotted
not plotted
8
Z:\Active Projects\R\Randall Boulevard GMPA 08-0014\GMPA\4th Submittal\Exhibit H - Archaeological Probability Exhibit.doc
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LEGEND
IZJ RANDALL BOULEVARD GMPA SITE
'* COLLIER COUNTY SHERRIFF FACILITY
.~ + COLLIER COUNTY EMS FACILITY
~ COLLIER COUNTY FIRE STATION
. ORANGETREE UTILITIES (PRIVATE PROVIDER)
r:::; 1 MILE DISTANCE RINGS
--. MAJOR ROADWAYS
- COllIER COUNTY MAINTAINED ROADS
COLUER COUNTY FIRE DISTRICTS
.. 8 BIG CORKSCREW FIRE
GOLDEN GATE FIRE
--------- -....-...-
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SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEMS (2008)
FLORIDA GEOGRAPHIC DATA LIBRARY (2008)
De DAVIDSON ENGINEERING,INC.
3530 KRAFT ROAD, SUITE 301
NAPLES. FL 34105
P,ft'(I,I?1>,9,},iJ PHONE: 239-43~060
RANDALL BOULEVARD GMPA SITE
EXHIBIT I: PROXIMITY TO PUBLIC SERVICES
De
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
BIG CORKSCREW ISLAND
FIRE CONTROL
WEST ~ OF TRACT 54
37744080003
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DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
BIG CORKSCREW ISLAND
FIRE CONTROL
WEST ~ OF TRACT 54
37744080003
1
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:;! \;:!: Vdltnl!SSdh: T/",I r/,,' 11'""1,,,_ /", ,,,,,I h. .~,,,.i.l,.,,,Ii"" "I 1/'" ,""' n/ $ 10.00 ",,,I "d,.t~ N
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BIG COJU(SCRIM ISLAND FIliE DISTRICT
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'!ilE WEST 0NE/Il1\LF (IJ) Of'TR1ICT 54, cm.DEN GATE esTA'mS, lINl'l'lID. 23.
ACQJBDING '10 '!HE PUd' 'J'HER\lOF, AS RElDlmD IN PLAT arnK 7,
PAGES 9 AND 10, OF'lHE PUl3LI.C I<ECORDS OF CQU.IER COtNI'Y, I?IDIUDF\..
subject to E/lsenents, R85td.ctions lOl'1d RBaervations of Record.
Provlded,holllever, that If the Granteehll5 not completed the
con,tructlon on the above described real property of a heftlty
for tile housing of fire fighters and equipment For fighting ftres,
befonJllnuary I, Ig88, thel1 on January I, Ig88, thllaboyed"escrlbed
real prpperty shall revert to and become the prop<=rty of the Grantor,
Dr hls succ<=ssors or essigns.
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Docum'"nl",y !;t~llI;; T~~
CIIlSS..C..lnta.....ible
PerSo1'1alPrOfletlyTu
LERK OF COURTS
BY
In Uilness 1l8herellr. 11.. ,aid fln",'.r r,a' ';f1".,J and .",,1"" III..
(IrJlaLo"..."IU.",
D,C.
rl..dayand,oor
SlIJt'oJ'9-~"ndd.ll''''rdJ''ou'n''''''''c'''
~:if;:,!'t.=:;;;.
STATt Ill' Florida
COUNTY OF Collier
(~.~';{:1.it""",~,..
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,,"'."'ow oo,'ltO..""",,
I tltRUVCERTII'Y'h.,..'hl.d...hrlo"'m..oaollimd.I,,
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nonlUd G. ~, A lIlIln"ied man
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1.....~.I~~ ",""UIII'.' 0.01 have .,..II....I,d..a b.r... ",. ,hot he
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ldd",u GeOrge Cannan .-..-,.,
./J 645 10th. Avenue North Enst-Nllples, Fla. 33999
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Exhibit J Property Deeds
2
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
BIG CORKSCREW ISLAND
FIRE CONTROL
TRACT 55
37744120002
3
www.davidsonengineering.com
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DAVIDSON
ENGINEERING
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TIIiflalU\Jl'Dflll Pupale'll by: NANCY DRESSLER
of AcnoNmuDVICIS
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o;oMIiIlodlnl.ilkillsllrIIK:Ccollllllilmmll5S\ledbyil.
~ Apprallen hn:r1 hkndnc.liDa tfuliol Numbolr(o):
37744120002
Qrantee(,js.S,l(lj:
_,,_.__.___._.._' '.......A."...?...""l><llPllOCU......l>t.TA
FIl"E NO: 99120130 WAIUlANTV DEED
2581512 OR: 2631 PG: 1329
UCOlDlD iI MllelM news of toUIII taml, n
Ollll/2lUat o':1U1DlIGIII. IIOCl,CUll
con lltlt.U
uelll IUU
DOC-.n m.n
let~:
AC'I'IOIumco
mIl!
""'_._......._.~,,"""L.._..""...U,........,,_..,..oI.........u_.
1biIwarraatyDled Maclubis (, olIyof :ll'M'''') II.D.2ooo ,by
DONALD G, CANNAN, TRUSTEE AND PlISCIL~ D, CANNAN, TRUSTEE OF THE
DONALD AND PRISCILLA CANNAN REVOCABLE TROST DATED MAY 31, 1995
wlwMlDlrulll&lU$;"
,",'dlllll\eleatledlll.~n"'l<I"""""""""I"fli,:cll<klrc..;,, 356 WEST 18TH STREET. WI01 SAN
BERNARDINO, CA 92405
wBIG CORKSCREW ISLAND ~IRE CONTROL & RESCUE DISTRICT
'/l'b<I~poll\lfficuddrc"'" 13240 IMMOKALEE ROAD NAPLES, FL 34120
~~ i
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WITNESSETH: 1lIII!Ollid .nll1Uf. Ii.>r lIIIlI ill ctl""idcl<ll.....tlflhl:...m ,,!'Sltl.OO D'l>IlIn. 11>1I t\\llo!r .alulbk' """""l,m,""o,.
recriplwMmlfil.....by.ck""..ltdccd.M..hy...R\l.. hlJalim, W!Jls. alito.. ,._s, ..klK~,'''''O'lfY~lndcWlliml."nl''\lI<
Irllllell. IlldllllC.rtainlallll ~iIlIIIll in COLLIER C""",>" Fbr.. vil:
THB EAST 150 FEET AND TH~WE . _ cfIo-.;';E~T OF TRACT 55, GOLDEN
GATE ESTATES, UNIT NO. 23 ~RbiNQ)~i5HE PLAT THEREOF, OF
RECORD IN PLAT BOOK~' ~~~'I'iq'HE PUBLIC RECORDS OF
COLLIER COUNTY, FLORI 'j_ ~, t:~
GRANTOR WARRANTS SU. Eqf/ 'P..ROPER'l"t---lS-J~~O.J;.D' NON-HOMESTEAD PROP RTY
AND THAT IT IS NOT ONrIGUOUS"-~R HiM~T~,
I i(fJ(()) I]) \p'\ \
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\':'":-\ -'"_.- '" :- Ie::
,t{\:1~, I /.:J/
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1'OGE'I'IIEIlwillllll...._mcRll.1Ie ~i( IP\'Illlelll........ _ Rlini"rOnlny......ppcnl"'ifli.
To Ha", aad 10 Hold, lfle sante ilkcs" to '~-. ",,-C' \
da,rlINolborcby""..lIIll\JWilhNlitlll'l_ ~r~l~lanYW!ileIltlfAHJIlnd.IllIbo'Ln\P"': IhMlllc!!""""
baiJOOd rl&lllllld lawMI\lllluriLylOscllanllo;unvcy ..idiiiia;lliillll.~lIc:hi"Y fully....rrllll>dI<'liI... '" .."'1-.1 Inti ,.~I
~1lw..meal.iMl111.la...fuIclaim5ur.upclWn....~.': .....\lIIll,..idllntlilli"uf.llenoll1llbran'~. n~'IIptlll""
acc"'iIlI.IIhMq_IUD\lc""'ber)l. 1999. fflC..aliollS.f'\!llril:lioo.allll...._..rrrconl,il'.ny.
.
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IN WITNESS WHEREOF, Onnl"'..... 1Ie",,,nw H11rUllOr'. h.antl alli! ...1 !lie Illy lIIIlI y~ar linllbovc wrilllln.
Siped.5eIled~inOU~ft..n~.:
w.....fIa....#. .,.e. ~,::ur:t
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"^ Nu.r...
w_Sia_-..t" . rft1~,.,'r,I"""
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ALD G, A: AN, TRUS'fEE
,
~~t.-.b, L~_,~.~T..~S..I
"ISCILLA D. CANNAN, TRUSTEE
...,
,,,
STATE OP#
COUNTY .
TIle forqoin. ilulnLIMnl .... adw..mlpl bow... ... III.. t!lIy 11II 2000
by OONALD G. CANNAN. TRUSTEE AN'b PRISCILLA D. CANNAN, TRUSTEE OF THE
DONALD AND PRISCILLA cANNAN REVOCABLE TRUST PATED MAY 31, 1995
wtIo....mp"......llyb"'........lMor..llohas!hlvrprorlllCell
.\IkNiIicItiDn,
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4
Exhibit J Property Deeds
\Ivww.davi d sane ngi nee ring. co m
De
DAVIDSON
ENGINEER'NG
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CALIFORNIA ALL-PURpOSE ACKNOWLEDGMENT
r~::::;::':::i:<"""'<'<"'<'<"'<"'"'<'<S'" '..< ,<"'< ..,.....
~ County 01 ;3uA &rAflrc/.,c,<) } 55
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On 'J'iin'12f!1- ~.:lt;rJ~elore me.W,:JZ,J,I1X,v</ tJot-W'l'-'" b/, \:.. "7" ~
personally ap:arad ll2Jt'dtlCifk!l1JH ~~:; '?/:;_~':' 1/;' ~i~~(~';'1!M -;-
....."..,,,,..,...,/,,..,..
~~
")(personally known to me
proved to me on the basis of satIsfactory
evidence
)
,
to be the parson(s) whose, name(s) ~
subscribed to lha wlthm Instrument and
acknowledged to m~tha . executed
W -- 1he~ .J!.ame In elT' authorized
J ...... r:: l\3,R g~ty ). and that y Ith~
. .._UII. 0\/ ~::--~M~ the Instrument the person(s ,or
I NOT'=:' the entlt pjri ahalf of which the person{s)
aAN _ ,II \I'd ..~." \ ,." I ",tI.,tltllllllllt
i ......-_.J '~~E\;smY n~~ndoffiClaI5ea'
~~ ~O)l~
OPTIO~ y
rl1flu/fedbyJaw it may '!C-va~b18 rSOllsr9lyrngOllth8UOCUtlltlrl(
n1"mo"',":',_~Y~ 0'",,""'''''''""''''
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Document Date 1- tR. {) () "_. - -_/' Number 01 pageS~
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D..erlptlon of Attllc:hed 0
Tide or Type of Document
:
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Signer'ISNamell?~J4 t-.i" .(!g"rU!/I""I-rr/se/J~ U (j:In.!'tC#'r "
Individual -, --' 1',1;..1 ".",'~ ''''''.- ~" \:
COl'porate Officer - Titte{s): .
Par1ner~ Limited General ~.
Mome, In Fact : : ~
X Trusleo5. 1 ' ~
. . Guardian or Conservator i ,~
Other ._____ - ~
s~,.rls Represenling~1ft;!ir~~~1f:dtt~;s-l t
;ctoOt:c.(,"~"C(,G<,;-o..~'OQ(,"<'~~'CC(l(.>Ol,;<<'C(,.~.e...>c<;.o(,<",,<:">c<"..c...'C(.<,<::<CI.<'''''G<..c<.<,....-c...<,...<,...<:....<:...<'...<~,c,...::-.'
eI1ll1_1Mlor,~.",,""""'\lJ!IOo.$oIc.'''''' P080,~'C""I._'C"'~l}"JlO'''' "'''''..... )W' ........~.' "~.lc"",,,"I,,","'H~-"U
Signer(s) Other Than Named Above:
/t../~
5
www.davidsonengineering.coln
Exhibit J Property Deeds
De
P^Y~9~R9N~
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
PAC OF COLLIER INC.
EAST 12 OF TRACT 54
37744040001
6
w\rvw.davi dsonengi neeri ng.co m
DE
DAVIDSON
ENGINEERING
2424199 OR: 2504 PG: 2558
_IIGltlew_tl__.n
11111""111:111I11I.1._._
llII t_.1I
IICm It.1l
JOe'.II 111I.11
~,.;-.......by.
DaWlJ. ~....
DAYmJ.8ZBMPR.UCH.P.A.
5100 N. TcDiImi Trail. Suite 201
NIpIot,PbD ",03
FIoIilk a.r Net. 0983616
("I)26I~"
lAnI....lbilliDo for NCOrdiAa iAfonDatioD)
WARRANTY DEED
, Je
nusWARRANTYDE!JlD.n-.doJhilE dayofl 1999,byGERALDL.
BRAy.... MA1UANM. BRAY, husband.... wife" ....isP. O. Box 11017, Nopl..,
Florida :l4102-9991l1Od 0B0a0I! A CANNAN, 0 married D, whooe _Is 696 N.B. 10th
A........ Nip.... Florida 34120. u TOIWIlS in CommOD, hereinafter called the Grantor, 10 PAC of
Colliar, lac.. 0 Florida corporation, whOle poll ofli<:o oddr...1s 1802 40th Temce S.W., Napl..,
Florida :14116. horelnaftor called the Grant...
1111:
JmlJIWIIlI
1111 11.11I1 n 11II
WIll II IlIll
(WhnYor1ll&d hoRin the tam
their heln, 1epl replOlOlll&lives, ,..,
oorporationI.) v
WlTNESSBTIi:
OMOO DoIIIrs ($10.00) and
bmby ..-. barplno. ..0..
_1lIOd_in .
o..oU the putles 10 lhiI instrumelIt and
i1~ the SUCCOSlOR and ISIitlnI of
. n of the sum of TOIl and
is hereby lICknowledsed.
unto the Grant.., all Ihat
The out O...HaIf
tbeno( JllCOI'lIed in Plat
Folio Number: 37744040001
Gnntao raxl.D. No.:
Gnmtor Ibrther wamnII thII the witbin d_bed premises Is non-bo_ property, nor is it
"""'9..... to Grant.... _.... property, .... Gnnlnr'slogll_ is os lint shown wve.
TOOBTIIB1l WITH all the teoemeolS, hereditament.lIOd oppwt_ thereto beIonain8
or in anywise Ippertalniag.
TO HA VB AND TO HOLD the ssme in fee simple forever.
AND the 0rW0r bereby CO_I with Kid Gnntec thel the Grantor islawlW1y seized of
oaIcIllIOd in fee simple; Ihat the Gdmor has good risht lIOd IawtW authority to sell .... _ said
load; thot tho Grwor bmby IbUy W&lT&lll. the title 10 Kid land.... will defeo1d the same opinIt the
Exhibit J Property Deeds
7
www.davidsonengineering.C0111
De
DAVIDSON
ENGINEERING
ttt OR: 2504 PG: 2559 ttt
-.... ouboequeot to Docember 31. 1998. zoning. building codeo, and other resttictioDI impoIed
by ..-IlItIIority, ~"""'"'a oil. SUand rniDeraI_ ofiecord, ifaoy, __ and
..- common to tho subdivilion.
IN WITNESS WHEREOF, tho said Grantor has signed and sealed theoe presenta tho day and
year tlnt lIbove written.
/<~(:4r
Grantor: GERALD L. illy
----,
STATIlOF ria '
collN1'Yo~r
My Commiuion Expim:
ljltW /?f ~~
~ofNotary
, '''.... //1, F/~'I-I:2..
Printed N.... of Notary
(Notary Seal)
1i _.,-
. *Mr~""I_l
~....:I'"""''''''l.fllCll
STATIlO!' ~.
COIlN1'Y OF D /If'
Tho tbnaoina warranty Doed was ackoowIodaod bolln'e me this.Lr"'~ ~'-' 1999,
by ~ A. ~AN. a11lll'riod _ wbo is penonally known to me or produced
111("/5 L-d'(*r>~e' u ideali&ation.
My Commiaaion Expim:
~ -,'
< ..,..e/~~ ::;,. ~~'-c;
Si of Notary /f / - -1
, i r- ..'\ 12.
PriDtod Name of Notary
(Notary Seal)
.~ ~.,,...
~r* IIIJOc-_
'.I 1_.....14_
8
V1WW .davi dsonengineering.com
Exhibit J Property Deeds
DE
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
URIKA OIL INC.
TRACT 71 (LESS AND
EXCEPT)
37745120001
9
www.davidsonengineering.com
DE
P~\(19~RgJ~
Thio"'lIumt'>Ip'"l*"bf_
RfTURNATHAIIECOlllllNQlO,
2134683 OR: 2268 PG: 1224
UCO_lI DRICIU. QtOIDI of como cmn, n
DI/DlJlllt tJ:ctH DIIOI! I. 11<<1, tuu
eon UllDQ.n
uenl lUG
IIDJIlIlI u.
~c.,1t nu.s,
M1<I>lIoIA.Il..'oID.JI..Esq....
tMCH<l.ElAIAVlfllO.JR.PA
IOUF'Ih......,lUllNotlh
N_.,"."d.3~'02
htli
IUlUlIIJ I mum W ollie
IlUMUnl1D
upmulltu
DOCUIItNll'11Ef'AM,1lON0NLY
/110 IUAL O....IOfoI OJ! flTU
IXAMWATlOHIlI!NDiIll!Il
"'-"<trIOl,
3n~'_,
~ lARRANTV DEED ~
THlSINDENTURE.mltdlllhlS~dIlVof JANUARY, 19.il.. btllw..nGEOflI3E~
MIRIAM E. CANNAN, husband and wil.. MIll" SoI::le\ SIlCUrtly Nurnbwa _ .... __, II
tHPRtlvely. and WhoM PlI" lIHiell .~dfllIS ie 971 10th A....lnllll N.E.. N.lpIp. Colllll, ClM.IntY. II ,
:";=I~~:~:;:'s~~S:::~ ~:~.:':;:HARlEg E RlCHARnRnN_ UA:-.~'::':~O~h::~~
olfic, Iltld,... i. 2140 39th SUllfII S.W.. N.plu, Fk",d. 33964, In uodiltlded on. q...ruf 11f41 in,,,"!
I"Granlor"!. lInd URIICA Oil, INC., II Florid. corpolllion I"G'lInIN"I.
WITN&88I!TH. Ihlllhell'llnlOf. IOf and in COIl'ldIlllnion of the sum 01 TIIIl Dollani, anlt olhel gooa oiIIId
,,1II""blellon5id8rllIionslogr.nlorlnll.ndp8idb~;r.nl...lhe'eceifltolwh~ls'llkRDwlrldged.h..Ilg'lnlld.
b.l'9ainad.ndI01d10lh.\Vant..,.nltg........lhelr.&nd...llIn.1o_r, lh.lollowing dncritJ.cl.. .1proplny.
lijl,lll'. IVing ~ baing in COlllEIl COUNTY. FLORIDA. lo.wi!:
SuIljec:I'IlSI,iclion..
19(17 Ind ell IIlbleq
eppfl1'ln~~gG~T~~~:~~ht1V~1 ~.
C'
ANDthegrenlO'llov
limpla;ttlatgrenlorhllgoocl,jg
w...renlslhllitlelollle.lllp.
whomsolY.r;andlh.t,8JlCaPIUI
nCls b.lonlllng or in lIIyWWo(
Sl;necl,S..lell.nd DelIvered in 1/1(1
prlPflClol' I
J'),};/ " ,
#./~-r' ,._/' ~l.,',.... I i"f t< '~~[seAll
Sl;n Above.,. .4'...~/.I & ",J\( aEbAGE'A. CAl\JIIlAIIl
. ,
~,"~;.:::I'"'~~i;"lA" i. CANNAN
wiln.......IO~'
/.;if~(jt,.1 " ~
Sl;n At/oVI ,.I. "', .hI' CHARLES E. RICHARDSON
PrlmN .,.,.1.-:",' ,~'i^l",
Wit "UlBotll
ISEALI
..."....,,\
ISEAU
/
MAJf'{ K. I\lCHAROSON
tSEAlI
00'
PrintNeme .,.
WitneuntllElcrth
STAll: OF FLORIDA
10
Vv'0lW. d avi dsone ngine eri ng.col11
Exhibit J Property Deeds
DE
DAVIDSON
ENGINEERING
OR: 2268 PG: 1225
COUNTY OFCOLLlER
Thlt,oragoinginllrum,ntwBllICknOwllJdllBdbeIOfSmllhi.rdSYO!
by aeORaE A. CANNAN, wllo is:
"\,19::.:.L...
,nd who did IlkB Inoilth.
(CHEeKONEI: (lpeuonIUvknowntoI1lB.or
I-ll whohllsproduc:ed j. I
.~...
'I"~ Isiden\lliCstion,
"~;~'''',\'\\,''.'''',....,,,.....,,''''''''',.
.~:~W; ~=~~'-lo i.
"';;..n.'.IM(C""'"ioaHo('C~~IM :"
~ ''''''1,100,,_;, ::;m-"'E'P""'DIIllOO~
'(<<f(((.........NNI<<t....~,,!;;;;:,~,~~~. ~
STATE OF FLORIDA
COUNTY OF COLLIER
( . I ') . ~, .' \..
81'2.4."."..' I' .
Pr; Ne,"..;;I . A f .('". ,,'
NOTARY PU8L1C. S~I. of FIoTida I' L..gs
My CommlniDn number is:
My Commission ...pm:
Th.fo,.goir>g;n.trum.ntwa5'Cknowled9tllb.fo'Bmelhis.2.::.':...d.Vot~. 19~.
by MIRIAM E. CANNAN, who Is:
(CHECK ONE): ~~ ~'~o~::~,~:~~t!;l j~' Of '.. 1 I \'.{" ',\ oj 'Iv i"i~.~~fielliDn,
snd who did ,ake Ino-,h.
STATE OF FLORIDA
COUNTY OF COLLIER
,';':'.---';""'_M'~,
.... .~; N "',8IOUUI/d I
"i~.hroofF"'"
...' .\ltea...uiO.~CCSm611 ~
""""O;("~r.",- '"",",~, ,lIIIt
'-"'''''''''''''.r. ~.=~~~J
STATE OF FLORIDA
COUNTY OF COLLIER
/
I , ' . ~,'
..;.., '."
~19~,
o \
I '; 'II'"' I~ ~~~nlrrlClliOll,
,t '1"-' '1. Jl,- (
~Abo\JO I
PrimNaml'> . .\'" ~,
1lI0TARV PUBLIC, Sllte of Florkle lit L..ge
My CommlBBion rNmber is:
MyCommi,s!onexplrtl!;
Th!fO""OlllGllVlr\llllllnlw'sllClr.nowl'dQedbeloremelhi:!li::-deVQt~. 19 i.
by MARV K. RICHARDSON. whll is:
{:'f.. :i"l' .: "'~ldentiflCeliOn,
,n.d who did take en o.ali..
(CHECK ONE!: t J pllrsDnll1V toown 10 mil, III
l-.lwhDhe!Pfoduced T.....;
~'~;:;:._-;;::;,._.
< ~1'WoIk,Sfllul
~ y C_N~co~.,
..nMy~f~'I<,r
,_.'..o/ClTACr.,...-._..
'<<<<<f<<IHHUUUP"". ,..
laR"HN<_,,,..o,oorOI1
Exhibit J Property Deeds
. / )
'; ,l
, '. ../ /-',- ~ ~..'~.
sillnibllve ' _ .-....
Pufrt Namll'> .1... " . I .. ., ,,~
NOTARY PUBLIC. StIlte of Fl(lridlld ~lIe
My Commiulon numblt 's:
MvCammillionlll'pl.,,:
11
www.davidsonengineering.com
De
DAVIDSON
ENGINEERlhlG
.tt OR: ll68 PG: Il26 t.t
C..nn.." "" At In r:"IAS~O at III
EXHIBIT "A"
A parcel oj land lying in the northeast Quarter of Section 27. Township 48 South, Range 27
Eesl, Collier County, Florida. being a portion 01 Golden aete Estltes Unit No.23, Tract 71,
according 10 plat recorded In Plat Book 7. Pagell 9 Ilnd 10, Public Records of Collier County.
Florida, more panicularly described as foHows:
Commencing al the center line Intersection of 8th SIr&llI N.E. and Rendell Blvd., proceed North
89-40'.50" West 2.660,00 feet to a point; thence South 0Q..19'.10" West 50,00 feet to a
conCrltUI monument, on the IDutherly right-ol-wav e8&eMent line of Randell Blvd. and the
point of beginning of the parcel herein dBscribed:
thence leevlng said right-af-wav South 00.19'10" West 227,00 feet elong the
East line 01 uid trllct 71; thenca North 89.40'-50. West 30,00 leat: thence
South 72-'9'.10" West 126.34 feet; theneo Illgng an arc fgr 12.57 feet of e
curve concave to the right withe redil.ls 01 40.00 feet; thence Nonh 89-40'-50"
W1lSt 26,48 feet: thence Nonh 16-47'00" West 34.oofol: thence North 00-
19'-10" Eest 157.50 feet; thence North 4-59'-10" West 70.00 feet; thence
NOlth 22.42'.'8" West 9.02 feet to a poin! on the said southerlv right-ol-wav
easement 01 Randall 8lvd; thence along tile said right-of-weV SOuth 89-40'-50"
falll 209.00 feet to the point of the beginning,
Sub,." !.....m,"" '"' ,..!:~~.t40","' m.,".,'...
~)J
"<,Q~~~Y
12
www.davidsonengjneering.com
Exhibit) Property Deeds
De
Ph ,(U?P,,<rt~
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
URIKA OIL INC.
A PORTION OF GOLDEN
GATE ESTATES UNIT NO. 23,
TRACT 71, ACCORDING TO
PLAT RECORDED IN PLAT
BOOK 7, PAGE 9, PUBLIC
RECORDS OF COLLIER
COUNTY, FLORIDA
37745180009
13
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
2134'82 OR: 2268 PG: 1222
-lIUIIUII_tl__ 1\
IIfWll.III'lln .RIlI, I", (11II ,
- ~IIIII."
at. 11,l'
.'.11 mUI
1111:
"""1 I Innnt ill olm
11l11lllillllll.
11I11I n 11111
w ARU.~'rV l&tJ!
'nus INDENTIIRr, m.do this ~ doy ..I' :.- ".,!,-.\...... 1996. ...,~.""" FLORIDA
COMMUNITV BANK.. fl...ida .....ki.g ootpO'.' 'on. 17kl. Firll lloo1k of Immubl..,. .,,,,,",, add....
II: I~ N IS,. Stree,. Im....I..d.... FL 34142. oftne COUIllY Of Colli.... S... of florida. OranlOr..
I.IIlIKA 011., 'Nt::" A f'LOIUDA CORPOItA'flON, whose l8X idenlif",.lion no mile,
is _' '~''!'~'ll''''f''~,,'' """,... i. 56? t'ark~'ood lue. Nipl.., H.
14103, (iran_, ,-:,,: .:t.:~..:.-:~_.::_~..?~:~..::,;::;>
~ ) ~" . . .' ). .
........." ,';....
WITNI!SSI:TH: That sai<l [""'110", tor Ino ill ""nsid'eillliim0" ,... ..", onun Uollan t~IU.OOI
.... ,,,h.r ~ and ,.oJ ....,Ie ~,j,,, idOtfilil!1 iO Jaill (;,...,.",. in ~ncI'll'ljd ~y !WIld {jranlol:, th. rccclp' 0"
whi.h i. h~l'fh, a<;1o;.-llldgq1. b", &~~!',I.a.)'~~~{l1!'....'!.IJ!t,'QI~.iP.lh~. !Ml id Granl... and Gram...' hei..
itRd ~.siln~ li~r~v~r. th~ fOU~.n:t~~:~1 ~..a:" ~i~~,,\. ~,~~ln.d~l:M=:j~li in. C()I.ior (".oUtlll:)'. F.otjdll.
["-!hll. ~. "'. ..;.... "..~;-:.1 \. ,~.~.::...; /_~~ .~L_,:='. i (-....;
A parcel ",. land ly;ng:'..i~'I~. lllII',heai, qU",ler'llf. s....iio. ~'i~-+OW",blp 48 SU.I~, hili"
"' E..,1. Collier t'oulli{:::CIv.id.. bot., . porril5''\-''fG<i~ri Gate ~1l11'" UlIi, Nu, 23,
T,,,,,, 1), .....,rdiul: 10 ~ll<I,'1""9<d.lI in PI.. IkKili"1; ~'9. Public Itee"".> or' (",.Iie.
Cuunt~. f'l""ida. ....'" l"I'tii~I#.I~ ~..rih<<i ,,~ j'J'I~:
'<.. t.;::;:..:..... ~~~:l '.: "10,,'>"
("onlm.nei.. 01 'he ""me, """ ;ni.1'ieoiit>ru>t:i!",'!i,~, N.Ii. and llaJldall Blvd.. proce..l N,,,,h
89.4\1' .~~. W"I 1.&60,00 roo, '0. po;",; ,bene. Sou,. 00-19'.lO. W... SO.OO r.et lu. ""ne....
munl,l.01.Cl1.t, 011 Ehe si:lull~rj)' ,i,h'-ut'-wI.Y t'aiCmem line -of M:andlU Blw:I. and rht ptlo,ut of
heJ,nu.u.(!: of ../Ie paJ'reL ht'tf:.in dcscr(bed:
tll'''''''' '....injl..id .i,~, ol~II'.Y Soulh 00-l9'.1{)' We!l221.00 .....'.100. ,~. OIl' liJ:lol IlI'...W
.._.,71, ,hollce NWln 89-<1O'.~(). Well 30,00 r..o: lbo"".. Sou,h 72-19'.10' W.5112fi.34 fee,:
thel1C'~ aloDl an 1In.. ft1(" IJ.51 teel nf" CUfVtJ concave to- rH- riaht w~h a n~aiLl" of' 40.00 feet;
,II.,,"" Norlh 89-4D'.~U' W.., 2fi.48 re.l~ the""" No.tll 16-47'.00' W..' 34.00 "ee" ,he.....
NO',h [11.11/'.10. e.., 151,50 'wI; ,...... No"h 4-~9'.IO. W..I7{l.oo foe" ,he....., Nanh 22.
42"1" ....., 9.D2 ......... poin' on the aaid '''.t~..ly righl-ot.way WCn'lCnl of RJrvJall BI"II,:
Lhe..... .Ion. "'" >;lid Ti~hl.of.way .s..lUlh 8"'4U'-50' wt 209.110 I'eet l<l I"" poin, of ,lie
htg IIJlUD&.
14
w\'vw.da vi d sonengi neering.co In
Exhibit J Property Deeds
DE
DAVIDSON
ENG'NEERING
ttt OR: 2268 PG: 1223 ttt
S~bject to ...._.la.nd .-Ilricuonl of record: conllimng 1.140 11;",' mlft (If ....
SUIlJl;('T TO ...., lor lhe yoar 19'17 .nd "uh!l<<l",,"1 yea" .nd c",""iUo"". lim,..tiOllI,
~litri~t'on5. ca.-mrltl:s. illKl relfnratlorU, of ~~"w'd.
h. I'clo<> i'jumbe" ~77451.000\I
.nd oaid (j..nlu. <kIc, heRhy fully ",,"m"' ,he 1I4k to Kid I.nd, loci ..m defend tho .."'" agaillSllhe
lawful oJal rn. "r all po,,",'" ""'hum",,,....
"(jr,mtor' and .(jlllll_u:e" :jI,re l,i&ed f(Jt singular or ph.mil, ..., l,:~lmt!:xr r.fquiris_
LN WITNI,SS WllEIU,(lI'. Gr.",.. IIal ...r.on." ",t Gill""'" hond Olld !o08l ,he day ""d y....
Iir.~WlI'riLL'::lt
SieneC. ",alod and cklivrred
in our pn::~m:f;
.,<:;i-':w~iii'A;".()OMMI!NITY BANK. a Honda balll:l"e
I). . ".~::;~;,::;":"~'biJ>l;'.'iiO'(~:IRST RANK OF IMMOKAl.I,1i
i~'-A ,/ ':',.P'. ~.5<'\
(;;-, ~;)~~I~~~";" - .
T~ or PrlOl Name: : ~ " 1! ',; .' ':-, \'r'- J ;
~ "... f~. . j, . *. ~\.. i~.. \) ).i ~.' ~;' L ; ::";
I'lh~ \;,. ... ,\..ll., \ .,>.... ...' '.-.. ''''',:, """: ",.-!
"'it.-eU 2 :., ~::r~.. < ..~~~~.... ; .;':~:<i.
Type- or Prin. f'b1Qe~~'.(~~!..~" . . ..~,..'."'~""~:'"
~~~~;':LY~L~ER ~<:i.::2:YV<fi':~;~::~:;"
THE I'ORIlGOING INSTRUMl;NT w~, ..kn"wl~ tier"", me ,his "',\, ,\ do) of
\)nrrtl\)". I" b) !;:r~I'HcN l.. PIlICE, i' J'..loi<le.l or fLORIOA COMMlJNITY 8ANK. .
F1urido banking oOJllOlUion. On behalf "r ,h. e"""ra~.... who " pe.......ly kOOWn ",... '" who....
pmdUlCf:d _, liS jdentlr.cati~n.. .'
lbi.lnllmm,o. r.....red Br
DANIBL II. BURZYNSKI ES(,IUlltl:
BURZYNSKI &. PFEllFFF.R
11:t4 (;oodle(te RGed
Nap.... PI.rid;. )4 L02
,
\ \ " fV'
, ; 'Ill \ , ;1 ',', '..
r>lOTIIRV PIJBLIC
'f)pe or Prill! N""""
",ri.1 N~"''''t(irltlyl:
My {:{Immi..ian E""i"'''
,S~^l.l
1IIIIC-,pIoI"It'i"....J:I.I.
........--......-........ -....-...,
~ '{f~::;.:., .:.~~~~L:~.~~~; ~
"~~~'.' ~~~iIL~!~I_........I
Exhibit) Property Deeds
15
www.davidsonengineering.com
DE
DAVIDSON
ENGINEERING
PROPERTY: ANGELA IGLESIAS TRUST
DESCRIPTION: TRACT 72
FOLIO NUMBER:
37745200002
Exhibit J Property Deeds
16
www.davidsonengineering.coll1
DE
PhY~~r>R9Nf?J
rV
-v
Preoared hv'
Ian S. Gjovinco
2202 N. Wemhore BIY<I., Suite 200
Tampa, Florida 33606
3959894 OR: 4169 PG: 2999
aBeOiDED In OFFICIAl RBCORDSofCllLJ.IBRCOVlln, FL
Dl/17!2007.tOB,lBlKDiIGB'!I.BRDCI,CLIRI
mus 27.00
DOO'.7D ,10
Retn:
IAIISGIOVIBCO
2202 RilSTSHDRB ELVD 1200
!IR~A' 11 33001
When recorded return to:
Ian S. Giovinco
2202 N. Weslshore Blvd., Suile 2()O
Tampa, Florida 33606
(Spaeeabll~lhj$linercservcdfur=dingofficcllSConry)
OUIT-CLAIMDEED
1. IDENTIFICATION OF GRANTOR
Grantor's name and address is: Angela Iglesias and Aida Iglesias (deceased)
3209 W. Woodlawn Ave.
Tampa, FL 33607
/~
The word "I" or "me" as used means th ~
IDENTIFICATION F ~ \
Grantee's name and ld ss is:' 2
r~l.:) u ce s) i,n trust, of Angela
\ r \ I ab ro ted'December f, 2006, and
\~ \ ,".Y anlen tge1
'\1' \. 3;109 W. Woo !?':'~
~ O;:;J'ampa, FL 336"",'"
'<~~~
Angela Iglesias's tax identificatJ.~
The word "you", as hereafter used means the Grantee as Angela Iglesias as Trustee, or her
successor(s) in trust. of Angela Iglesias Revocable Trust, dated December 1, 2006, and any
amendments' thereto and with power to protect, conserve, sell, lease, encumber, manage and
dispose of the hereafter identified Real Property.
2.
3. MEANINGS OF TERMS
The terms IlJ," "me," "you," "grantor," and "grantee," shall be non-gender--specific ((i)
masculine, (ii) feminine, or (iii) neuter, such as corporations, partnerships or trusts), singular or
plural, as the context permits or requires, and include heirs, personal representatives, successors or
assigns where applicable and permitted.
4. DESCRIPTION OF REAL PROPERTY CONVEYED
Property hereby conveyed (the "Real Property") is described as follows:
Exhibit J Property Deeds
17
www.davidsonengineering.com
DE
DAVIDSON
ENGINEERING
OR: 4169 PG: 3000
All of tract 72, Unit 23, GOLDEN GATE ESTATES, .ocording to pl.t thereof recorded in PI.t Book
7, Page 9, of the Public Records ofealJier County, Florida
The Property Appraisets Parcel Identification Number is J7 7lf!) 20tX:0 2. .
S. CONSIDERATION
Good and valuable cOQsideration plus the sum ofTen Dollars ($ I 0.00) received by me from
you.
6. CONVEYANCE OF REAL PROPERTY
For the consideration described in Paragraph 5, I convey, remise (to give up a claim), and quit
claim (transfer without warranty) to you any interest I may have in and to the Real Property.
Signed in the presence of:
~ 7:&-
'-... /
120 I"~ P"L)~
2202 N. Westshore Blvd.
Suite 200
Tampa, FL 33607
Witness
STATEOFFLORIDA
COUNTY OF HILLSBOROUGH
Exhibit J Property Deeds
(Date)
18
WW\lv.davidson engi nefTi ng.com
De
DAVIDSON
ENGINEERING
*** OR: 4169 PG: 3001 ***
. instrument was acknowledged before me this .LL:day of J2euev.t.~ 2006, by
bngela Iglesias d Aida Iglesias (deceased), who is J11lJ=SsBalIy k:aSY'B t8 me or has produced_
Ror,-.{" as identification. ~ V
Notary Public - State of Florida
r........iAAl.i~GIOViNOO..........1
'<I> ..........,'" "
I' . ilIrR51117UOD&
_~ - 8orId.ahU~-..zs,cC
!' F"""-Nalar lnI:!
...............................~";O....I
-~
ht~;rBR CO~
/(J?~P-- ~
I r-~ \\
( //~(~O ))\V\~
(.' l y 1L) Jj~ ~, -A!,t
r" "'~) "
~,t.;", ' , ,,)
\.,; -.1,0
~ c~ ~
\..0':-..- //~ /'
,,-:r.: 7Jiq----c.':};?'
....< ,_ CTR-.--
--~
Exhibit J Property Deeds
19
www.davirlsonengineering.com
DE
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
CAB OF COLLIER INC.
THE WEST 150 FEET OF
TRACT 89
37746760004
20
www.davidsonengineering.com
DE
DAVIDSON
ENGINEERING
.J
r' .....-..1.........18.
_ J. ............I!oq.
-..., ot.....
_ J. -.,.,..... P.A.
... N. T.......... TraIl...... 218
........._ MIDI
..1__No.: oam
_IlIrNo.0083818
2731614 OR: 2759 PG: 2450
_laIlllWL_t1__,1L
1I/11/1lll It 111111I11. I. .... eIII
. II.,.
.m 11.11
.-.11 1111..
bu:
l\lIIL11ftI1ll
1111.
ISpIeI AbM ThIlI.k1t For RecordInIl Dllll
Warranty Deed
ThAI WernntyDMd rMde ""-11" dB)' of ~.IOOO belwMn
---..-
.....fIl.........._...
WtTNE88ETH. tholuld.......
__IIId.-
_.011._ hltP1lld,
-.u~"',-,
_II
1Ild" hIirI, "'" ....._.IldI... WId
NOI100 DOl.lARS ($10.00)....
lit /ICIIpt _1I11M1bV
"htIirI"'lIIignIror-. ..
-:
_...._,~_.:m_
......... furthw .."..... .... .. within r'n I IIMd "...... .. non.ohon_A-d P"'DI*1Y. nor Ie; tt
~ ...... to car.mon hor . ... Pf'OI*l>>'. MId............ ...... Ie _ tINt ehown Mova.
......... _ lor 2OO1111d ~ _: !IIIIkIa, IIuIIlt10 code ... _ UlI _" in1POIId by
DO._......illllUIIIaItIy, ClUIIIIndkla 01, 11II'" _lnIIrIIIalrICllIll, 11Ilr,'" _1clIaI.....1II 1..,11
CIlIIIIIlIIIlD 1It1lllldlVlllDn.
'IOIaeTI1ER WIIIl .. 11II _II, ..........~.. ... __ _ ~ or il onywtoo
11I,_ 1IlIo~..
TO .....VEAND TO HOlD, Iho_"' .........-.
AND ......... hINbv ......... wllh uId ~....... ......10 IIwIuly Iliad '" uId lond In IM'-":
.... ... .,.. hit _ .. IIId __ IUIIarlIy .. III ... _ uId 1Ind: thII ... /IlIIIIIlI1IMIbV Uy
__11II..10 u1d......... dllllldllt _......IIWILII:lllmlIt..IlIIIIlIII~.
Exhibit J Property Deeds
21
VIIWW .davidsonengineering. co In
DE
DAVIDSON
ENGINEERING
ttt ORi 2759 PGi 2451 ttt
IN WITNESS WHEREOF. arontor has _..t grontcr'l hond end ...lI1tdoyend _find -_.
__._IIICl~InOlJr_:
/~)GJf.,
~)
c, ':~ r
-
-"'-
Countv '" CeIIIr
1llt...........~_
.-tM_.wUII
INafooy SolI)
22
Exhibit J Property Deeds
www.davidsonengineering.com
DE
DAVIDSON
~NGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
CAB OF COLLIER INe.
THE EAST 180 FEET OF
TRACT 89
37746720002
23
VVWW .davi d sonengi neeri ng. co m
DE
DAVIDSON
ENGINEERING
~
DIlIMMfI twMII....." 1ft'
_J. -.......Ioq.
-..,.1.-
_I.-.,......,PA
.... N. ~TralI8u...110
__ WOI
N4...~No.~ 0Il37lI
FlorldIs. No. 01183818
2731613 OR: 2759 PG: 2448
....1. omew.... of CfW.1II co.n,"
1I11lllNt .,I..IUII ... .. _. .....
ClII 1111II."
__ II.R
...,. Ill!."
bll.
UIllmJ II
naif
~_ThIoL'" For_Dolo'
Warranty Deed
ThIlWlmnlyDeed RlIdIIhIlZ1lldeyof_btr.__
...... CInIWI,.1IlIIItId ponen
_poot__1o
.. ..... 101ft AYMlue, ......... IIIorIdaI UiJO
pdor.... ~
CAlo1Co111r.InG..'- :v 7111'.
.... PGlllIlIIIiIlllIIrIH II .;-
,.__..W.,........
...-'
to_pdorln
MId to the ..Id
In CoII1or
Op , \)<:--
I'm cn>-C
.......1.. '"' of Trwt ", CIOLOBN CUt: Unit No. _ .~a; a...." the pIM tIMNof. of
.......In PlllttJook 7, Pet- 11ll'MI1D, or... PubIto RMorda of eoau.r~.~.
...... 1:
_......... .......~...Iftd
~UIIId....,...__
_"_......
WIl'HE8llE1H.1hIl1Iid plIor.
_goodlRCf_
...1.1IJa I.........
-.e--.........
DNO/l00 DOU.ARS (ll0.00)1RCf
........Ipt_Io~
_.........,. _. the
Io-wII:
.......... rr .. r' ~ ...... It 17741710OOI
GIInIDr .... ..... IhII &hi .... d"~'" ....... .. non~. 1 II JIf8I*IJ. nor .. It
- _.~ -.. ............l1Il1l1i propIIty. _..................... II. ftrwt thown....
....... _ fat 2001 IRII ~ JIR: ZIWlII. bUIIdi1g c:odI... _ \III ,"",hlIIIo.. ~ lIy
........,.1III1UIharIY: DUIIIII'ldq 01. gII....... ~ 01' ~ If W1)'i _ .....hA.....-xI ~
_1D11I_.
TOGIITHER with .. 1M ....",.,.... Ml - ....Ita Md 1IPPU'I1e~.cN thentIo betonaIna or In MvwiIe
.. bAA-II.
TO HAY!! NfD TO HOW."" tllllllmPll_.
NfJ 111'- hoIwlIy ........ _ _..- ....... ~ 10 _ _ of __ In'" _.
_... ... .... good ...... __ _ to...... __ _ _: .... the pdor ~ IuIy
......... the tIIIe 10 ..ad a.nd .-wi wi! defencf the ..... .1Mt ... ...... cIIImI ",.. peraGnI whomIoa _.
Exhibit). Property Deeds
24
V./WW .da vidsone ngi ne eri ng. co m
DE
DAVIDSON
ENGINEePING
ttt OR: 2759 PGi 2t49 ttt
IN WlTNEM WHEREOf!!, ",*,tor' hn hereunto Nt grw\tor'. tJ.nd and.... h day 1Ind)"Ml' Iht ebOW 'Millen.
SIp1od._ md deI_"our_:
)~a._
'-'
-(SIll)
2-
_cl_
"","",,"~
__,2000 by IlIOIllI llnIE,.
ueer.B.-"Ib,
ZUl..
nCff+~
2S
www.davidsonengineering.com
Exhibit) Property Deeds
DE
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit] Property Deeds
RANDALL LAND TRUST
AGREEMENT
THE WEST 180 OF TRACT 90
37746840005
26
Vv\fo"lw.d a vid sane ngi n eeri ng.com
DE
DAVIDSON
ENGINEERING
Prepared by and return to:
Dan Bailey, Esq.
3455 Pine Ridge Road. Suite 102
Naples, Florida 34109
PropertyID: 37746840005; 37748480104; 37748480007
Prepared without opinion of title
4146040 OR: 4344 PG: 0527
ilCORDBD inOPPIClA~ RECORDa ofOOLLIBR coum, fL
8l/l1/1008.lll:S9PKDKlGll'1B.BRDCK,ctlRK
IBcm 35.50
DOC-.70 .70
letn:
fIKO'rIIYJCOtTBR
S999THB'I"313
HlPtBSfI,34102
WARRANTY DEED TO TRUSTEE
UNDER LAND TRUST
lHIS WARRANTY DEED made the 28th day of March, 2008 by Daniel Balley, IndividuaUy lUId
a. Tru.ree under that certaiD land trust dared April 28, 2006 lUId caIIed the RandaU Land
Trust Agreement, hereinafter called "Grantor", to Lisa Aldlkactl, as Successor Trustee under
that certalD llUId trust dared April 28, 2006 lUId called the RlUIdaU Land Tru.t Agreement
(hereinafter referred to as "Ttusteen) with full power and authority to protect, conserve and to 9~ or
to lease or to encumber, or to otherwise manage and dispose of the property hereinafter described
and wbose Post Office address is:
1500 Bonita Lane, Naple., Florid~R c~~
CJ WITNESSETH ;:;
~~ ~
That the GTantor, for end in '0 e 0 II ($10.00) and other good and
valuable consideration. ree . t . 11 'W ereby grants, bargains, sells,
aliens, remises, releases, co v . an certain land situate in Collier
County, Florida, to-wit: r"'
'@
A 100% interest in the folIo
The We.t 180 feet ofTruetNo.
thereof recorded In Plat Book 7, P
TaxID: 37746840005
s
00
~, nit No. 23, according to the plat
rds of CoWer County, Florida.
A 750/0 Interest in the following:
Golden Gate Estates, The West 1/2, Unit 23, Tract 107, according to the plat thereof recorded
in Plat Book 7, Page 9, of the Public Records of CoWer County, Florida.
Tax ill: 37748480104
A 500/. interest in the fonowing:
Golden Gate Estates, The East YJ, Unit 23, Tract 107, according to the plat tbereofreoorded in
Plat Book 7, Page 9, of the Public Records of Collier County, Florida.
Tax ill: 3748480007
PROPERTY IS VACANT LAND AND IS NOT TIlE HOMESTEAD NOR CONTIGUOUS TO
TIlE HOMESTEAD OF TIlE GRANTOR.
1
27
Exhibit J Property Deeds
www.davidsonengineering.colTI
DE
DAVIDSON
ENGINEERING
OR: 4344 PG: 0528
1bis conveyance is subject to:
1. Taxes and Assessments for the year 2007 and subsequent years.
2. Zoning and other government regulations.
TO HA VB AND TO HOLD the above-described real estate in fee simple with the appurtenances
upon the trust and forthe pmposes set-forth in this Deed and in the Randall Land Trust Agreement
dated April 28, 2006 (Trust Agreement).
Full power and authority is hereby granted to said Trustee to improve, subdivide, protect
conserve, sell, lease, encumber and otherwise manage and dispose of said property or any part
thereot: to dedicate parks, streets, highways or alleys and to vacate any subdivision or part thereo~
and to re-subdivide said property as often as desired, to contract to sell, to grant options to purchase,
to sell on any terms, to convey either with or without consideration., to convey said property or any
part thereof to a successor or successors in trust and to grant to such successor or successors in trust
all of the title, estate, powers and authorities vested in said trustee, to dcnate, to dedicate, to
mortgege, pledge or otherwise encumb . p., ~y part thereof, to lease said property, or
any part thereof, from time to time, . .ar.: by leases to commencein praesenti. or
futuro, and upon any terms and 'od or peria not exceeding in the case afany
single demise the texm of99 y a to renew or extend Ie n any terms and for any period
or periods of time and to am d, I' esan the andprovisionsthereofat
any time or times hereafter, 0 t ptians to lease and options to
renew leases and options t e of e reversion and to contract
respecting the manner of s, to partition or to exchange
said property, or any part th I submit said property, or any,
part thereof to condomini ~ lace restrictioos or any part thereo~ to grant
easements or charges of any ~ release, convey . ght, title or interest in or about
or easement appurtenant to said deal with said property and every
part thereofin all other ways, and it would be lawful for any person
owning the same to deal with the to or different from the ways above
specified, at any time or times hereafter.
In no case shall any party dealing with the Trustee in relation tothereal estateorto whom the
real estate or any part ofit shall be conveyed, contracted. to be sold, leased or mortgaged by Trustee,
be obliged to see to the application of any purchase money, rent or money borrowed or advanced on
the premises, or be obliged to see to the terms of the said Trust have been complied With, or be
obliged to inquire into the necessity or expediency of any act of the Trustee, or be obliged or
privileged to inquire into any of the terms of the Trost Agreement or the identificatbn or status of
any named or unnamed beneficiaries, or their heirs or assigns to whom. the Trustee may be
accountable; and every deed, trust deed, mortgage, lease or other instrument executed byTrustee in
relation to the real estate shall be conclusive evidence in favor of every person relying upon or
claiming under any such conveyance lease or other instrument a) that at the time of its delivery the
Trust created by this Deed and by the Trust Agreement was in full force and effec4 b) that the
conveyance or other instrument was executed in accordance with the trusts. conditions and
limitations contained in this Deed and in the Trust Agreement and is binding upon all beneficiaries
under those instruments, c) that Trustee was duly authorized and empowered to execute and deliver
2
28
Exhibit J Property Deeds
www.davidsonengineering.com
DE
DAVIDSON
ENG'NEoRING
OR: 4344 PG: 0529
every such deed, trust deed, lease, mortgage or other instrument and d) if the conveyance is made to
a successor or successors in trost, that the successor or successors in trust bave been appointed
properly and vested fully with all the title, estate, rights, pow~. duties and obligations of the
predecessor in trust. If there are co.trustees, it is specifically understood that the signature of only
one of the co-. Trustees shall be required to accomplish the foregoing.
Any contract, obligation or indebtedness incurred or entered into by the Trusteein connection
with said property shall he as Trustee of an express trust and not individually and the Trustees shall
have no obligations whatsoever with respect to any such contract, obligation or indebtedness except
only so far as the trust property in the actua1 possession of the Trustee shal1 be applicable for the
payment D11d discharge thereof, and it shall be expressly understood that any representations,
warranties, covenants, undertakings and agreements hereinafter made on the part of the Trustee,
while in form puxporting to be the representations, warranties, covenants, undertakings and
agreements of said Trustee, are nevertheless made and intended not as personal representations,
warranties, covenants, undertakings and agreements by the Trustee or for the purpose or with the
intention of binding said trustee personally, but are made and intended for the purpose of binding
only the trust property specifically described herein; and that no personal liability or personal
respoD.Sl'bility is assumed by nor shall erted or enforceable against the trustee
individually on account of any . ~ t of anyrcpresentatio~ warranty,
covenant, undertaking or agr said Trus . expressed or implied, all such
personal liability, if any, b . waived and reI ed d all persons and corporations
whomsoever and whatsoever ofthi 'non from thedateofthe filing
for record of this Deed.
The interest of the b
previously and of all persons
and proceeds arising from
to be personal property, and n ciary under tbi
equitable; in or to thereal estate but only as interes n1'~
that rcal estate as aforesaid. O~ ^'0'-V
, liE IRe
In the event of the death of the , ccessor trustee lUlder the trust agreement
referred to above shall be Marilyn Johns, and upon a recording in the public records of Collier
County, Florida, of a death certificate of the Trustee or of any successor trustee, title to the land
described herein shall be deemed to be held by the successor trustee and to pass to the successor
trustee without the requirement of recording any further or additional documents.
Trust Agreement referred to
be only in the earnings, avails
, and that interest is declared
e any title or interest, legal or
. gs, avails and proceeds from
This deed is given and accepted in accordance with Section 689.07 1, Florida Statutes. The
Tnlstee shall have no personal liability whatsoever for action as trustee under the trust agreement
referred to above or by virtue of taking title to the land described above and the sole liability of
Trustee hereunder sball be limited to the property which the Trustee holds underthe trust agreement
referred to above.
And the Grantor by this Deed fully warrants the title to the abov~described real estate and
will defend the title against the lawful claims of all persons whomsoever. "Grantor", "Grantee",
"Trustee" and "Beneficiari' are used for singular or plural,. as context requires.
3
29
www.davidsonengineering.com
Exhibit) Property Deeds
De
DAVIDSON
fNGrNeeRING
*** OR: 4344 PG: 0530 ***
IN WITNESS WHEREOF, the said grantor has signed and sealed these presents the day and year
above written.
Signed, sealed and delivered in our presen~
1f1.V ~a..v.13 .J,odJ
Witi\ess " S'
DE""IM l.l. t.L.... '
~/~'<A~
'13-ef{/V'lte ~, 7;;/VRS.SO
~~
~ -- <J3."l.:l
Daniel BaUey, Indlviduall~ -
Trustee under that eertam land tnlst
dated April 28, 2006 and called the
Randall Land Trost Agreement
STATE OF FLORIDA
NOTARY PUBLIC
''BEtttJlt'c: ;:;:,
Exhibit J Property Deeds
30
COUNIYOFCOILIER
scribed before me this 2S1b day of
r that certain land trust dated
mear
b low) and who did no' take an
.tfI'&
~ BERNlCEE.TOMASSO
~ ".4 ~~ON'DD373l12
.,PT ,.Nweaarso,2O!Jg
I ~ f1.~IIIo__~
4
wvvw. davici so n engi neeri ng. co In
DE
DAVIDSON
fNGINEElllNG
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
WILLIAM M. GRANT
REVOCABLE TRUST
THE EAST 150 OF TRACT 90
37746800003
31
VV\VW .davidson e ngi nef'ring. com
De
DAVIDSON
ENG'NEERING
T'hishw!nauelll:Pt<:pmdWilbDUlOpIniooBy;
DaoBalIe)'.Atlonxy.-eLsw
34S5PiDelUdpROIlli,Sllitel02
~pIes,FL34109
SA 'OA
OmItm'f;~SeIlII;
~'ISatSec':
4213907 OR: 4395 PG: 2023
UCORDlll In olnan UCOBJ of CllLLIU corm, rL
Dtfl2/UDBlt OJ:02PIDI[GIf J.uocr, CWI
all 55DOOUO
ucm 11.5'
JOe-,n mUG
conn 2.10
ure 2.00
Itta:
DlIllILIJ
14ssnnmuUf1IZ
Brut n )UU
ISp-A.bove'OlisUncForRcoonliDsDalal
Deed in Lieu of Foreclosure
C$QlumryFOIIII-FS689.01)
This Indenture, made Ibis t!J:i.day of SIEPI . 2Oll8. Imiftn 'YIIOVANNI M. OTERO.. ~e
alID, ofllll! SlJlla orFll>lida, wfMlR post o15oe~ b f!l!n5 """" SIrtelNE, Nopfn, FL 34120, GranIor, aIJd WIl.UAM M. GRA1\7
REVOC.uU TRUSTDATED "'1M,". wboseplllof!ko=&l!dnIait 3455 PinoJtidge It<lod. Suite HI!, Napb,FL MI09,GrlIlIl:~:
Witnesseth:
ThatIllcQ{dGralllw.focllddiDcomIdemioDoflbtlllQl.of$IO.OOmdollu.rwh1ab!ecoll:iidetlllill.o.taGnmb:lrioballd.paldby~SlJd
Granke.1be1eC'elpt""""=ofkhlftby III'blDwledaed.heftby@l'mlll,barpimiDl!se1IItollll!llIidGrmve,aadOnullte'l
bIlllllandusiaml1nYGr.Ibe~de8cribedlllld,lowtt:
Ail ofThm 12$, GOLDEN GATE ESTATES, UNIT 23. ~ 10 !be pili! Ihm:of, recorded ill Pia! Boo!: 7,
Pap Il,oflhePubllell.o:amkofColII..rColmly,Fllirida.
The &st 150 t'=totTnct 90, GOLDENOATE ESTATES, UNITD, Iccordlog 10 t1n: p!al....reo[ recordo:d in Pill
BooIc.7,Polp9,otlhfPub1it:Jl.econbofColIter
.ADdIhcAfdGlmalord_herobyfilUy
~.WilcnverllleClllcnla,dII:
RJI~lIIdurlpsofinllMduak,
(Far~Only:P~J.pp>1l'
To"''''2Ddtohaldlh~_iDfile
l'Dplhc:rWilhmyaacllliltl:llel1laUl,
incbfillaaolllllllYidediBRnlliD
RIIIlrictiou,_llolls-.l1fllli"
1IIlI00000JOVCnllDll;llllrepluKlar
7750000006 IlIIl 37746B00Il0J),
mjganywiR~
dem:aro. SllbjodlDO!AaD!Jll:S,
llliaimn.ifoppJic.bIo),zurq
lpinsIiRlawfiIlellilml>Callpenons
IOlhis~aad=b:in.legal
~
TheCOll\lq'llllCe$d"forth~byOnntcu:1o
gflbo5eeena.mMonppsalOfollows,
I}. MlmJap. ~ Yhovanoi M. Olero.$iagIe.
dlIedDccemberl!l.2003,aadRaltdl=dJuuary"
COIIIlt)',FIoridll;andlllOdifildislialburnealdolad Novctrilcr28.2006,iDOlIiciIlRcooo:rdlBook-4I44.
Pip IO"-Public~gfCollicJCOIIIll)1.FloridI.lnlllef.lrialaaipiqcjpalamnofS3S0.000.00.
2}.MImp&e:~Ybo\IIIlDiM..Olclo,aIocJe,an.JdoF.Drero.mmiod,IlldWIlllamM.Gl:antRtvol:abI.Thl&tD.oled9fI,5tI999.
d8TadSepcamera.2l106,llId-*4~1,.2OO6,iDOftll'illl~Book"'106.Papl260,oflBPuGlicR-motColliel
Colmly.F1oddI,loTheorigfallptfnelpal_ofS610,OOO.oo.
)). MOJt&qc IJetwwa ~ Developmem of FJorida, u.c. . Florid'. LimfIed u.billIy C'MpDy. 'I:'bovmai M. O/m;l, single..
O$YaIdo F.OtI:lo, mmtecI. ~hd:uam vw.,u.c,. FlcIrJdaLilllicedLilbUit)'COlIlJ'IIIY. &.nov.tive~JX. u..c..FIOIida
Lilnllcdt.w./lll:yColqlmly.~ftdr.nX.u.c..FlmidtUmlledLllbDityComplQ)'.MdSmut~lIlc.dlledJul,y'I6.
2007. aad teconIm JllIy )1. 2007. isI O1fidaIll=oclfI Boot :!t93. PIp 445. ofllle PabBc Recmis ofCHARlD1TE C'ouI:dr.1l1ortd.; aad
aslpc:dIDWJWIDIM.0rant~TnIIl:DlIlnI9JI5t19!l9JnlMlmraom:~lulY2S.2007..mdtw:ordedA1lpnIS.2007.ia
OfficiaJ Recmdo Book 31911. Pip 1268, Pob& lecoRIs oft1iAJU..OTrE CllIIIdy. Flodda, m;l modI&d ill ~ 1'llCOI'ded
Seprember 14. 2007.10 01iciaI ~ Book 3210. P-ae 1340, Pub&: RlIOOIdI o(aiARLOTIli Covno/. Fbida, 1III:I.wped iD
iDaroInmI dated Jllly 25, 2D07.1IIld recardedOCloller.... 2007.10 0IIkW RecOl'dlBook4288. Pip 2848. Public R<<Ol'ds ofCOLLIIlR
Coumy.1'kD:lda. and IZIOdIfltd lniDllrlmltm ~ 0ct0bel-4. ZOO7.1o Oftkial Rel:ordrBook 42U. P.~28so. Public kords of
COLl.IBR.C'ol1aly.1Iozlda..IIITheori&iW~NII1ofS55O,ooo.OO.
11tisDeed...~'""'""'!J'M...of~tillciD~dcratlosI.oflhe...dudlClllof1MP.........lliIbtliryO(lheddl1Dt....mr1b<NOll'
erpllliollll!~doIlarlmlllllltofaidNotllD;dllootiDTt:llded.tobc~RWriIy.
GlI:IltOr-lllulM~ofTbedebl:owedtDdlhl:m1Iic:zIwofflePllJi...all/abilllyOflhedc:bIoruadcrtbcNOIef&_lIIbly
equimllllodle"lrllll1tdnlut-or...SIIbJoI:tlftlpropen;yatblilnoofthll~.. Gl'8IIIWtJsnbarlllefll....t~f\lbjecl
r~ptopmybutlOlld4iu-J.~.yaJucmd!bl.tlben:illllO.dditioIIal~, aadOrmlor.~lllUlflIlraald
,"ductiondlr"IIIlI)'IllIlIxI.-iaina~duellllllcraidPl'OlDiIllOlYNolr{sl.
AnLi-McrserLul&Wlse: kb:lbeinlenlionoftbcGrudOI'aDdOlanr.:~lhattlaellOlbc: .lII8IJtrbrlht;fecwithlhr lic:rasolhltlhel= is
praerndiafpwofIhc:MorIpp.n:fl:mIl:ediaTbeiPllrlmleDl(r).bovc. ClraDIorbmiby~poatMiOlllotb=RIbjeeln:aJ
""""".0-.
GrantbrSlglUltlll'e(s) Have Bem Plactil Oil the Fol/owing Page 011 Purpose
Exhibit) Property Deeds
32
www.davidsonengineering.com
De
P~V~9~Rq.~
u* OR: 4395 PG: 2024 ***
Deed i" lieu of Foreclosure
PAGE TWO
Si&Ded.-']cd;mddr~dilllJu:prmD~ol!
"",~uk~
Print kifJ~T1IlJF 51 flE.RR':::-
WJnlBSSNO.1
d~?
,,~/,~
/- '
Pmn VHOVA'NNlM /1T'I;lIn
{Seal)
---::. - :::?'"",,~
Priqt f)~~ an [)~.,
WITNESS NO. 2
STATEOF~
rotlNTYOF LLIPL
TheforegoiBg~_ac:bow1cdJcdbelbn:Fr.thII~doyof~2008.by'\'hovarWM.OIeJo.v.bol5"are
~'ykDD'MllDlnIlorwbohasr'hlYO:produted L. =R.<' Jc:.~ asilkaUlialiDn.
Exhibit J Property Deeds
33
www.davidsonengineering.com
DE
DAVIDSON
ENGINEE~ING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
RANDALL LAND TRUST
AGREEMENT
THE WEST Y2 OF TRACT 107
37748480104
34
www.davidsonengineering.com
DE
DAVIDSON
~NG'NEERING
West Y:z afTract 107
Parcel No. 37748480104
Property owned free and clear
3676/2802 Cannan sit Otero Enterprises 50% and Seaside Development 50%
Price $206,000
4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust
4113/2772 corrects previous deed by defining a 50% interest
4329/3280 Otero Enterprises conveys a 25% interest to Baily, Trustee of Randall
Land Trust
43441527 Bailey, TlllBtee conveys to Aldikacti, Trustee of Randall Land Trust
4360/2498 Otero Enterprises conveys to Yhovanni and Osvaldo Otero their 25%
interest
4363/4138 Otero conveys 25.00% to EDG. Inc. Document stamps paid
At tbis point ownership
= 75.00% Randnn Land Trust
= 25.000/0 EDG, Inc.
436614028
Aldikacti, Trustee conveys to EDG, Inc. an
11.24% interest retains a 63.76% interest
At this point ownership
~ 63.76% Randall Land TlllBt
~ 25.00% + 11.24% EDG, Inc. = 36.24%
438412880
Aldikacti, Trustee conveys to BDG, Inc. a
63.76% interest
At this point ownership
= 00.00 Randall Land Trust
=25.00% + 11.24%+ 63.76% EDG, Inc. =
100%
438813201
BOG, Inc. conveys a 38.76% interest to EDG n, LLC
At this point ownership
= 38.76% EDG II, LLC
= 61.24% EDG, Ine.
New deed puts property back to same as 436314138 of:
= 75.00% Randall Land Trust
= 25.000,10 EDG, Inc.
35
Exhibit J Property Deeds
www.davidsonengineering.com
DE
DAVIDSON
ENGINEERING
PrepIlI'ed by and return to:
DllD. Bailey, Esq.
3455 Pine Ridge Road. Suito 102
Nllples. F10rida 34109
Property ID: 37746840005; 377484$0104; 37748480007
Prepared without opinion of title
4146040 OR: 4344 PG: 0527
RlCaRDla 1, aPlICIAL UCORDS of COLLIIl COURlY, !L
DS/lI1200! at 12:ml DiSDO! I. !Iocr, eLlRI
RICIII 35.50
aaC'.70 .10
Rein:
UlOlBlJCOI7IR
!!!I!lItI'SSlS
NIPLISnl1102
WARRANTY DEED TO TRUSTEE
UNDER LAND TRUST
THIS WARRANTY DEED made the 28th day ofMarcb, 2008 by DonielBaney,Indivldually and
as Trustee UDder that certaln land trust dated AprD 28, 2006 and caIIed the Randall Land
Trun Agreement, hereinafter called "Grantor", to Lisa AldikactJ, as Successor Trustee under
that certain land trust dated AprD 28, 2006 and eaUed the RaudaU Land Trust Agreement
(hereinafter referred to as "Trustee") with full power and autlwrity l<l protect, conserve and to sell, or
to lease or to encumber. or to otherwise manage and dispose of the property hereinafter descnoed
and whose Post Office address is:
That the Grantor, for and in
valuable considerat1on, 'pt
aliens, remises, releases, co v
County, Florida, to-wit:
~
00
nit No. 23, according to the plat
rds of Collier County, Florida.
The Wast 180 feet of fuet No.
thereofreeorded. in Plat Book 7,
Tn ID: 37746840005
A 75% Interest.ln the following:
Golden Gate Estates, The West 112, Unit 23, Tract 107, according to the platthereof1recorded.
in Plat Book 7, Page 9, of the PubUc Records of ColDer County, Florida.
Tn ID: 37748480104
A 50% interest in the following:
Golden Gate Estates, The East l', Uult23, fuct 107, according to the plat thereofreCOrdedln
Plat Book 7, Page 9, of the Public Records of CoUler County, Florida.
Tn ID: 3748480007
PROPERTY IS VACANT LAND AND IS NOT 1HE HOMESTEAD NOR CONTIGUOUS TO
1HE HOMESTEAD OF 1HE GRANTOR.
1
36
Exhibit J Property Deeds
www.davidsonengineering.com
DE
DAVIDSON
ENGINEERING
OR: 4344 PG: 0528
This conveyance is BUbject to:
1. Taxes and Assessments for the year 2007 and subsequent ye....
2. Zoning and other government regu1Btions.
TO HA VB AND TO HOLD the above.described real estate in fee simple with the appurtenances
upon the frost and futthe purposes set forth in this Deed and in th.RandaULand TrnstAgreement
dated April 28, 2006 (Trost Agreement).
FuIl power and authority is hereby granted to said Trustee to improve, subdivide, protect
conserve, sell, lease, encumber and otherwise manage' and dispose of said property or any p811
thereo~ to dedicate pm, streets, highways or alleys and to vacat. any subdivision or part thereo~
and to re-subdivide said property as often as desired, to contract to sell, to grant options to purchase,
to sell on any terms, to convey either with or without consideration, to convey. said property or any
part thereof to a successor or successors in trust and to grant to such successor or successors in trust
all of the tit1~ estate, powers and authorities vested in said trustee, to dmate, to dedi~ to
mortgage. pledge or otherwise encumb' llI1Ypart thereof, to lease said property, or
any part thereof, from time to time, . 0 . byleasesto commem.ceinpraesentior
futuro,and upon any terms and criod or peri not exceeding in the case of any
single demise the term of99 y to renew or ex.tend 1 on any terms and for any period
or periods of time and to am an :the erm.s and provisionsthereofat
any time or times hereafter, t . ons to lease and options to
renew leases and options of e reversion and to contract
respecting the manner of s, to partition or to exchange
said property, oranyparttb submit said property, orany,
part thereof to condomini or any part thereo~ to grant
easements or charges of any title or interest in or about
or easement appurtenant to said deal with said property and every
partthereofin all otberways, and it would be lawfUl for any person
owning the same to deal with the to or different from the ways above
specified, at any time or times hereafter.
In no case Bha1l8l1Y party dealing with the Trustee in relation to the real estate orto whom the
reel estate or any part ofit sball b. conveyed, contracted to b. sold, leased or mortgaged by Trustee,
be obliged to see to the application of any purchase money, rent ormoneyborrowed or a4vanccd on
the promises, or be obliged to see to the tenns of the said Trust bave been complied with, or be
obliged to inquire into the necessity or expediency of any act of the Trustee, or b. obliged or
privileged to inquire into any of the terms oftbe Trust Agreement or the identificatim or status of
any named or unnamed beneficiaries, or their heirs or assigns to whom the Trustee may be
accountable; and every deed, frost deed, mortgage, 1.... or otherinstroment executed byTrusteein
:i:elation to the real estate sball be conclusive evidence in favor of every person telying 11l'OD or
cleiming under any such conveyance l...e or other instroment a) that at the time ofila delivmy the
Trust created by thia Deed and by the Trust Agreement was in full force and .ffect, b) that the
conveyance or other instrument was executed in accordance with the trusts, conditions and
limitations contained in Ibis Deed and in the Trost Agreement and is bindingupon aU beneficiaries
under those instroments, c) that Trostee was duly authorized and empowered to execute and deliver
2
37
VvWW. d avidsonengi neeri ng.co m
Exhibit J Property Deeds
DE
DAVIDSON
ENGINEERING
OR: 4344 PG: 0529
every such deed, trust deed, lease, mortgage or other instrument and d) if the conveyance is made to
a successor or successors in trust. that the successor or successors in trust have been appointed
properly and vested fully with all the title, eState, rights, powers, duties and obligations of the
predecossor in trust. If there are co-trustees, it is specifically understood that the signature of only
one of the co-- Trustees shall be required to accomplish the foregoing.
Any contract, obligation or indebtedness incmred or entered into by the Trustee in connection
with said property sbalI be as Trustee of an express trust and not individualIy and the Trustees sball
have no obligations whatsoever with respect to any such. contract, obligation or indebtedness except
only 80 far as the trust property in the actual possession of the Trustee shall be applicable for the
paymeol and discharge thereof, and it sbalI be expressly understood that any representations,
wammties, covenants, lDldertakings and agreeIDCIlts hereinafter made on the part of the Trustee,
while in form purporting to be the representations, warranties, covenants, undertakings and
agreements of said Trustee, are nevertheless made and intended -not as personal representations,
warranties, covenants, undertakings and agreements by the Trustee or for the pmpose or with the
intention of bInding said trustee personally, but are made and intended for the purpose of binding
only the trust property specifically described herein; and that 00 personal liability or personal
responsibility is assumed by nor shall erted or enforceable against the trustee
individually on account of any' iWG t of anyrepresentation, warranty,
covenant, undertaking or agr e said Trus expressed or implied, all such
personal liability, if any, b . wsived and rei d all persona and cotpOraliona
whomsoeverandwhats6ever . ofthi co itionfromthedateafthefiling
for record of this Deed.
The interest of the b
previously and of all persons
and proceeds arisiog from th
to be personal property, and
equitable, in or to the real estate
that real estate as aforesaid.
Trust Agreement referred to
beonly in theeamings, avails
tc. and that interest is declared
ve any title or interest, legal or
. , IrVaiIs and proceeds from
This deed is given and accepted in accordance with Section 689.07 1, Florida Statntes. The
Trustee shall have no personal liability whatsoever for ~ction as trustee und.er the trust agreement
referted to above or by virtue of taking title to the land described above and the sole lishility of
Trustee hereunder sbalI be limited to theproperty which the Trustee holds under the trust agreement
referred to above.
And the Grantor by this Deed fully warrants the title to the abov<>described real estate and
will defend the title against the lawful c1aim.s of all persons whomsoever. "Grantor'\ "Granteell.
"Trustee" and "Beneficiary" are used for singular or plural, as context requires.
3
38
www.davidsonengineering.coIn
Exhibit J Property Deeds
DE
DAVIDSON
ENGINEERING
*** OR: 4344 PG: 0530 ***
IN WITNESS WHEREOF, the said grantor has signed and sealed these presents the day and year
above written.
Signed, sealed and delivered in our p~
tfg.u IQa.v.6 .,J,o& ,
Wi_s .0 s-
DEl"lIjl\f lJ, tolL-
&~/~,<~
'wj!l,1ess c --r-
7:7e'fI.(IItte v-' / tt? ""11$50
STATE OF FLORIDA
EXECUTION OF the foregoing .
March, 2008 by Daniel BalIey
April 28, 2006 and called th
who has produced sufficient
oath.
-~
~
--- - li3 -'~ _
Daniel Bailey, IndJv\duall
Tnutee wuIer fI1atcertBfn InIld tnJst
dated April 28, 2006 and .alIed 1he
RandaU Land Trust Agreement
~\J13,R COU..y
t was sworn t
wU andas Tros
eem
Exhibit) Property Deeds
39
cotJNfYOFCOUlER
scribed before me this 2811I day of
1hat certBfn InIld trust dated
to me or
ow) and who did not take an
/(,&
IlERNICB E. TOMASSO
.........-...,. WYOOWlolISsJON'Dl))'}]IU
,'" ElQIIRBS:Htow::atwao,2OOB
I'I.~~"-Co.
4
wvvw.d a vi d so nengi neeri n g.co 111
De
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
EMERGENT DEVELOPMENT
GROUP INe.
THE WEST ~ OF TRACT 107
37748480104
40
www.davidsonengineering.com
De
DAVIDSON
ENGrNEERING
West Yz of Tract 107
Parcel No. 37748480104
Property owned :free and clear
3676/2802 Cannan sit Otero Enterprises 50% and Seaside Development 50%
Price $206,000
4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust
4113/2772 corrects previous deed by defining a 50% interest
4329/3280 Otero Enterprises conveys a 25% interest to Baily, Trustee of Randall
Land Trusl
4344/527 Bailey, Trustee conveys to Aldikacti, Trustee of Randall Land Trust
4360/2498 Otero Enterprises conveys to Yhovanni and Osvaldo Otero their 25%
interest
4363/4138 Otero conveys 25.00% to EDG. Inc. Document stamps paid
At this point ownership
= 75.00% Randall Land Trust
= 25.00% EDG, IDe.
4366/4028
Aldikacti, Trustee conveys to BDG, Inc. an
11.24% interest retains a 63.76% interest
At this point ownership
- 63.76% RBndall Land Trust
~ 25.00% + I] .24% EDG, Inc. = 36.24%
4384/2880
Aldikacti, Trustee conveys to EDG, Inc. a
63.76% interest
At this point ownership
= 00.00 RBndall Land Trust
~ 25.00% + 11.24% + 63.76% EDG, Inc. ~
100%
4388/3201
EDG, Inc. conveys a 38.76% interest to EDG II, LLC
At this point ownership
= 38.76% EDG 11, LLC
= 61.24% EDG, Inc.
New deed puts property back to same as 4363/4138 of:
= 75.00% Randall Land Trust
= 25.00% EDG, Inc.
41
Vv\J\Tw.da vi d so n engi neering.com
Exhibit J Property Deeds
De
DAVIDSON
ENGINEERING
1HIS INSTRUMENTPlUiPARED BY ANDREruRN TO:
11mofby J. Cotter, Esq.
Timothy 1. Cotm",PA
59!i1 9thStreetNorth,Suite# 313
Naples, Florida 34102
propartyApprailenParoelI.mrtific;aliDll(FoJ!o)NllmhcllI:
317484JOl107;317"410184
PREPARBD WITHOUT OPINION OF nn.E
ttt 4110343 OR: 4363 PG: 4138 ttt
UCOEDlg 1~ urncm UCORllS of cmm COm! r n
o51211U08ItU:SIPllDmll'l'I.BlOCI,CWI
COR' mm.oo
oem 11."
DOC-.TO lS0S.1D
Rtb:
nllurBtlCllml
m"R&fl,m
NULI"~ 14102
SpI...AbavoThl, LlncForR=n11ni D8/I;.
THIS WARRANTY DEED, made Iho 14thda)' of May, 2001 byYlovanal Otero,a B1DJ1emaD, aad Onaldo
Owo, a muded IDI.D , bereIo oalled the gt'IDlOrB, to EnteT&lent DeweIopJDeat GtoIIp, Joe., a Florida
Corporation, whose pcl51 office a~s is 3055 Tfrralllll" Drive, NapD. Florida 34119, Pinafter caIled lhe
-...
(WII_.-.I /t6rI:i.. ,'''' _ "J7""IW" ",,4 "grt>>tle" Im:lrak ~IIIM J"'H~ to this IMI"",,~ it,,' <hot bfirs, /qt<f
l'1IJ'TIU8"(""'""'tmtltu.tlpqfl"rli...duols.tmdl".....~<mJQU/gl>sDfctNfHNt1'licns)
W I TN E SB ETH: 'IluItlho grMlltmi, furlUldio~onsidcntiOll (If the IUDl ofTEN ANDOOIIOO'S ($10.00)
Dollalll aod otber valuablo con JidenltiODB,reccipl wheroofiBhenlbyacknow1edacd, bcrebyanmts,bmpins,sells,
dimt, re:m.lss, m$llBeS, COl:lVO)'lIlld CDllfltms IIDto Ihe grBDlOll alllhat certain 1ud situate in COLLIER COIIIIIy,
SllIleofFlorida,.&.:
A 11.14% Interert In GoJdea Gate EJta.... Tbe Ent %, Unit.13, Tract 107, ._d1q to the plat tberool
recorded In Plat BooSt 7, Pap 9, Dr lhe I'1IbIlc Res:onlI of Comer COUDty, Florida. FoBo #3774848Ol107
A 15% InteRat In GoIdtll1 Gall! Ettatell, The w.t I-i, Unlt .13, Tract 107, .eeording to !be pJlt tbereof
reeonled in PIIt Book 7,Pap 9,orlbe hbJlc COIUer CcnlDty, FIorldl. FoIlu .3774848tl04
RC
IheretobeloDgingorioaoyWtte
TOGETHER. wJth IIJi the
spperteinina.
TO HAVE AND TO HOLD,
AND,theJll'llOlllhcr1:by
that tbe grIDlIm; hBve good riaJtt
Bllidland.ndwilld.CllDlIlheaame
allllDl:llD1brlRu:es,ex<:eptllUll
scizeclofaidbmdiofeesimple;
dlBllll,lIldberebywarranltbetitlelO
wbomso-.. and lhIlt IlIid land 18 free of
6.
ell':
IN WITNESS WHEREOF, the Aid granton ha~'
.......
Slgned, _led anddelivmd in thepR:Bellc.e of
~4"'"
WllDoMllSi~tufe
~_._ J ~
W'JlDe$S#IPrintBdNlllM ~
&u~'~I;tJ~' /r1't~"'AA~
~A~fsntln&, -r;;N~SO
W'dDess#2PrinledName
~#
7JilCi"- <#
697S401hS_NE,NBplca,Flctrldo34120
STATEOFFLOllIDA
COUNTY OF COLLIER
The fon::going instT1ll]lCDI wu acknowledged bcConl me this 14tb day of May, Z008 by YhovllD1li. Otero
and Osva1do Ot=q who...... p""'M.UV lmnwn 10 me or have praducod
llIidcntificatiOD.
SEAL
<:.) r""'''''J:J;1'OUASSO
~t...llIfc~'._ .....,'Il
EXfItb!i'Hoooa<>a~.ioUl
. "><<oo.r_.....""
~'.
~PubUe
ItJdl-G.
Prillted NotQy Name
e ~~u__
!'S. --r;;;",#~'?c.J
My CommissionExpite8:
fl1eND,Ql.D61
Exhibit J Property Deeds
42
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
RANDALL LAND TRUST
AGREEMENT
THE EAST ~ OF TRACT 107
37748480007
43
www.davidsonengineering.C0111
De
DAVIDSON
ENGINEERING
East Y2 ofTmct 107
Parcel No. 37748480007
3716/2825 Cannan sit Otero Enterprises and Seaside Development
Price $206,000
3716/2826 Mortgage to Cannan $156,000
4034/1866 New deed to redefine % interest as 50% each
4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust
4113/2772 corrects previous deed by defining a 50% interest
4344/527 Bailey, Trustee conveys to Aldikacti. Trustee
4361/3879 Otero Enterprises coveys to Yhovanni Otero and Osvaldo Otero
Document stamps paid on Y2 of mortgage $67,800
4363/4138 Otero conveys an 11.24% to EDG, Inc.
Document stamps paid
4366/2312 Otero sells and conveys a 38.76% to EDG II
Price $230,000
At this point ownership
= 50.00% Randall Land Trust
= 38.76% EDG 11
= 11.24% EDG,lne.
4366/4197
EDG, Inc. conveys to Aldikacti, Trustee an 11.24% interest
4384/2881
EDG n conveys to Aldikacti, Trustee a 38.76% interest
Document stamps paid on $52,000 representing 38.76% of mortgage
At this point ownership
= 1000.10 Aldikacti, Trustee
New deeds (two) puts property back to same as 4366/2312 of:
"" 50.00% Randall Land Trust
= 38.76% EDG 11
= 11.24% EDG, loCo
44
www.davidsonengineering.com
Exhibit J Property Deeds
De
DAVIDSON
ENGINEERING
Prepared by and return to:
Dan Bailey, Esq.
3455~RidgcRoad. Suite 102
Naples, Florida 341 09
Property 10: 37746840005; 37748480104; 37748480007
Prepared without opinion of title
4146040 OR: 4344 PG: 0527
R1CORDIOlnO!!lClAIRlCORDSnfCOLLIlRCDORlI,!1
Ol/lllZOOS ,t 12:5lIHDII101l'l I. ORaCI,CLlRI
lBCm 35.50
00C-.70 .70
leu:
fIKOfllY J COTfBR
m'''",Hllll
WLBS !I. 34102
WARRANTY DEED TO TRUSTEE
UNDER LAND TRUST
TIllS WARRANTY DEED made the 28th day of March, 2008 by Daniel Balley, Individually and
as Trustee under that certain land trust dated Aprll ZS, 2006 and called the Randall. Land
Trust Agreement, hereinafter caUed "Grantor", to Lisa Aldikactl, as Successor Trustee under
that certaln land trust dated Aprl128, 2006 and called the RandaU Land Trust Agreemant
(hereinafter referred to as "Trustee") with full power and authority to protect, conserve and to sell, or
to lease or to encumber, or to otherwise manage and dispose of the property hereinafter described
and whose Post Office address is:
That the Grantor, for and in on
valuable consideration, .pt
aliens, remises, releases, v
County, Florida, to-wit
Tbe West 188 feet of Traet No.
thereof reeorded in PIat Book 7, P
TIIX ID: 37746840005
A 75% Jnterest ill the following:
Golden Gate Estates, The West 1/2, Unit23, Tract 107, according to the plat thereofrecorded
In Plat Book 7, Page 9, of the Public Records of Collier County, Florida.
TIIX ID: 37748480104
A 50% interest in the following:
Golden Gate Estates, The East%, Unlt23, Tract 107, according to the plat thereof recorded In
Plat Book 7, Page 9, of the Pu.blic Records of CoWer County, Florida.
TIIX ID: 3748480007
PROPERTY IS VACANT LAND AND IS NOT TIlE HOMESTEAD NOR CONTIGUOUS TO
TIlE HOMESTEAD OF TIlE GRANTOR
Exhibit J Property Deeds
45
www.davidsonengineering.com
1
De
DAVIDSON
ENGINEERING
OR: 4344 PG: 0528
This conveyance is subject to:
1. Taxes and Assessments for the year 2007 and subsequent years.
2. Zoning and other government regulations.
TO HAVE AND TO HOLD the above-descnbed real estate in fee simple with the sppurtenances
upon the trust and forthe p1l1poses set forth in this Deed and in theRandaULand Trust Agreement
dated April 28, 2006 (Trust Agreement).
Full power and authority is hereby granted to said Trustee to improve, subdivide, protect
conserve, sell. lease, encmnber and otherwise manage- and dispose of said property or any part
thereo~ to dedicate pm, streets, highways or alleys and to vacate sny subdivision orpart thereo~
and to rc-subdivide said property as often as desired, to contract to sell, to gran~ options to purchase,
to sell on any tenns, to convey eitborwith or without consideration, to convey said property or any
part thereof to a successor or successors in trust and to grant to such successor or successors in trust
all of the title, estate, powers and authorities vested in said trostee. to dmate, to dedicate, to
mortgage, pledge orotherwise encumb' ypartthereof, to lease said property, or
any part thereof, from time to time, . 0 py leases to commence in praesenti or
futuro, and upon any tenns and not exceeding in the case of any
single demisethe term of99 y es on any terms and for anypenod
or periods of time and to am d, the and provisions thereofat
any time or times hereafter, t . OIlS to lease and options to
renew leases and options t of e reversion and to contract
respecting the manner of s. to partition or to exchange
said property, or anypart th submit said property, or any,
part thereof to condomini or any part thereo~ to grant
easements or charges of any . ght, title or interest in or about
or easement appurtenant to said deal with said property and every
part thereofin all other ways, and it would be lawful for any person
owning the same to deal with the to or different from the ways above
specified, at any time or times hereafter.
In DO case shall any partydea1ing with the Trustee in relation to the rea1 estate orto whom the
real estate or anypart ofit shall be conveyed, contracted to be sold, leased or mortgaged by Trustee,
be obliged to see to the application of any purchase money, rent or money borrowed or advanced on
the premises, or be obliged to see to the terms of the said TI11St have been complied with, or be
obliged to inquire into the necessity or expediency of any act of the Trustee, or be obliged or
privileged to inquire into any of the terms of the Trust Agreement or the identificaoon or status of
any named or unnamed beneficiaries, or their heirs or assigns to whom the Trustee may be
accountable; and every deed, trust deed. mortgage, lease or other instrument executed by Trustee in
relation to the real estate shall be conclusive evidence in favor of every person relying upon or
claiming under any such conveyance lease or other instrument a) ~ at the time of its delivery the
Trust created by this Deed and by the Trust Agreement was in full force and effect, b) thst the
conveyance or other instrument was executed in accordance with the trusts, conditions and
limitations contained in this Deed and in the Trust Agre<ment and is binding upon all beneficisries
under those instruments, c) that Trustee was duly authorized and empowered to execute and deliver
2
Exhihit J Property Deeds
46
www.davidsonengineering.com
De
DAVIDSON
ENGiNEERING
OR: 4344 PG: 0529
every such deed, trust deed, lease, mortgage or other instrument and d) if the conveyance is made to
a successor or successors in trus4 that the successor or successors in trust have been appointed
properly and vested fully with all the title, estate, rights, powers, duties and obligations of the
predecessor in trust. If there are co-trustees, it is specifically undemood that the signature of only
one of the co-Trustees shall be requirod to accomplish the foregoing.
Any contract, obligation or indebtedness incurred or entered into by the Trusteein connection
with said property shall be as Trustee of an express trust and not individually and thc Trustees sball
have no obligations whatsoeverwitb respect to any such contract, obligation or indebtedness except
only so far as the trust property in the actual possession of the Trustee shall be applicable for the
payment and discharge thereof, and it shall be expressly understood that any representations.
warranties, covenants, undertakings and agreements hereinafter made on the part of the Trustee,
while in form purporting to be the representations, warranties, covenants. undertakings and
agreements of said Trustee, are nevertheless made and intended .not as personal representations.
wairanties. covenants, undertakings and agreements by the Tmstee or for the pUlpO&e or with the
intention of binding said trustee personally, but are made and intended for the purpose of binding
only the trust property specifically described herein; and that no persoualliability or persoual
responsibility is assumed. by nor shall a or enforceable against the trustee
individually OD account of any . unt of any representation, warranty,
covenant, undertaking or a expressed or impli~ all such
persona11iability, if any, b . waived and reI d all persons and corporations
whomsoever and whatsoever . ofthi co .tionfrnmthedateafthefiting
for record oftbls Deed.
The in~t of the b
previously and of all persons
and proceeds arising from th
to be personal property, and
equitabl~ in or to the real estate
that real estate as aforesaid.
Trust Agreement referred to
be only in the earnings. avails
and that interest is declared
ve any title or interes~ legal or
. , avails and proceeds from
other disposition
ficiary under thi
but only as in
Op l' C~
In the event of the death of the uccessor trustee under the trust agreement
referred to above shall be MarUyn Johns, and upon a recording in the public records of Collier
County, Florida, of a death certificate of the Trustee or of any successor trustee, title to the land
desCIl"bed herein shall be deemed to be held by the successor tJ:ustee and to pass to the successor
trustee without the requirement of recording any further or additional documents.
This deed is given and accepted in accordance with Section 689.07 I, Florida Statutes. The
Trustee shall have no personal liability whatsoever for action as 1IUstee under the trust agreement
referred to above or by virtue of taking title to the land descnbed above and the BOle liability of
Trustee hereunder sball be limited to the property wblcb the Trustee holds underthe trostagreement
referred to above.
And the Grantor by this Deed fully WBmlllts the title to the abovo-descnbed real estate and
will defend the title against the lawful claims of all persons whomsoever. "GrantOr'\ "Granteel\
"Trusteelt and "Beneficiary" are used for singular or plural, as context requires.
3
47
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Exhibit J Property Deeds
De
DAVIDSON
E'''GINEERING
*** OR: 4344 PG: 0530 ***
IN WITNESS WHEREOF, the said grantor has signed and sealed these presents the day and year
above written.
Sign~:eal;:,6li~~;;~\ttpreS~ ~ ~~
Wi~S e S -LL- DanielBailey,IndlvldU~
E(;"l'Ijllf . t TruBteenuderthatcertalnlandtrust
e ~ dated Aprl128, 2006 ODd caned the
~.l: ,/j Randall LODd Trust Agreement
~IJ'..// r ~
l1ness C ...-,--
1??t3f/.{IIIee tc--. f,9,-,rfl>SO
STATE OF FLORIDA
COUNIYOFCOlllER
EXECUTION OF the foregoing.
March, 2008 by Daniel Balley
Aprl128, 2006 ODd caned th
who has produced sufficient
oetb.
scribed before me this 28th day of
that certaiD land trust dated
tame or
db low) and who did not take an
;f(&
BERNICE E. TOMASSO
,,""I~.I~~lON'DI>>73l12
...CII'...........-~:~3O,2OCIIl
~ fL~~-.~
4
48
vlTww.da vid so 11 engi neeri ng.co m
Exhibit J Property Deeds
De
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
EMERGENT DEVELOPMENT
GROUP II, LLC
THE EAST ~ OF TRACT 107
37748480007
49
www.davidsonengineering.coln
De
DAVIDSON
ENGINEERING
East y, ofTmct 107
Parcel No. 37748480007
3716/2825 Cannan sit Otero Enterprises and Seaside Development
Price $206,000
3716/2826 Mortgage to Cannan $156,000
4034/1866 New deed to redefine % interest as 50% each
4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust
4113/2772 corrects previous deed by defining a 50% interest
4344/527 Bailey, Trustee conveys to Aldikacti, Trustee
4361/3879 Otero Enterprises coveys to YhDvanni Otero and Osvaldo Otero
Docwnent stamps paid on Y: of mortgage $67,800
4363/4138 Otero conveys an 11.24% to EDG, Inc.
Document stamps paid
4366/2312 Otero sells and conveys a 38.76% to EDG II
Price $230,000
At this point ownership
= 50.00% Randall Land Trust
=38.76%EDGU
= 11.24% EDG, Inc.
4366/4197 EDG, Inc. conveys to Aldikacti, Trustee an 11.24% interest
4384/2881 BDG II conveys to Aldikacti, Trustee a 38.76% interest
Document stamps paid on $52,000 representing 38.76% of mortgage
At this point ownership
= 100% Aldikacti, Trustee
New deeds (two) puts property back to same as 4366/2312 of:
= 50.00% RandaU Land Trust
= 38.76% EDG II
= 11.24% EDG, Inc.
50
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Exhibit J Property Deeds
De
DAVIDSON
ENGINEERING
1MIS INSnUJMENl' PREPARED BY ANDR.ETURN TO:
TImothy J. coucr. Elq.
Timothy I. Cotler, PA
S999thStrwtNodh, Suite # 313
Napks,Florida34102
I'roptlrty AppmiMncPm:e1 IdctItlficatlOl:1 (Fotio) Numbtn:
37'74"'10007
PREPA.RED WITHOUT OPlNON OF Tl1LE
SpI=Abow:1'hlsLiI\llForRel:orcliaIDBla
... 4283975 OR: 4444 PG: 1268 ...
RlCORDlD 1m amcw uc:ous of camn ooam, lL
Q4/li!1009It09:ll1llDIIG8'II,BIlla,CLlU
oem
DOC-.n
ID,OO
."
Retll:
1DlOfBl J mTIR
mltllftll3ll
IAPLlI rL 34Ul
THIS WARRANTY DEED, zaade lhe Utb day of lIebrury, 2l1t9 by LI.. A1dOtacti, IndMdua1ly ed..
Tr..... ..... dull eertat.1uId b'IlIt agreelllDlI dad April 18"'. 2006 aad raDed fill, Raud.u. L..lI TrUll
J.&remnmt, herein cIlIed 1hc pntor, to E.crpat DtuklpllWlt Grolp 11, LLC, . Florid. Ibnlled. BlWlIlf
mmp...,. whole poat ofDoe addreM ill 30SS Ternmar Drlye, Naples, PIorId. 34119, hminafter ca1Ied !be
Granllle:
(WMMo'U ...u ~If 1M lemu .,......,.". OM "8m-. fwdudl tII/ (M f'tJTUa /0 rllb: /JltfnmI.....r 4IIII/h. M/n, kgtll
~lI/aIIlw..lIIllWigMoflntlitllJwW,tulfilhr_"a"d=/g1ur;f~Q1U)
WI T NitS SET H: Tbllt 1M grmtor, ibJ.,.d, in coasideratioa orlM IlIlII ofTEN AND 001100'5 (Slo.OO) Dollus
Ed oII1ef valuIbJe COI1Iidentiom, reeeipt whereof is hereby "knowledged, henby pnIlI, bariaiaa, sells, aliens,
I1lmilcs, rdelIses, OOlIVCya BDd cOIIfInDlIualo the grantee aU lhat cerIaln land .Itoate in COWER ColllUy, SllItc of
Florida,viz.:
A 38.76% iatere.t In the foUowlnl:
Geldea Gate Rlbta, Tile East %, Vall 23, Tnct 107, lICoor'dl.g to tbe pllt Ibereof rec:orded In Pllt
Book 7, PIle 9, or Ibe Paba!: Realnh of Collier CouDl)', Florid.
PROPERTY IS VACANT
HOMESTEAD OF1HB a
tberelobcloGtingorinlDywise
Subjedtoeuemell...ratrlttlDUllId
TOGETHER, with III !be
Ippcrtaiains.
TO HAVE AND TO BOLD,
AND, the gnnlor ~by CD
IIuItthegnnlllrbasgoodrigbtlDd
/.BDdandwilldel'emllbeNlllIl .
CllClllDImlDGCli,~eeptlu.csecc:ruioJ
YJeizedofsaid.l.ndinfeenmple,
d,lIldhetcbywlrBllllithetideh'tSlid
,andthBtAid IIIId is free DC ell
Siped, telkd IIIId 6elivered ill tbe preseDCIl of
l.~'.......;.1, e.. "."..n...................
Wltness#ISiplllre
!3e,UJu!6. IE. ~ MM s..so
1l1"'''''N-
wrY). Y(d Z.
112 SlpIIIm ,
.:J1mt.)- L. fVic.tbr>aV
WilDelll#2 PrlntedNlmc
STATEOFFWRIDA
~1~.J;."".
LItJI ImUridItllly IDd I. Trume lIIIlkr
thet eerlllia IInd tnIII epeeJIIftIt lblecl AprI ,..'.
:1806 atId Q!Jed the IWIdaII Lad Trwt AgnelDeDt
ISOOlloDltl Lanc,NIPIe8, Flori.34102
COUNTY OF COLLlER
The foregoing in&trument was ICknowledged before roe lhis 26th day of February, 2009 by Lisa
A1dikacti, IPdlvidlllUy IUd 18 TOI$tec UDdct tbIl cmtoin llnd IlUll.lIpOIlIml dated April 1.8"', 200611ld called the
RIDdall Land Tnl51 Agm:lIIeDI, Who is nMInIl8.llv Down to me or bas produced
asidentificlllion.
-.-
....,... ....,......
-_.........
~.ID""
- - -
~.
N_"""
136"'AJt~~
Prioled Notary No.me
"J
t.~
SEAL
e. "';;AI/J.~1:.i"J
File No: RAND-EOOIREVERSE
Exhibit J Property Deeds
Sl
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit) Property Deeds
EMERGENT DEVELOPMENT
GROUP INC.
THE EAST 'l2 OF TRACT 107
37748480007
52
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
East Y2 afTract 107
Parcel 1'0. 37748480007
3716/2825 Cannan sIt Otero Enterprises and Seaside Development
Price $206,000
3716/2826 Mortgage to Cannan $156,000
4034/1866 New deed to redefine % interest as 50% each
4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust
4113/2772 corrects previous deed by defining a 50% interest
4344/527 Bailey, Trustee conveys to Aldikacti, Trustee
4361/3879 Otero Enterprises coveys to Yhovanni Otero and Osvaldo Otero
Document stamps paid on Y2 of mortgage $67,800
4363/4138 Otero conveys an 11.24% to EDG, Inc.
Document stamps paid
4366/2312 Otero sells and conveys a 38.76% to EDG II
Price $230,000
At this point ownership
~ 50.00% Randall Land Trust
~ 38.76% EDG 11
= 11.24% EDG, Ioc.
4366/4197 EDG, Inc. conveys to Aldikacti, Trustee an 11.24% interest
4384/2881 EDG II conveys to Aldikacti, Trustee a 38.76% interest
Document stamps paid on $52,000 representing 38.76% ofmortgage
At this point ownership
= 100% Aldikacti, Trustee
New deeds (two) puts property back to same as 4366/2312 of:
= 50.00% Randall Laod Trust
~ 38.76% EDG 11
= 11.24% EDG, loCo
53
www.davidsonengineering.com
Exhibit J Property Deeds
De
DAVIDSON
~NGIN~~RING
THIS msTRUMENTPREPARED BY AND RETURN TO:
Timotlly J. Cotter, Elq.
Timothy 1. Cotter,PA
S999thSlreetNorth,Suitc#313
Naplcl, FlDrida 34102
Property Appminn Parcel ldeiltificatiou (Folio) Numbus:
37741480001137'1.41480104
PREPARED WITHOUT O~ONOFTITLE
SfIlI-C4Abo'nThirLlne FotRcccmfiog DalI.
... 4170343 OR: 4363 fG: 4138 ...
UCORDID iD omew UCOIDB of 0'JIdJ1l ((Ium, n
GI/2l/2DOlltu:mIDlIml,IJDCI,CLlU
COIB mm.ID
uem 10,DO
DOC-," 1505.10
lit.:
TlIlll'l'IlI ~ comR
5!9IU&'rli'tll3
1IlPLIl8 PL SUOl
THIS WARRANTY DEED, llIIlh !he 14th day of May, 2008 by YboVldllll OlerD,. dIl&Ie IllID, and On>akto
Otero, . marriDd man , Iunln called the granlOn, 10 Emft"JUt InwIIopmeJIC Greup, IDe., . FItIrlda
Corporatfon, whose poat offi~ a~ is 3055 Terram.8r Drive, Napln, Florida S<ll19, hmlloaftec called lbe
,"",""
~ ra<td /"",i" 1M t.u1nI "~. MIl "p",." /tlt:hlJe ..Ii tk ptII"Ua III Iltl& ItIrtttnIIDIllUld lM ~1tI", I~I
~1tt1tH.tJtUI....(pJ<if11UlJvldlUrl.,tDUllM.nteeem>r.SlUlrJ_(gru"Je<JTpt>rall<UlZ)
WIT N E SSE TH: That lbe IfIlJIor5. fur IlIII in OllJlIideJatiOJl of the sum ofTEN AND OOJIOO'S ($10.00)
Dollam and othervlhllble COJlSidemioua, receipt whereofiah~,,~ hefd)y~, bupiml, se&,
alieni, mDises, reIl=_, eGDVeYII and COllfirmS mdo lhe grmtee rill that certain haid situlll6 in COLLIER. COlIl1ty,
SlateofFlorida,v~:
A 11..24"/.lutenst In Gekiea Gate Estates, 1'Iae Eut \oS, UJlIt 13, Tract un, act'UJ'C1fn1 to l~ plat thereof
rfiorded In PIlIt Book 7. Pap 9. of the P,bU. RHord. of Collier County, FJDrld.. FolJo 1t377.t848001l1
A 15% IDlerat I. Golden Gate ElIlItaJ, 1'IH Wert \oS, UnlI 13, Tract 107, acwtdlDr to tlle plal fIlereof
reoorded .. Plat Book 1, Pap 9, of tbe Publkl f c.wer County, lIlorid.. FoU.'3774841OUI4
l'roporty.i$vaClllt1audaDduDOtlhe
,-e
TOGETHER, with all the
appertaining.
AND,tbeglBllloniherebyc
that1llegmllolllhavoJOodriaht
.u/dlmdallllwllldeCeadthc:_
.ucnelllllbraooes,Cl[~ttaxea
IN WITNESS "WHEREOF, 1IIe slid granlotll
writtell..
Siglled,sealedsad~iathcp=CIlllC\lf:
~#
?J:i.,-;;;'~~
. r/i9b-#
69754OlhSIrflctNB,Noplca,F1DridI:!4120
~4a;:;;-
Wl1DelJslfl Slpa~
-::;_.,.,.,.,.,.J~
Wimeulll~riatedNlIlIHl ~
p>,p...,__;'_fJ'fi:.. /~""A"'--
ll,......,,~ .-,--
eAlJf ~. / ttPN/'fSS,O
Wi!Deo.'2l'rl1*dNau>c
STATEOFJ!'LORIDA
COUNTY OF COLLIER
The forejOing insttumcnt was IKlknowlcdgcd b~ rDe this 14th day of May, 2008 by YhovllDDi Otero
and Osvaldo Qterowhn ......~l1vlmnwn to me or havc produced
uidcntification..
SEAL
<::) !l'Z"1\If(,':J;.1OMASSO
S ~~~'~'~l
,~ "'~a"."._...
&.. '.
~ta:yPllbJic
MAJtPS
PrinledNo!4IyN~
~~
~. ~,H.N-~s.c;)
My Commission Expires:
Fl1eNcr.IJ8..CIO
Exhibit J Properly Deeds
54
",.,rww.davidsonengineeri ng.com
De
DAVIDSON
~NGINF.ERING
PROPERTY:
REVOCABLE
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
WILLIAM M. GRANT
TRUST
THE WEST 180 OF TRACT 108
37748520006
55
www.davidsonengineering.com
De
DAVIDSON
fNGINffRING
ThisIDstnuncllI~WIthOUIOpiDlonBY:
I4n.Baile.y.AtlomeYltuw
3455Pi1le.iidgeROld,SlIireI02
Naple.a,PL34109
5A~OA
Gnnlol'sSocSeclN:
G<amee.'sSoeSeclI/:
4213908 OR: 4395 PG: 2025
uetlRDII 1a GIIICm- IlCOIlI. of cumn a.on, lL
M/22/200latOJ:UPkDJICltJ,nocr,mu
con mm ,'~
lit ID 11,50
lHIC-,1t "!S,1O
cOIn. l.tD
use 2,00
uta:
DUm...
3m rut IIDGI RD 1102
Ul'LJ.umn
lSplce.Abo\IsThlsLiDeForReoordblgDalaI
Deed in Lieu of Foreclosure
CStat\lflllyFontl.FS6!9.02)
This Intknture,.,. dm!J!!...dayof .s;t;pr ,200&. bdwem 'YBOVANNlM. OTERO.. SIlI1I1f
1I:lI1I, -' OSVALDQ F, 01'ER.0. I married....... oftbc SlaleofFlarida. \ItJ_ po$! office adcIn:ss is 6975 40" SlreDl ME. ~ FL
;\4120, G,arulfr, llI:Id 'Ml.U.UI M. GRANT REVOCABLE TRVSTDAT.ED 9II!1l999. wIlDe post aIDet addrcu is 3455 PiDe Ridli"
Road,5ui~ 101, N.ple.s.PL34J(19.~
Wltne.seth:
n..t ~ laid GmItm, foraad la coasidmtloaofthe.AiIllofSIQ.(lOIIIdOlberva/uabk COIIlidcA.liorl, 10 On'llDr' inhllldpaidby theAid
Orarl\C...lbllreceipt~iahemby~beRbyJ<NllS,bapillslDd...UaIoIheIairl.Grapllle,mdGaollft'l:
h&!irs.aad-pf_,thc:filIIowirJgdetcribcd~lowil:
The West 180 fedofTAet 10&, GOLDEN GATE ESTATES, UNIT :1.3, Iccordiog Ia!be pIa11hereDr, =onfed. inJ>I.t
Book7,hje.9,ofIbePublicReeordsllreowuCCllDl)',FIotitla.
(ForlllformaJiooOllJy:PrupcrtyAppqilcr'aTu.1
GKANI"Otl OSVALDO p, OTERO W
NOT THE HOMESTEAD PROPERlY
QRANroR'S SPOUSE OR GRANTO
NllO:IbIlrbl3774tiZ00D6).
THAT 1HE PROPERTY BEING CONVEYED IS
HOMESTEAD PllOPliRlY, OF GllANrOR.
AT 14 lUIodI Ave.. NIIIIe.y,N1 071HI.
TobanancllObold.1f1eAmC:8ikt:
T~withmyllldall
iIlcIudiD&lIllundi'lidcd.-=
mlril:ticlD&,l1:ICl'fttiooI_ti'
1lld00000govt:lllll>mlll..ll1i
. (
~n&fn&orinlD~lppMlIillioj:
~~l~ SubjeelloCUCllleDls,
minium.ifapp1lcaM:I.UII1iII&
Andtlu!saUlGmutoJdou;b=bylWly
~rr.Wh&!n=_1IRllhe",1n,1be
n:pl!SelItItM:smdasslpsofJndiVillWl,
apbflbc:lI.riIldalmsof.lt~
parlill:Slolhi5~aadthehrirs.5ogaI
byOIQllftllftbo!;e=tloinMott,'I1l:S15follows:
1).M~betweeD.YhovaJIIliM,O~siDiJe,Oi IIlld.WilliamM,GwlIR_blcTn1stn.tcd9J1S1lm,
cIa1ed De.cadler 19, 2003, andlmlllWll111l1&t)'S, 2004, iDOfIIcial~Boo1: 3477, ~ 1@8,ofthePuhlirRocankofCoUirr
COIIDI)'. F1oricla;-'llIOdItlectiniDltnuaollld&b:dSeplembe.r2.2,2006aai1~NoYaIlbolr28,2OOG, inOflidalRe.card5Boo1:41~,
Peae.I0S4.Pub]'cRe.eordsof~CoIUlly.FIorida.IDJbl:~pr/lol:ipalCUDlofS3so,ooo.OO.
2). Mortp&c bctwt:m \'hovaDni M. Olml, alo&k. OrY\lldo F. OIero,nauDed.1Dd WIIllam M. 0rIIllt }LnO<:lble Trw:l OIled 9;15'1999.
dIledSeple.ri>eo'8,2006,aaiI~Sepwabr;T15,2006,inOmcialReconl$Book4106,""'1260.oflhcPublicRecankafC"olricr
CIIUIII)'.F1orida,iIatheori&inalpriudpalrumofS610.000.00.
~I. Mortp&e.btJMlllI. ~Dcve.llIpIllm\ofPlorlda,u.c.IF'Iorld&1.lrailcd UabilityCOJr{JllllY, '\'bommiM. Ot=o.'I.,
0mJd0 F. Otero. aatrled, IaaoY&tit'cPartDara vm,1LC.aF\oridll.UmilcdUabllily~, InoovaliwPa/1!le.ls rx.llC,1 F1arida,
Llml.tedUabi\ily~.~r--X,LLC,IFlm:idlLimitedLlabi1l!YC~.IDldBIlllnJlropcrtlllS,r..c~daled1lllyI(j.
2007, aodteCOtded1u1y3l, ZOO7.mOIlidalReerlnl5Book 3193, ,.,.,.oMS, of the PubIK:Reconb ofOlARLOTJ'ECoImty.1'Irri:Ia;and
w.lpecIlO wnlllrnl Jot. QQat Re.voc:able nwt Dalcd 9J1S/1999 in iIIlilnllllml: dated My 25, 2007, au:! ~ AuplU, 2007. in
ameli! ~5 Book 31911, Page. 12611, I'ublil:: Records arC8AlU..01TE Cotmty, JIklrida, and madif,", ia n~-.w
SepleDlher 14, 2007, in Omcial h-m Book 3110, Pap 1340" I'Ilblk RocotdI of CHAJU.011'E COIlIU)'. Florida, IlIIlIwigncd ...
IIl$InlmeIl1.dmd luiyZS, 2007, and rumded. 0cc00er4, 2007, hlOJ&ial hconis Book4lB8, Paae lB4ll, PabIic: ReecoId5orrowER
C01lMy, FlorIda, andmodJfied in inslnwcal.RICOIdlldOelclber4.20D7,.inOflidalRecmll Ek.>oI:4288,haeUlSo.pubUclttcordsof
C'OLUERC'owIly,FIori<1n,.in1heorigilJalpdDclplllIlaI.ofSSSO,OOO.oo.
The~oflhepmparty.inIblsCOll~exclw;""'ofu...aad~ilSlOOo[l=.lOdlh8l1!J$DOacIditionatc;olllideration
=ivodbyGnlDtor.'DIl5D1l<<1knot.inleacledtobeaddilio=ltm1rlty,JtjsUll:imeDllonoftbe.OrantarIlldOnuleeIlllll~lII>Ibcl
m=rJer of the 1ft willi the lial50 tballbe lim IsjRKMd in ravaroflhl: MoI1pJce litefcmJee.d In tbe. tnsll\lme.at(1) above. if it is
de1al1lincdllAttbcn:_II"",=,nlcd.pinatthe.~~lUb5cquoll!"'tbeRcordin&date"ftbe.~Monpgcs;
thalDMllObcfonlelo5edaut.
^<<e.p_ oflhis o-t. in Uell ofFom:1osare.by Gnntee doei NOT aKer:ttbe liability al>d ohIip1inru orths Goamorlmderlhe
f'tonJisoryNrne.[s) seand bytlte abovc-I'llfo,re.nced MOlIp&a. md Gtanlor~dges that ~ mnains. baiaIlCC daeUDder aid
Pn:uni$aotyNllIe(f).
Grantor Signature(s) Have Bun. Placed on the Following Page on Purpose
56
Exhibit J Property Deeds
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
'" OR: 4395 PG: 2026 '"
Deed in Lieu of Foreclosure
PAGE TWO
Sigaal-'~UId~intbl:~ar.
:~*~~
P' J5~ !:,'t-: 1r=1!;=-
WITNESS NO. I
-~
.., ,
'yL~.
Plint YHOVAIllmM O'I1l:RO
(Seal)
'..
~
-~
wnJ,=,~ll<n ~l~r
SNO.2
P/'1nt
Sip
~A0
lh k ''1" C I M.A..'_
WIl'NESSNO.1 -
,~Oo(ft
PriIrt OSVAlnOF OTF.RO
ISol1
I'rirot
WITNESS NO. 2
STAT1l0F~A
COUNTYOF l LI~
STATEOFNEW&EY
COUNI'Y OF (' t:
The ~IDJ inmImonI_.tkaowJedacd ~ ""'Elis..;S; day of ~2ODB, byOawldo M. O/cro, who W-
FfMlnaUyklloWtllameotwbaJmslho.v.:procluced riM bc.... .idellI:iflcl.lillll.
NOTARY Pl/BUC,
iNOTARJALSEALI
~
.........,
--
SlGleolNew.....,
MrComtrlalao~Jul22.2ll>>
Exhibit J Property Deeds
57
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
WILLIAM M. GRANT
REVOCABLE TRUST
THE EAST 150 OF TRACT 108
37748560008
58
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
ThislasuumauPltlplRd.willloutOplnloaBy.
DaDBalIey,Attomcyllllw
l455 PiIlII RtdFltoId.8uftr, 102
Naples,FL 34109
9A
Orwor'lSoc:SCI'1f:
O:rarllee'ISoc:Sectl:
4213912 OR: 4395 PG: 2031
uCOIDn 1a OPliCIlL U<<lDI of eamll eaum, 1L
G9/2l.l2oGllt U:Oln ml2T J. 1101:I, CUll
em UiDDMO
oenl 11.50
DGe~,lO 1575.00
lebl:
DUBUm
3U5PIDRIDGllD#m
WIJSIL3U1t
(SpIa:A~'Iblli.JbefWR~DalaJ
Deed in Lieu of Foreclosure
(SlIluloryFonn.FS6B9.o2)
This Indenture, IllIlIe lhislZ!!...dIy of SePT 2008. between OTERO ENTERPRISES OF
SOUTHWEST noRIDA. u.c, . Pku1da. UIIlIted lb.bJ\lty ClII1lJ1all1, wbasa pill: afIice adma ill600 TamWzd Trail, SuiIe 200,
Pan C1ladotk. PIDrida 33948: 0ruI0r, IIIlll WlLU.4M M. GRANT REVOC4Bt..E 'I1lUST DATED 9/1&'1999., wllnse pasl offiee
addmI il:J4:$5 PiDelUdp Ro.d, SlIik 101. NIplel.FL3410!l,Gnldee;
W"rtnnseth:
That~AidGmuor, forlllWSiIlCOlllidlnlionofhSlllll.of$llLOOlIJllolbJ~""'bIe-~on, w GrmIDrla haadpUcl by 1M said
OruIee..1krecdpt'tdlmlofilhadly.~brmylPftl$,bIIpW.tDdldlltothe.-ldGnmee,aodGmllee's
heil5and~~.lbefbllowloadelcribedllDlLwwil:
23,ICCOJdiJIa\Qlheplaltb:reotreClll'dedirJPlal
1_"N~l' i:"'
ormllJlYWi.~
lmImIs.SabjeellO-'
( lUl:I,ihppUclible).ZOIlIll8
...
~ &pIl'lSIlbelaw6JlcWa:I5ofallpmom
:~:eI_-v:,.~ips-:=':,ond md~=of @l"puIil:slOt!Ul;~lDdlbelleirs.lcpI
~
ThcC0Il9t!)'l'lK%oetiD<lbbcmnbyGmltorlO ..ijio' . byGn:uleCoflb.....I:I:lIaInMorlpp;..fcllu...r.
1). Mortpae dmd 11ll11NY 31. WOB, aod JKOfded Febnwy 13~ ,inOl5cil1Records BooII:<4329, Page:ms. ofdir' Public Records
ofCollic:rn-ty. Florida, betfJ=tOh:m ~ ofSollthwe:lIP\oticla,UC,afloridaLimikdL/abitilyCol:r/pllly, 1.anoYativ~
~IO(IIllIlllIGlOIIp.u.c, a Florida Umited UabilityCoqlluy, ThMDIliM. OlIIro,. dnPlmll, 0svaId0 F. OleJll,. mmied mm.and
Smut Prapenies. bIl:.: IllII aasIped 10 WIIilIm M. GmIl ~bII: Tnut Dued 9mll999, in iMlnm:Il!nl dUd FIlbruary 6. ':2001, U1d
rIII:OIded Marcb 1<4, 2001, hi. 0l!IcW RKanbBook<433B,.... 3915, Pllb1ic Reconk ofCoUicr Colm1y, Florida., -UWreplyment of
i1Ido~irJ~oriJimIpriQcipalaumof$225.ooo.oo.
lk 6ad ISO tbel ofTmct lOB, GOlDEN CiA
Book7.Pqe: 9,oflbe PublicR=.mb Df
(PorIllfucmationOllly:ProperIyA
Tohl.VCID~lOboIdlha_1D
ToJtllharwJtb~lIlId.n
iocIudia;lDUIIlIiYicIedtmaatiD
RSIrictIDIIs,~lDdtio
llldotbo:r~l
'Ibis ~iIlD"R1lId'''IlNJ'll'Il" oftm liUl! iP.COIIIideratillll oflhemkll:tionoflhcpel$DDllllabllltyofthe debtorWlderthe NOI~
equallolbc~dollarlImlllllofsaidNoIemdilnotildl!ll4cdlo~lIJdiWllallUDrity.
Gtanmrassens lbattlle redllCtiODofdte dcbt~ IDdIbl: redw:tio:a.oflbc pemmallilbility oftbedeblOlllDllerdae Noll: is JeulllIObly
equlya1ctrtlodl~&ir1llltke1"''''''oftbo:aubjcd:lftlpmprtIy.ltbe_oflbkcDn\'eYBD".G_Drfilnhcl:llaCtlilballbefO.lbje<:l
realpropcrtyhasnollkliliDllalcqoilllblevaluelDlllhallham;SADadditioAalCllllSidetation,lllId(jranlof~lhaIaftersaid
rcdllCliDnlben:IJII.Yllillbc.l'l:lIIIiD.Iq;baIIllcedueIllllkrMidPIllDliascnyN~&).
~1.IniIJIae: Ililthelalarltionof~Glllltlll"mdOtaalcclhltdll:R!DD1bcIIlZl1lCfofthe&=wirhtbolimSDlhI.llbelienlS
pmerwd ill. &vorof1k Martaill=' IS refereaced ill... iaEbuml:JIl(ll abcm:.
Gnn\ar~:mmndenlpOaeSSionlOthesahj~ltealpropaty1DGlulel!.
Grantor Signllture(sj Htwe Been pltzced on the Following Pllge on Purpose
59
www.davidsonengineering.com
Exhibit J Property Deeds
De
DAVIDSON
ENGINEERING
Deed in Lieu of Foreclosure
PAGE TWO
SiJned.R:llledmddMor=:lin1bc:~nf.
,".~L.k.r
Po;" nlSl/Nt;.51. la",,:'"
WITNESS NO. I
=-= _-3 -.:---=--
s~- - ~ ~
Prilll ~l\J4'M:~
\Vl1'NESSNO.2
SjllJ'
.g.n,c:.J.
;&: /.., M,f' (.">. -1-...-
WITNESS NO. I
P""l
Sip>
~
fri,
wtnffiSSNO.2
STATEOF~A
C'Ol./NTYOP II ,~d'
lb~ronegoiD&inrIl'\IIIIlIII_aclalow
Merabels afOTBRO ENTERPlUS!!S OF
klIo_tlIllleor\ll'bo~vepnoduci:d
_IT.....
"..~.IlDt42902:
Ell'lE8:o..a...IOIl
_'Ila-'__
NOTARYPUBUC~
ttt OR: 4395 PG: 1031 ttt
m..-/ .~)
S1., 7""--_ ~
~
Print VHOVANNIM.OmRa. Mr.nI&iDc MlI:IlIbeJof
O'I'IlROENTERPJtJSES OJISOU'IHWESTFLORIDA,llC..
FIorldtUmitedLiabilityCmnpmy.
,....,
sJ)'c&
(So.11
Pritr! rn:VAII'K'H OTEll.O MIIII.JInIMllIIlbcro!
OTIiRO ENTERPRJSES OF SOUTHWEST FLOW.... L.LC', I
Ulbillty COmpay.
0VFj'
200&, by YbclvIImi M_ ~. Maaagins
.-bldLilobilltyCompuly.wllDis/..,pmonally
H""'_
"_~g,.;d;t. ~
Prlul ~/~/Al~ .sr, I1~RJfC
SlaltofFLORlDAI1.Large (NOTAIUALSfALI
CoImDi&1loDexpf:e:
CooI:IIis&lQIlNa.:
STATEOfNEWl'ERSEY
COIM1YOF Ess<!.~
lbeforqDiD8i1ulnm1:nt_.ckDowIedged.befUn:_lhil~d6tD~r!::::;t'.200ll,byOrvaldoF.0ll:m,~MCmbc:"
ofOTBRO EN'TERPRlSES OF SOVl1IWBST PLOJI.lDA. UC,. Fbida . u.bility CoIJIpIny. who ~pel5IlIWIy kDa.,o"1l III
me<<wbobu/'bl.veprodueed (:fg,;rl4 bl.- uidl'lltificalioll.
NOTARY PUBUC:
Exhibit] Property Deeds
60
S.
ARIAL SEALI
-"""
-.....
~~=-~22.'JJ1R
www.davidsonengineering.com
De
DAVIDSON
ENGINEEI'.ING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
WILLIAM M. GRANT
REVOCABLE TRUST
TRACT 125
37750000006
61
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De
DAVIDSON
ENGINEERING
This Inslnu!lmlPnpmlWilhlwIOpialonBy:
o..IIBailey.AtIomey~fu'"
34~'PiDeRi.RGad,SLliltI02
Mipif'll.fL 34109
SA.6^
Gnutor'.SocSec#:
OnJIIee'ISocSecIl;
4213907 OR: 4395 PG: 2023
UCilIDIP 11 Onlew. DalJr/lI of cwm tInIm, lL
O,mn0084tOl:mllllli:ftI,IH,Wa:
eol 5SDIlGD.DO
utm 11.51
JOC-.70 mUD
allII' 1.01
nit 2.11
"'"
DlInnn
JU5UnlIDGlRb,m
WLU n 3un
ISpaceAbove'lldrwForReconliogDalaI
Deed in Lieu of Foreclosure
(SlalIlIDIyFann-FS6lI9.02)
This lndentur~ ade lhQl:!!!ayof 5lEPT 200B.betwc=.l1fOVANNIM.OTt:IlO,..smglc
- of1hc: S1r.1& ofFlDricllo. 'IdoDseposto1ligeaddm.!; is697S 4!f' SIRztNE, NopleI, FL34I20, Oaom:or; aqd WILLIAM M. GRANT
REVOCABLE TRUBTDATED'Jl!1199t. ""'-cpllStol6ceaddras Is 3455 PiMlI.idpR.oad,~ 101, Napb, PL34109, Grap~;
W"rt1u!sseth:
ThallllcI&id.OrulIor,filraadia~lIofllll!AII'llofSIO.OOandDlbtrvaluableCOIllldet.rilm.taG.mlor"haadpUdbytlte"ld
Grlntee.,lIIcnlCeipl~is.IIllbyKkDDwledpd,borebypmlE,bupinsaudselJslO1hehid~andas-n
heuslllldassiplfOt$ver.lblfoD......dr>lcribcdImd,lOwIt:
All ofTr.ct 12:i, OOLDEN GATE BSTAtES, UNIT 23, ~ 10 Ole plI.t the~Df, recorded iD Pial Book 7,
Pap 9, otllnl Public Recon.f$ oreom.rColmty, Pkirida.
The Eut IS() feDl. otTrnt 90, GOLDEN GATE ESTA 1l!S, UNIT 23, aecordblg 10 the plallhaeuf. recorded ill Pial
Book7.Page9.O(IbePllbIicRecoldlofCDlIier~ da
(ForWOIDlIticmQp]y:PropertyAJqm' R_
To haw and 10 bid l!lI! IIDll: iDfee ,
ToptIa wilb 'lI)' aad .u leDe1Dml1S,
indPdin.laa1lDdhoidcdiolerestiD
lWlricIium,_tilllllllllll"
IllllOkJlO\II!nlIDeDlIlreplatilW
And 1M aid GanIor does haeby llIbyWII
~. Wbmvvllled1lemiu,1lIe
~_mdaalgnsofilldividuals,
Igoinsl.lhC'lIwfilldlimsor.upmo....
tolhisin5lrumemaadlblbriri.k!aal
ora.c.ecmliqMorl&ai""lISlbIIows:
M. Cbn, Rnocabl~ nu&I DIItd 9115'1999,
3477, Pqe 16!l1. or!be Pub& Records orColti~r
Coumy.F1orld1r:mdll:lOllifled.ln~clated rdedNlWcmber28,2006,mOftlcillRco::.rdsBool<4144,
hgcI0S4.PublU:ReellRfsoCCo1IlcrCIIIIIIly,FloridI.inlbeorlgiulpriDcipals\lIlIorS3So.000.oo.
2). MllfINe betwctlI YJaov.nDi M. Otero, siIlgIe, 0sWd0 F. Otcm.1lIlII:rilrd. ml. WtUPm M. Grmt RevOCIble TlQl! Daled 911511999,
dQldSepleuD:tB,2OCIli,lIIldrccwdedSt:plemb=rI5,2006,iDOfIicIaI~Booi"I06,Plgel260,or1MPIWlieRecordl:ClICoUier
Cowlly,FIClridI,iDlbeoriCilwlpriDclpalmrnofS610,ooo.OO,
)). Monpp: bet'MleIlllllll>VllM DevolopllleJll of FlClrida, u.c. I FIorido. I.iml~ Lhbility CIlllIJ>IIlY, YbClwIIIIi M. OIero, silllle.
Osvaldo F. 0lI0r0, IllIIrried, ~ I'utMtI Vm, u.c, I FJmfda l..Imiltd LIIbllily Compmy,I1IIICMItivc Pumm IX. LLC,. FIaridI
Liria:d LiIbiIlIy Conlpuy,lallo:lwliw hnacrs X, u.c, I FIarida LImiIed LlabiIIIy CompIlll)',IIIlI SIllIIt ~penia;, IDe., tbIcd JPIy, 16,
2OO1.1lld feCOfdtd.hlly 31, 2001, in 0fticIlIl b:onb BOC>t 3193, PIp 445, of tho PIIbHe tecords ofCfWU.01TE COCPRy, Florida; IIIld
ISSigncdIoWiI1JamM.ChIIItRevol:lbJeTnst08led9lISl1999iniDnnneatdltedJllly2.5,ZQ07.andreeotdedAuaustI5,2007,ia
Offieial "-mis Book 3199, Pap 1~ Public Reeords of CHAR.LOTTE Counly. F1orida. &nrl. modified ill iDSInImaIt recorded
September 14., 2007, iD Official R=mh Book 3210, Pqe 1340, Public R.eeurdi or CHAlU.01TB~, Florida. Illll us:ipd in
iJulnnnolll dalCd July 2S, 2007, and l"Ill:GIdod. <kmbOI'oJ, 2007, ill OmdalRe<:lIrdl Boo!:: 4288, Pip 284&, Publil: Reamls of COLLIER
ClIIIIII)', F1l1rida. ml. DlDdifiod in iDslrumolIt =orded Oetaber 4, 2007,. Offidll R<<ordB Book 4288. Pljli' 2850, Public kord5 01
COlllE!R.Coordy,Fklrida,iDlhoo.riPlprinoiplllllDlof$5SO,0II0.oo.
ThisDcmklll---~"orlhlltltleIDCOIIridemlior!.oflbe~onoflhepcmllll11ilrbflilyoftlleOeblorllDdcrtheNole
equll to the I'I!dl>CeddollarllDlllllltorAidNololudia IIOtUudedlobe oddilloMl """unt)'.
Ql'IlDlOl'lISKRIlhII theredooticmoftlledebtowedlllldlberedoctiOllorlbepltiOJll.l.liabiJityoflhedebt01"lIIldcrtllcNoleii~1y
eqllh-.lellllOlhellllrlllldeivallleoftlleAlbjeel:realprope:nylt'dlDtimeofIblsCOllvqanc.e,Oramorf'unherlURrlllhaltlle.w.jffi
rnl property hu 110 addIliooa1 equ.itmle V8hIe md d.llbcte Is 110 addltlonall;Olllidm.tioP., IDd 0ranIar ackDowled&u lhalllftcr said
TMIIctionlhefeUllynillbe.remaiDiD&b.......due.UIldl::rsraldPromi$$wyNoIe(S).
Ami.Mergerl..aDJUqe: kislhciDllmlilmofiheGlantorllldfJomlcelhatdx!n:polbeo lrICIJ'!foflhefeewJth1betimsotbatlhc beP is
pracrvedlDiiWlToftllcMorlp&f!eu~inlheiDslrumeol(r)above. OmKorb:R:bylllUUldmp'lDelSioDlOtberubjeclreal
".,.",. -...
Grantor S/gnlJture(s) Have Been Placed on the Following Page on Purpose
Exhibit J Property Deeds
62
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
ttt OR: 4395 PG: 2024 ttt
Deed in Lieu of Foreclosure
PAGE1WO
Sigued,saJcdalld:ckliv=diD1hepreseno:eof:
s..~Mk~
Prim. IS; iF $'r EK;;;~
wnNESSNo.l
/~/.~~.>
Sl?ff~' ~~
Print VHOVANNIM OTF.RO
(Seal)
~ ,;;:'g- ~....
..... \)"'dlon..,
WlTNSSSNO.2
""
STATEOFFLO~":
C'OumYOF LLI~L
The forqoiD&iIIslnmI:IltWllSaclwowkdscdWOR:FLtlWi~dIlyor~2008.byYbo.....uM. ~wbDWllU'
pmorIIlIyblDwDlO_OlMlo~prodIlm'I L. p1J<' J<:;r:: asicll:llll6eatiozr..
Exhibit] Properly Deeds
63
www.davidsonengineering.co111
De
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
COLLIER COUNTY
TRACT 126
37750040008
64
VVVI,'W .davidsonengi neering. com
De
DAVIDSON
ENG'NEE~ING
00955916 WI5SEP-6 PU26
IiDJ;WiR CDUHr,~ . 6ECOROEO
12 000. GO coulderation
0(; II 5 \
OR BOOK
UUU6VI
PAGE
'i.OO rac.ori:l.1IlI
1\000 state.lIt...p.
VARIWITY DEED
THIS 'tI'ARllAll1'Y DEB 1...03, tbe! 29th day of August . A.D. 19-!2... by
JOHN SLEtAK and IRENE C. SLEZAK,
husband and wife
hereinllftar ealled the l!:f.utllr. to
COLLIER COUNTY, A POLITICAL SUBDIVISION OF THE STATE OF FLORIDA
hereu.after l:alled the grantea, WhllBl!lpoltoffieeaddre81 is:
33DI E. Tamiami Trail, Naples, Florida 33962
(Whuever \lIed htll"lI!-iD the tetlll hg1"antorlt and "arontee" :I.1'It.ll.lde .U the parti.ee to this
i11ltrtlllleut. and the heir., lesal representative. Ill'll! udgns of bd:l.viduall, and tbe
IUOO'''01''8 and uligD,8 of c:orporation.)
WI'J'NESSETBI Tbat the grantor, for and in cOtlsiduatioD of the lUIIl of $10.00 ,net other
valuable COlldderatioll8, receipt whereof is hereby all.kIIow1edled, bereby &ralltl. hare'inl,
8ell., dUIlB, rellliaell. relulIlII, ll.onv"YlI .nd eOllfil:1ll1 ullto the 8rantee. all thut certain
uno dtuate in Co11ter County, Florida, VUI
Tract 126, Golden Gate Estates, Unit~~~t in acoordance with and
8ubject to the plat recorded in Plat Book 7. page 9. Public Records
or Collier County, Florida. Recelvcd $ Af,...,..-::JO
Doo:::umc;;t:J'Y 5tf.!mp Tax
Ilicrc~unIY~flmid"
. . Reagan rk 0.0;
"
'IOO1I'1'BBIl with all . thereto belonsill8 or
in .lIll)'wi.e appertdll
TO BAVE AllD TO SOL
AND thll! grantor hlr anter is lawfUlly
.sued of .siA land ill . Ie; tbat the Irallt a 8 ht and lawful authority
to .ell alld CODYI)' add ~ t the Iilrll1l.tor hereb -I. .lItII the title to .aid
lalld and will deleDd the \lie n.t tbe lawful da ~ 1 Plt:".one "bolI'oever; aod
that hid land it free of . DIlI!.Ir. .xce ~ nib, aubn''luent to
Decembe'/: 31, 19.J!L. e"llIIent re~1~~~t" 0118 of record and ret:trictiolll
andeallellllUlt.e_lltotba.ub~~
IN WI1'NlISS WEREOF. the .aid I:rIIptor hu dgned apd aea.1e.d tbeae pnaeDta tbe day llIId
~i'" f;"::..:::V:::~.:~.~ I.~. .......<<. .~}~_ . .
_'D",,11.~lblM,(l) _-------'--~_ L.S.
~'N'_l n LEZA;"
'0" ..J/ . '2,r,....-rJ! ~ 1- L.'_
Wi .... Nfl. 2 R . E A
~~ O~r ~~I%:
I BBIlEBY CER1'In tbDt on this ds)'. before _, a. officer duly Intbflrizad ill the State
Iud County aforeaaid to ~-J'HN l~lIEnita:&iRt:NEP~~i~WA:PPllland
tl> lIa kDowll to be the pe1"IIOIl(a) deauib.oI ill lIDd \tho Ullleuted tlle fOl;'qo!!1 '.i1I'~."!:'II.IlII_t.. .
and seMI",1edled before 1IUl tllat J<IaL II2flllcuted the .ama. Wl1'NIISS .... ::a~i~~~J.d.ar,.~ .
a..l m tbe Couc-ty aDd State h.t afore.aid thia ~ day' of . ,,,~\,~:",'''''''-('J!2.i
Ny '_1"1,, "pi.... WI~lfb "..y '"'". '":~:~;:t~f5:~~;<~~-
\} (SEAl, ~.C:>;;".' :_.1,... ,._, .;~ ,
laturD to prepa-rlrl ~ :~,"';'o'<.'.,""'..'~. i <',l
'1'hb matt'U1Dllllt p-rlllpared bYI P.ll. Colemlln. Hidwe.t 1'itht GUllrantee Co. .i.("l~.~;~'~\'No:"
TlIllliBllli Trail, Suite A, Maplea, PL 33940, in conjunction w1t1l tbe i"u"'~..of'.;1:1~b,,'1iaaur'lIce.
Vile No. '11;26 I MCH/bz .;';,.....:~ -- ~,:rI.~~
"',,\,.. <""':'t~I:.iA":r.1OIo
r~'J~C~".:o.n
\ .
Exhibit) Property Deeds
L
65
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
PROPERTY:
DESCRIPTION:
FOLIO NUMBER:
Exhibit J Property Deeds
RICHARD M. AND ANNA V.
ECKSTEIN
THE NORTH 150 FEET OF
TRACT 127
37750120009
66
www.davidsonengineering.com
De
DAVIDSON
ENGINEERING
preDa~ bv and return to:
LhmeApel
New House Title L.L.C.
P. O. Box 20328
Tampa. FL 33633-1383
File Number: R07036883
4104571 OR: 4310 PG: 0667
RlCORDIO l' nr!lCIAL R1CORDI 'I COtLlIl COOllY, It
12/lG/1001.tll:3lPJotIGlTI.BIOCI.CLIR1
con liSOOO."
R1C!II 11.\0
DOC-.II 1855.00
Retn:
IBVHOOSlllltlLLC
POI012Dl28
'AIlPAlLllm 138\
(Sp.(~ A.bov~ Tbls Lhle For Re(ordial Dall>
Special Warranty Deed
This Special Warranty Deed made this J!l..!!. day of NFYt.-mix.r. 20ll- between Deutsche Bank
National Trust Company, as Trustee for the CertiflUte Holden of Soundview Home Loan Trust :Z006-0PT5, Asset-
Backed CertifICates, Series 2006-0PT5 whose post office address is DB.REo 6501 Irvine Center Drive, Irvine, CA
92618. grantor, and Richard M. Eckstein and Anna V. Eckstein, husband and wife whose post office address is 2S41 8th
StreetNE,Naples,FL 34n.O, grantee; J@CO{J
(Whenever used herein the tcnnsgranlorand gJl!.l~"\n all the panIC ~ ment and the heirs, legal representatives, and
assignsorindividuals,andlhesuccc:ssorsnndas'W rporations,tnIs1sandnu
THE NORTH 150 FEET OF
ACCORDING TO THE PLA
PUBLIC RECORDS OF COL
D 01100 DOLLARS ($10.00) and other
ipt whereof is hereby acknowledged.
rever, me following described land,
Witnesseth, that said grantor, for and
good and valuable considerations to sai
has granted, b&g8ined, and sold to th sai
situate, lying and being in the Collier oun
TES UNIT NO. 23,
OOK 7, AT PAGE 9, OFTH!
Together With all the tenements. hereditaments and appurtenances thereto belonglllg or III anywise appertainmg
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 warrancl'the tide to said
land and will defend the same against the lawful claims of all persons claiming by, through or under grantors,
In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written.
,o;p.~.;,1/ JI",,,,,,,y /In./' PIQ!~ 1
Exhibit J Property Deeds
67
www.davidsonengineering.com
De
DAVIDSON
ENGINEE!UNG
*** OR: 4310 PG: 0668 ***
Signed, sealed and delivered in our presence:
w;m=(j ~DI
. I '''H
Deutsche Bank National Trust Company, as Trustee
for the Certificate Holders of Soundview Home Loan
T st 2006-0PT5, Asset-Backed Certmcates, Series
20 6-0PT5 by Option Oue Mortgage Corporation as
a ney in fact
s
County of
W&nbcr- ,20"7,by
as attorney In fact for Oeucsche Bank
~ CONNIE_
Commlallani/.l66 ~
I -. Notary PublIc . Callfo ""
. . Orenge County
MvComm.ExpIresAf'/25.20
!ipidlJlW""""/;I"/NIJ_POpo2
Exhibit J Property Deeds
68
V\!Ww .david son engi neeri ng.com
De
PrftY~~~R~~
- --- ..--.---..,.---.. --.,-. -..-.-.-....-.-.- --.-- -_.._....-.,----~._."
PROPERTY: JOSEPH I. AND ALICIA
CABAL
DESCRIPTION: THE SOUTH 180 FEET OF
TRACT 127
FOLIO NUMBER: 37750080000
Exhibit I - Property Deeds
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DAVIDSON
oNGINoERING
2-26-19$11t,28PM
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Exhibit J Property Deeds
70
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DAVIDSON
ENGINEERING
2-26-1997 11 ,29P!.1
FROr.t 4L.TCl N*-ES 9011 263 4961
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AUTHORIZATION
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RESTRICTIVE COVENANT AGREEMENTS
Exhibit I( - Authorization & Agreements
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AGREEMENT AND RESTRICTIVE COVENANT
THIS AGREEMENT AND RESTIRCTIVE COVENANT (this "Agreement") is
made as of the 25"t::"~ay of April, 2008 (the "Effective Date") by and between the
following parties:
(a) Angela Iglesias, individually and as Trustee of the Angela Iglesias
Revocable Trust dated December 1, 2006, having a mailing address of
3209 W. Woodlawn Avenue, Tampa, Florida 33607 (hereinafter
referred to as "Iglesias");
(b) CAB of Collier, Inc., a Florida corporation, having a mailing address of
5141 Seahorse Avenue, Naples, Florida 34103 (hereinafter referred to
as "CAB");
(c) Lisa Aldikacti, as Successor Trustee under that certain land trust dated
April 28, 2006 and called the Randall Land Trust Agreement, having a
mailing address of 1500 Bonita Lane, Naples, Florida 34102
(hereinafter referred to as "Randall");
(d) Yhovanni Otero, having a mailing address of 330 14th Avenue NW,
Naples, Florida 34120 (hereinafter referred to as "YOtero");
.,.;
(e)
Otero Enterprises of Southwest Florida, LLC, a Florida limited liability
company, having a mailing address of 1600 Tamiami Trail, Suite 200,
Port Charlotte, Florida 33948 (hereinafter referred to as "OE");
(f)
Yhovanni Otero and Osvaldo F. Otero, having a mailing address of
6975 40th Street NE, Naples, Florida 34120 (hereinafter collectively
referred to as "Y&OOtero");
(g)
Emergent Development Group II, LLC, a Florida limited liability
company, having a mailing address of 3055 Terramar Drive, Naples,
Florida 34119 (hereinafter referred to as "EDG");
As utilized herein, Randall and OE are collectively referred to as "Randall/OE".
RECITALS
A. Iglesias represents and warrants that it the sole owner of that certain
Collier County, Florida real property described as follows: "Tract 72, Unit 23, GOLDEN
GATE ESTATES, according to the plat thereof recorded in Plat Book 7, Page 9, of the
Public Records of Collier County, Florida" and which real property is also identified as
Collier County Parcel No. 37745200002 (the "Iglesias Parcel").
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QBACTIVE\99999.99999\6195098.3
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B. For the purposes of this Agreement, the parties hereto acknowledge and
agree that the Iglesias Parcel contains 5.15 acres, which acreage constitutes
approximately 14.341 % of the total acreage of all of the Parcels (as herein defined).
C. CAB represents and warrants that it is the sole owner of those certain
Collier County, Florida real properties described as follows:
(1) "The West 150 Feet of Tract 89, GOLDEN GATE ESTATES, Unit No.
23, according to the plat thereof recorded in Plat Book 7, Pages 9 and
10, of the Public Records of Collier County, Florida" and which real
property is also identified as Collier County Parcel No. 37746760004;
and
(2) "The East 180 Feet of Tract 89, GOLDEN GATE ESTATES, Unit No.
23, according to the plat thereof recorded in Plat Book 7, Pages 9 and
10, of the Public Records of Collier County, Florida" and which real
property is also identified as Collier County Parcel No. 37746720002.
The two properties described in this "Recital C" are hereinafter collectively referred to as
the "CAB Parcel".
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D. For the purposes of this Agreement, the parties hereto acknowledge and
agree that the CAB Parcel contains 5.15 acres, which acreage constitutes
approximately 14.341 % of the total acreage of all of the Parcels (as herein defined).
E. Randall represents and warrants that it the sole owner of that certain
Collier County, Florida real property described as follows: "The West 180 feet of Tract
No. 90, GOLDEN GATE ESTATES, Unit No. 23, according to the plat thereof recorded
in Plat Book 7, Page 9, of the Public Records of Collier County, Florida" and which real
property is also identified as Collier County Parcel No. 37746840005 (the "Randall
Parcel").
F. For the purposes of this Agreement, the parties hereto acknowledge and
agree that the Randall Parcel contains of 2.81 acres, which acreage constitutes
approximately 7.826% of the total acreage of all of the Parcels (as herein defined).
G. YOtero represents and warrants that it the sole pwner of those certain
Collier County, Florida real properties described as follows:
(1) "The East 150 feet of Tract 90, GOLDtN GATE ESTATES, Unit No.
23, according to the plat thereof recorded in Plat Book 7, Page 9, of
the Public Records of Collier County, Florida" and which real property
is also identified as Collier County Parcel No. 37746800003; and
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. (2) "All of Tract 125, GOLDEN GATE ESTATES, Unit No. 23, according to
the plat thereof recorded in Plat Book 7, Page 9, of the Public Records
QBACTIVE\99999.99999\6195098.32
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of Collier County, Florida" and which real property is alsb identified as
Collier County Parcel No. 37750000006.
The two properties described in this "Recital G" are hereinafter collectively referred to as
the "YOtero Parcel".
H. For the purposes of this Agreement, the parties hereto acknowledge and
agree that the YOtero Parcel contains 7.49 acres, which acreage constitutes
approximately 20.858% of the total acreage of all of the Parcels (as herein defined).
I. Randall/OE represents and warrants that it is the sole owner of those
certain Collier County, Florida real properties described as follows:
(1) "The West Y, of Tract 107, GOLDEN GATE ESTATES, Unit No. 23,
according to the plat thereof recorded in Plat Book 7, Page 9, of the
Public Records of Collier County, Florida" and which real property is
also identified as Collier County Parcel No. 37748480104 (Randall and
DE represent and warrant that Randall owns an undivided 75%
interest in such parcel and that OE owns an undivided 25% interest in
such parcel and that such parcel contains approximately 2.58 acres);
and
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(2) "The East Y, of Tract 107, GOLDEN GATE ESTATES, Unit No. 23,
according to the plat thereof recorded in Plat Book 7, Page 9, of the
Public Records of Collier County, Florida" and which real property is
also identified as Collier County Parcel No. 37748480007 (Randall and
OE represent and warrant that Randall owns an undivided 50%
interest in such parcel and that OE owns an undivided 50% interest in
such parcel and that such parcel contains approximately 2.58 acres).
The two properties described in this "Recital I" are hereinafter collectively referred to as
the "Randall/DE Parcel".
J. For the purposes of this Agreement, the parties hereto acknowledge and
agree that the Randall/DE Parcel contains 5.16 acres, which acreage constitutes
approximately 14.369% of the total acreage of all of the Parcels (as herein defined).
K. Y&OOtero represents and warrants that it the sole owner of that certain
Collier County, Florida real property described as follows: "The West 180 Feet of Tract
108, GOLDEN GATE ESTATES, according to the plat thereof recorded in Plat Book 7,
Pages 9 and 10, of the Public Records of Collier County, Florida" and which real
property is also identified as Collier County Parcel No. 37748520006 (the "Y&DDtero
Parcel").
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QBACTIVE\99999.99999\6195098.33
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L. For the purposes of this Agreement, the parties hereto acknowledge and
agree that the Y&OOtero Parcel contains 2.73 acres, which acreage constitutes
approximately 7.603% of the total acreage of all of the Parcels (as herein defined).
M. OE represents and warrants that it the sole owner of that certain Collier
County, Florida real property described as follows: "The East 150 Feet of Tract 108,
GOLDEN GATE ESTATES, according to the plat thereof recorded in Plat Book 7, Page
9, of the Public Records of Collier County, Florida" and which real property is also
identified as Collier County Parcel No. 37748560008 (the "OE Parcel").
N. For the purposes of this Agreement, the parties hereto acknowledge and
agree that the OE Parcel contains 2.27 acres, which acreage constitutes approximately
6.321 % of the total acreage of all of the Parcels (as herein defined).
O. EDG represents and warrants that its holds and owns valid and
enforceable option agreements to purchase the following Collier County, Florida real
properties:
(1) "The North 150 Feet atTract No. 127, GOLDEN GATE ESTATES, Unit
No. 23, according to the plat thereof recorded in Plat Book 7, Page 9,
of the Public Records of Collier County, Florida" and which real
property is also identified as Collier County Parcel No. 37750120009
(the "EDG/Eckstein Parcel"), pursuant to a written agreement (the
"EDG/Eckstein Option") with the owners of the EDG/Eckstein Parcel;
and
(2) "The South 180 Feet of Tract No. 127, GOLDEN GATE ESTATES,
Unit No. 23, according to the plat thereof recorded in Plat Book 7,
Pages 9 and 10, of the Public Records of Collier County, Florida" and
which real property is also identified as Collier County Parcel No.
37750080000 (the "EDG/Cabal Parcel"), pursuant to a written
agreement (the "EDG/Cabal Option") with the owners of the
EDG/Cabal Parcel.
.
The two properties described in this "Recital 0" are hereinafter collectively referred to as
the "EDG Parcel.
P. For the purposes of this Agreement, the parties hereto acknowledge and
agree that the EDG Parcel contains 5.15 acres, which acreage constitutes
approximately 14.341 % of the total acreage of all of the Parcels (as herein defined).
Q. As utilized herein, the Iglesias Parcel, the CAB Parcel, the Randall Parcel,
YOtero Parcel, the Randall/OE Parcel, the Y&OOtero Parcel, the OE Parcel and the
EDG Parcel are collectively referred to as the "Parcels".
QBACTIVE\99999.99999\6195098.34
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R. As utilized herein, the Iglesias Parcel, the CAB Parcel, the Randall Parcel,
YOtero Parcel, the Randall/OE Parcel, the Y&OOtero Parcel and the OE Parcel are
collectively referred to as the "Owned Parcels".
S. As utilized herein, Iglesias, CAB, Randall, YOtero, Y&OOtero and OE (and
their respective successors in interest) are collectively referred to as the "Parcel
Owners".
T. EDG and each of the Parcel Owners hereto acknowledge and agree that
each of them are expected to benefit from the efforts to procure and obtain the approval
of a Comprehensive Plan Amendment application relative to and/or a subsequent
commercial rezoning application of or concerning the Parcels (the "Comprehensive Plan
Amendment") as contemplated herein,
U. EDG and each of the Parcel Owners hereto desire to impose upon each of
EDG, the Parcel Owners and each of the Owned Parcels and the owners thereof mutual
and beneficial restrictions, covenants, conditions, duties, obligations and charges as set
forth herein for the benefit and complement of the Parcels.
AGREEMENT
THEREFORE, for good and valuable consideration, the receipt of which is
hereby acknowledged, each of the parties hereto agree as follows:
\.f SECTION 1 - JOINT COOPERATION
1.1 EDG and each of the Parcel Owners shall fully and jointly pursue,
cooperate with and fully support EDG and each of the other Parcel Owners in regard to
all proceedings and applications related to any proposed application for the
Comprehensive Plan Amendment, the content of which shall be, after consultation with
the Parcel Owners, determined by EDG. EDG and each of the Parcel Owners further
agree to consent to, and to promptly execute such consents, authorizations, plans,
applications, and other requests for governmental approval, and amendments thereto,
which may be approved by EDG or prepared by or at the direction of EDG incident to
such Comprehensive Plan Amendment relative to the Parcels and/or an.y portion
thereof. Each of the Parcel Owners hereby appoint EDG, as their attorney-in-fact, with
full power to do any al)d all things necessary or, in the subjective determination of EDG,
advisable to be don,e relative to the Parcels as fully and effectually as each of the Parcel
Owners might9FcOuld do in their own right relative or in furtheranCe of the above
referenced Cerf1prehensive Plan Amendment relative to the Parcels and/or any portion
thereof, including the execution, submittal and pursuit of any and all applications,
consents and other documents or instruments relative to such Comprehensive Plan
Amendment relative to the Parcels and/or any portion thereof. Each of the Parcel
Owners: (a) hereby ratify all that said attorney-in-fact shall lawfully do or cause to be
done by virtue hereof; and (b) acknowledge and agree that said attorney-in-fact nor any
of its agents shall be liable for any acts or omissions or for any error of jUdgment or
\.f mistake of fact or law in its capacity as such attorney-in-fact. This power of attorney is
QBACTIVEI99999.99999\6195098.35
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coupled with an interest and shall be irrevocable as long as this Agreement remains in
full force and effect.
SECTION 2- RESTRICTIVE COVENANT
2.1 This Agreement and all provisions hereof shall be deemed to be an
restrictive covenant and agreement running with each of the Parcels and shall be
binding upon each of the owners of each of the Owned Parcels and their Successors
and assigns.
SECTION 3- MANAGEMENT / COST-SHARING
"'"
3.1- Appointment of EDG as Proiect Manaaer. Each of the Parcel Owners
hereby appoint EDG to manage, direct, administer, coordinate, oversee and supervise
all efforts and measures relative to the procurement of approval of the Comprehensive
Plan Amendment relative to the Parcels and/or any portion thereof. To that end, EDG is
authorized and directed, on behalf of each of the Parcel Owners, to engage attorneys,
consultants, engineers, analysts and such other professionals, persons or entities
(collectively, the "Professionals") and such persons or entities as may provide any of the
services which will give rise to Sales Expenses (as defined herein) as EDG may deem
appropriate. The parties acknowledge and agree that EDG shall be empowered to
open a bank account for the purpose of receiving, paying and administering the
payment of Professional Expenses (as defined herein) and Sales Expenses (as defined
herein) (the "Bank Account"). All payments and distributions from the Bank Account
shall require the signature and authorization of EDG and Timothy J. Cotter, each of
which shall reasonably cooperate relative to the authorization of payment and
disbursements from the Bank Account.
3.2 Cost Sharinq.
(a) Cost Sharina of Professional Expenses. EDG and each of the Parcel
Owners (except Iglesias) shall each pay and/or reimburse to EDG or, at EDG's request,
any of such Professionals a proportionate share of the costs and. expenses incurred or
to be incurred relative to the services provided by each of the Professionals
(collectively, the "Professional Expenses") as follows:
(i) the owner of the CAB Parcel- 16.742%;
(ii) the owner of the Randall Parcel- 9.135%;
(iii) the owner of the YOtero Parcel- 24.350%;
(iv) the owner of the Randal//OE Parcel- 16.776%;
(v) the owner of the Y&OOtero Parcel- 8.875%;
(vi) the owner of the OE Parcel- 7.380%; and
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QBACTlVE\99999.99999\6195098.36
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(vii) EDG -16.742%.
Neither Iglesias nor the owner of the Iglesias Parcel (if other than Iglesias) shall have or
bear any payment or reimbursement obligations relative to.. the Professional Expenses.
Each of the Parcel Owners acknowledge that the services and expenses previously
rendered or incurred and/or to be rendered or incurred in the future by or from Roetzel &
Andress, LLP, Quarles & Brady, LLP, and Davidson Engineering, among others, are
also components of the Professional Expenses, notwithstanding the fact that such
Professionals may solely represent or be engaged by EDG. As used herein, the phrase
"Professional Expenses" shall: (a) also include application fees, survey fees, travel
expenses, and other expenses incurred or to be incurred in reasonable pursuit and in
furtherance of the Comprehensive Plan Amendment relative to the Parcels and/or any
portion thereof; (b) those items referenced in Exhibit "A" attached hereto and
incorporated herein by reference. Payment by EDG and each of the Parcel Owners
(except Iglesias and the owner of the Iglesias Parcel) ef the Prefessional Expenses
shall be made in accerdance with the previsions of this Section 3.
(b) Cost Sharinq of Sales Expenses. EDG and each ef the Parcel Owners
shall each pay and/er reimburse to. EDG er, at EDG's request, such persens er entities
as are designated by EDG a propertionate share ef the costs and expenses incurred or
to. be incurred relative mitigatien costs, brokerage cemmissiens (enly if all ef the Parcels
are seld as part ef a single transactien), decumentary stamp taxes, clesing agents' er
closing attorneys' fees and expenses, and other costs and expenses reasenably
incident to. .the actual er centemplated sale er cenveyance ef and/er the clesing upen the
sale er cenveyance ef each ef the Parcels as part ef a single transactien (cellectively,
the "Sales Expenses") as fellows:
(i) the ewner ef the Iglesias Parcel - 14.341 %;
(ii) the owner ef the CAB Parcel- 14.341 %;
(Hi) the ewner ef the Randall Parcel- 7.826%;
(iv) the owner ef the YOtero Parcel- 20.858%;
(v) the ewner ef the RandalllOE Parcel- 14.369%;
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(vi) the ewner ef the Y&OOtero Parcel- 7.603%;
(vii) the owner ef the OE Parcel- 6.321 %; and
(viii) EDG-14.3412%.
Each ef the Parcel Owners acknowledge that the any er all ef the Sales Expenses may
be rendered er incurred by persons or entities who may be selected, retained er
engaged solely by EDG. Payment by EDG and each of the Parcel Owners ef the Sales
Expenses shall be made in accerdance with the previsiens ef this Sectien 3.
Netwithstanding any provisiens ef this Agreement to. the centrary, to. the extent that an
QBACTlVE\99999.99999\6195098.37
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item of cost or expense is both a Professional Expenses and also a Sales Expense,
same shall be, for the purposes of this Agreement, be deemed to be sole a Sales
Expense and not a Professional Expense.
3.3 EDG may provide each of the Parcel Owners an invoice ("Invoice")
certified as true and correct by EDG setting forth the Professional Expenses and/or
Sales Expenses incurred for the relevant period of time ("Owed Amounts"). Upon
receipt of payment from the Parcel Owners of each such Parcel Owner's share of such
Owed Amounts, such Professional Expenses and/or Sales Expenses shall be paid, at
EDG's discretion, from the Bank Account, and EDG shall, upon request of any of the
owner of any Parcel, provide evidence of such payment.
3.4 Each of the Parcel Owners (except, with respect only to Professional
Expenses, Iglesias) agrees to remit to EDG (or, at EDG's election, one or more of the
Professionals or such persons or entities as may be designated by EDG pursuant to
Agreement Section 3.2(b)) their respective proportionate share of the Professional
Expenses and/or Sales Expenses as set forth in each Invoice, on or before ninety (90)
days following receipt of the applicable Invoice.
3.5 Each Invoice shall (i) set forth the total invoiced amount, (Ii) allocate the
total between EDG and each of the Parcel Owners (excepting, with respect only to
Professional Expenses, Iglesias) in accordance with Section 3.2, (iii) be accompanied
by detailed back-up including cost breakdowns, and to the extent the Invoice covers
work performed by Professionals or other persons or entities, be accompanied by the
~ invoices for such work from the Professionals or other persons or entities.
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3.6 EDG and each of the Parcel Owners (excluding, with respect only to
Professional Expenses, Iglesias) will be liable to EDG and each of the other Parcel
Owners for its failure to pay when due its share of the Professional Expenses and/or
Sales Expenses as provided in this Section 3. In the event a Parcel Owner (other than,
with respect only to Professional Expenses, Iglesias) fails to so pay its share as herein
provided, EDG or any of the Parcel Owners may elect, in its sole and absolute
discretion, to contribute such amount as a loan which shall be due upon demand,
together with interest at six percent (6%) per annum from the date paid until the date
repaid by such Parcel Owner. "
3.7 Accounting. EDG shall keep good and accurate books and records in
sufficient detail to allow the Professional Expenses and Sales Expenses to be
calculated, which books and records shall be made available for review (upon prior
reasonable notice) by each of the Parcel Owners. In addition, EDG shall provide, by no
later than the tenth (10th) day of each calendar month, a written monthly report to all
Parcel Owners which advises and updates such Parcel Owners relative to the general
and financial status of the Comprehensive Plan Amendment.
~
3.8 Role of EDG; No Liability. It is expressly acknowledged and agreed that,
notwithstanding any contrary provision of this Agreement, EDG is undertaking the
QBACTIVE\99999.99999\6195098.38
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actions contemplated by this Agreement Section 3 as an accommodation only and in no
event shall EDG be liable for (and each of the Parcel Owners covenant not to sue EDG
for and hereby releases EDG from all liability and claims relating to or arising from) the
matters referenced herein or for any damage, loss, or injury to any of the Parcel Owners
or otherwise related to the action or inaction of EDG in connection with this Agreement
Section 3, except that EDG shall be liable for the following: (i) damage, loss or injury
arising from the gross negligence or willful misconduct of EDG in performing or failing to
perform under Agreement Section 3, (ii) damage, loss or injury arising from the
fraudulent conduct of EDG, (iii) damage, loss or injury arising from EDG failure to pay its
share of the Professional Expenses and/or Sales Expenses, or (iv) damage, loss or
injury resulting from EDG's breach of Agreement Sections 1, 2, 4 or 5.
SECTION 4 - AGREEMENT TO SELL
4.1 In the event that, during the Term of this Agreement (as herein defined),
any person or entity presents a bona fide written offer to purchase all of the Parcels: (a)
for a purchase price equal to or greater than the amount set forth in a separate
agreement entered into contemporaneously herewith (the "Baseline Price"); (b) upon
terms which would require the entirety of the purchase price to be paid at closing; (c)
upon terms which would require such closing to occur with 180 days after the effective
date of the contract; and (d) upon terms which are typical for similar vacant land
purchase and sale contracts in Collier County, Florida, EDG and each of the Parcel
Owners agree that they shall mutually execute, accept and approve such offer deliver
same to the person or entity making such offer, thereby entering into the contract
contemplated by such offer. In connection with the closing contemplated by such offer
and contract, EDG and each of the Parcel Owners shall divide the net proceeds of sale
based on the respective acreage of each of the Parcels.
SECTION 5 - MISCELLANEOUS
5.1 Attornevs' Fees. If any legal action or other proceeding is brought for
the enforcement of this Agreement, or because of an alleged dispute, breach, default or
misrepresentation in connection with any of the provisions of this Agreement, the
prevailing party shall be entitled to recover reasonable paralegal and attorneys' fees and
other costs incurred in that action or proceeding, including those related to appeals, in
addition to any other relief to which it or they may be entitled.
5.2 Time of the Essence. Each of the parties hereto acknowledge and agree
that time is of the essence with respect to this Agreement and all provisions hereunder.
5.3 Notices and Communications. All notices, approvals and other
communications provided for herein or given in connection herewith shall be validly
given, made, delivered or served, if in writing, and delivered personally by facsimile, by
U.S. Mail, or sent by nationally recognized overnight courier (e.g., Federal Express,
Airborne, UPS), to each of EDG and each of owners of the Parcels at the address set
forth in this Agreement or at such other address as is provided by an owner of a Parcel
QBACTIVE\99999.99999\6195098.39
11
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to each of the other Parcel Owners. In the event that any of the Parcels are sold or
conveyed after the execution hereof, all notices, approvals and other communications
provided for herein or given in connection herewith shall be given in the manner herein
provided to the address on record with the Collier County Appraiser's Office for such
Parcel Owner. Notices, approvals and other communications provided for herein shall
be deemed delivered upon personal delivery, confirmed facsimile transmission, three
(3) days after deposit with U.S. Postal Service, postage prepaid or twenty-four (24)
hours following deposit with a nationally recognized overnight courier, as herein above
provided, prepaid and addressed as set forth above.
5.4 No Partnership; Third Developers. It is not intended by this Agreement to,
and nothing contained in this Agreement shall, create any owner-contractor, contractor-
contractor, employer-employee, partnership, or joint venture relationship between the
any of the parties hereto or any of the owners of the Parcels. No term or provision of
this Agreement is intended to, or shall, be for the benefit of any person, firm,
organization or corporation that is not a party hereto, and no such other person, firm,
organization or corporation shall have any right or cause of action hereunder.
5.5 Entire Aoreement. This Agreement constitutes the entire agreement
between the parties hereto pertaining to the subject matter hereof. All prior
agreements, representations and understandings of the parties, oral or written, relating
to the Improvements are hereby superseded and merged herein. No change or addition
is to be made to this Agreement except by written amendment executed by the parties
...., hereto.
5.6 Governino Law. This Agreement is entered into in Florida and shall be
construed and interpreted under the laws of the State of Florida.
5.7 Severabilitv. If any provision of this Agreement is declared void or
unenforceable, such provision shall be severed from this Agreement.
5.8 Successors and Assions. This Agreement shall bind the successors and
assigns of the parties hereto. An assignment shall not release a party from its
obligations hereunder unless such release is expressly agreed to by the other party in
w~~. .
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5.9 Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall be deemed an original, but all of which together shall
constitute one and the same instrument. The signature pages from one or more
counterparts may be removed from such counterparts and such signature pages all
attached to a single instrument so that the signatures of all parties may be physically
attached to a single document.
5.10 Exhibits. All exhibits are incorporated herein as a part of this Agreement.
5.11 Term / Termination. This Agreement and the obligations and covenants
QBACTlVE\99999.99999\6195098. 31 0
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hereunder shall continue, unless earlier terminated as provided herein until the earliest
to occur of: (a) the date five (5) years after the date that this Agreement is fully executed
by each of Iglesias, CAB, Randall, YOtero, Randall/OE, Y&OOtero, OE and EDG; (b)
the date that EDG provides written notice to each of the ownElrs of the Parcels that EDG
has elected to terminate this Agreement based on EDG's determination, in its sole and
subjective discretion, that the pursuit of the prospective Comprehensive Plan
Amendment relative to the Parcels, as same may be amended at EDG's discretion, is
unlikely to be approved or has been disapproved; (c) the date that EDG provides written
notice to each of the Parcel Owners that EDG has elected to terminate this Agreement
based upon the fact that either or both of the EDGlEckstein. Qption or the EDG/Cabal
Option has been terminated or has expired without EDG having acquired the
EDG/Eckstein Parcel or the EDG/Cabal Parcel. As utilized herein, the term "Term" and
the phrase "Term of this Agreement" shall mean and refer to the period of time
commencing upon the tuK execution of this Agreement and continuing until the this
Agreement is terminated pursuant to the provisions of this Agreement Section 5.11.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the
day and year first above written.
IGLESIAS:
~~~~
ANG IG S,
Individually and as Trustee of. the
of the Angela Iglesias Revocable
Trust dated December 1, 2006
Date: .:;-p ..s/ .?It\"
/ /
STATE OF FL
COUNTY OF
The foregoing instrument was aCknowledged before me this lS'th day of
~ ' 2008, by Angela Iglesias, individually and as Trustee of
the Ang a Iglesias Revpble ~rustdated De~mber 1 ,2006, who is ( ) personally
known to me or has lLJ provIded . , as identificafion.
Notary ublic Pnnted Na e
My Commission Expires:
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FAX No. 239 435 0300
P. 002
CAB:
cAB OF OOU.:iER.. iNc., a F'icitldi;lCGll"ploratiGr1
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COUNTY "OF . J .
~~. he foregoing instrument wa!; QCkn~~edged before me;.this irUday of;
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OTERO ENTERPRISES OF SOUTHWEST
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Osvaldo F, OterC), Manager
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STATE OF F'L98lDA.../?' . .
COUNTY OF ~/.PA.J
.The fo(e901n9 instrument was acknowledged before me .this "zd day ~
~.p ~ I '- . 2008, by Yhovanni. Otero, as ManagerlMa.nagiflg Member
of~ro Enierp~ses of Southwest Florida, LLC, a Florida limited.llablllty coMpany, who
is personally known to me or ha~ L-:-l provided . . . :
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STATE 01' I-LORIDA
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The foregoing' instrumentwtis ackn~wl~ged beforem~ this. . day. cif
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Member of Otero Enterprl~C$ of Soutf)west Florida, LLC, a Florida limited liability
company; Wh6 is. L-J personally known to me or. ~as <--J' proyide~
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FAX No. 239 435 0300
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STATE OF FLO.PJDA/j/? r i
COUNTY OF ~J{d:~A L.
Jl The foregoing Ins1flJment wa$ E\oknowiedged before. mej t~is ~~~ day o~ .
N-P f<.. , ~t) . ,. ~ 2006, by Yhovanni Otero,who Is ~ p~nallv know~..
10 m~ or hi!.$; ,. P!ovlded. ... ,. . as IdE!r'tlfl~. .: i
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....."':t. BERNICE E. TOMASSO Notary ?ubll.o Slg~ture,.......--r-- ..: .
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STATE bF FLORIDA:
COUNTY OF ~_.
. .. . . ." I . '.,
The foregoing instrument was aCknowledged before me 1hl~ ... day ot
-- , 2008, by o..liiddo F. otero, who: Is L-:-)' persDnallY
known to me or has L-> provided . E\S identification. !
(SEAL)
NO!iiY.P.ublic Signature
Nota~: Public Printed Narjle
My CornmlsslOn Expires: '
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RELS TITLE-ORLANDO
PAGE: 84/64
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ENT GROUP 11,1
-:-eornpany I
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anagerl I
Date: I
By: EMERGENT DeveLOPMENT G~UP,
INC., It F10rIda corporation, if.s ~erl
Managing Me ber I
By:
J PJ Sullivan, President I
Date: tV! W/2()f::;,!? I
,
STATE OF FLORIDA j
COUN1YOF . i
Th~g instrument wall lIaimowledged befo18 me; this Z '('h..-. cfelY of
: \ . 2008, by ~mo A. Hautanen. _ Manager/Managlng
Member Of argent DevelDpment~u II, LLC, a Florida limited liabOity company.
who Is ( ) petBQnally known to me or has ( 1 provided
YX'bL aside' .
I
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By:
".
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ry Pu II; Signature
Pub/It; Prinlacf Name .:r~
Commission expires: 7'/..,
STATE OF FLORIDA . . ( . U> I ~
OOU~OF . I
~foregOing instrument was acic:nOW/edEJetd bsfore this e:::z. Y day of
LA , 2008, by Jbhn P. Sullivan. dent of Emergent
bevel Grollp, Inc., a F/Q~ CDrp~on. as tfte a aging Member of
ces::~.::- ~ "<c. "l ~... _. ",.,,"/ ~
III
f..: :
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(SEAL.)
ry Public Pr/nt8d NslmNO'mly l'llBUCoStUXOl' FLORIDA
Comrnlsalon EJcplres: ~ Sue P>;.cin
; ....=~lJ~?6m.
I Ilobde4 Tlll'li &lltQuoll<lndUili Co~
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Prepared with~ut examination
or review of title and return to:
Kevin R. lottes, Esq.
Board Certified Real Estate Attorney
Quarles & Brady, llP
1395 Panther lane, Suite 300
Naples, Florida 34109
AMENDED AND RESTATED AGREEMENT AND RESTRICTIVE COVENANT
THIS AMENDED AND RESTATED AGREEMENT AND RESTRICTIVE
COVENANT (this "Agreement") is made as of the day of September, 2008
(the "Effective Date") by and between the following parties:
(a) Angela Iglesias, individually and as Trustee of the Angela Iglesias
Revocable Trust dated December 1, 2006, having a mailing address
of 3209 W. Woodlawn Avenue, Tampa, Florida 33607 (hereinafter
referred to as "Iglesias");
(b) CAB of Collier, Inc., a Florida corporation, having a mailing address
of 5141 Seahorse Avenue, Naples, Florida 34103 (hereinafter referred
to as "CAB");
~
(d)
(c) Lisa Aldikacti, individually and as Successor Trustee under that
certain land trust dated April 28, 2006 and called the Randall Land
Trust Agreement, having a mailing address of 1500 Bonita Lane,
Naples, Florida 34102 (hereinafter referred to as "Randall");
William M. Grant, individually and as Trustee of the William M. Grant
Revocable Trust dated September 15, 1999, having an address of
3255 Pine Ridge Road, Suite 101, Naples, Florida 34109 (hereinafter
referred to as "Grant");
(e) Emergent Development Group, Inc., a Florida corporation, having a
mailing address of 3055 Terramar Drive, Naples, Florida 34119
(hereinafter referred to as "EDG");
(f) Emergent Development Group II, LLC, a Florida limited liability
company, having a mailing address of 3055 Terramar Drive, Naples,
Florida 34119 (hereinafter referred to as "EDG2"); and .
(g) Yhovanni Otero, Osvaldo Otero, and Otero Enterprises of Southwest
Florida, LLC, a Florida limited liability company (collectively, the
"Otero Parties"), it being mutually acknowledged and agreed that
the execution of this Agreement by the Otero Parties is for the sole
purpose of effectuating the provisions of Sections 5.5 and 5.12 of
this Agreement.
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Iglesias CAB
Randall Grant
EDG
EDG2 y.Otero a.Otero Otero Ent.
22
V As utilized herein, EDG and EDG2 are collectively referred to a "The EDG
Entities".
RECITALS
A. Iglesias represents and warrants that it the sole owner of that certain
Collier County, Florida real property described as follows: "Tract 72, Unit 23,
GOLDEN GATE ESTATES, according to the plat thereof recorded in Plat Book 7,
Page 9, of the Public Records of Collier County, Florida" and which real property
is also identified as Collier County Parcel No. 37745200002 (the "Iglesias Parcel").
B. For the purposes of this Agreement, the parties hereto acknowledge
and agree that the Iglesias Parcel contains 5.15 acres, which acreage constitutes
approximately 14.341% of the total acreage of all of the Parcels (as herein
defined).
C. CAB represents and warrants that it is the sole owner of those certain
Collier County, Florida real properties described as follows:
(1)
"The West 150 Feet of Tract 89, GOLDEN GATE ESTATES,
Unit No. 23, according to the plat thereof recorded in Plat
Book 7, Pages 9 and 10, of the Public Records of Collier
County, Florida" and which real property is also identified as
Collier County Parcel No. 37746760004; and
v
(2) "The East 180 Feet of Tract 89, GOLDEN GATE ESTATES, Unit
No. 23, according to the plat thereof recorded in Plat Book 7,
Pages 9 and 10, of the Public Records of Collier County,
Florida" and which real property is also identified as Collier
County Parcel No. 37746720002.
The two properties described in this "Recital C" are hereinafter collectively
referred to as the "CAB Parcel".
D. For the purposes of this Agreement, the parties hereto acknowledge
and agree that the CAB Parcel contains 5.15 acres, which acreage constitu~es
approximately 14.341% of the total acreage of all of the Parcels (as herein
defined).
E. Randall represents and warrants that it the sole owner of those certain
Collier County, Florida real properties described as follows:
(1) "The West 180 feet of Tract No. 90, GOLDEN GATE ESTATES,
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Iglesias CAB
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EDG2
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Unit No. 23, according to the plat thereof recorded in Plat Book
7, Page 9, of the Public Records of Collier County, Florida" and
which real property is also identified as Collier County Parcel
No. 37746840005; and
(2) "The East % of Tract 107, GOLDEN GATE ESTATES, Unit No.
23,according to the plat thereof recorded in Plat Book 7, Page 9,
of the Public Records of Collier County, Florida" and which real
property is also identified as Collier County Parcel No.
37748480007.
The two properties described in this "Recital E" are hereinafter collectively
referred to as the "Randall Parcel".
F. For the purposes of this Agreement, the parties hereto acknowledge
and agree that the Randall Parcel contains 5.39 acres, which acreage constitutes
approximately 15.010% of the total acreage of all of the Parcels (as herein
defined).
G. Grant represents and warrants that it the sole owner of those certain
Collier County, Florida real properties described as follows:
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(1) "The East 150 feet of Tract 90, GOLDEN GATE ESTATES, Unit No.
23, according to the plat thereof recorded in Plat Book 7, Page
9, of the Public Records of Collier County, Florida" and which
real property is also identified as Collier County Parcel No.
37746800003; and
(2) "All of Tract 125, GOLDEN GATE ESTATES, Unit No. 23,
according to the plat thereof recorded in Plat Book 7, Page 9, of
the Public Records of Collier County, Florida" and which real
property is also identified as Collier County Parcel No.
37750000006; and
(3) "The West 180 Feet of Tract 108, GOLDEN GATE ESTATES,
according to the plat thereof recorded in Plat Book 7, Pages 9
and 10, of the Public Records of Collier County, Florida" and
which real property is also identified as Collier County PaJ"cel
No. 37748520006; and
(4) "The East 150 Feet of Tract 108, GOLDEN GATE ESTATES,
according to the plat thereof recorded in Plat Book 7, Page 9, of
the Public Records of Collier County, Florida" and which real
property is also identified as Collier County Parcel No.
37748560008.
l)8ACTlVI:\6449001.1
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Iglesias CAB
Randall Grant
EDG
EDG2 V.Otero O.Otero Otero Ent.
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The four properties described in this "Recital G" are hereinafter collectively
V referred to as the "Grant Parcel".
H. For the purposes of this Agreement, the parties hereto acknowledge
and agree that the Grant Parcel contains 12.49 acres, which acreage constitutes
approximately 34.782% of the total acreage of all of the Parcels (as herein
defined).
I. The EOG Entities represent and warrant that they are the sole owners
of that certain Collier County, Florida real property described as follows: "The
West Y. of Tract 107, GOLDEN GATE ESTATES, Unit No. 23, according to the plat
thereof recDrded in Plat Book 7, Page 9, of the Public Records of Collier County,
Florida" and which real property is also identified as Collier County Parcel No.
37748480104 (the "EDG Entities Parcel");
J. The EDG Entities represent and warrant that EDG2 owns an undivided
38.76% interest in the EDG Entities Parcel and that EDG owns an undivided
61.24% interest in the EDG Entities Parcel and that the EDG Entities Parcel
contains approximately 2.58 acres, which acreage constitutes approximately
7.185% of the total acreage of all of the Parcels (as herein defined); and
K. EDG2 represents and warrants that its holds and owns valid and
enforceable option agreements to purchase the following Collier County, Florida
real properties:
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(1 )
"The North 150 Feet of Tract No. 127, GOLDEN GATE ESTATES,
Unit No. 23, according to the plat thereof recorded in Plat Book
7, Page 9, of the Public Records of Collier County, Florida" and
which real property is also identified as Collier County Parcel
No. 37750120009 (the "EDG2/Eckstein Parcel"), pursuant to a
written agreement (the "EDG2IEckstein Option") with the
owners of the EDG2/Eckstein Parcel; and
(2) "The South 180 Feet of Tract No. 127, GOLDEN GATE
ESTATES, Unit No. 23, according to the plat thereof recorded in
Plat Book 7, Pages 9 and 10, of the Public Records of Collier
County, Florida" and which real property is also identified as
Collier County Parcel No. 37750080000 (the "EDG2/Cahal
Parcel"), pursuant to a written agreement (the "EDG2ICabal
Option") with the owners of the EDG2/Cabal Parcel.
The two properties described in this "Recital K" are hereinafter collectively
referred to as the "EDG2 Parcel".
L. For the purposes of this Agreement, the parties hereto acknowledge
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Randall Grant
EDG
EDG2
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and agree that the EDG2 Parcel contains approximately 5.15 acres, which acreage
constitutes approximately 14.341% of the total acreage of all of the Parcels (as
herein defined).
M. As utilized herein, the Iglesias Parcel, the CAB Parcel, the Randall
Parcel, the Grant Parcel, the EDG Entities Parcel, and the EDG2 Parcel are
collectively referred to as the "Parcels".
N. As utilized herein, the Iglesias Parcel, the CAB Parcel, the Randall
Parcel, the Grant Parcel, and the EDG Entities Parcel are collectively referred to
as the "Owned Parcels".
O. As utilized herein, Iglesias, CAB, Randall, Grant, and The EDG Entities
(and their respective successors in interest) are collectively referred to as the
"Parcel Owners".
P. EDG2 and each of the Parcel Owners hereto acknowledge and agree
that each of them are expected to benefit from the efforts to procure and obtain
the approval of a Growth Management Plan Amendment petition concerning the
Parcels (the "Growth Management Plan Amendment") as contemplated herein.
a. EDG2 and each of the Parcel Owners hereto desire to impose upon
each other and each of the Owned Parcels and the owners thereof mutual and
beneficial restrictions, covenants, conditions, duties, obligations and charges as
set forth herein for the benefit and complement of the Parcels.
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AGREEMENT
THEREFORE, for good and valuable consideration, the receipt of which is
hereby acknowledged, each of the parties hereto agree as follows:
SECTION 1 . JOINT COOPERATION
1.1 EDG2 and each of the Parcel Owners shall fully and jointly pursue,
cooperate with and fully support each of the other Parcel Owners in regard to all
proceedings and applications related to any proposed application for the Growth
Management Plan Amendment, the content of which shall be, after consultation
with some or all of the Parcel Owners, determined by EDG. EDG2 and each oflhe
Parcel Owners further agree to consent to, and to promptly execute such
consents, authorizations, plans, applications, and other requests for
governmental approval, and amendments thereto, which may be or may have
been approved by EDG or which has been or may be prepared by or at the
direction of EDG incident to such Growth Management Plan Amendment relative
to the Parcels and/or any portion thereof. EDG2 and each of the Parcel Owners
hereby appoint EDG, as their attorney-in-fact, with full power to do any and all
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Randall Grant
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things necessary or, in the subjective determination of EDG, advisable to be done
relative to the Parcels as fully and effectually as each of EDG2 and/or any of the
Parcel Owners might or could do in their own right relative or in furtherance of
the above referenced Growth Management Plan Amendment relative to the
Parcels and/or any portion thereof, including the execution, submittal and pursuit
of any and all applications, consents and other documents or instruments relative
to such Growth Management Plan Amendment relative to the Parcels and/or any
portion thereof. EDG2 and each of the Parcel Owners: (a) hereby ratify all that
said attorney-in-fact shall lawfully do or cause to be done by virtue hereof; and
(b) acknowledge and agree that said attorney-in-fact nor any of its agents shall be
liable for any acts or omissions or for any error of judgment or mistake of fact or
law in its capacity as such attorney-in-fact. This power of attorney is coupled with
an interest and shall be irrevocable as long as this Agreement remains in full
force and effect.
SECTION 2 - RESTRICTIVE COVENANT
2.1 This Agreement and all provisions hereof shall be deemed to be an
restrictive covenant and agreement running with each of the Parcels and shall be
binding upon EDG2 and each of the owners of each of the Owned Parcels and
their successors and assigns.
SECTION - MANAGEMENT / COST-SHARING
3.1 Appointment of EDG as Project Manaaer. EDG2 and each of the
Parcel Owners hereby appoint EDG to manage, direct, administer, coordinate,
oversee and supervise all efforts and measures relative to the procurement of
approval of the Growth Management Plan Amendment relative to the Parcels
and/or any portion thereof. To that end, EDG is and has been authorized and
directed, on behalf of each of the Parcel Owners, to engage attorneys,
consultants, engineers, analysts and such other professionals, persons or
entities (collectively, the "Professionals") and such persons or entities as may
provide any of the services which will give rise to Professional Expenses and/or
Sales Expenses (as defined herein) as EDG may deem appropriate. The parties
acknowledge and agree that EDG shall be empowered to open a bank account for
the purpose of receiving, paying and administering the payment of Professional
Expenses (as defined herein) and Sales Expenses (as defined herein) (the "Bank
Account"). All payments and distributions from the Bank Account shall require
the signature and authorization of EDG.
3.2 Cost Sharing.
(a) Cost Sharing of Professional Expenses. EDG2 and each of the Parcel
Owners (except Iglesias) shall each pay and/or reimburse EDG a proportionate
share of the costs and expenses incurred or to be incurred relative to the
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services provided by each of the Professionals (collectively, the "Professional
Expenses") as follows:
(i) the owner of the CAB Parcel-16.742%;
(ii) the owner of the Randall Parcel- 17.523%;
(iii) the owner of the Grant Parcel- 40.605%;
(iv) the owner of the EDG Entities Parcel- 8.388%; and
(v) EDG2 -16.742%.
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Neither Iglesias nor the owner of the Iglesias Parcel (if other than Iglesias)
shall have or bear any payment or reimbursement obligations relative to the
Professional Expenses. EDG2 and each of the Parcel Owners acknowledge that
the services and expenses previously rendered or incurred and/or to be rendered
or incurred in the future by or from Roetzel & Andress, LLP, Quarles & Brady,
LLP, and Davidson Engineering, among others, are also components of the
Professional Expenses, notwithstanding the fact that such Professionals may
solely represent or be engaged by EDG. As used herein, the phrase
"Professional Expenses" shall: (a) also include application fees, survey fees,
travel expenses, and other expenses incurred or to be incurred in reasonable
pursuit and in furtherance of the Growth Management Plan Amendment relative
to the Parcels and/or any portion thereof; (b) those items referenced in Exhibit
"A" attached hereto and incorporated herein by reference. Payment by EDG2 and
each of the Parcel Owners (except Iglesias and the owner of the Iglesias Parcel)
of the Professional Expenses shall be made in accordance with the provisions of
this Section 3.
(b) Cost Sharing of Sales Expenses. EDG2 and each of the Parcel
Owners shall each pay and/or reimburse to EDG or, at EDG's request, such
persons or entities as are designated by EDG a proportionate share of the costs
and expenses incurred or to be incurred relative to mitigation costs, brokerage
commissions (only if all of the Parcels are sold as part of a single transaction),
documentary stamp taxes, closing agents' or closing attorneys' fees and
expenses, and other costs and expenses reasonably incident to the actual or
contemplated sale or conveyance of and/or the closing upon the sale' or
conveyance of each of the Parcels as part of a single transaction (collectively, the
"Sales Expenses") as follows:
(i) the owner of the Iglesias Parcel-14.341%;
(ii) the owner of the CAB Parcel-14.341%;
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Iglesias CAB
Randall Grant
EDG
EOG2
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(iii) the owner of the Randall Parcel-15.010%;
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(iv) the owner of the Grant Parcel - 34.782%;
(v) the owner of the EDG Entities Parcel- 7.185%;
(vi) EDG2 -14.341%.
EDG2 and each of the Parcel Owners acknowledge that any or all of the
Sales Expenses may be rendered or incurred by persons or entities who may be
and/or may have been selected, retained or engaged solely by EDG. Payment by
EDG2. and each of the Parcel Owners of the Sales Expenses shall be made in
accordance with the provisions of this Section 3. Notwithstanding any provisions
of this Agreement to the contrary, to the extent that an item of cost or expense is
both a Professional Expense and also a Sales Expense, same shall be, for the
purposes of this Agreement, deemed to be solely a Sales Expense and not a
Professional Expense.
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3.3 EDG may provide each of the Parcel Owners one or more invoices
(each of which is herein referred to as an "'nvoice") certified as true and correct
by EDG setting forth the Professional Expenses and/or Sales Expenses incurred
for the relevant period of time ("Owed Amounts"). Upon receipt of payment from
the Parcel Owners of each such Parcel Owner's share of such Owed Amounts,
such Professional Expenses and/or Sales Expenses shall be paid, at EDG's
discretion, from the Bank Account, and EDG shall, upon request of any of the
owners of any Parcel, provide evidence of such payment.
3.4 EDG2 and each of the Parcel Owners (except, with respect only to
Professional Expenses, Iglesias) agrees to remit to EDG their respective
proportionate share of the Professional Expenses and/or Sales Expenses as set
forth in each Invoice, on or before ninety (90) days following receipt of the
applicable Invoice.
3.5 Each Invoice shall (i) set forth the total invoiced amount, (ii) allocate
the total between EDG and each of the Parcel Owners (excepting, with respect
only to Professional Expenses, Iglesias) in accordance with Section 3.2, (iii) be
accompanied by detailed back-up including cost breakdowns, and to the extent
the Invoice covers work performed by Professionals or other persons or entitles,
be accompanied by the invoices for such work from the Professionals or other
persons or entities.
3.6 EDG2 and each of the Parcel Owners (excluding, with respect only to
Professional Expenses, Iglesias) will be liable to EDG2 and each of the other
Parcel Owners for its failure to pay when due its share of the Professional
Expenses and/or Sales Expenses as provided in this Section 3. In the event a
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Parcel Owner (other than, with respect only to Professional Expenses, Iglesias)
fails to so pay its share as herein provided, EDG2 or any of the Parcel Owners
may elect, in its sDle and absolute discretion, to contribute such amount as a loan
which shall be due upon the earlier to Dccur of: (a) the termination of this
Agreement pursuant to the terms hereof; (b) the expiration of the Term (as herein
defined); or (c) the date ten (10) days after the final approval of the Growth
Management Plan Amendment by all relevant governmental entities having
jurisdiction after the expiration of all relevant appellate periods and any relevant
appeals, together with interest at six percent (6%) per annum from the date paid
until the date repaid by such Parcel Owner.
3.7 Accounting. EDG shall keep good and accurate books and records in
sufficient detail to allow the Professional Expenses and Sales Expenses to be
calculated, which books and records shall be made available for review (upon
seven (7) days prior written notice) by each of the Parcel Owners. In addition,
EDG shall provide, by no later than the tenth (10th) day of each calendar month, a
written monthly report to all Parcel Owners which advises and updates such
Parcel Owners relative to the general and financial status of the Growth
Management Plan Amendment.
3.8 Role of EDG; No Liability, It is expressly acknowledged and agreed
that, notwithstanding any contrary provision of this Agreement, EDG is
undertaking the actions contemplated by this Agreement Section 3 as an
accommodation only and in no event shall EDG be liable for (and each of the
Parcel Owners covenant not to sue EDG for and hereby releases EDG from all
liability and claims relating to or arising from) the matters referenced herein or for
any damage, loss, or injury to any of the Parcel Owners or otherwise related to
the action or inaction of EDG in connection with this Agreement Section 3, except
that EDG shall be liable for the following: (i) damage, loss or injury arising from
the gross negligence or willful misconduct of EDG in performing or failing to
perform under Agreement Section 3, (ii) damage, loss or injury arising from the
fraudulent conduct of EDG, (iii) damage, loss or injury arising from EDG's failure
to pay its share of the Professional Expenses and/or Sales Expenses, or
(iv) damage, loss or injury resulting from EDG's breach of Agreement Sections 1,
2, 4 or 5.
SECTION 4 - AGREEMENT TO SELL
4.1 In the event that, during the Term of this Agreement (as herein
defined), any person or entity presents a bona fide written offer to purchase all of
the Parcels: (a) for a purchase price equal to or greater than the amount set forth
in a separate agreement entered into contemporaneously herewith (the "Baseline
Price"); (b) upon terms which would require the entirety of the purchase price to
be paid at closing; (c) upon terms which would require such closing to occur
QBACII\'''\.~~9001.1
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within 180 days after the effective date of the contract; and (d) upon terms which
are, in EDG's sole determination, reasonably acceptable to EDG, EDG2 and each
of the Parcel Owners agree that they shall mutually execute, accept and approve
such offer deliver same to the person or entity making such offer, thereby
entering into the contract contemplated by such offer. In connection with the
closing contemplated by such offer and cDntract, EDG2 and each of the Parcel
Owners shall divide the net proceeds of sale based on the respective acreage of
each of the Parcels.
SECTION 5 - MISCELLANEOUS
5.1 Attornevs' Fees. If any legal action or other proceeding is brought
for the enforcement of this Agreement, or because of an alleged dispute, breach,
default or misrepresentation in connection with any of the provisions of this
Agreement, the prevailing party shall be entitled to recover reasonable paralegal
and attorneys' fees and other costs incurred in that action or proceeding,
including those related to appeals, in addition to any other relief to which it or
they may be entitled.
5.2 Time of the Essence. Each of the parties hereto acknowledge and
agree that time is of the essence with respect to this Agreement and all
provisions hereunder.
5.3 Notices and Communications. All notices, approvals and other
communications provided for herein or given in connection herewith shall be
validly given, made, delivered or served, if in writing, and delivered personally by
facsimile, by U.S. Mail, or sent by nationally recognized overnight courier (e.g.,
Federal Express, Airborne, UPS), to each of EDG2 and each of owners of the
Parcels at the address set forth in this Agreement or at such other address as is
provided by an owner of a Parcel to each of the other Parcel Owners. In the event
that any of the Parcels are sold or conveyed after the execution hereof, all
notices, approvals and other communications provided for herein or given in
connection herewith shall be given in the manner herein provided to the address
on record with the Collier County Appraiser's Office for such Parcel Owner.
Notices, approvals and other communications provided for herein shall be
deemed delivered upon personal delivery, confirmed facsimile transmission,
three (3) days after deposit with U.S. Postal Service, postage prepaid or tweAty-
four (24) hours following deposit with a nationally recognized overnight courier,
as herein above provided, prepaid and addressed as set forth above.
5.4 No Partnership; Third Parties. It is not intended by this Agreement to,
and nothing contained in this Agreement shall, create any owner-contractor,
contractor-contractor, employer-employee, partnership, or joint venture
relationship between any of the parties hereto or any of the owners of the
Parcels. No term or provision of this Agreement is intended to, or shall, be for
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the benefit of any person, firm, organization or corporation that is not a party
hereto, and no such other person, firm, organization or corporation shall have
any right or cause of action hereunder.
5.5 Entire Allreement. This Agreement constitutes the entire agreement
between the parties hereto pertaining to the subject matter hereof. All prior
agreements, representations and understandings of the parties, oral or written,
relating to any of the Parcels are hereby superseded and merged herein. No
change or addition is to be made to this Agreement except by written amendment
executed by the parties hereto; however and notwithstanding the foregoing, the
consent to or execution of any such amendment by any of the Otero Parties shall
not be required to effectuate any such amendment.
5.6 Governinll Law. This Agreement is entered into in Florida and shall be
construed and interpreted under the laws of the State of Florida.
5.7 Severability. If any provision of this Agreement is declared void or
unenforceable, such provision shall be severed from this Agreement.
5.8 Successors and Assillns. This Agreement shall bind the successors
and assigns of the parties hereto. An assignment shall not release a party from
its obligations hereunder unless such release is expressly agreed to in writing by
EDG2 and each of the owners of each of the Parcels.
5.9 Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall be deemed an original, but all of which together
shall constitute one and the same instrument. The signature pages from one or
more counterparts may be removed from such counterparts and such signature
pages all attached to a single instrument so that the signatures of all parties may
be physically attached to a single document.
5.10 Exhibits. All exhibits are incorporated herein as a part of this
Agreement.
5.11 Term I Termination. This Agreement and the obligations and
covenants hereunder shall continue, unless earlier terminated as provided herein
until the earliest to occur of: (a) the date three (3) years after the date that this
Agreement is fully executed by each of Iglesias, CAB, Randall, Grant, The EDG
Entities, and the Otero Parties; (b) the date that EDG provides written notice to
EDG2 and each of the owners of the Parcels that EDG has elected to terminate
this Agreement based on EDG's determination, in its sole and subjective
discretion, that the pursuit of the prospective Growth Management Plan
Amendment relative to the Parcels, as same may be amended at EDG's
discretion, is unlikely to be approved or has been disapproved; (c) the date that
EDG provides written notice to EDG2 and each of the owners of each of the
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-...)
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Parcels that EDG has elected to terminate this Agreement based upon the fact
that either or both of the EDG2/Eckstein Option or the EDG2ICabal Option has
been terminated or has expired without EDG2 having acquired the EDG2/Eckstein
Parcel or the EDG2/Cabal Parcel. As utilized herein, the term "Term" and the
phrase "Term of this Agreement" shall mean and refer to the period of time
commencing upon the full execution of this Agreement and continuing until the
this Agreement is terminated pursuant to the provisions of this Agreement
Section 5.11.
5.12 Prior Agreement. This Agreement hereby fully replaces and
supersedes any previDusly executed written Agreement and Restrictive Covenant
as same has been or may have been executed by: (a) Iglesias; (b) CAB; (c)
Randall; (d) the Otero Parties; and (el EDG2 concerning the Parcels (as herein
defined) (the "Prior Agreement") and any such Prior Agreement is hereby
terminated and agreed and declared to be of no force or effect. Notwithstanding
any provisions hereof to the contrary, the execution of this Agreement by the
Otero Parties shall serve solely to confirm and acknowledge the provisions of
Section 5.5 hereof and the agreement of the Otero Parties that the Prior
Agreement, to the extent that same has been previously executed, is hereby
terminated and agreed and declared to be of no force or effect.
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IN WITNESS WHEREOF, the parties have executed this Agreement as ofthe
day and year first above written,
IGLESIAS:
ik:td4/'~~/
ANGE IGLEslA, Individually and
as Trustee of the Angela Iglesias
Revocable Trust dated December 1,
2006 ) W~
Date: 1; '/7- c1
.I '
Witnesses as to IGLESIAS
Printed Name:
Printed Name:
STATE OF FL
COUNTY OF
T e fo going instrument was acknowledged before me this '\:?- ,H') day of
, 2008, by Angela Iglesias, individually and as Trustee
of th Angela Iglesias Revocable ~st dated DecembeJ; 1,,2006, .l9'.ho is (->
personally known to me or has (, ) provided ~\_ I)RMW 1'>>UllJO as
identification.
~'''~W''', AMY MClAUGHLIN
(5 ~ry PWIle . Stale 01 Florida
i. , M'/QoIIlIDIAIoII&pIre.Jut25,2010
\~ . Commlaaloll' DO 5n708
'.., ,W.r.~l''''''
Notary u he Printed Na e
My Commission Expires:
13
34
SEPATATEAGREEMENT AS REFERENCED IN SECTION 5.1 OF AGREEMENT AND
RESTRICTIVE COVENANT
v
The signatories hereto, being all of the owners of the Parcels (as such term is defined in the
above referenced Agreement and Restrictive Covenant) described in the Agreement and Restrictive
Covenant executed contemporaneously herewith, acknowledge and agree that the Baseline Price (as
such phrase is defined in Section 4.1 of the above referenced Agreement and Restrictive Covenant) is
SEVEN HUDRED FIFTY THOUSAND AND NO!100 DOLLARS ($750,000.00) PER ACRE OF THE
PARCELS.
IGLESIAS:
CAB:
CAB OF COLLIER, INC., a Florida corporation
AN IGL AS,
Indi i:lually and as Trustee of the
of the Angela Iglesias Revocable
Trust dated December 1, 2006
Date: S- / /.,- / 'if
/ /
By:
Jose A. Cabrera, President
Date:
RANDALL:
YOTERO:
YHOVANNI OTERO Date
Lisa Aldikacti, as Successor Trustee
under that certain land trust dated
April 28, 2006 and called the Randall
Land Trust Agreement
Date:
OE:
v
OTERO ENTERPRISES OF SOUTHWEST
FLORIDA, LLC, a Florida limited liability
company
Y&OOTERO:
Date
By:
Date:
Yhovanni Otero, Manager
YHOVANNIOTERO
OSVALDO F. OTERO Date
EDG:
By:
Osvaldo F. Otero, Manager
Date:
EMERGENT DEVELOPMENT GROUP, II,
LLC, a Florida limited liability company
By:
Osmo A. Hautanen, its Manager!
Managing Member
Date:
By: EMERGENT DEVELOPMENT GROUP,
INC., a Florida corporation, its Manager!
Managing Member
V By:
John P. Sullivan, President
Date:
QBACTIVE\99999.99999\61950983
35
v
v
v
Witnesses as to RANDALL:
II ' .~~
,~A'..ev,
Printed Name: 8e~lJ(e/t.. f3(J;;~lI~s So
i:jol'~11L 11 ,{)lDU..
Printed Name:_DEl1rnA-f fl. -SI!LL
..-
STATE OF IJ-t?f< I oA
COUNTY OF C p .Lt-J '& e.
RANDALL:
~~~~
Lisa Aldikacti, Jndiliidually and as
.successor Trustee under that certain
land trust dated April 28,2006 and called
the Randall Land Trust Agreement
Date:
,The foregoing instrument was acknowledged before me this '3~.:t;;I. day of
~ .' 200B, by Lisa Aldikacti, individually and as SuccesSor
Trustee. nder that certain land trust dated April 28,20tl6 and called the Randall
Land Trust Agreement, who is ~ pe.rsonaUy known to me or has <-l
provided .. as identification, ,~
KU----;J'L g, '7~
Notary Public Signature ___
(SEAL) .r-3eR "II eE ~, I ~hA-S..s. 0
Notary Public Printed Name
MyColTlmissiol1 Expires:
Qlli\{'TlVf:\644900l 1
e~ BERNICEE. TOMASSO
~ MY COMMISSION # DDJ73 I 12
'\;,,~ EXPIRES,N_30.2008
14Q0.3.NOTARY Fl. NowyCiiQwnI AsIoe. Co.
15
36
v
SEPARATE AGREEMENT AS REFERENCED IN SECTION 5.1 OF AGREEMENT
AND RESTRICTIVE COVENANT
The signatories hereto, being all of the Parcel Owners (as such term is
defined in the abolle referenced Agreement and Restrictive Covenant) described
in the Agreement and Restrictive Covenant executed contemporaneously
herewith, acknowledge and agree that the Baseline Price (as such phrase is
defined in Section 4.1 of the above referenced Agreement and Restrictive
Covenant) is SEVEN HUNDRED FIFTY THOUSAND AND NO/100 DOLLARS
($750,000.00) PER ACRE OF THE PARCELS,
IGLESIAS:
ANGELA IGLESIAS,
individually and as Trustee
ofihe .Angela Iglesias Revocable
Trust dated December 1, 2006
Date:
'-tI
RANDALL:
L~4Ald~*&f 'd II d
Isa .. I ac I, In IVI uayan as
Successor Trusieeunder that certain
land trust dated April 28, 2006 and
ca.lled. t4andall.Lllnd TruslAgreement
Date: .. ~g. :'3a ,;0& <f'
',..., /
EDG2:
EM;:RGENT DEVELOPMENT GROUP ,
INC., II, LLC, a Florida Iim.ited li.ability
company
By.:
Osmo .A.HaUUlllell, its
Managing \VIember
Date:
BY:EMERGENT DEVELOPMENT
GROUp, INC., a Florida
corporatiol1, its Managing Member
By:
John P. Sullivan, President
Date:
~
QIll\C"I1VE,6449001.1
CAB:
CAB OF COLLIER, INC., a Florida
corporation
By:
Jose A. Cabrera, President
Date:
GRANT:
William M. Grant, individually and as
Trustee of the WilliamM. Grant
Revocable Trust dated September 15,
1999
Date:
EOG:
EMERGENT PEVELPP\VIENTGROUP,
a Floridacorporati91l
By:
John P. Sullival'\, President
Date:
37
v
'-I
~
Witnesses as to GRANT:
~d4~
-!~:~l:j?~ 'ID~
~6~~~~f ~S 4Idr..~ I p~
/j
illiam . Grant, individually and as
Truste of the William M. Grant Revocable
Trust dated September 15, 1999
The foregoing Instrument was acknowledged before me this I '"'L day of
<;<:.(l.}<,r'\~ , 2008, by William M. Grant, Individually and as Trustee
of the William M. Grant Revocable Trust dated September 15, 1999, who is (-->
personally known to me or has (L) provided Pr;ve.~ Lft~ as
Identification.
(SEAL)
~4owre
t:"(rn/~",,,,
Notary Public P nted Name
My Commission Expires: 't/~/zo I L.
QBACTlVE164491l0 1.1
16
38
v
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~
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
On this 12th day of September in the year 2008,
before me, HAMI GABAYAN , a-Notary Publrc-rn and for said County
and State, personally appeared WILLIAM M GRANT AND AS TRUSTEE OF
THE WILLIAM M. GRANT REVOCABLE TRUST DATED SEPTEMBER 15, 1999
who proved to me on the basis of satisfactory evidence to be the
person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the
same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s)on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed
the instrument.
I certify under PENALTY OF PERJURY under the laws of the State
of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature
~7-
~
(Seal)
f.... . - - ':.E..;.r,~ )
I NoIOlV PUblIC. ColIfoIIIla f
I'~~ Loa An~ County .
.. ~,~~~'f'M
39
~
SEPARATE AGREEMENT AS REFERENCED IN SECTION 5.1 OF AGREEMENT
AND RESTRICTIVE COVENANT
The signatories hereto, being all of the Parcel Owners (as such term is
defined in the above referenced Agreement and Restrictive Covenant) described
in the Agreement and Restrictive Covenant executed contemporaneously
herewith, acknowledge and agree that the Baseline Price (as such phrase is
defined in Section 4.1 of the above referenced Agreement and Restrictive
Covenant) is SEVEN HUNDRED FIFTY THOUSAND AND NO/100 DOLLARS
($750,000.00) PER ACRE OF THE PARCELS.
IGLESIAS:
CAB:
CAB OF COLLIER, INC., a Florida
corporation
By:
ANGELA IGLESIAS,
individually and as Trustee
of the Angela Iglesias Revocable
Trust dated December 1, 2006
Date:
Jose A. Cabrera, President
Date:
RANDALL:
Lisa Aldikacti, individually and as
Successor Trustee under that certain
land trust dated April 28, 2006 and
called the Randall Land Trust Agreement
Date:
William M. rant, individually and as
Trustee of the Williarn M. Grant
Revocable Trust dated September 15,
1999
Date:
~
EOG2:
EMERGENT DEVELOPMENT GROUP,
INC., II, LLC, a Florida limited liability
company
EDG:
EMERGENT DEVELOPMENT GROUP,
a Florida corporation
By:
Osmo A. Hautanen, its
Managing Member
Date:
By:
John P. Sullivan, President
Date:
By:EMERGENT DEVELOPMENT
GROUP, INC., a Florida
corporation, its Managing Member
By:
~
John P. Sullivan, President
Date:
QBACTlVElb44901l 1.1
40
Witnesses as to EDG2:
EDG2:
, its Managing Member
'-'
~JJd~
mted ame: ~/IJS1//.4I1lftJ
-tJ*n~
Printe Name: :t;.~/I'
By:
~
STATE OF
COUNTY OF
The foregoing instrument was acknowledged before me this J5"fI... day of
s:;~/ ' 2008, by Osmo A. Hautanen, as Managing Member of
Emergent evelopment Group II, LLC, a Florida limited liability xmpany, who is
(_) personally known to me or has (_) provided
IX D L as identification. ~
NO"'i1:.~ Sl'r.:'lu~ 1
~A-~ ~_'-
Notary Public Printed Name /. .
My Commission Expires: "S /7/Z 010
Printed Name:
By: EMERGENT DEVELOPMENT
GROUP, INC., a Florida
corporation, its
Managing Member
Printed Name:
By:
John P. Sullivan, President
Date:
..;
QBA('TIVE'6-44lJ(}O] I
17
41
f71
o
'-"
~
EDG:
By:
Joh
Date:
STATE OF l\J01.-oJ,
COUNTY OF lfl..nn ....-t
The foregoing Instrument was acknowledged before me this ~ day of
0. (l\ II , 2008, by John P. Sullivan, as President of Emergent
Development Gr9UP, Inc., a Florida c.orporation, who Is (l'""IDlt personally known
to me or has~) provided -i"'"lnv \ ("in, Uiuex-s as identific
~~
(SEAL)
Notary . ~nature
~,-t\().n. \ V.Mv-tlV
Notary Pub Ie Printed Name
My Commission Expires:
.@!
BRITWn' V PORTER
My Commlllioll EIqIlm
NoY,mber 6. 2012
-
QBAC'T1VE\6449001.1
19
42
SEPARATE AGREEMENT AS REFERENCED IN SECTION 5.1 OF AGREEMENT
~ AND RESTRICTIVE COVENANT
The signatories hereto, being all of the Parcel Owners (as such term Is
defined in the above referenced Agreement and Restrictive Covenant) described
in the Agreement and Restrictive Covenant executed contemporaneously
herewith, acknowledge and agree that the Baseline Price (as such phrase is
defined in Section 4.1 of the above referenced Agreement and Restrictive
Covenant) is SEVEN HUNDRED FIFTY THOUSAND AND NO/100 DOLLARS
($750,000.00) PER ACRE OF THE PARCELS.
IGLESIAS: CAB:
ANGELA IGLESIAS,
individually and as Trustee
of the Angela Iglesias Revocable
Trust dated December 1, 2006
Date:
CAB OF COLLIER, INC., a Florida
corporation
By:
Jose A. Cabrera, President
Date:
RANDALL:
GRANT:
...,
Lisa Aldlkacti, Individually and as
Successor Trustee under that certain
land trust dated April 28, 2006 and
called the Randall Land Trust Agreement
Date:
William M. Grant, individually and as
Trustee of the William M. Grant
Revocable Trust dated September 15,
1999
Date:
EDG2:
EMERGENT DEVELOPMENT GROUP,
INC., II, LLC, a Florida limited liability
company
EDG:
EMERGENT DEVELOPMENT GROUP,
a Florida corporation
. Sullivan, President
&(/14(09
By:
Joh
Date:
By:
Osmo A. Hautanen, Its
Managing Member
Date:
By:EMERGENT DEVELOPMENT
GROUP, INC., a Florida
corporation, its Ma a n Member
By:
~
QBACTIV E\644900 I. ]
43
\wi
~
~
Witnesses as to YHOVANNI OTERO:
YHOVANNIOTERO:
~ ..Jt~
Printed Name~/STIAlG" s,f1EJ!!Je(o
~~m::;:-~~~
STATE OF Eft
COUNTY OF 'LJL-'--/8f:.-
T~OregOing instrument was acknowledged before me t..hiS I / l7Cday of
~ -p-rem to ~ 2008, by Yhovanni Otero, who il!. (-> personally
known to me or has ~) provided H... blf/ JIBes L/CENSl::= as identification.
~,~,~.)
N~ Public Signatu73,
I S771JC;- Sr; ~I&f~
Notary Public Printed Name
My Commission Expires:
~=(&D
t:/ HOVANNIOTERO
r4~
Date
(SEAL)
G) KRIST1NEST.PlERRE
.,. .'" MY COMMISSION I DO 742902
\ : - EXPIRES: Deceniler 18, 2011
..' ......""'-_.............
,
QBACTlVEI0449001.1
20
44
""
~
~
Witnesses as to OTERO ENTERPRISES
OF SOUTHWEST FLORIDA, LLC:
~1Mh,db.~ ~
Printed Name:t"tfI5T1AfE" ~T.II~b=
~~~~
Printed Name:
Printed Name:
STATE OF Ft.... .
COUNTY OF ('-tJ/..L./ EJL
The foregoing Instrument was acknowledged before me this / I q, day of
,SEPTEmt2JEJ.:- ,2008, by Yhovanni Otero, as Manager/Managing
Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability
comp~ny, who Is (-.l personally known to me or has ( ,....-") provided
6 !lRI ygeS LICEN.rt;;" as Identification. ,
Q) ......- ~ Jdi ~
. lAY COMMISSION t DO 742902 P . ..
to! : EXPlRES:Dec:omber18,2011 N. otarY ubhc~lgnatured
(SEAL) ---.-- k"Jf/ST/Ni== sr. nee,e6
Notary Public Printed Name
My Commission Expires:
STATE OF
COUNTY OF
The foregoing instrument was acknowledged before me this day of
, 2008, by Osvaldo F. Otero, as Manager/MalJaging
Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability
company, who is (_) personally known to me or has L-l provided
as identification.
(SEAL)
Notary Public Signature
Notary Public Printed Name
My Commission Expires:
QBACTlVE\6449001.1
21
45
~
~
~
Witnesses as to OTERO ENTERPRISES
OF SOUTHWEST FLORIDA, LLC:
Printed Name:
Printed Name:
STATE OF
COUNTY OF
OTERO ENTERPRISES OF
SOUTHWEST FLORIDA, LLC, a Florida
limited liability company:
By:
Yhovanni Otero, Manager
Date: :1
By:-ia aQL
aldo F. oZro,~anager
Date: ~ j 9
The foregoing instrument was acknowledged before me this day of
, 2008, by Yhovanni Otero, as Manager/Managing
Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability
company, who is (-.l personally known to me or has <-l provided
as identification.
(SEAL)
STATE OF ~...... .:r16&I~r
COUNTY OF &, $ 9 c '<.
Notary Public Signature
Notary Public Printed Name
My Commission Expires:
The foregoing instrument was acknowledged before me this 17 day of
Ap,,-, '- , 200f, by Osvaldo F.Otero, as Manager/Managing
Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited Iiiibility
company, who is (_) personally known to me or has LL) provided
'i>~1 t.J t./C."S I., c .."u~.. as identifieaf
(SEAL)
QBACIWE\6449IHll.1
Notary Public Signature
Notary Publie Printed Name
My Commission Expires:
Ricnard J. Monzo . '"'"
Notary Public of New Jersey
My Commission expires 2.28.2010
21
46
~
\wi
"'"
Witnesses as to OSVALDO OTERO:
y-'\,/
Printe \>\.,~: Ll,.
f'V\.:..L t L'\&, J...
STATE OF .J~1d ;JE,u"r'
COUNTY OF ~.$ f:-"
The foregoing instrument was acknowledged before me this 17 day of
A,.I., c.. , 2001, by OsvaJdo Otero, who is 1-) personally
known to me or has l2L.) provided pq.1I celol as identification.
Notary Publi ignature
(SEAL)
Notary Public Printed Name
My Commission Expires:
Richard J. Monzo --
Notary Public of New Jel'88)'
My Commission explms 2.28.2010
QBACflV[,tl44'1\)Ol.1
22
47
v
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DE
PtGY~9~R9J~
INDIVIDUAL PROPERTY OWNERS
Exhibit I( - Authorizrltion & Agreements
~_'~~_"_'_~__~ ._.._<m.._'._.__.__._____
www.clavidsonengi11eering.com
BIG CORKSCREW ISLAND
FIRE CONTROL & RESCUE DIST
13240 Immokalee Road
Naples, Florida 34120
Administration (239) 455-1204
Fax (239)455-6497
Prevention (239) 348-8006
Fax (239) 348-8007
~ ~L20~
Mr. John P. Sullivan
Emergent Development Group II, LLC
3055 Terramar Drive
Naples, FL 34119
Via: E-mail Jack Sullivan
(emergentgroup l@yahoo.com)
Re: Limited and Revocable Authorization
Dear Mr. Sullivan:
It is the District's understanding that in connection with the Collier County's planned
expansion of the intersection at Immokalee Road and Randall Boulevard and widening of
Randall may necessitate relocation of the District's existing Fire Station # 10 and administrative
facilities ("District Facilities") to provide additional right of way for these road improvements. It
is also the District's understanding that Emergent Development Group, Inc. and Emergent
Development Group II, LLC (collectively "Emergent") has filed an application to amend the
County's Growth Management Plan ("GMP") to add property to the existing Randall Boulevard
Commercial Subdistrict, Petition No. CP-2008-2.
You have initiated discussions with the Florida Division of Forestry, the County's
Transportation, Real Property and Emergency Management staff, and the District concerning the
possibility of providing land for the Forestry Division and District Facilities relocations, in
exchange for the land which currently houses the Forestry Division and District Facilities.
Discussions and negotiations concerning a land swap involving the State, the three
agencies of the County, and the District will take some time to determine if it is in the State's,
the County's, and District's best interests and upon what terms to enter into a land swap.
In light of the deadline for adding property to your pending application and the time it
will take to determine if any agreement as discussed above is in the best interest of the District,
this letter shall serve to authorize you to add the District Facilities property and the abutting
property which are described in the attached Exhibit "A" to your pending application. This
585085 v_02 \ 120154.0001
48
Authorization is revocable at any time prior to final adoption (if adopted) of the GMP
Amendment by providing written notice by mail or e-mail to your address above. By your
acceptance of or reliance upon this Authorization, Emergent undertakes timely to keep the
District fully informed of any and all developments in the GMP process that affects or concerns
the land on which District Facilities are located and the abutting property which are described in
the attached Exhibit "A" ("Affected Land") and to provide the District with copies of all
documentation comprising any part of the GMP affecting or concerning the Affected Land in
time sufficient for the District to review prior to such documentation's submission to any land
use governmental authority. Emergent may employ such consultants as you deem necessary and
shall be responsible for any and all costs, fees and other expenses related to the application. This
authorization includes permission for Emergent and its agents and consultants to enter upon the
District's property for the purposes of studies, tests and inspection ("Emergent's Due Diligence")
but only without any interference to the activities of the District. By your acceptance of or
reliance upon this Authorization, Emergent undertakes to indemnify and hold the District
harmless from and against any loss or damage sustained by the District as a result of Emergent's
Due Diligence and from and against any third party claims of loss or damage resulting in any
way from Emergent or Emergent's agents' or consultants' presence or activities on or upon
Affected Land. Emergent may not bind the District with any commitments relative to the
Affected Land without the consent of the District or the District's agent from time-to-time so
designated.
Sincerely,
Big Corkscrew Island Fire and Rescue District
~L,
[NOTARY ACKNOWLEDGMENT BLOCK TO FOLLOW ON NEXT PAGES]
585085 v_02 \ 120154.0001
49
STATE OF FLORIDA )
)ss:
COUNTY OF COLLIER )
/I (he foreg9Pg instrument was acknowledged before me this I V day of ~kr: 2009,
by L. Y\ ('i L:. 'i'" 'g Corkscrew Island Fire Control & Rescue District,
Collier County, FL, who i personally known to me r has produced
as identification.
NOTARY SEAL
"NO'r'.RY PUBtIC-STATE OF FLORIDA
..""'''''''-, MlOiElli N. HUDDLES11JN
~ ~ jCommission #DD589B50
...., ".,., Expires: AUG. 28, 2010
BONDEo 'IHRU ATLANTIC BONDING CO., me.
LflfJ(~/t~
Notii1t~(k Ai t---kudd~.f.u..rt
~t~~q~5 0 'R'/jI.'i?/IO
Commission No. Expiration Date
585085 v_02 \ 120154.0001
50
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IIflII\!l!l !l am 10, 12' 'DIE I'lSotC JB%RS ,. a::u-. a:urri. ~
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ClIf\ItMlctTon DIl dI,atIon lINer'''' rul propl!lfty Df' facility
'ordl&bocI.hIDffl,.fl"'te.n1....IIIUI~t:forflghtlnlflru.
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or fill .IIOOIIUDNiOf ,..IIIUl.
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Exhibit" A"
Page 1 of 2
Exhibit) - Property Deeds
2
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50B
Big Corkscrew Island Fire Control and Rescue District
Resolution 09-03
NOW THEREFORE BE IT RESOLVED, that the District hereby empowers,
authorizes, and directs the District's Chairman, Vice Chairman and/or
SecretaryfTreasurer to execute and deliver for and on the District's behalf, all legal or
necessary documents, and with such further and additional terms and conditions as shall
be approved by such Chairman and Secretary, such approval to be evidenced by the
Chairman's and Secretary's execution and delivery of such instrument incorporating such
terms and conditions. A copy of this Resolution shall be attached as Exhibit "A" to any
document signed by other than the Chairman of the Board.
an, Chrisopher L. Crossan
~~t?E
SecretaryfTreasurer, Ramon Eliseo Chao
SkSFol1D
Nonnal.dot
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Page I of2
soc
CERTIFICATE AS TO ADOPTION OF RESOLUTION
I, THE UNDERSIGNED, hereby certify that I am the duly acting and
appointed District Chairman of the BIG CORKSCREW ISLAND FIRE CONTROL
AND RESCUE DISTRICT (the "District") and am authorized to give this certificate on
the District's behalf.
I further certify that a public meeting of the Board of Commissioners of
the District was held on JULY 14. 2009, at which a quorum of the commissioners was
present and in attendance and for which proper notice was given.
I further certify that at said meeting Resolution 09-03, true, correct and a
complete copy of which is attached hereto as Annex "A," was adopted by unanimous
vote of the commissioners of the District on the District's behalf; and that such resolution
is now and continues to be in full force and effect.
I further certify that the District's seal is as affixed hereto.
~ ~SS WHEREOF, I have hereunto set my hand, as of the I: day of
y ,20rfL.
rPcw1 M ~~/?1~
District Chairman
STATE OF FLORIDA
COUNTY OF COLLIER
~ .-Ph BEFORE ME, the undersign~ authority, perS~lY aPJl.eare~ ~.
J rvtt5r"ldMJ , the duly appomted and elected mfl1/.,~ji/")fl"""r 1(MQ/~
of the BIG CORKSCREW ISLAND FIRE CONTROL AND RESCUE DISTRICT,
who, first being duly sworn by me, deposes and says the statements contained in the
CERTIFICATE AS TO ADOPTION OF RESOLUTION to which this is attached are
true, correct, and complete in every respect. f't ,,12 J
SWORN TO and subscribed before me, this Ji day of~, 20~.
LfUlt:l~ea ILJ~
NOTARY PUBLIC
My Commission Expires:
Please print, type, or stamp notary's name and commission number
below; I I I I _ I (
~1f'.h,'<lli' J -HUClCJleS1U-J..J D0~5{)
S&SFOIDI
Normal.dOl
Rev. 2-00
NOThRYPUBUC.STAJ] OFFLORlDA
""""""" MICHELLE N. HUDDtESTUN
~ ~ J Co~mis5ion # DD589850
"'" ",.' ExpireS: AUG. 28, 2010
ner./orn nlRU XfIANTIC BOl\'DING CO" me.
Page 2 of2
500
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Board of Collier County Commissioners
Donna Fiala
District 1
Frank Halas
District 2
Tom Henning
District 3
Jim Coletta
District 5
Frad W. Coyle
District 4
Mr. John P. Sullivan
Emergent Development Group II, LLC
305S TelTamar Drive
Naples, FL 34119
Dear Mr. Sullivan:
It is the Comty's understanding that in connection with the County's planned expansion
of the intersection at Immokalee Road and Randall Boulevard and widening of Randall that there
may be a need to relocate the State Division of Forestry building that is on County property to
provide additional right of way for these road improvements. It is also the County's
understanding that Emergent Development Group, Inc. and Emergent Development Group II,
LLC (collectively "Emergent") has filed an application to amend the County's Growth
Management Plan ("GMP") to add property to the existing Randall Boulevard Commercial
Subdistrict, Petition No. CP-2008-2.
You have initiated discussions with the County's Transportation, Real Property
Management and Emergency Management staff concerning the possibility of providing land for
the Forestry Division relocation, in exchange for the land which currently houses the Forestry
Division. It is the County's Wlderstanding that you have initiated similar discussions with the
Big Corkscrew Fire Control District concerning the land on which a District firehouse is
currently located.
Discussions and negotiations concerning a land swap involving three agencies of the
COWltyand an independent Fire ~t will take some time to determine if it is in the COWlty'S
best interests and upon what teIJ1fs to enter into a land swap and the your commitment to develop
that property. You have advised that the County's Comprehensive Planning staff has granted an
extension to the end of April of its review and submittal deadline for you to add the COWlty'S
property and any other property to your GMP amendment application.
In light of the deadline for adding property to your pending application, and the time it
will take to determine if any agreement as discussed above is in the best interest of the County,
this letter shal 1 serve to authorize you to add the County-owned property, in which the State's
Forestry Division facility is located, to your pending application. This Authorization is
revocable at any time prior to final adoption (if adopted) Dfthe GMP Amendment by providing
written notice by mail or e-mail to your address above. Emergent may employ such consultants
as you deem necessary and shall be responsible for any and all costs, fees and other expenses
related to the application.
w. Harmon Tumer Building' 3301 east Taml.ml Trail' Naples, Florida 34112 ' 239-252-8097 . FAX 239-252.3602
51
I
This authorization includes pennission for Emergent and its agents and consultanUi to
enter upon the County's Forestry Division property for the purposes of studies, tests and
inspection, with prior approval obtained from the Fon:stry Division's representative, and without
any illlerference to the activities of the Forestry Division.
Emergenl may not bind the County with respect 10 any of the matters se1 forth herein
without the CKpress written consent of the Board of County Commissioner following a public
hearing.
BOARD COUNTY COMMISSIONERS,
COLLIER COUNTY, FLORIDA
dJ{4.
.
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Ptc.'{~~~R9N~
CORPORATE PROPERTY OWNERS
Exhibit K - Authorization & Agreements
\'\'W\'I,.d a v i cI sonengi neeri n g. (0 m
v
LIMITED AND REVOCABLE AUTHORIZATION
PAC of Collier, Inc., a Florida corporation ("Owner") as owner of the real property
described in Exhibit "A" attached hereto (the "Property") does hereby authorize Emergent
Development Group, Inc. and Emergent Development Group II, LLC (collectively "Emergent") to
include and add the Property to the previously filed application by Emergent to amend the
Collier County Growth Management Plan, Petition No. CP-2008-2 (the "Application"). This
authorization includes permission for Emergent and its agents or consultant to enter upon the
Property for purposes of studies, tests and inspection but only without any interference to the
business of Owner. The Application is to expand the boundaries and permitted land uses of the
Randall Boulevard Commercial Subdistrict.
This Limited and Revocable Authorization may be revoked by Owner at any time prior to
the final adoption (if adopted) of the amendment which is the subject of the Application, which
adoption is not expected to occur any earlier than July 2010. Any revocation by Owner shall be
in writing and shall be effective when received by Emergent via e-mail, fax, regular mail,
overnight mail, or by hand delivery.
Emergent shall be solely responsible for the Application and may employ such agents and
consultants as it deems necessary. Emergent shall be responsible for any and all costs, fees, and
other expenses related to the Application and shall not cause any lien or other encumbrance to be
recorded on the Property.
'-I
PAC of Collier, Inc.
~~
BY~
Maria Cabrera, President
State of Florida
)
)ss.
)
County of Cb \ \,e-.r--
The foregoing instrument was acknowledged before me this \ l..\v-.-. day of ~i \
2009, by Maria Cabrera, as President of PAC of Collier, Inc., a Florida corporation. She ( ) is
personally known to me or has (X) produced it 9 0 identification.
I~\
JOSEPH P. LAPORTE, JR.
Nolary Public, Slate of Ronda
Commlsslon# DD676124
My comm. ."PI,.. May 20, 2011
[Notary Seal]
My Commission Expires: ~I :J::> ~I \
~
584196v_03 \ 120154.0001
53
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EXHIBIT "An
THE EAST ONE-HALF (1/2) OF TRACT 54, GOLDEN GATE ESTATES, UNIT 23, ACCORDING TO
THE PLAT THEREOF, RECORDED IN PLAT BOOK 7, PAGE 9 AND 10, PUBLIC RECORDS OF
COLLIER COUNTY, FLORIDA
FOLIO NO. 37744040001
54
ARTICLES OF INCORPORATION
~,,.c'''.itf. OF OJVrt~~/'E:T!Ir'ctD
.,'~ PAC OF COLLIER, INC. -, I;P 'IJF s
~. _ ~ - "'9 C':)F:p(!""fi,,Tf
;1. JI," I . ,ArIONS
'I 3 p. .,
The undersigned associates themselves for the purpose 0'" ~ng a
corporation for profit under Chapter 607, Florida statutes, and certify as
follows:
I.
NAME:
The name of the Corporation is PAC OF COLLIER, INC.
II. TERM:
The corporation
14, 1999.
The term of existence of the Corporation is perpetual.
shall be deemed to have commenced its existence on JANUARY
III. PURPOSE: The corporation is organized for the purpose of owning,
operating, governing, administering and managing any legal business including
but not limited to retail and wholesale sales, rental property, and any other
legal business and to exercise all powers and discharge all responsibilities
granted to it as a corporation under the laws of the state of Florida and
these Articles of Incorporation and the laws of the United States.
IV. POWERS: The powers of the Corporation shall include and be
governed by the following provisions:
-.; 1. The corporation shall have all of the common law and statutory
powers of a corporation for profit which are not in conflict with the terms
of these Articles, and in addition, all the powers conferred by the Florida
General Corporation Act upon a corporation.
2.
necessary to
limi ted to:
The corporation shall have all of the powers reasonably
implement the powers of the corporation, including but not
a. To have perpetual succession by its corporate name.
b. To have a corporate seal, which may be altered at
pleasure, and to use the same by causing it, or a facsimile thereof, to be
impressed, affixed, or in any other manner reproduced. .
c. To purchase, take, receive, lease or otherwise acquire,
own, hold, improve, use, and otherwise deal in and with real or personal
property or any interest therein, whenever situated.
d. To sell, convey, mortgage, pledge, create a security
interest in, lease, exchange, transfer, and otherwise dispose of all or any
part of this property and assets.
e. To lend money to, and use its credit to assist its
offi.cers and employees whenever, in the judgment. of the directors of the
corporati.on, such loan, guaranty, or assistance may reasonably be expected to
benefit the corporation. The loan, guaranty, or other assistance may be with
'IIi
1
--- - --- ---- -- --~- --------- .-- -- -------- --
55
or without interest and may be unsecured or secured in such manner as the
Ii.. fOard of directors shall approve, including, without limitation, a pledge of
~shares of stock of the corporation.
f. To purchase, take, receive, subscribe for, or otherwise
acquire, own, hold, vote, use, employ, sell, mortgage, lend, pledge, or
otherwise dispose of, and otherwise use and deal in and with, shares or Dther
interests in, or obligations of, other domestic or foreign corporation,
associates, partnerships, or individuals, or direct or indirect obligations
of the United states or of any other government, state, territory,
governmental district, or municipality or of any instrumentality thereof.
g. To make contracts and guarantees and incur liabilities,
borrow money at such rates of interest as the corporation may detenni.ne,
issue its notes, bonds and other obligations, and secure any of its
obligations by mortgage .or pledge of all of any of its property, franchises,
and income.
h. To lend money for its corporate purposes, invest and
reinvest its funds, and take and hold real and personal property as security
for the payment of funds so loaned or invested.
i. To conduct its business, carry on its operation, and have
offices and exercise the powers granted by this act within or without the
state of Florida.
j. To elect or appoint officers and agents of the
corporation and define their duties and fix their compensation.
k. To sue or be sued in its corporate name.
1. To make and alter bylaws not inconsistent with these
~Articles of Incorporation or with the laws of the state of FJ.orida, for the
~administration and regulation of the affairs of the corporation.
m. To make donations for the public welfare or for
charitable, scientific, or educational purposes.
n. To transact any lawful business which the board of
directors shall find wiJ.l be in aid of governmental policy.
o. To pay pensions and establish pension plans, profit
sharing plans, stock bonus plans, stock option plans, and other incentive
plans for any or all of its directors, officer and employees and for any or
all of the directors, officers, and employees of its subsidiaries.
p. To be a promoter, incorporator, general partner, limi ted
partner, member, associate, or manager of any corporation, partnership,
limited partnership, joint venture, trust, or other enterprise.
V. CAPITAL STOCK: The aggregate number of shares which the corporation
has authority to issue is 7500 shares, all of which shaJ.l be COllllllOn stock
having a par value of $1.00 each. The consideration for the issuance of sharemay be paid, in whole or in part, in cash or other property, tangible or
intangible, or in labor or services actually performed for the corporation.
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VI. INITIAL REGISTERED OFFICE, INITIAL AGENT, PRINCIPAL OFFICE, AND
,-,-~CCEPTANCE OF REGISTERED AGENT: The initial registered agent office i.s
1802 40'" street SW - Naples, FL 34116-6000 and the name of its initial
registered agent is Armando Cabrera. The initial principal office (and
mailing address) of the corporation is 1802 40'" street SW - Naples, FL
34116-6000. The undersigned, Armando Cabrera, by signing these Articles,
accepts the appointment as initial registered agent, and affirms that he is
familiar with, and accepts the obligation of that position.
VII. MANAGEMENT OF THE AFFAIRS OF THE CORPORATION-OFFICERS:
The affairs of this corporation shall be managed by its officers,
subject, however, to the directions of the Board of Directors, except to the
extent that the Directors shall have delegated the responsibility for such
management under the provisions of these Articles and in accordance with the
Bylaws. The officers of this corporation shall consist of a President, a Vice
President, Secretary, and a Treasurer, all of whom shall be elected by the
Board of Directors according to the Bylaws of this corporation. The Directors
may, if they desire, combine the offices of Secretary and TreaSUrer and, in
addition, provide for such other officers, agents, supervisory personnel or
employees of the corporation as they shall see fit, none of which need be a
member of the corporation. Commencing with the first annual meeting of the
Board of Directors subsequent to incorporation, officers will be elected
~annually to hold office until 'the next annual meeting of the board of
Directors or until their successors are elected and qualify. The names and
addresses of the officers who are to serve until the first election by the
Board of Directors are:
NAME:
ADDRESS:
POSITION:
MARIA CABRERA
1802 40'" street sw
NAPLES, FL 34116
PRESIDENT
JOSE A. CABRERA
1802 40th Street SW
NAPLES, FL 34116
TREASURER,
SECRETARY,
VICE ~RESIDENT
~
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VIII.' DlRECTOR(S) : There shall be TWO (2) director (s) of the
I.c /orporation. The name(s) and address (es) of the initial board of director(s)
~ho shall serve until the first eleotion are:
NAME :
ADDRESS:
MARIA CABRERA
1802 40th Street sw
NAPLES, FL 34116
JOSE A. CABRERA
1802 40th Street SW
NAPLES, FL 34116
IX. REMOVAL OF OFFICERS AND DIRECTORS: The officers and directors may
be removed prior to the expiration of their terms in accordance with the
provisions of the Florida law applicable to corporations for profit, which
provisions shall control i however, if there shall not be applicable
controlling provisions. of law for the removal of officers or of directors,
then the following shall apply: 1lny officer may be removed prior to the
expiration of his term of office in the manner provided hereinafter, or in
such manner as provided by the Bylaws. 1lny officer may uso be removed for
cause by a two-thirds (%) vote of the full Board of Directors at a meeting
of Directors called at least in part for the purpose of considering such
removal. 1lny director of this corporation may be removed with or without
cause, and for any reason, upon a petition in writing of a majority of the
V stockholders of this corporation approved at a meeting of the stockholders
called, at least in part, for this purpose, by a two-thirds (%) vote of the
stockholders. The petition calling for the removal of such director shall set
forth a tiI\lQ and place for the meeting of stockholders, and notice shall be
given to all members of such special meeting of the stockholders at least ten
(10) days prior to such meeting in the manner provided in the Bylaws for the
giving of notices of special meetings. At any such meeting the director whose
removal is sought shall be given the opportunity to be heard.
X: INDEMNIFICATION OF OFFICERS AND DIRECTORS: Every director and
every officer of the corporation shall be indemnified by the cQrporation
against all li.abili.ty and expenses, including counsel fees, reasonably
incurred by or imposed upon him in connection with any proceedings to which
he may be a party, or in which he may become involved, by reason of his being
or having been an officer or director of the corporation, whether or not he
is a director or officer at the time such liability or expenses are incurred,
except in such cases wherein the director or officer is adjudged guilty of
willful misfeasance or malfeasance in the performance of his duties; provided
that in the event of any claim for reimbursement or indemnification hereunder
based upon a settlement by the director or officer. seeking such reimbursement
or indemnification, the indemnification shall apply only if the Board of
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58
Directors approves such settlement and reimbursement as being in the interest
... .-o!f the corporation. The foregoing rights of indemnification shall be in
"'addition to and not exclusive of all other rights to which such directors of
officers may be entitled.
XI. INCORPORATOR(S):
The names and addresses of the incorporator(s)
are:
NAME:
ADDRESS:
JOSE A. CABRERA
1802 40th Street SW
NAPLES, FL 34116
XII. CONTRACTUAL RELATIONS: In the absence of fraud, no contract or
other transaction between this corporation and any other person, firm,
association, corporation or partnership shall be affected or invalidated by
the fact that any officer or director of this corporation is peouniarily or
otherwise intere:sted in, or is a director, member or officer of any such
firm, a:ssooiation corporation or partnership, or is a party to or is
pecuniarily or otherwise interested in such contract or other transaction, or
is in any way conneoted with any person, firm, association, corporation, or
partnership, that is interested therein, pecuniarily or otherwise. Any
direotor may vote and be counted in determining the existence of a quorum at
any meeting of the Board of Director:s of this corporation for the purpose of
authorizing such contract or transaction with like force and effect as if he
or she were not so interested, or were not a direotor, member or officer of
~ such other firm, association, corporation or partnership, providing that such
director shall have disclosed to all other directors at or before the
meeting, or all other direotors shall otherwise know the facts of such
relationship or inter.ests of the director. In any and all events, a contract
or transaction which is fair and reasonable as to this corporation at the
time it is authorized by the board shall nevertheless be enforceable and
neither void nor voidable.
XIII. BYLAWS: The original Bylaws of this corporation shall be
adopted by a majority vote of the Directors of the corporation. The Bylaws of
this corporation may be amended, altered or rescinded by the Board of
Directors only in the manner provided for in the Bylaws.
XIV. AMENDMENT OF ARTICLES: If the provisions of statutory law of the
State of Florida applicable to this corporation shall provide an exclusive
method or methods for the amendment of these Articles inconsistent with the
provision hereinafter set forth, then the provisions of such law applicable
to this corporation for the amendment of these Articles shall apply.
Otherwise, when the provisions of statutory law applicable to the amendment
of these Articles are not exclusive or permit amendment by a process or
processes set forth in the Articles, then these Articles of Incorporation may
be amended from time to time by resolution adopted by a majority of the Board
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'-'
of Directors at any meeting of all the Directors of the corporation called,
a<t least in part, to consider such amendment at-which all of the directors
are present. If law permits, the amendatory methods set forth in this Article
shall be exclusive metbocis for amending these Articles of Incorporation.
IN WITNESS WHEREOF, the undersigned incorporators have executed these
Articles of Inoorporation on the 11th clay of January, 1999.
W-a'~
JO A. CABRERA
STATE OF FLORIDA
COUNTY OF COLLIER
ACKNOWLEDGED before me by JOSE A. CABRERA, who acknowledged this
document on January 11th, 1999 and who is personally known to me.
(SEAL)
~~ JooeMBono
*~*My Cw..IIIII."CC787538
....~ ElqlI!es AlIguIl 1e, 2IXl2
EXPIRES:
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60
~ CERTIFICATE OF DESIGNATION OF REGISTERED
AGENT/REGISTERED OFFICE
PURSUANT TO THE PROVISIONS OF SECTION 607.0501 or 617-0501, FLORIDA
STATUTES, THE UNDERSIGNED CORPORATION, ORGANIZED UNDER THE LAWS
OF THE STATE OF FLORIDA, SUBMITS THE FOLLOWING STATEMENT IN
DESIGNATING THE REGISTERED OFFICE/REGISTERED AGENT, IN THE STATE OF
FLORIDA.
1.
The name ofthe corporation is: PAC OF COLUER, INC.
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2.
The name and address of the registered agent and office is:
~
:) OS€ Armando Cabrera
1802 40th Street SW
NaDles. FL 34116-6000
Having been named as registered agent and to accept service of process for the
above stated corporation at the place designated in this certificate, I hereby accept
the appointment as registered agent and agree to act In this capacity. I further agree
to comply with the provisions of all statutes relating to the proper and complete
performance of my duties, and I am familiar with and accept the obligations of my
position as registered agent
~#e-~
. (Signature)
~j'/f7
, (Date)
DIVISION OF CORPORATIONS, P.O. BOX 6327, TALLAHASSEE, FL 32314
~
61
~
of Directors at any meeting of all the Directors of the corporation called,
aot least in part, to consider such amendment at-which all of the directors
are present. If law permits, the amendatory methods set forth in this Article
shall be exclusive me~hods for amending these Articles of Incorporation.
IN WITNESS WHEREOF, the undersigned incorporators have executed these
Articles of Incorporation on the 11th day of January, 1999.
~t:Z~
JO A. CABRERA
STATE OF FLORIDA
COUNTY OF COLLIER
ACKNOWLEDGED before me by JOSE A. CABRERA, who acknowledged this
document on January 11th, 1999 and who is personally known to me.
(SEAL)
~~ J_MBono
*~*MyC_llC78m8
...f!' ElqlIros August 18. 2lI02
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6
60
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CERTIFICATE OF DESIGNATION OF REGISTERED
AGENT/REGISTERED OFFICE
PURSUANT TO THE PROVISIONS OF SECTION 607.0501 or 617-0501, FLORIDA
STATUTES, THE UNDERSIGNED CORPORATION, ORGANIZED UNDER THE LAWS
OF THE STATE OF FLORIDA, SUBMITS THE FOLLOWING STATEMENT IN
DESIGNATING THE REGISTERED OFFICE/REGISTERED AGENT, IN THE STATE OF
FLORIDA.
1.
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The name of the corporation is: PAC OF COLUER, INC.
2.
The name and address of the registered agent and office is:
V OS€ Armando Cabrera
1802 40th Street SW
NaDles. FL 34116-6000
Having been named as registered agent and to accept service of process for the
above stated corporation at the place designated in this certificate, I hereby accept
the appointment as registered agent and agree to act In this capacity. I further agree
to comply with the provisions of all statutes relating to the proper and complete
performance of my duties, and I am familiar with and accept the obligations of my
position as registered agent.
~# e-~.: _
" (Signature)
~j';f7
, (Date)
DIVISION OF CORPORATIONS, P.O. BOX 6327, TALLAHASSEE, FL 32314
61
v
LIMITED AND REVOCABLE AUTHORIZATION
Urika Oil, Inc., a Florida corporation ("Owner") as owner of the real property
described in Exhibit "A" attached hereto (the "Property") does hereby authorize
Emergent Development Group, Inc. and Emergent Development Group II, LlC
(collectively "Emergent") to include and add the Property to the previously filed
application by Emergent to amend the Collier County Growth Management Plan,
Petition No. CP-2008-2 (the "Application"). This authorization includes permission for
Emergent and its agents or consultant to enter upon the Property for purposes of
studies, tests and inspection but only without any interference to the business of
Owner. The Application is to expand the boundaries and permitted land uses of the
Randall Boulevard Commercial Subdistrict.
This Authorization grants Emergent only the authority specifically stated herein
and no other authority. At the election of the Owner, it may remove its Property
from the Application at any time prior to the final adoption (if adopted) of the
amendment which is the subject of the Application. No change may be made in the
Application thot affects the Property (specifically including, but not limited to, any
changes in the access or roadways adjacent to or on the land that is subject to the
Application) after the date of execution of this Authorization without the written
consent of the Owner.
\",J
Emergent shall provide the Owner with 15 days advance written notification of
any governmental hearings regarding the Application and of any proposed final
adoption of the amendment which is the subject of the Application.
This limited and Revocable Authorization may be revoked by Owner at any
time prior to the final adoption (if adopted) of the amendment which is the subject of
the Application, which adoption is not expected to occur any earlier than July 2010.
Any revocation by Owner shall be in writing and shall be effective when received by
Emergent via e-mail, fax, regular mail, overnight mail, or by hand delivery.
Emergent shall be solely responsible for the costs, fees and other expenses
related to the Application and may employ such agents and consultants as it'deems
necessary. The content of the Application shall be subject to the approval of the
Owner. Emergent shall not cause any lien or other encumbrance to be recorded on
the Property.
Urika Oil, Inc.
(Corporate Seal)
By: ~..- .~~
Francisco Colasso, Presi ent
"'"
62
\.,...
~
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State of Florida
)
)ss.
)
County of Collier
The foregoing instrument was acknowledged before me this 15th day of April,
200j.(by Francisco Colasso, as President of Urika Oil, Inc., a Florida corporation. He
(vfis personally known to me or has ( ) produced as
identification. ~i~ ~ i
[NotarySealJ ~
/ Notary Public ,....,Signature A/ r 1_
(Print Name: ~II-Wn- '7 (.)fflf'TL-
My Commission Expires: l /, fj ~ I 2
,~~ SUSANA M. SMITH
!Q;' ,~ Commission DO 835723
",\ ,if} Expires November 9 2012
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EXHIBIT "A"
I.D. 37745120001
PAGE 1224, PAGE 1226
TRACT 71, GOLDEN GATE ESTATES, UNIT NO. 23, ACCORDING TO THE PLAT THEREOF AS
RECORDED IN PLAT BOOK 7, PAGE 9 & 10, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA
LESS AND EXCEPT THAT CERTAIN PARCEL AS DESCRIBED BELOW.
PARCEL OF LAND LYING IN THE NORTHEAST QUARTER OF SECTION 27, TOWNSHIP 48
SOUTH, RANGE 27 EAST, COLLIER COUNTY FLORIDA, BEING A PORTION OF GOLDEN GATE
ESTATES, UNIT NO. 23, TRACT 71, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT
BOOK 7, PAGES 9 & 10, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA MORE
PARTICULARLY DESCRIBED AS FOLLOWS.
COMMENCING AT THE CENTER LINE INTERSECTION OF 8TH STREET N.E. AND RANDALL BLVD.,
PROCEED NORTH 89-40'-50" WEST 2,660.00 TO A POINT; THENCE SOUTH 00-19'-10" FEET
WEST 50.00 FEET TO A CONCRETE MONUMENT ON A SOUTHERLY RIGHT-OF-WAY EASEMENT
LINE OF RANDALL BLVD. AND THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED:
THENCE LEAVING SAID RIGHT-OF-WAY SOUTH 00-9'-10" WEST 227.00 FEET ALONG THE
EAST LINE OF SAID TRACT 71; THENCE NORTH 89-40'-50" WEST 30.00 FEET; THENCE SOUTH
72-19'-10" WEST 126.34 FEET; THENCE ALONG AN ARC OF 12.57 FEET OF A CURVE
CONCAVE TO THE RIGHT WITH A RADIUS OF 40.00 FEET; THENCE NORTH 89-40'-50" WEST
26.48 FEET; THENCE NORTH 1 6-47'-00" WEST 34.00 FEET; THENCE NORTH 00-19'-10" EAST
1 57.50 FEET; THENCE NORTH 4-59'-10" WEST 70.00 FEET; THENCE NORTH 22-42'-18" WEST
9.02 FEET TO A POINT ON THE SAID SOUTHERLY RIGHT- OF-WAY EASEMENT OF RANDALL
BLVD; THENCE ALONG THE SAID RIGHT-OF-WAY SOUTH 89-40'-50" EAST 209.00 FEET TO
THE POINT OF THE BEGINNING.
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD; CONTAINING 1. 1 40 ACRES MORE
OR LESS.
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handling of the Property and the Trustee shall have no right or duty in respect to such matters. The
Beneficiary shall and does hereby indemnitY and hold the Trustee harmless from and against all
expenses, including attorney's fees, obligations and liabilities which the Trustee may incur or become
liable for by virtue of the Beneficiary performing the matters set forth herein or by virtue of the fact
that the trustee holds legal title to the Property. The Beneficiary shall have the right to execute leases
and collect rents in its own name or through its agents. The Beneficiary is not the agent of the
Trustee for any purpose whatsoever and does not have any authority whatsoever to contract or to
execute leases or to do any other act or in the name of the Trustee or to obligate the Trustee
personally or as Trustee.
6. PROJECTION OF TInRD PARTIES DEALING WITH TRUSTEE. No party dealing with the
Trustee in relation to the Property in any manner whatsoever, and (without limiting the foregoing) no
party to whom the Property or any part of it or any interest in it shall be conveyed, contracted or sold,
leased or mortgaged by the Trustee, shall be obliged a) to see to the application of any purchase
money, rent or money borrowed or otherwise advanced on the Property, b) to see that the terms of
this Trust Agreement have been complied with, c) to inquire into the authority, necessity or
expediency of any act of the Trustee or d) be privileged to inquire into any of the terms of this Trust
Agreement.
Every deed, mortgage, lease or other instrument executed by the Trustee in relation to the Property
shall be conclusive evidence in favor of every person claiming any right, title or interest under the
Trust a) that at the time of its delivery the Trust created under this Agreement was in full force and
effect; b) that instrument was executed in accordance with the terms and conditions of this Agreement
and all its amendments, if any, and is binding upon all Beneficiaries under it; c) that the Trustee was
'-" duly authorized and empowered to execute and deliver each such instrument; d) if a conveyance has
been made to a successor or successors in trust, that the successor or successors have been appointed
property and are vested fully with all the title, estate, rights, powers, duties and obligations ofits, his
or their predecessor in trust.
7. TRUST AGREEMENT NOT TO BE RECORDED. This Agreement shall not be placed on
record in the county in which the trust property is situated, or elsewhere, but ifit is so recorded, that
recording shall not be considered as notice of the rights of any person under this Agreement
derogatory to the title or powers of the Trustee.
8. BENEFICIARY CANNOT BIND TRUSTEE FOR PUBLICITY. No Beneficiary shall have the
authority to contract for or in the name of the Trustee or any other Beneficiary or to bind the Trustee
or any other Beneficiary personally.
9. FORBIDDING USE OF NAME OF TRUSTEE OR OTHER BENEFICIARY. The name of the
Trustee shall not be used by the Beneficiary in connection with any advertising or other publicity
whatsoever without the written consent of the Trustee.
10. INSURANCE. The Beneficiary shall during the term of this Trust Agreement maintain and
purchase at its expense insurance either in the name of the Trustee or showing the Trustee as an
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additional insured thereunder with said insurance to protect the Trustee against public liability in the
amount of $1,000,000.00 and to protect the Trustee against such other hazards or liabilities as the
Trustee may reasonably require and in such amounts as the Trustee may reasonably require. All such
insurance shall be written on insurance companies reasonably acceptable to the Trustee. At the
request of the Trustee, said policies of insurance shall be delivered to the Trustee or, in lieu thereof,
certificates reflecting said coverage shall be delivered to the Trustee. In all events, said policies of
insurance and certificates shall contain a provision that thirty (30) days notice shall be given to the
Trustee by the insurance company issuing said policies prior to cancellation or termination of said
policies of insurance. In the event the Beneficiary fails to make any payment for premiums on said
policies of insurance the Trustee may, but is not required to, make said payment and said payment
shall be considered an adv<U1ce made by the Trustee under the provisions of paragraph ] 2 of this
Trust Agreement.
11. MULTIPLE BENEFICIARIES. In the event that the term "Beneficiary" as used in this Trust
Agreement includes more than one beneficiary, then, in that event, all persons included in the term
"Beneficiary" shall be jointly and severally liable for obligations of the Beneficiary under this Trust
Agreement.
12. TRUSTEE RESPONSffiILITY TO MAKE ADVANCES OR INCUR OR PAY EXPENSES.
The Trustee shall have the right but not the duty, to make any advances or incur or pay any expenses
on account of this Trust Agreement or the Property. If the Trustee shall make any such advances or
incur or pay any such expenses on account of this Trust Agreement of the Property, or shall incur any
expenses by reason of being a party to any litigation in connection with this Trust Agreement or the
Property, or if the Trustee shall be compelled to pay money on account of this Trust Agreement or
the Property, whether for breach of contract, injury to person or property, taxes of any kind, fines or
penalties under any law, or otherwise, in any manner under this Trust Agreement as set forth in
paragraph 22 (provided, however, the Trustee shall not be individually liable in any mallller under this
Trust Agreement as set forth in paragraph 22 hereof the Beneficiary, on demand by the Trustee, shall
pay to the Trustee, with interest at the highest rate penpitted by law, the amount of all such expenses,
advances or payments made by the Trustee, plus all its expenses, including attorneys' fees, incurred by
the Trustee in said matters, including attorneys' fees for appeals. The Trustee shall have the right, but
not the duty, to employ and consult with attorneys regarding this Trust Agreement and the Property,
and any and all costs and expenses incurred by the Trustee by virtue of said employment and
consultation shall be deemed to be an advance or expense made or incurred by the Trustee under this
paragraph to be paid by the Beneficiary on demand. Any other monies expended by the Trustee
under any other provision of this Trust Agreement shall also be deemed to be an advance made by the
Trustee under this paragraph 12.
The Beneficiary further agrees to indemnity and hold the Trustee harmless of and from any and all
expenses, including but not limited to, all costs and attorneys' fees, advances, payments or liabilities
incurred by it for any reason whatsoever as a result of this Trust Agreement or the Trustee holding
legal title to the Property under this Trust Agreement. The Trustee shall not be obliged to convey,
transfer or otherwise deal with the Property or any part of it or to follow any instructions of the
Beneficiary unless and until all of the payments, advances and expenses made or incurred or paid by
the Trustee on account of this Trust Agreement or the Property shall have been paid, with interest at
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the rate set forth herein. Further, after making written demand on the Beneficiary to pay to the
Trustee all payments, advances and expenses made or incurred by the Trustee on account of this
Trust Agreement or the Property, the Trustee shall be entitled to and shall have a lien on the Property
to secure all such payments, advances and expenses, together with interest thereon at the rate set
forth herein and all costs and expenses, including attorney's fees, which the Trustee may incur or
become liable for in collecting said amounts from the Beneficiary.
13. TRUSTEE RESPONSffiILITY WITH RESPECT TO LEGAL PROCEEDINGS. The Trustee
shall be under no duty to take any action, to pay any money or to incur any expenses in regard to any
legal proceeding involving this Trust Agreement or the Property unless it shall elect, in its absolute
discretion, to do so and be furnished with sufficient funds or be indemnified to its satisfaction by the
Beneficiary. If the Trustee is served with process or notice of legal proceedings or of any other
matters concerning this Trust Agreement or the Property, the sole duty of the Trustee shall be to
forward the process or notice to the Beneficiary as provided in paragraph 30 hereof-, in such case, the
Beneficiary may defend said action in the name of the Trustee with counsel reasonably acceptable to
the Trustee provided, however, the Trustee may at any time resign as such under this Trust
Agreement or personally appear in said proceeding.
14. RESIGNATION OR DEATH OF TRUSTEE. The Trustee may resign at any time by giving
written notice of such intention to resign to the Beneficiary. The resignation shall become effective
after the Trustee shall have executed any and all documents furnished to the Trustee by the
Beneficiary and satisfactory to the Trustee for execution, which documents shall be for the purpose of
conveying to any successor trustee all existing rights of Trustee under this Trust Agreement and the
to the Property provided, however, that in all events said resignation shall become effective no later
than thirty (30) days after notice of resignation has been delivered to the Beneficiary. If the Trustee is
advised in writing by the Beneficiary as to who the successor trustee is to be, the Trustee has the
right, but not the duty, to prepare, execute, deliver and/or record any and all documents which are
necessary in the absolute discretion of the Trustee to convey or transfer title to the Property to such
successor trustee. If notice of the successor trustee is not given to the Trustee in writing within
twenty (20) days after notice of resignation has been delivered to the Beneficiary or if the Beneficiary
fails to furnish documents satisfactory to the Trustee for execution within twenty (20) days after
notice of resignation has been delivered to the Beneficiary, the Trustee may convey title to the
Property to the Beneficiary (and ifmore than one then in accordance with the respective interests of
the Beneficiary as set forth in paragraph 25 of this Trust Agreement), and the deed of conveyance
may be recorded by the Trustee. Notwithstanding the resignation by the Trustee as provided herein,
the Beneficiary shall upon such resignation immediately pay to the Trustee all payments, advances or
expenses made or incurred by the Trustee in regard to 'this Trust Agreement or the Property and the
Trustee shall continue to have a lien on the Property to secure the payment of such sums as set forth
in paragraph 12, which lien the Trustee may evidence by causing to be recorded in the Public Records
of Collier County, Florida, a notice of lien specifYing the amount of monies owed to it by the
Beneficiary. The Trustee may thereafter enforce its lien against the Property by appropriate judicial
proceeding and, in said proceeding, the Trustee shall be entitled to recover from the Beneficiary, and
the same shall be a lien on the Property, all its costs and expenses, including attorneys' fees, in such
proceeding. In the event that the Trustee is an individual and not a corporation, then, upon the death
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of the Trustee, the successor trustee shall be the following:
Marilyn Johns
The recording in the public records of Collier County, Florida, of a death certificate for any trustee
under this Trust Agreement shall be deemed to be a conveyance of title to the Property to the
successor trustee.
IS. AMENDMENT OF TRUST AGREEMENT. This Agreement contains the entire understanding
between the parties and may be amended, revoked or terminated only by a written agreement signed
by the Trustee and the Beneficiary.
16. FLORIDA LAW GOVERNS, This Agreement shall be construed in accordance with the Laws of
the State of Florida.
17. NOTICES. Any notice required to be given by the tenns Of this Agreement or by any applicable
law by either party shall be in writing and shall be either hand delivered or sent by certified or
registered mail, return receipt requested. Each written notice shall be addressed as follows:
If to Trustee:
Dan Bailey, Esq.
290014'" Street North #4
Naples, Florida 34103
Ifto Beneficiary:
Timothy J. Cotter
1471 Mandarin Road
Naples, Florida 34102
Adell S. Cotter
1471 Mandarin Road
Naples, Florida 34102
Either party may, by subsequent written notice, designate a different address for receiving notice.
18. CERTIFIED COPIES SATISFACTORY EVIDENCE. Copies Of this Agreement or any
amendment to it, certified by the Trustee to be true and correct, shall be satisfactory evidence of such
Agreement for all purposes.
19. SUCCESSORS BOUND BY TIDS AGREEMENT. The tenns and conditions ofthis Agreement
shall inure to the benefit of personal representatives, successor trustee under it, as well as upon the
personal representatives, administrators, heirs, assigns and all other successors in interest of the
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Beneficiaries. Every successor trustee shall become fully vested with all the title, estate, rights,
powers, trusts and shall be subject to the duties and obligations of its predecessor under this Trust
Agreement. The tenn Trustee shall thereafter mean and refer to said successor trustee.
20. TERM. The term of this Trust Agreement shall be for a period of twenty-one (21) years from the
date of this Trust Agreement, unless sooner tenninated as otherwise provided in this Trust
Agreement. Upon expiration of this Trust Agreement the Trustee shall convey the Property to the
Beneficiary.
21. TRUSTEE ACTS ONLY ON WRITTEN AUTHORIZATION. It is agreed by the parties hereto
that the Trustee will deal with the property including cash or other assets of any kind which may
become subject to this Trust Agreement only when authorized and directed to do so in writing by the
Beneficiary. On the written direction of the Beneficiary, the Trustee shall execute deeds for, or
mortgages or trust deeds (which may include a waiver'ofthe right of redemption from sale under an
order or decree offoreclosure) or execute leases all in regard to the Property or otherwise deal with
the title to the Property including cash or other assets subject to this Trust Agreement, provided,
however, that in regard to all documents to be executed by the Trustee, said documents shall be
prepared by the Beneficiary and furnished to the Trustee with written direction by the Beneficiary to
execute and redeliver to the Beneficiary or to any third person or persons. The Trustee shall not under
any circumstances be obligated to execute any instrument which may, in the opinion ofthe Trustee,
result in personal liability to the Trustee and rather than executing any instruments under this
paragraph, the Trustee may resign as Trustee under this Trust Agreement as provided in paragraph 14
and, in the event the Trustee so resigns, the Trustee shall be under no duty to execute any instruments
other than instruments provided in paragra:ph 14 regarding conveyance oftitle to the Property. The
Trustee shall not be required to inquire into the propriety of any written direction by the Beneficiary
or the authority of the person signing said direction. TD the extent the Trustee follows any written
direction received from the Beneficiary including, but not limited to, the execution by the Trustee in
accordance with written direction of the Beneficiary ofany deed or other instrument relating to the
Property and delivery of said deed or other instrument in accordance with said written instructions,
the Trustee shall have no duty, liability or obligation whatsoever and the Beneficiary shall indemnity
and hold the Trustee hannless from and against all claims, demands, costs and expenses, including
attorneys' fees, losses, liabilities and obligations which the Trustee may pay, incur or sustain by vinue
of the Trustee following said written instructions
22. TRUSTEE NOT INDIVIDUALLY LIABLE. The Trustee shall have no individual liability or
obligation whatsoever arising from its ownership of or holding legal title to the Property, or with
respect to any act done or contract entered into or indebtedness incurred by it in dealing with the
Property or in otherwise acting under this Trust Agreement upon the direction of the Beneficiary
except only so far as the Property and any trust funds in the actual possession of the Trustee shall be
applicable to the payment and discharge of such liability or obligation. By way of illustration and not
by way of limitation, the Trustee shall be under no duty whatsoever to execute or enter into any
instrument or agreement which does not contain language acceptable to the Trustee providing that the
Trustee shall have no personal liability whatsoever and that the liability of the Trustee shall be limited
solely to any property that the Trustee holds under this Trust Agreement.
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'-" 23. DISCLOSURE OF INTERESTS. The Trustee shall not, without the prior written consent ofthe
Beneficiary, disclose to any person this Trust Agreement or the Beneficiary for whom the Trustee
holds title to the Property hereunder, unless compelled to do so by legal process. The Trustee shall
not however be responsible under this paragraph for any inadvertent disclosures made by it.
24. TRUSTEE NOT REQUIRED TO GIVE WARRANTY. The Trustee shall not be required to
execute any instrument containing covenants of warranty.
25, MULTIPLE BENEFICIARIES. In the event that the term "Beneficiary" as used in this Trust
Agreement includes more than one beneficiary, then, in that event, all persons included in the term
"Beneficiary" shall be jointly and severally liable for obligations of the Beneficiary under this Trust
Agreement.
26. NO TInRD-PARTY BENEFICIARY. This Trust Agreement is solely for the benefit of the
parties hereto and no person or persons not a part to this Trust Agreement shall have any rights or
privileges under this Trust Agreement either as a third-party beneficiary or otherwise.
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27. REVOCATION AND AMENDMENT. The Beneficiary may, at any time, by written instrument
delivered to the Trustee revoke, or with the consent of the Trustee, amend this Trust Agreement. In
the case of revocation, the Trustee shall convey title to the Property in accordance with the
procedures set forth in paragraph 14 of this Trust Agreement and, in the case of amendment, the
Beneficiary shall furnish to the Trustee the written form of said amendment as executed by the
Beneficiary. Upon the execution of said amendment by the Trustee, said amendment shall be
considered to be an amendment to this Trust Agreement.
28. RESIDENCY OF BENEFICIARY. The Beneficiary represents that it is a citizens of the United
States of America.
29. ASSIGNMENT OF BENEFICIAL INTEREST. The Beneficiary may not assign any or all of its
interest as Beneficiary under this Trust Agreement unless and until both of the following two
(2)conditions have been met:
(a) The original or executed duplicate of an assignment subscribed in the presence of two
witnesses is delivered to the Trustee and the Trustee has accepted in writing said assignment
provided, however, that the Trustee shall be under no duty or obligation whatsoever to so
accept any assignment, and the Trustee may in its absolute discretion determine whether or
not to accept said assignment and may in its discretion reject said assignment; and
(b) The assignee of any beneficial interest agrees in writing to be bound by all the duties and
obligations of the Beneficiary under this Trust Agreement including, but not limited to, the
duty and obligation to pay to the Trustee all advances and expenses set forth in paragraph 12.
Upon the acceptance by the Trustee of an assignment as set forth in subparagraphs (a) and (b)hereo(
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the Beneficiary so assigning his interest under this Trust Agreement shall have no further liability or
V obligation under this Trust Agreement but only for any acts of the Trustee taken or perfonned after
the acceptance by the Trustee of said assignment provided said assignment conveys the entire interest
of said assigning Beneficiary under this Trust Agreement. The Beneficiary shall continue to be liable
for matters occurring prior to the acceptance by the Trustee of said Assignment. Every assignment of
any beneficial interest, the original or duplicates of which shall not have been delivered to and
accepted by the Trustee in writing, shall be wholly ineffective as to the Trustee and all subsequent
assignees or purchasers without notice. Although the death of the Beneficiary (or anyone of the
persons contained in the tenn Beneficiary if more than.one person signs this Trust Agreement as the
Beneficiary) shall not be deemed an assignment of the interest of the Beneficiary under this paragraph
(as set forth in paragraph 2 hereof), any assignment of said interest by the personal representative of
the Beneficiary shall be deemed to be an assignment under this paragraph 29 subject to required
acceptance by the Trustee.
30. INQUIRIES. Written inquiries, legal and other notices, tax statements and all other documents
and writings received by the Trustee and relating to this Trust Agreement or the Property shaIJ be sent
and forwarded within a reasonable time after receipt by the Trustee to the Beneficiary.
31. MISCELLANEOUS. The captions for the paragraphs contained herein are solely for the
convenience of the parties and do not, in themselves, have any legal significance. Time is of the
essence of this Trust Agreement. In this Trust Agreement, the plural includes the singular and, vise
versa, and masculine, feminine and neuter pronouns and the words 'Trustee" and "Beneficiary" shall
each include all genders. This Trust Agreement constitutes the complete agreement between the
parties hereto and there are no representations, agreement or understandings other than as set forth
V herein.
IN WITNESS WHEREOF, the Trustee and Beneficiary have executed this Agreement the day and
jf2= wrltt~...... ~.
~41t/\.~ -- ~~
W ness Dan Bailey
:~me'
rIM. ~~lJOlJ.ri-
Itness
J84-r-"~f), t.. ~A A",~
13et(.A)te/!!,...e: ~N"'S so
tl//r A/e-s..s
COVNIYOFCOlllER
Printed name:
STATE OF FLORIDA
I HEREB Y CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid
and in the county aforesaid, to take acknowledgments, personally appeared Dan Bailey who [is
personally known to me] OR [has produced as identification] and who executed the
foregoing instrument and he acknowledged before me that he executed the same.
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WITNESS my hand and official seal in the County and State last aforesaid this 28th day of April,
2006. e. ~
k?Jt:)~~~' . ~ J7 - '<1 ~fllNlCff r-"IO
N Pbl' [N'-
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8&I<NIl!e /f:-r;;N~$SO . . MrC-.EIplqlDoct,ZOII
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Witness 136AIVIt!./S- E. --r;;i/fP-S,SO
Printed name:
Otcl.u&~ CdL.. LA;
Adell S. Cotter, Trustee of the Adell
S. Cotter Trust Agreement dated
August 10, 1998
~t?C.A ~
Timothy T. Cotter, Trustee of the
Timothy J. Cotter Trust Agreement
dated August 10, 1998
&~. :_I)./:. ~u___.-
Witness~J..//~ ~7tPAlAs.s.eI
Printed name:
STATE OF FLORIDA
COUNTYOFCOLLIER
I HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid
and in the county aforesaid, to take acknowledgments, personally appeared Adell S. Cotter and
Timothy J. Cotter who [is De""on.lIy known to me] OR [has produced as
identification] and who executed the foregoing instrument and he acknowledged before me that he
executed the same.
WITNESS my hand and official seal in the County and State last aforesaid this 28th day of April,
2006.
~~J e. ~A('-
Notary Public e: ~.9S SO
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[NOTARY SEAL]
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AMENDMENT TO FLORIDA LAND TRUST AGREEMENTS
TIllS AMENDMENT TO LAND TRUST AGREEMENT, dated as of the 28th day of March, 2008
entered into by and between Dan Bailey, hereinafter called the "Trustee"; Lisa AIdikacti, hereinafter
called the "Successor Trustee"; Adell S. Cotter, Trustee of the Adell S. Cotter Trust Agreement
dated August 10, 1998, and Timothy J. Cotter, Trustee of the Timothy J. Cotter Trust Agreement
dated August 10, I 998,hereinafter called the "Beneficiary", whether one or more, which designation
shall include all successors in interest to any beneficiary or beneficiaries:
WITNESSETH
WHEREAS, the beneficiaries have conveyed or cause to be conveyed to the Trustee, as Trustee
under certain land trust agreements, title to property in Collier County, Florida described as follows:
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The West 180 feet of Tract No. 90, Golden Gate Estates, Unit No. 23, according to the plat
thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, FlorililL
Tu ID: 37746840005
A 75% interest in the following:
Golden Gate Estates, The West 1/2, Unit 23, Tract 107, according to the plat thereof recorded
in Plat Book 7, Page 9, of the Public Records of Collier County, Florida.
Tu ID: 37748480104
A 50% interest in the following:
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Golden Gate Estates, The East'h, Unit 23, Tract 107, according to the plat thereof recorded in
Plat Book 7, Page 9, of the Public Records of Collier County, Florida.
Tax ID: 3748480007
The trust agreement governing this property is know as the Randall Land Trust Agreement.
WHEREAS, the beneficiaries have conveyed or cause to be conveyed to the Trustee, as Trustee
under certain land trust agreements, title to property in Hendry County, Florida described as follows:
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WHEREAs, the Beneficiaries desire to replace the Trustee under all above named lana trust
agreements; and 6
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vamREAS, the Trustee desires to resign his position as Trustee under all above named land trust
agreements; and
WHEREAS, the Beneficiaries desire to appoint a Successor Trustee under all OOove named land trust
agreements; and
WHEREAS, the Successor Trustee desires to be appointed as trustee and to accept all powers, duties
and responsibilities as contained in all the land trust agreements referenced above;
NOW, TIIEREFORE, in consideration of the mutual premises herein contained the parties hereto
agree as follows:
1. RESIGNATION OF TRUSTEE, Dan Bailey hereby resigns as trustee under all above
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named land trust agreements.
2. SUCCESSOR 1RUSTEE. Lisa Aldikacti is hereby appointed as trustee under all above
named land trust agreements.
3. All other terms of the lands trusts remain unchanged and in full force and effect.
IN WITNESS WHEREOF, the Trustee, Successor Trustee and Beneficiaries have executed this
Agreement the day and year ~ written abov:..-
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Witness ~l ~ E'~A-S50
Printtam~ J
'.1.1 IH.J\B ,gt"
W!tness bi:EI>jf\r~. .:selL
,vnnted name:
~,.~
Dan Bailey ~
Trustee
&TATE OF FLORIDA
COUN1YOFCOlLIER
t HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid
;and in the county aforesaid, to take acknowledgments, personally appeared Dan..Bailey who ris
personally known to me] OR [has produced as identification] and who executed the
foregoing instrument and he acknowledged before me that he executed the same.
...,
-WITNESS my hand and official seal in the County and State last aforesaid this 28th day of March,
2~;;, .r ..,. BERNrCEE. mMASSO
... , ~~ MYCOMMlSSIONU'DJ73112
"Notary Publi~/tc- 13, /,pN,q>S~ [NO!ARY... ~"':.~~
.~ 0 v?d
",.,"3 ,IL . A/lA 1'/.tl(A/'ft
Witness DE"/;,,"111 Al; B. SeLl" L~'JAldikacti
~ted nmpe:, ~ Successor Trustee
;---,,-,;-- ~ .-<y .--.----
itness 2 c::LJn Ie;:: 1 r
Printed name: VV'fVfV I e r:... t---' (tJ/T(1f >>0
STATE OF FLORIDA
COUNlY OFCOUJER.
I HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid
and in the county aforesaid, to take acknowledgments, personally appeared Lisa Aldikacti who ris
p"ersonallv known to me) OR [has produced as identification] and who executed the
foregoing instrument and he acknowledged before me that he executed the same.
WITNESS my hand and official seal in the County and State last aforesaid this 28th day of March,
2008.
3
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95
-..-..----..-------- ..--.-...--.---.-- ---- ---. ---------
~
~~~
" otary PubliCS~/f!' e ~s:.o
~~/ ~f:::4kY
W~tnessf3e-tZN'{e../t-. C, %,lfA-SSO
Printed name:
~~, tl')mJ ,!J .()IOL
W~tness f\ f;f I'l1 A- G B. .se- LL.
Printed naMe.
STATE OF FLORIDA
'-"'~ BERNICE E. TOMASSO
..\JiL MY COMMIsSION' DD373112
~_:-30.2OlJl
1<<JD.).Nor.u.y nlblr,ya.-.-...eo.
[NOTARY SEAL]
iJho.A ,U~
Adell S. Cotter, Trustee of the Adell
S. Cotter Revocable Trust Agreement
dated August 10, 1998
Beneficiary
COUNTYOFCOlLIER
I HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid
and in the county aforesaid, to take acknowledgments, personally appeared Adell S. Cotter who [is
personally known to me] OR [has produced as identification] and who executed the
foregoing instrument and he acknowledged before me that he executed the same.
~
. t..~
Notary Public t3e:~ << .. . I> ~~i!)
. ~ I
Witness Be ~ l ~
Printed name:
~Pl.J~,h B.,,{dL
Witness DEt YhAf ~LSeLL
Printed name:
STATE OF FLORIDA
~:- BERNICE E. TOMASSO
~ MYCOMMISllION.DDl7J112
'\;~::;.or EXPIRI!S'_JO,200ll
[NOTARYSEAT ,.-. "___Co
.-r-~ '
~~
Timo Y Cotter, Trustee of the
Timothy J. Cotter Revocable Trust
Agreement dated August 10, 1998
Beneficiary
COUNIYOFCOWER
I HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid
and in the county aforesaid, to take acknowledgments, personally appeared Timothy J. Cotterwho liL
p'ersonally known to mel OR [has produced as identification] and who executed the
foregoing instrument and he acknowledged before me that he executed the same.
WITNESS my hand and official seal in the County and State last aforesaid this 28th day of March,
2008.
~
4
91\
\....
~
-..,..,
~~~ w'-~ / ~. -r:::~
otary Publ.U:.,., ___
---- Dc'refl//er-. ~, (.o~f'r S~
[NOTARY SEAL]
'-"..,., BERNICE E. TOMASSO
~ MYCOMMlSSJONNOD373112
....~:; EXPIRP"'_'O.2008
1.&cJG.3.HOr.uy PI, HolIrya....-r.w.c..
5
97
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APR-16-2009 04:21P FROM:GRANT E
HARRY A. OLlVAR
Attorney at Law
426 S. Arden Blvd.
Los Ang$/e$, CA 90020-4736
(323) 935-9.<\58
6196690140
THE WillIAM M. GRANT TRUST
DECLARATION OF TR.UST
1999
WillIAM M.GRANT, Settlor
WILLIAM M. GRANT. Trustee
TO: 13212068633
P.2;19
DATE: September 151 1999
-1-
98
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DECLARATION OF TRUST
THIS DEC(..ARATION OF TRUST is execut!lld on Ihe date hereinb$IQW written by
W1LUAM M. GRANT (herein;ifter referred to as ''Trust$e''), on behalf of WILLIAM M.
(';RANT (hi!!reinafter referred to as "Settlor"). The Trust created by this dOQurnent shall
bEl ri!!ferred to as ''THE WILLIAM M. GRANT TRUST."
RECITALS
The fOllowing f~cts and aflegati()fl$ are stateq by Settlor to be true and oorrect
at)d are agr~ ypcm by ihe Sottlor and the Trustee:
Recital A:. The Setjlor is a single man, having beM divorced, and presently
resides in Los Angeles County, California, Sattlor has one (1) child. being GEORGE
GRANT, who is a resident of either Texas or Utah. from whom settlor is e$tranged.
Settlor has two (2) brQthert, ERIC ORANT, who is named aSe beneficislY of the Trust
Esta~. and IAN. OMf'IT, who is not I1l3med as a bel18tlclary Qf the Trl,iS1 esta~. In
addition, certain nephBWl! and nieces are made specifiC ben~cistie$ of It)e Trust
Esta~. Settlor'$companion m many yt;lars, ROSALIA (AROSIE") aACON. is also
named as iii, beneficiary of the Trust Estate.
Recital B: In order to provide for the finaneial securl1y of the Settlor and the
beneficlarle$ nemed herein. the Settlor hoBs placed in trust With the Trustee, without
consjdlilration moving trom the Trystee oth$"thsn the promisli!$ and agrflEJments
eonfaihed herein, the initial sum of One Hllndred Doll81'S ($100.00), recel~t of which ti'\e
Trustee hereby acknOWledges. and the Settlor has indicated that the Settlor Will
transfertQ the TI'I..i$tEstate certain other as_ Which are ctel;cribect In Sehec:iule "A",
attaChed hereto and ma~ a part hereof.
Recital C: Theob)eclive whicl1 the S$ttIor wishes to achieve under the <
provisiohS (If this instrument is to provide the maximum fii'IMcial $ElCurity and comfort
which can be provided by the efljci.ent and prudent mana~nt out of the assets
transferred tattle Trust EiSblte at t!liiS time for thl:! benet'lt cOhe SettlOr ant:! the
beneficiaries nemEld herein. For the guidance of the Trustee. but in no w/4y pllilCil'lQ any
restrictions whatsoever upon the eXercise of the diseI'etlons and powers hereinafter
vestl;!d In the TflJ$t~. the Settlor ";s stated that the income ben~eiaries "'rE\in are to
be the primary bef\efit:iatj~ of this trust during their lifetimes and that they shSlI
continue after the death of the Settlor to enjoy the same "standard of living" to which
they were accuSlomed to during the lifetime of the Settlor. The interests of all other
persons .are subordiniated to the inlelrests of the income beneficiarie:s herein.
Recital D; The Settlor, or any other person. may at any time, witt.! the consent
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of the Trust", by any form Of conveyance, including by Will, add to the Trust E$ta~, or
any trust created herein, additjo~1 property, real or personal, whereupon such
additional property !ihall become and be a part c;If this Deel$ration Of Trus\ the same as
jf originally included hereih.
ReCital.E: This instrQment is revocabl" during the iif$time Of the Settlor. The
Settlor re$erve$ tht't n\)ht and power toal~r, amend, modify, or terminate any trust
created herein In Whole or In part, or as to any of its terms.
While living and competent, the Settlor may, a~ any time or times,
by written inst!'ument sign!!ld by the Settlor and delivered to the Trustee, amend any
provlslQns hereCJfto the extent as may be acceptable to the Trustee, or revOke this
Declaration of Trust in whole or. in p;art, or withdraw all or any of the Trullt E~te; l.lpon
indemnifyiJig the Trustee to the Tl1,iStee's satisfactiOn, and l,Jpon p~ment of all sum due
the Trustee, Upon the death or incapaCity (judiciallY declared) of the Settlor, this
Declaralion Of Trust shall become irrevocable.
~
If the Settlor revoKes 1I1i$ instrument, the Trustee shall deJiV$r
promptlY to the Seltler, Or the desigJiee of the Settlor flll Or the desiQlisled portion of the
trust taSsets With .an aooountihljl of the Trustee's acts since the preceding 8(l(;OUnting. If
the Settlor revokes this Instrument entirely pr with respet;! to fJ major pQrtiQlll;Jf the
assets SlJbjeCt to the instl\.llTlenl, the Trustee Shall be entitled to relain sufficient assets
resG9n<lbly to secure payment Of liabilities lawfully inCl,lrrr;Kf by the Trustee in the
adrrtinistn:JtjQn Of the trust, inc;luding T ru$'le,e's fe!ilS fhlilf have been eamliKf. unl~1l thE!
Settlor shall indemnify the Trustee 2gainslloss or e~nse.
Recltal F: AllpropettY, real Or per.sonaJ. now or hereafter sUbject: to the terms
and prollisiQns of thisOecleration Of Trust (including income thElrean or inCllilrmmts
t!,!ereto) is deSignated herein a$ "Tr~st Estate", and shaJI be held, eClmiJiistered sl1d
distributed in tn.ist as provided herein.
NOW, THEREFORE, In consIderation of the covenal1tS hereIn cortt~ined. it is
agreed that the Trustee accepts sllCh rights in and title to fhe Trust Estate as are
conveyed .or transferred to the Trusl&l.!hereunder, Without li~bility or respOl1Si"lIily for
the conditlan or validity of suel1 rights or title, and the Trustee will hold, aCjmini$l.er and
di$'l.ribllle the Trust Estate; in trlJst, for the Uses and purr>()$iilll and upon the terms and
conditions ht:lreinafter provided,
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ARTICLE I
DISTRIBUTION OF INCOME AND PRINCIPAl
A Payments of Income andPrir'lqioal tQ th~ Settlor
During the lifetime of the Settlor, the Trustee shall make the follOWing
paymentll lr()mihe Trust Estate:
1. 111~ TlU$tee snail P$Y to or apply for the bl'lnefit pfine ,seWQr In
monthly or other conl/enienl inst$lIments all of the !"let Income, If pny, from the Trust
Estate. unless th!il Tl'LlSlee is, Otherwise directed in writin!;j by the, settlor. and So much
of the principal thereof as the Settlor from time to time ~quests in writins.
2. If at any trme the S.ettlor shall be unable to ~ministiElr in a proper
n1l:!nnar Elny paymetJtotherwise due to ttle SeUlor,or shalll::!e declared incompetent by
liI (;Ol,Irt of dQm,*eht juri$dictlon,or should in the judgment9f the Trustee be l,Ihable for
any other reason to act on the Settlor's own behalf and the Trustee receives a letter
from the Settlor's personal physician to that effect, the preceding parat;lraph $hall not
apply: and the Trustee, in the Trusle&'S discretion, may apply Tor the benefit of such
Settlor $uch amount from t~ income and prin<:lpal of th!!l Truf;t Estate, up to th$ whOle
thereof,as the Trust. may from time to tim~ deem necess~ry or adviSable for the
support, health, comfort, enjoyment CiI1d welfare of such Settlor until the Trustee either
obtai!iS ltle certification in Writing by SeWor'$ physicilJn ftIat the in~p$city. is rfilmovl!ld
and the $ettlor is able to manage the Settlor's own affairs, or dst(;lll11lnes that such is
ilie case. Myinc<<ne not di!!tribullill;l Un(/&r either Section 1 or Section 2 of this
Paraaraph A Shall be added to prltlCiPin
In making !tie determination as to wh~tI1er the $8lt1or'iS able to
administer any paym~ts from the TrlJl)t Elitate in a proper manner, the Trustee shari
consult with the Settlor, if possible, with the physiCian attending the Settlor, and with
the Setl/or's attorney,The Trustee may conclusively rely on the written medical opinion
of SeUfo(s physician.
B. Payment of ExPenses ofTl1.lstAdministration,
Funeral and last Illness
Upon the death of the Settlor, the Trustee may in the Trustee's ,discretion,
payor reserve sufficient funds to pay all expenses of management and administration
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ART. I, p. 1
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of the Trust Estate for the folloWing year, including the compensation for Ihe Trustee, if
any, illll of or ~y p.9rt of Which may in tOe discretipll of the Tl1Jstee be ~rse~ either 19
income or princlpil1 Of the T~Estate, to the extEInl allowed h$l'~fter. In iadditiOl1, the
Trustee, in the Trustee's discretion, may pay the expenses of Settlor's last iilriess and
tunal'llt ~nd e1ny ~e, inhElrit$nce, tir other death WIlles. to~ether wllh interest,
penalties, costs, TrustE!e'!; compensation and lijilomey's fees, whether attributable 10
property subject to pronate administration or property included in the Tn.!$! Estate or 10
Qther outside lransftars, fr'tlm 8ithtar income or princip$/, unless other adequate
provisions shall havEl been made Ii1lilrefor. '
C. At Death. Ger,eral POwer of Aoooiptmerj in Settlor:
If Not FlCRrcfsed. Distfjbution tp NamedBlij1efiClarj~
Settlor shall haveli! general power of appointment over 'the entire TiU$t
Estate; exercisable on behlil/f of one or more person and 19ntlti$$, includlns the Settlor's
own estate, as the Settlor shall appoint. The appointment may be made on such terms
and conditions, either outright or in trust, as lhe S$ttlor shall direct either by Will Qf by a
document delivered to llnd sianed by the trustee. specifically refenil"lCl tOllnd !ilxercilling
this geneil'!l power of appointil1ent. Unless within ninety (90) days after tfle death Of the
Settlor, the trustee has actual notice of the existence of a Will or a probate proceeding
anq no written document h~ been deliv~ to the trustee, it shl:lll be deemed fpr all
purposes hereunder that such power of llppointmlllnt wall nol exercjsec:l (howe~, the
provisions of this paragraph shall not affe(:t any legal right which an appoinlee, or a
benefiCiary in default of appc>ihtrnent, may h,we Bgaill$t any distributee who receive$
distribUtion pursuant to the tSrl11$ of this Declar;at/on of Trust),
AnYp$rt of the Tru!!t Esta1e not e(fectivEily appointed by Ihe Settlor in the
manner described above shall be distributed as follows;
1. The TrLlst~ shillll distribute all of the S~,..s JewEl/ry, clothing,
hOl,Jsehold fumiture l;In.d fl,Jrrlishings; per$(inl;llautomobile, and other tangIble artie/ell of
a personal nature. or SetlJot's interesl in any SUch property, not otherwise $PacifICally
disposed of,tosether with any insurance on the property, in a~tdance withtl1$
Settlor's wish~ Which will .be contained in a letter deliv\!lf$d 10 the Trustee j)rlor to the
Settlor's death. In the event no letter Gan be located, Ihe Trustee shall di~ribute
whatever personal items he shall deem proper in his sole discretion. to such
benefiCiaries herein or assOciates of the Settlor. Any personal poss/llsslQns not
distributed shall be sold and the sale proceeds added ~ the residue of the Trust
Estate.
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ART. I, p. 2
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2. The Trustee shall disbibute Settlor's residence located at 102 N.
Harvard Blvd., Los Angeles, California 90004, to ROSAliA BACON, if Iivirig, and if not.
this gift $halllap$$.
3. The Trustee shall distribute the sum of One Hundred Thousand
Dollars ($1 00,000) cash to Settlor's son, GEORGE GRANT,iflivinQ, and j( not, the gift
shl;lll lapse. Further, if the Seltlor is not ablll to find Sllttlor's lOon GEORGE within three
(3) yesrsof the death Of Settlor,the TrustelilshalJ distribute this gift, plus llRy
l;It;e:Urt1ulated interest, to the residuary beneficiaries Of !he Tru$! Estate, wtlo are named
as taldl'lg equal shares Of the ~sidue.
4. The balance of the Trust Estate shall be distributed in equal shares
to the residuery bet1efieieries rieIned belOW. However, if eny r&$iduary beneficiary does
not $urvive the Settlor, his or her $hare shall Qe distri~ as indicated:
a. One (t) share to CATHE;R1NE ASPELL, II resident of Bend,
Oregon, If IMM. anc! If not. the sum of One Hundred Thousand DOlIsn> ($100,000)
shall be distributed to each of her children, and the balance of the share ~$" be
distributed pro rata among the namSd residuary beneficiaries.
V b. Ol1e (1) share to LAURIE EIMP.NS, a resi..,t of Covlna,
Califomia. if living, 8f1d if not. the sum of One Hundn;tc:l Thousand Oollars (~100,OOO)
shl!!1 be distributed to her hueband, en(l the bal$nee ()fIne shere shall be (lilltributed
pro rala among the named residuary beneficiaries.
c. One (1) share to CARTER GRANT, a resident of Midlothian,
Virginia, if living, and if not, thE! sum of One Hundred ThouSilnd DQllat$ (.$100,000)
shall be distributed to each of his children, and the balance of the share Shall be
distribl.lted pro r.t$ !'Imong U'!e named n;tSiqUBry benefleiari$$.
d. . One (1) share to GLENN E., GRANT. a resident of NElpl!ill.
Floridc!l. if Ilvlng, and If not, the SUm pf One Hundred ThQUSand Doll81's ($100.000) shall
be distributed to each of I:\i$ children, and the bafan~ of the share $hall be distributed
pro rafa among the named residuary beneficiaries.
e. One (1) share to ERIC GRANT, 1;1 resident of Jamul,
CaJifornia, if IiviM, and if riot. th~ sulll of One Hundred Thousand Dollars {$100.000)
shall be distributed to his wife TAMMY, if living, and the balance of thli' ehare sh!ilU be
distributed pro rata among the named reSiduary benefICiaries.
f. One (1) share to SCOTT GRANT, a resident of,' ltvina.
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ART. I. p. 3
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103
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ARTICLE II
POWERS AND DISCRETIONS OF TRUSTEE
To carry out the purpose of any trust created under this Declaration of Trust and
subject to any additions or lItnltatlon$ state.d elsewhere in this instrument, 'the. Trustee Is
vested ~ the following pPWEl~ with res~ to the Trust e~tate and any P!ilrt of it, In
addition to those powers nOW or hereafter conferred by law. '
A. General Powets
1. To invest and reinvest the Trust Estate in every kind C/f property,
real, personal or mixed, and lilvery kind .Qf investment, specifICally including, but not
limited to, eorporErle o~ligationlJ of fJvery kll'll;!, stocks, preferred or common, Shliltes of
investment trusts, Investment companiijs anc:l rnutu~1 funds, mortgagapattlcipstlons,
and life insunlOt:e policies OJ') the life of any beriefi~lIry, which per~ns of prudence,
discreUonand intelligence aCqLiire fClr their own account, anq anY common trust funcl
admInistered by the corpOrate Trustee;
2., T() continue to hold pro~rty, inclUding sharesQf tMe corporate
Tn:Jstee's own stock, that the Trustee receives or aoquires vnder the Deel<!l1iltion of
Trust as long as the Trust~ deems advisa\;lle; provided, however, that unproductive or
underprodUCtive property shall not be he.ld as an asset Of any tru$l for more than a
reasonable time during the lifetime of any Income beneficiary without the consent of
said in<::qme l.1enefic;iary; ,
3. With respect to securities held in th.e Trust Estate, to have all thEl
rights, powers ana privileges of an owner, inclu(Jing, but notlimit~to. the power to
vote, give proxiell, and pay assessments; to participate in voting trusts, POQling
agreements, foreclosures, reorQanlzations, consolidations, mergl!rs, Iiquidatlbrlslsales,
and leases, and incident to SYQh partioipatlon to deposit seOl,lrities with iii,,/;! transfer title
to any protective or other committee 0" Sl,Ietl terms as the Trustee may deem
advisable; and to exerCise QrliE!1I stoCk subsCliption or conversion rjghts~
4. To hold securltie.s or other property in the Trustee's name as
Trustee under this DE!c1an;riion of Tr1JJ!, or in the Trustee's own name, or ir'i the name of
a nominee, or the Trustee may hold securities Unregistered in such conditiOn that
o\M1ership will pass;
5. To manage, control, grant options on, sell (for cash or on deferred
payments), convey, eXcl1ange, partllipn, Qivide, improve and repair trust property;
ART. II, p. 1
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6, To lea$e tNst prQperty for terms within or beyond the term of the
trust for any purpose. includingexpl(lratic:m for ,and removal of gas, 011 and other
minerals; and to enter into community oil leases, pooling and unitization $greements;
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7. Tq borrow money, and to encumber or hypOthecate trust property
by ml)rtgege, deed of trust, pledge or otherwise, including the use afe IT1$rgJn eeoount
fOr purposes of purchasing securitle$;
8. To carry, at the eXpense Of the l1\.ist, insurance oT Sl,IC!l kinas l!lnc:l
in sucl1 amounts as the T mstes deems advisable to protect the Trust Estate and the
Trustee I;\galnst /ilny hSUird, and 1q purQhsse life. medical. or disability insurance
policies on the life of any benefiei..ry or the benefiel.!ilry's 1amilyend to eXQrcjse all
rights of ownership and conlrol contained In the said policies;
9. TQ commence, or defenci such litigation With resped to the trust or
any prQpet1y of the Trust Estaje lils the TrlJstee may dlll'm i'ldvisab1e, $,t the experiSe of
the trust, and to compromise or otherwise adjllst any claims or litigation sgelinst or in
favor of the In.Js!.
B, $pecialPowers
1. ExcePt as otherwise s~ificlill/y provided in this Declaration of
Trust, \he determination of all .matl$r'S with rltspect tq tMlst Is principal ~nd income of
the Trust Estate and the apportionment and anocation Clf reteipts and expen~s
between these sCl:l(lunl$ $hall be governed by the provisions of the ~ljfol:l1ia Revised
IJnjfQrm Principal and Income Act from time totlme existing. MY sUCh m$tter not
provided for eit~r in thl~ in$trumlint or in the California Revised Uniform Principal and
Income Act shall be determineQby the Ttu$t~e; 'nthe Tfl,lst~'s diser-etion.
2. The Tl\.Islee shall have the power to purel1asa bonds and to pay
sl..lCh premiums in connection with the pl,lrohase as the Trustee, in the TrUstee~s
discretion. deems advisable, notwithstanding the fact that on the respeoti'$ maturities
of the bondi:;, or on1helr sale C1/' other diSposition, any loss Or gain on the bOnds may
fall on or inure lheprin;:ipal, In aadltlon, the TtlIllt~ llhsll haVe the p<)wettQ pliIrchase
bonds at such discount 10.$ the Trustee, in !he Tl\.Istee's dlscl'Eltion, deems advisable.
3. Notwithstanding al'lY other provision in this Deela/lilion Of 'trust. the
Trustee shall allocate to principal all dividends or other payments or distributions made
by any corporation or mutual fund that are designated by the corporation or mutual fund
as a distribution of capital gl$lins.
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ART. Ii, p. 2
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4. There ~ed be no physi~1 sElgragation or division C)i the varialols
trusts except as segregation or division may be required by the terminatiqn of any Of
the trusts, but the Trustee shall keep separate accounts fOt the different undivided
inter1!Sls.
~
5. ,In llII'1y case in which the Trustee is required. pursuant to the
provlslc)Os of the DeOlaration of Trust, to divide any trust property into pans Qr laharss
for the purpose of any division or partJal or final distribution of the Trust Estate, 'the
Trus1ee is authorized, in the Trustee's discretion, to partition, allot, and dilitJibute the
Trust EsUlte in un~vided intenasis (lr in kind, or partially in mOney and P!irtIy in kind, at
valUations ,determin$d by the Trust9(i!!, and tl) sell such properly as the Trustee may
deem necessary to make divi$ion or distrlbutlon. In making any division or partial or
final distribution oHhe Trust Estate, the Trustee shall be under no obligation to make a
pro rata division, or to distribute tha samEl.!issets to QeneflCilirJes similarly situated; but
rather, the Trustee may, in the Trustee's discretion, make a non-pro rata distribution to
such benefit;iaries, as long as the respective aS$ets allocated to "perale tru$ts or
shares, or di~tributed to such beneficiari.es, have equivalent or proportionate fair
l11ar1<et valulil.
6. At the time for distribulian of any prop$rty und$(' this OlilClsration of
Trust, the Trustee sh;ill have the power in the TruslEle'S absolut$ dillCretion to withhold
without the payment of intere$'! all or any part of thEl di$trlbulion from the Person entitled
to it, so 101'19 as the Trustee shall determine that the proparty may be subject to
conflicting clailTls, to tax deficiencies, or to liabilities, contingent or otherwise, properly
incurred in the administration of the Trust Estate.
7. The Trustee, in the Trustee's discretion, may make~yments or
other gistrlbutlon to a mInot or any Incompetent person by making payments tp 1I1e
guardian of said beneficiary's person, or to enYWitable person with whom the .
panefi6iary resides, c:lf th$ Trust$El may apply Payment!! direCIIY for the b$T1efft lilt the
benefrcii;lry. Howev~. the Trustee may not make payments to a parent lOr a minor's
aCCClunt unless the parent shall fjt$t agree with the Trustee in writing that the ~nts
will not /:)$ used to discharge the parent's legal obligation to support the m.inor under
the 1<ilW$ of the state of the p;;.rent's domicile. the Trustee. in the Trustee' $ diSCretion,
may make pay~nts directly to a mi.nor or incompetent person if In the judgment Of'the
Trustee he is of suffioient age Cll"!d maturity to spend the maney ptppetfy.
B. Upon the dealtl of any inCQme benefioiary, in the Trustelil'S
discretion, income or prinCipal of the appropriate trust may be used to paythElIB!!t
illness and funeral expenses, and other obligatiollS incurred for the support of such
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income beneficiary.
9. The Trustee is authorized to employ any custodian, investment
adviser, altQmey, accountant, Qf any o~ agents to assist the, Trust~e in the
admini$tration of any trust hareinand to rely on the <ldvice given bytiiese agents.
Reasonable CXilI'l1pensation for ell services performed by tI1-. i!l~t$ shall '~ paid
from the trust for wllleh suCh sarvlCa$are pefformec:1 put of Elllhl!rlnCOme or principal as
the Trust~, in the Trustee's discretion. shallde~rmlne, and shall not decrease the
reasonable COmpensation to whiCh the Trustee is entitled.
10. Tt1!! Trustel!! ma.y. in the Tl\lstee's <liseration, release or restrIct the
scope of any power thattfll# Ttust~El may ho/din OC'innectJon with any trust aeated
under thiS Declaration Of Trust, whether Such power is expre$Sly grantlil(l in the
Oeclaration of Trust or implied by Jew. The Trustee shall l:lxerchle his power ili a .
written inSltrument $Xecutf.!!<l by the Tn./stee, speCifying the powers to be n~leasad or
restricted and the nature of the re$trlction.
11. The Trustee is aultlOrized (0 take any ~ctl0n and to make any
electi,on. in the Trustee's qiscretipn, to minimize the tax liabIHties of any trust treated by
this Declaration of Trust and or any of its blilneficiaries, and the Tru~ shall have the
power to allocate the benefits among the variOLl$ benefi~arie$ and to make
adjustments in the rights of any beneficiaries, or between Ihlit income and principal
acc:ounm. to compensate for the conseqU8nQt!s of any tax el.ection or any In.lflilstment or
C!clministrative decision that the Trustee believes has had thl\!l effect of directly or
indirectly preferring one bel'l9liciary Or group or beneticia~s 0VEl/" oU1~.
Settlor directs Ihat alllnnerltance, es.tl1te, Or other death taxes that
may by reaSOn of Settlor'S d$8lh be~r1butePle to the Trust Estate or any Portion of it,
or to any property or Ir3nsfers of pro~rtyoulside this DeclaratiOll of Trust,' shall be
paid by the Trustee and shall be charged againsllhe rellidU$ Of the Tn./st EsI~ .
disposed of by this DE!I;:leration of trust, withqut acijustmen~ arnongthe I'ellid\r.lry
beneficiaries, and Shall npl be ohargec:l egainst or collected from any beneficiary of the
Trust Estate, or frorn ahy transferee or beneficiary of any properly outside the Trust
Estale,
12. The Trustee is authorized to abandon any property or interest in
property Qalonging to any tn./st WIlen, in the Trustee's discretion, such abandonmlalil Is
in the besl interests of that trust and its beneficiaries.
1a. The Truste!;l, in the Trustee's discretion. may lend money to any
person, inClUding the probate estate of th~ Settlor, provided that any such loan shall be
ART. ll, p. ,4
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adequately secured and shall bear a rElasonable rate of interest.
\.,...;
14. , After the de.ath of the Settlor, the Trustee may purchase, at market
value as Of the time of purchase, any se~uri~ or other prop$rtY tendered to the
Trustee by the Executor of Administrator of the Settlor's eslate at any tim$ orfrorn time
to time. The dellirabillf.y or propriety of the purChese, the amount Of suctlassels
purchased, and the escerUllnment offair VCJlue shalf be wilhin the di$Cfl;'ltlon mtne
Trustee, and the Trosteeshall incur r1Q liabilitY as a result Of such purchas$ or
purchases whether or not s\lch assets constitute investments which may legally be
made by ~ Tfl.lstee.
15. The Trustee, in the Trustee's discretion, may at such time as. may
promote the welfare of any trust blilneficiary deliver to or make available for the Use of
llny Income benElficjary any articles Of personal, dOmestic, or hbusehl'lld uSe which are
part of the Tru$t l:$lale, such as furniture, twni$hings, appllal1C$s, books, plcturlts,
silver, china, clothing, jewelry, sporting g()ods ehd the like. as Wl;III ~ any b~, tnIiler,
or .autQ01obile belOliging to SUch Tru$t Estate. 10 such event the Trustee may thereafter
carry such praporty as a tryst asset at a oomJna:1 value only, arm,>, cotI$fder the $eme
as having pe$n expended for the care, COITlfOIt, mafnlEmance, education or i'ecreati()n
of the inCOme beneficiary and write off such personal property as an asset of the 1rust.
and upon taking such action the TrLlstee shall thereafter be fully di$charged with
re$pect to the values So redu~ or written off. It is the Settlor's Wish hereby to assure
the g~atest treedlilm Qf uS,e of such persol"l81 property ftJr the beneficiaries' welfare
(Without requiring disposal theraot by sale) and t6 ~sider It as eXJl!1ll'l(!able f(lf such
purpose to the eXlent the Trustee deems advisable.
16. Settlor alone, as a Trustee. or a majority of the co-Tr'U$tees QtIwr
than the Settlor, inay siS" Cheeks or make withdrawals froin trust commercial or savings
aCCOUnts without pbtainillQ the siglJilll.Jre ,CJf any other co-Trustee, Further; Settlor
alone, 11$ a Trustee, or themajorltyof thfl <;p-TrUslEles, other f:!1;an the Settlor, may
execute document$, enler into agreement$, and otherwise act as a Trustee herein.
without requirlns the itlint a<::tjl)O of all of the other Trustees. Anyone may rely upon the
detJaratiPn of the Settlor, acting a.s a Tru$lee, or the majority of the co- Trustees. to the
effect that the Settlor or the Trust$9s are acting on behalf of the trust.
~
So Ions 8S any indivldIJ81 named n~rei.n $hlill act as a CQ-Tru~ee
of this trust, 9aCh indlvldlJaJ shaH have the power from lime to time to delegate to any
other Co- Truste$, to eny of the Settlors issue, or to any third per5l;m aa temporary Co-
Trustee. aU or anY of hill powers as Co-Trustee during temporary VQ@1ionl; or otMr
temporary absences from the State of California. Th~ power of defegalion shaUt)e
exercised by delivery by the individual Co-Trustee to every Diher CO-- Trostee or to the
ART. Il, p. 5
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issue of the Settlor appoimed to ;iet as a temporary CO-Trustee of wrmen notice
spec;:ifyinEl the poWt!rs to be deleaated; such del$Qstion shallllilrminlOlte upon delivery
by the individual Co-Trustee to every other Co~Trust!1le and to the 1$SloIe Of the Settlor
appointed to act as temporary Co..T""st~ of written notice of terminatioh. The
individual Co-Trustee, having delegated such powers, shall incur no liability to any
bEmefioiary of tf1c;! T f1,.I$t Estate with respect to the adminisif$tion of the T I'\.Ist Estl:!te
related 10 such delegations of powers during the perIod of such delegalion,
If the individual Trustee is unable to participate in trust aqivlties
beC<ilJS& of illness, dls;;l/;lility or any otMr rea$On,the relTlainill9 eo-trustee or eo.
trustees may, during any such incapal;l'ty, 1Tl1:!~ any anti all dl:!CiSICll'ls regarding me
Trust EstatUs though the rllmaining co-Trustee or co-Trustees was ~ sQle Trustee
hereunder. In determining the disability of the individual Trustee. the remaining 00-
Trl,lstee or co- Trustees may relY on a ~r1ificate or other written !ltatemMt frome
physician who has ~mlo~th~ iodividulill TNstee, In Ihe abs9nee thertlQf, the
remaining co.Trustee or co.Trustees Shall petitlon the cQurt havingjyrisdletion pfthi$
frustfr:>r authority to proc;eed as fhQughlheineapaeifated Trusle$ was d$oeased.
If. after consultation withe$~ other, the Trustees shall be unable
to agrel? regarding any rnattQr affecting the administration or distribution of the Tru$t
Estate, the decision Of the Settlor, actIng as Trustee. shall govem, If the Settlor i$ not
acting &s Trustee. any action taken by a majority of the Trustees shall b$ binding ypon
the TruSt Estate.
ART. II, p. Ei
-/-z.. -
109
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A.R TIC L E 1/1
GENEMLPRl;lVISIONS
A. Soendthrift Clause
NO interest in the pnhcipiill or income Of any trust crelitEld ur\Cler this
instrument shall be anticipated. assigned, or encumbered, or subjected to: any cteditor's
clliim or to legal proc;eSS, priOr to Its liClUSI receipt by the /Jeneflcl.ary.
B. Rule Aaarnst Peroetuities
Unless sooner terminated in aCCOrdanc.:e with other prOvisions of this
Declaration of Trust, aU trusts created herein shEin termin?fe twenty-one (21) Y8a1"$
after the death of the settlor and of the beneficiaries named in Article J. The principal
and Undistrjbut~c:l income l)f a terminat~ tnJ$t sh~1 be dlstrib\Jted to the then inQ:!me
benlilfiCjaries of that trtlst in the same prp)>>rtions thai fhe beneficiaries are entitled to
re~ive income When the tru$t terminates. If at the time of such terminEl.tipn the tights to
inodme are not fixed by the tenns of the trust, distribution under this clause shall be
made. by right of representation. to such issue of the Settlor as are then fll'Itilled or
authprizad, in the Tl1Jstee's discretion, to rec:eive income Pi3yments, or if there !!lfT!J 110
SUch issue of the Settlor, In equal shah*i to those beneficiaries who are then entitled or
authorizEld to receive income payments.
C. Exercise ofOiscretiorl
Where under this Declaration tlf Trust the Trustee is granteQ disct~on,
t~ Trustee's disereticn shall be sole and absolute and sny action taken by the Trustee,
or refrained from, in gpod 'h:Iith, shall be binding and conclusive upon all P<<$0ll$' aOO
corporations interested herein. In the event of' any c:fisesreemernu to the
administratiOl1 Of the trust among the Trustees, the decision of lhe Settlor shall govern.
Any Trustee may delegate the duties of the Trustee to a co- Tt\'/stee. The Settlor, as
Trustee. or any trustea mOilY write checks or ~te any dOCUment ~e,d to the
adminiwation of the tryst
D. Gender alid Number: Definitions
As uSeq in tl1;s ~'C1ration of Trust, the masculine, feminine, or fI~ter
gender, and the singular or plural number, shall each be d~med to include the othors
whenever the context 50 indicates. The term 'Trustee" as used herein shall be deemed
ART. III. p. 1
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and is intended to include any su~lng TtIJ~~~. The term "issue" as UliEld herein
shall refer to lawful lineal descendants of all, degrees, and ltIe terms "child", "children",
"grandchildren", "great-grandchildren", and "issue" shall inclUde adopted Children who
were hllnors at the date of adopth:m.
E. Headinas
The headings In this Instrument are Inserted for ctlnvenlehCe of reference
and are not to !:is c:onsidel't;ld in CQnslructic;m of the provisions hereof.
F. Situs and Jurisdicttl2!l.
Any tNst herein created may ~ li!dminlstered In li!ny state oft~ United
Slates of Amedee. However, thIs trust instrument shall be govemed and interpreted by
the laws of the State of California presently in force, In addition. the Superior Court of
the State of California in and for the county of relijden~ shall have jurisdiction for all
purposes set forth 111 Seolion 17200 of the California Pr()bate Code.
G.
Severabilitv
If any provision of this Declaration of Trust is unenforceable, the
remaining provisions shall ~ carried into effect.
H. Notices
Unless the Trustee shall have received a(;tuel wrlfu!n notice of the
occurrence of any event affecting the beneficial interests elf this Declaration en Tl1.lst,
the Trustee shali not bEl liable to any beneficiary of this Oecla/lltion of Tn..r$t for
distrib.utions in good faith made as IhoUgh such Svem h$d not occurrEld.
l. Exculoalorv Clause
No Trustee shall be liable to any beneficiery undetthis Declaration of
Trust. or to any heir of the SettJor. fot I!lny act or default of that Truste;8, or of .ny other
Trustee or l!lny other person, unless resulting from the TI1.4$tee's own bad *"ith or g/'(lSS
negligence.
J. Comoensation of Trustee
The Trustee lihall be entitled toa reasonable fee as compen$atlon for the
Trustee's services rendered each year, or a portion of each year. If the Trustee has an
ART. /II, p. 2
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existing fee schedule, It shall be attached hereto, designated Scl1edule "B", and hereby
is made Ii part hereOf.
K. Aecountina
'wi
The T rusleeshall. in addition to any aocounting requJred under Section
17200 Of the california Probate COde. render an accounting, from time to time, bIJ1 not
less frequently than (lne year after any prior liIcc;ounting, t$garding the tJ'allSactIO/'1S of
any trust treated by this DeClaration Of Trust AcCountings shall also be rendered by
any Trustee within sixty (60) days after its resignatiQn or remov$1 by a QOurt of
competf;lnt juriscli(:llon. /1.(:(:()vnlings shall be made by delivering a written accOunting to
each beneficiaryenlilled to current income di$trib~ion, or, if there are nQ I:Ul'i1\lnt
inCOme beneficiaries, to each beneficiary enblled to Cl,Jrrent c;listribOtion Clut of Indome
Qr principal in the rN$t~'$ discretion. The TN$tee $hall also deliver a written
accounting to any contingent pl:lneficiary or remaihdermSi.n vpon written reqv8st of such
person. If any perSon entitled to lilceive an ae;C!burif.It\g is Ii minor or il~ llndElr !iI
disability, the accountinQ shlill1 be delivered to his parents or the 9U'-dlan of hIs parson
if he is a minor or is under a.ny dili;:llJility. I)nlesS any beneficiary, irlCludlng patehts,
guardianS. or conservators of benefk.iaries, shall deliver a written objection to the
T~lee within ninety (90) days after receipt of the Trustee's accol.!nt, the account shalt
be final and conclusive in re.spect to transactions disclosed In thlil account $S to all
benl:lficiaries Of U. trust, inoluding vnbClrn and unascertained benefic;jaries, in respect
to transactions djsclosed in this account, except fot the Trustee's IntentiOnal
wrongdQing or fraUd.
L. Successor Trustee
Upon the death or disablJitv of the Seltlor, GLENN E. GRANT ~c1 f;RIC
p, GRANT shall act as c;o-Tl\;lstees herein. Ih the evenl either fails 10 aet, the other
shall aet as SOle Trvste&. Ih the event polh fail to aCt, each of them shan halle 1he
p~r to nominate a suooessOT to act in his place. Said TltIstees shall not be required
to verify any accounting or to reCOJlstrllct an aCCO!.Jnting related 10 the administratiOl1 Of
the trust during the time that the Settlor a~ as T1l.l5~ flerein,
~
M. Resionation of Trustee: SUCcessor Trustee
AnY Trustee may resign from anytrusl er~ted herein at any time upOn
givinQ written nqtice forty~fjve (45) days bfm>re such resi!:lhalion shall take efl\e.cllo 9,11
income beneficiaries SInd remmindem'len, and to the parents, guardians, CQl1$$rvators,
ar other fiduciary or fiduciaries of the estates of any minor or inCQ"1Petent beneficiaries
who may then be receiving or entitled to r~ceive income hereUnder. The re$igning
ART. lit, p. 3
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Trustee shall.have the right to appoint a succeslior Trust$e, Qr the reslQhlng Trustee or
the beneficiary of anY tT4st rnlilY $eO\.lre the appointment of a SYCOElSSOr Trustee by a
court of competent jurisdictiOn, at the sxpEanse of the Trust Estate, if na ather s\.!CC8ssor
Tru$~ is named herein. In additJOn, any Trustee may desiQna~ a$~ssor trustee,
who shall su~ the desIgnated Trustee upon the death Of said Trust.~. The
r~19njr'i9 Trust1:ie, or the personal representative of a deceaSed TruStee, ShcIII transfer
to the su~ing Trustee the then entire Tru$!. E~l:'l ~d shall thereupon be
di~arsed as Trustee har"$ln, ana tile successOr Trustee shell assume l!lIl QPligatlons
of tha rel>igning or deceased Tl'\Jl;lee. whether as a sole Trustee or as a lXl- Tru~.
However, no sUcc;ossOr Trustee shall be liable for t:lny aCt, omission. or defaUlt of the
predecessor Trustee. Un/$ss t"Elque$ted in writing within sixty (60) days of OIi)mmeocing
to act as Trustee, no sUOCE!ssor Tr\Jstee $hall have any dUty to investigate 6r review
any action of the predec&$sor T I\Jstee, and .ImlYlilccept the accoul'\ting reoords of the
predecessor Trustee ShOwing assets on hand wi1l10ut further lnvestiga~on and without
ineurring any liability 10 any person claiming or having any Interest ill the 11l.lllt.
N. DiliCretiOnarv Termination
If CJt any time the TruSte~, in the Trustee's discretion, deems that the best
interests of any income beneficiary, who also has a remair'l(ler intfll'e$1. will be best
served by c1istrib..uion to sl./Ch beneficiary of the enUre principal of 1I1e $hare or
$ubShara then held for such benefici$ry, due to the small size thereClf or for any other
relSlson, the TruStee mayCQnvey. transfer and pllly oyer the same to suCh beneficiary,
absolutely free of trust.
O. ~1J@r.Pian or Conservator
Any El/eclions or action required of the Settlor or of any bensficis/y under
this Declaration of Trust, may be performed by their legallY appOinted gl;Jardian Qr
<<>tlservatar.
P. N.o ContestQlause
If anybenefic:ia.ll' under this Oeclaration of Trust in any manner, direttly
of indirec;tly. contests this Declaration of Trustor any of its provisiol\$ in any legal
proCEleding that ill designed to tflWart the Settlor's Wishes as exp/"8$secl in this
beelaration ofTru$f, any share or interest in the trust estate given 10 thet contesting
beneficiary under this DeClaration of Trust is reVoked and Shall be disposed of under
the ~s of the Declaration of Trust as if that oontesting banef/clary haa PredeceaSed
the Settlor Withoulissue. '
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ART. III, p. 4
;6
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I certlfy that I have reil~ the foregoing ReVOcable peClaratlon of Trust and Ih;lt tt
co"epliy' slBles the limns and conditions l.Indar which the Trust Estl19 is 10 be held,
nlORlI,llPli end dillplllllollcf by the Tr!J$1reC. I ~ ihe ~Ic D""'liIfali<m of
Trust!n all.llBrtlcufenl end requ8al that the Trustee ~te tt.
DATED; september 15. 111119
/0
.~
1
Q. Certification
To the SlIn)" "fl'~ a$ If it ",ar.. 111. original, anyone In!Of rely upon " copy
of this instrument cef!i/l~by a NojalY PUblic 10 be a ~W1lerpart Of the 1~l(Ullient (and
C1f lI'1e wrlllngs, If any, endorseo ther(jQ(l or attached theralo). Anyone ,mar rely upon
sny sfljlemenl Of f$ct certified I>Y anyone who llppea/'$ ti'Om the origirnll dOCLlllllll1ls or a
certified copy to be a Trustee hereunder.
~
R. exercise of 8 Power of APOolnttnent
Upon the_rcise Of lIny powet of appoinln1ant crlilatlld by this
Declll(lltlon of TM~ Ihe TlUStlile shalldlstrlbUll! Ihs a$S&ts of iha trust.sLIbjeell(j such
power of appointment, lIS follOWS:
(1) . WIleri' a general pt!wer of appointment is crealllcl, tQ such one or
mora !,!,,.ons and sntllles InCluding vm benefiCIary's own estate, as 100 benl!fjclery
shall appoint: and
(2) Where s~olal or /imitee! fll>"r'er C1f appointment Is. Crtaled, IQ
such one or more Persons IlOd ~mtillas, as $!alee! ir1 the provisiOll Cf!lating the POVilll",
as ihe baneficiary shall appoint.
The 8f!pOlnlment may be made Cln 8lJcn tetnilll!l'ld """ditlOns, either
outrlgl1l or In lIu$~lIslhe banet'lciary pOlllle$sin; IhlI power $hall direct ~thetDY a Wiil
or by a doO!ll1lem delivered tlIlha Trti$l~ Sp$llfical/y reten1nglo s.nc1 eXercising lha
power of appOinlm9nl, whether said \l\fJU or lfQl:!J/lI8!1t Isexecutae! bIlfore or ,.rIer tha
death tllhe Sell/Qr. UnJus wllhl.. ninety (90) days after lI1e death oithe bllnsliclary
pos$$SsitlEllhti ,,~r of appOiritmllnt thll TtfJSl$$ ho ~ rioIice Oflhe eldllillnceof
II Will or of pl'Pbete p~~ln/lS and nO Written d(iClJme!1tplI'pertlng to IIXllrcl$e the
pOW!lr shell be subsequenljy IOc;8led, the Trustaashall not be rrable to the appolrlilles
under thet aXllrcls!>, and the rights of the ~ntlles and lha per$Ons racelvlng
property from the Trustee shall be \lDVlm'IIld by applic:sble lew. '
1/1/ WITNESS WHEREOF. the TI1.i...... .....(;Ule& tf1io;; R~I!O pecteration of
Trusl on this 15th day of September, 1999. et 1.0SAnge'O, California.
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ART. Ill. P. 5
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California, if living. end if n(:lt, nis snare shlllllllpse and be distribl.l1i!;d pr(:l ralit among
the named residl.lary beneficiaries. ..
5. If any beneficiary under this Declaration of Trust is under age
twenty-five (25). the Trustee shall f'l!ltein his share, distril;lutil'l9 as IllU~ income and
principal as the Trustee. in the Trustee's sole disaelion, shall deem proPElr for that
ben$ficiary'$ eclucaticlO end/or medical needs. Upon the beMflcfary attaining age
twentY-five (25). the Trustee shall distribute to thaI beneficiary the entin1l; principal and
any aOlllUed inceme of the beneticiary's share, free of trust.
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ART. I, p. 4
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DE
P^'<l9;;R~~
LIMITED LIABILITY COMPANIES
Exhibit J< - Authorization & Agreements
www.davidsonengineering.com
Electronic Articles of Organization
For
Florida Limited Liability Company
-..,) Article I
The name of the Limited Liability Company is:
EMERGENT DEVELOPMENT GROUP II, LLC
L08000011956
FILED 8:00 AM
February 01, 2008
Sec. Of state
mthomas
Article II
The street address of the principal office of the Limited Liability Company is:
3055 TERRAMAR DR
NAPLES, FL. US 34119
The mailing address of the Limited Liability Company is:
933 HONEYSUCKLE
GRAPEVINE, TX. US 76051
Article III
The purpose for which this Limited Liability Company is organized is:
ANY AND ALL LAWFUL BUSINESS.
......, Article IV
The name and Florida street address of the registered agent is:
JOHN p SULLIVAN
3055 TERRAMAR DR
NAPLES, FL. 34119
Having been named as registered agent and to accept service of process
for the above stated limited liability company at the place designated
in this certificate, I hereby accept the appointment as registered agent
and agree to act in this capacity. I further agree to comply with the
provisions of all statutes relating to the proper and complete performance
of my duties, and I am familiar with and accept the obligations of my
position as registered agent.
Registered Agent Signature: JOHN P SULLIVAN
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Article V
The name and address of managing members/managers are:
Title: MGRM
EMERGENT DEVELOPMENT GROUP, INC.
3055 TERRAMAR DR
NAPLES, FL. 34119 US
Title: MGRM
OSMO A HAUTANEN
1304 CHATSWORTH CT E
COLLEYVILLE, TIC 76034 US
Article VI
The effective date for this Limited Liability Company shall be:
02/08/2008
Signature of member or an authorized representative of a member
Signature: JOHN P SULLIVAN
L08000011956
FILED 8:00 AM
February 01, 2008
Sec. Of state
mthomas
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CONTRACT FOR PURCHASE AGREEMENTS
Exhibit K - Authorization & Agreements
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OPTION PURCHASE AGREEMENT
PAGE 62
This contract for option and purchase (the "Agreement") is made by and between Emergent
Development Group II, LLC., C/O Jolm P. Sullivan, with offices at 3055 Terramar Drive Naples,
FL 34119 (hereinafter referred to as "Buyer" or "Oglionee''J and Richard M & Anna V
Eckstein, hus?andan~ wife, "1lh ad,dress of2451 8 St NE Naples, FL 34pO-0412 (herein~r J
referred to as Seller or "Optionor'). fl/J,IJ/f E ksL€./f\J is ~ L,,:.J2../..1SE
OPTION TERMS rU-a.t ~S-H++E SALEs /issoc.iPriE.
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1. OPTIONED PROPERTY. The premises to be optioned comprise the single family
mideoce located al2541 8th Street NE Naples, FL 34120-0412, with a legal description of
GOLDEN GATE EST UNIT 23 N 150FT OF lR 127, referenced as FOLIO NUMBER
37750120009, together with the land on which the building is situated (the ''Optioned Property"
or "Premises'7).
2. OPTION TERM. The Option shall be for 24 months commencing on Aprll21, 2008
("Beginning Date") and ending on April 20, 2010 ("Ending Date"). During this Option Tenn,
Optionor shall have full and exclusive use of the Premises, and Optionee agrees not to execute
the Option prior to 18 months from the Execution Date ofttis Agreement. Optionee has no
claim or right to physically occupy the property until after the Option is exercised and the
Purchase of the Optioned Properly by the Optionee is executed.
3. OPTION PAYMENT. The Optionee will make a non-refundable payment in the
wnount of Fifteen Thousand Dollars US ($15,000) (the "First Option Payment'') within 15 days
'-" of the Effective Date of this Agreement. and the Optionee will make a non-refundable payment
hi;..t. - in the amount ofT"l,'llftt) l'j.':e 11I1l1lS&B1I. Dollars US ($35,000) (the ''Second Option Payment'')
-." I 0' within 80 days of the Effective Deteofthis Agreement Optionee has no claim to recover these
-:::;! e. b fimds, except in the event the Option is exercised, and the Optionee proceeds with a purchase of
I "CU(sAN<>I the Property per the terms of this Agreement, in which case the Option Payment will be treated
n tC. as a Deposit, and applied to the PwclJase Price at Closing (see below Sections 2a, 5a, 5b of the
n'1- . Purchase Terms).
~ 't, 4. UTILITlES & SERVICES. The Optionor shall pay for the following services for the
Optioned Property for the duration of the Option Term, up to the point of Closing if f when the
Optionee exercises the Option to purchase the Property: (a) electricity; (h) all gas, water and
sewage charges, ifappropriate; (c) all other standard utilities that will be charged to the Optioned
Property during the Option Tenn;
5. REAL ESTATE TAXES. Optionor shall be responsible for paying all property taxes
during the Option Tenn, up to the point of closing if I when the Optionee exercises the Option to
purchase the Property. In addition, Optionor will be responsible for any past due, prior due or
delinquent property taxes from prior years.
6. SALE ABILITY. The Optionee will have no right to publicly market for sale the
Optioned Property during the terms ofthe Agreement. However, this Option Purchase
Agreement is assignable by the Optionee. U"r 5-
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7. OPTIONOR'S ALTERATIONS AND IMPROVEMENTR The Optionor has the right
10 make those alterations and improvements 10 the Premises as he sees fit. The Optionor
agrees 10 pay for all such alterations and improvements and to indemnity the Optionee for
any costs arising there from. Any installations or modifications that are affixed to tbe
reat estat!: by the Optionor, including without limitation flooring, carpeting. shelving,
fixtures, lawn care, landscaping, etc., shall become the property of the Optionee upon
closing of the Purchase of the Premises by Optionee I Buyer. If Ibe Option is not
exercised and the Optionee does not Purchase the PICJllises, Optionor maintains
ownership of the entire Premises, including any and all alterations and improvements.
8. OPTIONOR'S AFFIRMATIVE COVENANTS. Optionee, during the Option Tenn,
shall at Optionee's sole expense, have the right 10 order surveys and enviromnenllll tests
on the Property. The Optionee will also have the right to engage with the county to
consider any and all courses of action that could improve the value oflbe property,
inclUding zoning changes and Growth Management and Comprehensive Plan
Amendments. During the pendency of the Option Tenn, Optionor agrees 10 cooperate
with Optionee in regard 10 all proceedings related to the Property, including the possible
combination or rezoning of the Property.
9. RENEWAL OPTION. There will be no extension or Renewal Option implied in this
Agreement.
10. EFFECTIVE DATE. The Effective Date of this option sball be the date the last party
executes this agreement.
1 L EXECUTION OF OPTION. Execution by the parties to this option in one or more
counterparts, which collectively evidence the signatures of all parties hereto shall
constitute full and comple... el<ecution and delivery of Ibis Agreement as if one docmnent
had been signed by all parties. Delivery of e-mails or facsimiles (faxes) of this option
evidencing the signatures of all parties sha11 constitute full and complete delivery of the
option as if one document had been signed by all parties.
12. EXERCISE OF OPTION. At least one hundred twenty (120) days before the el<piration
of the option period, Optionee may exercise this option by (i) delivering written notice to
Optionor.
13. FAIT..URE TO EXERCISE OPTION. If Optionee does not exercise this option in
accordance with its terms and within the option period, this option and the rights of
Optionee shall terminate automatically without notice, and Optionor shall retain the
consideration for this option.
PURCHASR TERMS
I) SALE AND PURCHASE. Seller agrees to sell to Buyer, "as is", and Buyer agrees to
purchase from Seller, "as is", pending the written notice of Buyers desire to execute his Purchase
Option COnsislenl with the tenns of lbis Agreemcnl, the land and residence with address of2541 ...r f :;
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8111 Street NE Naples, FL 34120-0412, with a legal description of GOLDEN GATE EST UNIT
23 N I 50FT OF TR 127. referenced as FOUO NUMBER 37750120009, (hereinafter referred to
as the "Property"), together with all rights whatsoever, including riparian, oil, gas and mineral
rights, privileges, easements, interests and appurtenances thereto, subject to the terms and
conditions of this Agreement.
2) PURCHASE PRICE. The purchase price of the Property is One Million Two
Hundred Fifty Thousand Dollars US ($1,250,000.00) ("Purchase Price"). The Purchase Price
shall be paid as follows:
a) Cash at Closin/l: On the Closing Date (as hereinafter defined) Buyer agrees to
pay One Million Two Hundred Fifty Thousand Dollars US ($1,250,000.00) orthe Purchase
Price, in certified United States funds, by wire tIansfer or other immediately available US federal
funds less any Deposits or Option Payments previously paid and credited to the Purchase Price.
3) CLOSThlG & EFFECTIVE DATE. For all purposes herein, The "Closing" or
"Closing Date" shall be on or before Apri120, 20 to, or earlier if agreed to by both parties,-lM-
ft6l JfRer te ll-keR 9pQo;rQ..... "(1Q~At...Q th- JUeJl1:!~ jf prier to ~ ~..t',":l2a, 2910. The I1Effective Date"
shall be the date the last party hereto executes this Agreement.
4) PLACE OF CLOSING. Unless otherwise agreed upon, Closing shall be held at the
offices of Quarles & Brady located at 1395 Panther Lane #300 Naples, FL34109 (hereinafter
the "Closing Agent"). Neither party shall be required to be personally present, provided that he
or she shall deliver all required documents at or prior to such Closing Date.
5) DEPOSITS.
a) Ootion Pavment. AIry and all Option Payments, as specified in Section 3 of the
Option Terms, will be considered a Deposit in the event the Optionee decides to purchase the
Property, and therefore deducted from the Purchase Price at Closing.
b) Other Deoosit. There will be no other Deposits aside from the Option Payment.
6) TITLE COMMITMENr AND POLICIES. No later than the fourteen (14) days prior
to the Closing Date, Buyer shall provide all parties, at Buyers expense, with a title commitment
from a reputable Florida title insurance company for title insurance covering the full Purchase
Price of the Property, together with legible copies of all recorded documents referenced therein
(the "Commitment"). Buyer shall have ten (10) days from the date of actual receipt of the
Commitment in which to examine the Commitment and to give written notice to Seller, or
Seller's attorney, of its disapproval in Buyer's sole discretion orany matter contained therein.
Seller shall have fourteen (14) days from the actual receipt of such notice of disapproval to cure
the objections or defects so specified, and Seller shall use reasonable diligence to cure same. If,
after the exercise of reasonable diligence, Seller is unable to correct such objections or defects to
the Buyer's satisfaction in Buyer's sol. discretion, within said period oftim., then Buyer shall
have the right to terminate this Agreement or to waive such objections or defects in writing. Any
such defect or objection waived in writing shall become a "Permitted Exception" to title. The
Commitment shalJ be updated by the Title Company, at Buyer's expense, prior to the Closing S;p ",
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Date. Any title exception. other than a prior Pennitted Exception hereunder shall be treated as a
title defect hereunder.
7) CLOSING PROCEDURES. Buyer shall close on the Property, as set forth in
Paragraph 3 above, subject to the closing procedures of this Agreement.
a) Conveyance. Seller shall convey title that is marketable, insmable. and
indefeasible. The Property conveyed by Seller hereWlder to Buyer shall be by statutory or
general warranty deed subject only to real estate taxes for the CWTent year and prior years,
applicable zoning and governmental regulations. and any Pennitted Exceptions previously
approved in writing by the Buyer, of which there were none.
b) Move out Date: Seller shall have fourteen (14) days from the Closing Date to
vacate the premises. After this 14 days occupancy period, Buyer will have :full rights to do with
the property as he sees :fit
c) Costs of Sale.
i) Title Insurance. Alleasl fourteen (14) days prior to the Closing Date, the Tille
Company shall provide, at Buyers expense, a title insurance commibnenl, and copies of
restrictions, liens or encumbrances not previously approved as a Pennitted Exception on the
Commitment If title as shown on the updated commitment is defective or does not meellhe
standllrds set forth in this paragraph, then Seller shall have fowteen (14) days to cure the defect,
failing which Buyer shall have the option of: (1) accepting title as it then stands; or (2) curing the
defect itself and utilizing closing proceeds to the extent necessaIy to cure such defect and
deducting same from the cash portion of the Purchase Price as set forth in Paragraph 2 above; or
(3) terminating this Agreement, based upon said Seller default. Any delay in closing occasioned
by a title defect hereunder shall automlllically toll the Closing Date under Paragraph 3 above.
The title insurance policy sba11 be issued by the Title Company promptly after the Closing Date.
Ii) Documentary Stamos I IntanlZlllle Tax. The cost of documentary stamps on
the warranty deed required hereunder shall be bome by the Buyer.
iii) Costs ofRecordinf1. The cost of recording the warranty deed shall be borne
by the Buyer.
iv) Real Es1ate Taxes. Real estate taxes and assessments for lbe Property shall be
prorated for the current year of the Closing. All delinquent taxes and fees for prior years, if any
remain outstanding, unpaid and due at the time of closing, shall be bome by the Seller.
d) Closinl! Documents. On the Closing Date, Seller shall deliver the following
items:
i) The stntutory or general warranty deed duly executed in form for recordation;
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Ii) Such firrther documents as may reasonably be required to vest title to the
Property in the Buyer and to enable the Title Company to insure the litle thereto, in accordance 4"'-
with the terms of this Agreement. .:::'1
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8) BUYER'S DEFAULT. Notwithstanding anything to the conlra1y contained in this ~ I ~' l
Agreement, Buyer shall not be in breach or default hereWlder unless Seller is not in a-fruit t-f ,q.'t'EKI ~
hereunder, and within seven (7) days after the Buyer's receipt of notice (i) Buyer fails to cure any
material breach of any obligation of Buyer under this Agreement which is set forth in such notice
or (iI) Buyer fails to complete its purchase of the Property. If any such failure continues beyond
such cure period. the sole and exclusive remedy of Seller shall be to extinguish -Buyer's rights
hereunder, and to Cllpture the Initial Deposit or any Option Payment made WIder this Agreement.
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9) SF'I I ER'S DEFAULT. Seller shall be in default hereunder if. (i) any representation
or warranty made by Seller herein is or becomes false in any material respect; ell) any covenant
or obligation made or undertaken by Seller hereunder is not performed in the time specified for
such perfOtIDBDCe; (Iii) there is a failure of title not cured by SeUer or waived by Buyer after the
initial Commitment is reviewed and Permitted Exceptions are established, if any; or (iv) Seller
refuses to convey title 10 any Property in accordance herewith or otherwise breaches any other
provision of this Agreement wl1en the Buyer is not in default hereunder, provided, however, that
upon any event of default, Seller shall have seven (7) days within which to cure such default
after receipt of written notice from Buyer.
Upon Seller's defuultand failure to cure such default, the Buyer shall have the following
remedies:
a) To tenninate this Agreement
b) To remedy or cure the default
c) Any other lawful remedies
10) SPTT RR'S AFFIRMATIVE COVENANTS. Incident to Buyer's potential
development of the Property, Seller covenants and agrees as follows:
a) Seller's Coooeration. During the pendency of this Agreement and at all times
before and after the Closing Date, Seller agrees to cooperate with Buyer in ROgan! to all
proceedings related to the Property, including the possible split, combination, and or rezone of
the Property.
b) SIL.ni.... and Other Materials~ Within twenty one (21) days after the Effecti,ve Date
of this Agreement, Seller shall provide Buyer with all copies or originals within its control or
possession of all correspondence, reports and other documents involving the Property which are
in the possession or control of Seller, Including but not limited to all govemrnental epprovalS;
soils and potential wetIand reports; floor plans, elevations and lor arcbiteetwa1 dmwings
associated with any building permits; marketing or other studies; surveys and planning studies;
flood plain analyses; all aerial photographs, topographical maps or studies; all oil, ges, mineral or
water studies, analyses, evaluations or explomtion reports; all engineering studies and plans,
mylars, sepias; all abstracts of title, title opinions, title insurance policies and all other title
document pertaining to the Property and all other documents or instruments which relate to the
condition or developability of all or any portion of the Property. Seller to provide smvey
infonnatiOD, pennits and easement docwnents, environmental studies and all Declarations of 1/<
Covenants and Conditions and association documents which effect or burden the property. .;$'. ~
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Thereafter, Seller shall promptly provide Buyer with any such additional items or materials, or
copies thereof, as may come into Seller's possession or control. Seller shall grant to Buyer bi.
lateral conununication with all of Seller's consultants and engineexs, if appropriate.
II) REPRESENTATIONS AND WARRANTIES OF SELLER AND BUYER WITH
RESPECT TO THE PROPERTY.
Seller hereby represents lIIld wammts to Buyer that, to the best of Seller's knowledge and belief:
a) Seller has good, indefeasible and marketable title to the Property.
b) No written or verbal commitments have been made to any governmental
authority, utility company, school board, church or other religious body, or any homeowners
association, or to any other organization, group, or individual, relating to the Property which
would impose an obligation upon Buy.... or their successors or assigns to make any contribution
or dedications of money or land or to construct, instDll, or maintain any improvements of a public
or private nature on or off the Property.
c) All information furnished to Buyer by or on behalf of Seller, and to Seller by or
on behalf of Buyer, prior to the execution hereof or purSl18Dt to the provisions of this Agreement
is true and correct in all material respects and fairly and accurately reflects the condition or
statement of facts reported to be described or represented thereby.
d) Buyer is the sole contract Buyer of the Property, including all surface and mineral
estates.
e) There are no leases, oral or written, affecting the Property or any part thereof, nor
any other right, title or interest in or to the Property granted to any other individual or entity and
Seller covenanJs to deliver possession at Closings free of all tenancies and occupancies, or other
rights, titles or interests.
t) The parties acknowledge that the Property is currently zoned, and designated for
use as residential single family.
g) TIle person signing below on behalf of the parties represents that he/she is duly
authorized to execute this Agreement and to bind both Seller and Buyer. Both parties further
represents that it bas capacity to enter into this Agreement
h) Seller shalI deliver possession of the Property at Closing.
i) There are no adverse or other parties in possession of the Property, or any part
thereof.
Each of the warnmties and representations contained in this paragraph and other paragraphs of
this Agreement shall be deemed made as of the date of this Agreement and again as of the date
of Closing. Representations and warranties set forth in this Paragraph II shall be continuing and
arc deemed to be material to the execution of this Agreement and Buyer's performance of its
obligations hereunder. /1-' ;:
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12) CAPTIONS. The captions contained herein are for convenience, only and are not a
part of tbis Agreement.
13) ENTIRE AGRRRMFNT This Agreement, including the Exhibits attached hereto,
contains the entire Agreement between Seller and Buyer and all other representations,
negotiations and agreements, written and oral, including any letters of intent which pre-date the
Effective Date hereof, with respect to the Property or any portion thereof, are superseded by this
Agreement and are of no force and effect. This Agreement may be amended and modified only
by instrmnent, in writing, executed by all parties hereto.
14) SURVIVAL. Notwithstanding any presumption to the contrary, all obligations,
covenants, conditioDs, representations, warranties and agreements of the Seller and Buyer
contained in this Agreement shall be restated as lJ1Ie and correct as of each Closing and survive
the Closings contemplated herein.
15) ASSIGNMENT. Either party may assign this Contract.
16) PARTIES BOUND. This Agreement shall be binding upon the parties, their
successors and assigns, subject to the provisions and limitations on assignment set forth above.
17) APPLICABLE LAW. This Agreement sball be cOJJSlJ1led by and controlled under
the laws of the State of Florida.
18) PARTIAL lNVAT mITY. In the event that any paragraph or portion of this
Agieement is determined to be unconstitutional, unenforceable or invalid, such paragraph or
portion of this Agreement shall be stricken from and construed for all purposes not to constitute a
part of this Agreement, and the ",m.ini..g portion oflhis Agreement shall remain in full force
and effect and shall, for all purposes, constitute this entire Agreement
19) CONSTRUCTION OF AGREEMENT. All parties hereto acknowledge that they
have had the option to gain benefit of independent counsel with regard to this Agreement and
that this Agreement has been prepared as a result of the joint efforts of all parties. Accordingly,
all parties agree that the provisions of this Agreement shall not be construed or interpreted for or
against any party hereto based upon authorship.
20) COUNTERPARTS. This Agreement may be executed in any number of
counterparts, each of which when executed and delivered shaD he an original, but all such
counterparts shall constitute one and the same instrument.
21 ) PARTIES. The rights and obligations hereunder shall he binding upon and inure to
the benefit of the parties hereto, their heirs successors, Admin;!<h'ators, and assigns (where
assignment is pennitted). The use of any gender shall be deemed to refer to the appropriate
gender, whether masculine, feminine or neUler and the singular shall be deemed to refer to the
plural where appropriate, and vice versa.
22) NOTICES. Notices hereunder shall be given to the parties set forth below and shall
be made by hand delive!y, facsimile, overnight delivery, email or by regular mail. If given by
regular mail, the notice shall be deemed to have been given within a required time if deposited in ._' p..i
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the U,S. Mail, postage prepaid, within the time limit. For the purpose of calculating time limits
which run from the giving of a particular notice the time shall be calculated from actual receipt
of the notice. Notices shall be addressed as follows:
lfto Buver: If to SeHer:
Emergent Development Group n, LLC. Richard & Anna F..ckstein
C/O John P Sullivan 2451 8'" Street NE
3055 Terramar Dr Naples, FL 34l20..Q412
Naples. FL 34119 239~49.7686
214-529-9636
23) ATTORNEY'S FEES. In 1he event litigation is reqnired by eitber party to enforce the
terms of this Agreement. each party shaH be responsible for their own attorneys' fees incurred by
reason of such action and all costs of suit and those incWTed in preparation thereof at both the
mal and. appellate levels will be the sole responsibility of each party.
24) WANER OF BREACH. The failure of any party hereto to enforce any provision of
this Agreement shall not he construed to be a waiver of such or any other provision, nor in any
way to affect the validity of all or any party oflhis Agreement or the right of such party
thereafter to enforce each and every such provision. No waiver of any breach of this Agreement
shall he held to constitute a waiver of any other or subsequent breach.
25) BROKER'S COMMISSIONS. Both parties warrant and represent to each other that
no real estate broker on behalf of either party was involved in this transaction. These wammties
and representarlons shall survive delivery of the deed and closing oflhis tlansaction.
26) F ACIMILE SIGNA TIJRES. Fax signatures shall be suflicient to bind the parties.
27) ACCEPTANCE DATE. This instrument shall constitute an offer that shalI be open
fur acceptlmce by both parties until 5 :00 pm Monday April 21", 2008. Acceptance by both
parties shall be deemed to occur only if both Seller and Buyer shall have deliV<:t"lld to each other
at least one counterpart oflhis Agreement properly executed and such date of acceptance (as
shown on lbe signature page hereof) shall constitute lbe "Eftective Date" as such term is used
herein.
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IN WITNESS WHEREOF, the parties below executed and entered into an Option
Purchase Agreement, effective April 21, 2008, with signatures of the same date, and are
reaffmning the validity of that Agreement with notarized signatures here.
BUYER:
By: Emergent Development Group II, LLC.
::r ~AQJ:,
STATEOF~
COUNTY OFlCHYo. nt
Thl( foregoing instrument was acknowledged before me this ~ day of
(\ {)\J. Q ,2009, by John P Sullivan, as authorized acting Member of
Emergent Development Group II, LLC, a Florida limited liability company, who is U::lal1
personally known to me or has LD provided L:Xi \ 'R'v \" C 0 1'1 ~f::~ as identification.
~~, ,~~i( ~^--'
0!Wr Public Signa~
"Dr,-\-\{). Y\ l r" +-'()Y-\:~.Y
Notary Public Pri ted Name
My Commission Expires:
(SEAL .~
~
IIRITTANV V PORTER
Mr CDlIImtsslon expires
November II, 2012
SELLER:
By: Anna V. Eckstein
STATE OF FLORIDA
COUNTY OF
The foregoing instrwnent was acknowledged before me this day of
,2009, by Anna V. Eckstein, a married woman, who is L->
personally known to me or has L-> provided as identification.
(SEAL)
Notary Public Signature
Notary Public Printed Name
My Commission Expires:
1
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IN WITNESS WHEREOF, the parties below executed and entered into an Option
Purchase Agreement, effective April 21, 2008, with signatures of the same date, and are
reaffirming the validity of that Agreement with notarized signatures here.
BUYER:
By: Emergent Development Group II, LLC.
John P Sullivan, Member
STATE OF FLORIDA
COUNTY OF
The foregoing instrument was acknowledged before me this day of
,2009, by John P Sullivan, as authorized acting Member of
Emergent Development Group II, LLC, a Florida limited liability company, who is L..J
personally known to me or has L..J provided as identification.
(SEAL)
Notary Public Signature
By: Anna V. Eckstein
l~~r: 16.2001
STATEOFFLO~ //-
COUNTYOF -~6///'-~
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Th)lJ~;. ego~ instrument,was acknowledged before me this / S day of
tf;_1... (..... , 2~OyJ Anna V. Eckste', arried woman, who is L..J
personally own to me or has provided _ 0 as identific
Notary Public Printed Name
My Commission Expires:
SELLER:
(SEAL)
a 0.-A-A..
Notary P.2!ilir <;li%tpre
. / a ';// ,,<-/ /
Notary Public Printed Name
My Commission Expires:
,fA'
TAIfIII LLANO
Notal"f Public. StIle of Florida
eommilllont DD702045
My comm. expires Aug. os. 2011
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SELLER:
~ By: Richard M. Eckstein
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STATE OF FLORIOtf // '/
COUNTY OF (U) / /1./2
oregoi~ instrument was ac~owledged before me this /. S {;'"of .
' 0..--/' 2~OV? Richard M. Ec . / ' as ii mamed man, who IS
known to me or has provided ' .,' V (' as identifi
,
/eP (;(
Notary PnhHI' %ignature ,
/ (20// ~ / L Lt( J?d.
NotarY Public Printed Name
My Commission Expires:
(SEAL)
~11\
TAHlUI LUND I
Notary PubHc. Slate of Florida .
Comml8alont 00702045
My comm. npIres Aug. 05. 2011..
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OPTION PURCHASE AGREEMENT
This contract for option and purchase (the "Agreement") is made by and between
Emergent Development Group II, LLC., C/O John P. Sullivan, with offices at 3055 Terramar
Drive Naples, FL 34119 (hereinafter referred to as "Buyer" or "Optionee") and Joseph 1 &
Alicia Cabal, husband and wife, with address of 1585 W 76th Street Hialeah, FL 33014-3314
(hereinafter referred to as "Seller" or "Optionor").
OPTION TERMS
1. OPTIONED PROPERTY. The premises to be optioned comprise the vacant parcel of
land located on 8th Street NE in Naples, FL (No Site Address), with a legal description of
GOLDEN GATE EST UNIT 23 S 180FT OF TR 127, referenced as FOLIO NUMBER
37750080000 (the "Optioned Property" or "Premises").
2. OPTION TERM. The Option shall be for twenty-four (24) months commencing on
February 25, 2008 ("Beginning Date") and ending on February 24, 2010 ("Ending Date").
During this Option Term, Optionor shall have full and exclusive use of the Premises. Optionee
has no claim or right to physically occupy the property until after the Option is exercised and the
Purchase of the Optioned Property by the Optionee is executed.
3. OPTION PAYMENT. The Optionee will make a onetime, non-refundable payment
in the amount of $25,000.00 (the "Option Payment") upon acceptance by Optionor of this option.
This Option Payment shall be by cashier's check or wire transfer to Optionor's account and shall
be delivered to the Optionor within twenty-four (24) hours of the Effective Date of this
Agreement. Optionee shall have no claim to a refund, rebate or recovery of the Option Payment,
except in the event the Option is exercised, and Optionee proceeds with a purchase of the
Property per the terms of this Agreement, in which case the Option Payment will be treated as a
Deposit, and applied to the Purchase Price at Closing (see below Sections 2a and 4a of the
Purchase Terms).
4. UTILITIES & SERVICES. The Optionor shall pay for the following services for the
Optioned Property for the duration of the Option Term, up to the point of Closing if / when the
Optionee exercises the Option to purchase the Property: (a) any and all standard utilities that will
be charged to the Optioned Property during the Option Term;
5. REAL ESTATE TAXES. Optionor shall be responsible for paying all property taxes
during the Option Term, up to the point of closing if / when the Optionee exercises the Option to
purchase the Property. In addition, Optionor will be responsible for any delinquent property
taxes from prior years.
6. ASSIGNABILITY. The Purchase Option Agreement is assignable by Optionee, but
any such assignment shall not relieve the Optionee of its obligations hereunder.
7. ALTERATIONS AND IMPROVEMENTS. Neither party to this Agreement shall
have the right to make physical alterations or improvements to the Premises during the Option
Term.
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8. OPTIONOR'S AFFIRMATIVE COVENANTS. Optionee, during the Option Term,
shall at Optionee's sole expense, have the right to order surveys and enviromnentaI tests on
the Property. The Optionee will also have the right to engage with the county to consider any
and all courses of action that could improve the value of the property, including zoning
changes and Comprehensive Plan Amendments. During the pendency of the Option Term,
Optionor agrees to cooperate with Optionee in regard to all proceedings related to the
Property, including the possible combination or rezoning of the Property.
9. RENEWAL OPTION. There will be no extension or Renewal Option implied in
this Agreement.
10, EFFECTIVE DATE. The effective date of this option shall be the date the last party
executes this agreement.
I I. EXECUTION OF OPTION. Execution by the parties to this option in one or more
counterparts, which collectively evidence the signatures of all parties hereto shall constitute full
and complete execution and delivery of this Agreement as if one document had been signed by
all parties. Delivery of e-mails or facsimiles (faxes) of this option evidencing the signatures of all
parties shall constitute full and complete delivery of the option as if one document had been
signed by all parties.
12. EXERCISE OF OPTION. At least forty five days before the expiration of the
option period, Optionee may exercise this option by (i) delivering written notice to Optionor.
~ 13. FAILURE TO EXERCISE OPTION. If Optionee does not exercise this option in
accordance with its terms and within the option period, this option and the rights of Optionee
shall terminate automatically without notice, and Optionor shall retain the considemtion for this
option.
PURCHASE TERMS
I) SALE AND PURCHASE. Seller agrees to sell to Buyer, and Buyer agrees to
purchase from Seller, pending the written notice of Buyer's desire to execute its Purchase Option
consistent with the terms of this Agreement, the vacant parcel of land located on 8th Street NE in
Naples, FL (No Site Address), with a legal description of GOLDEN GATE EST UNIT 23 S
180FT OF 1R 127, referenced as FOLIO NUMBER 37750080000, (hereinafter referred to as
the "Property"), together with all rights whatsoever, including riparian, oil, gas and mineral
rights, privileges, easements, interests and appurtenances thereto, subject to the terms and
conditions of this Agreement.
2) PURCHASE PRICE. The purchase price of the Property is Two Hundred Sixty
Thousand Dollars US ($260,000.00) ("Purchase Price"). The Purchase Price shall be paid as
follows:
a) Cash at Closinl!:: On the Closing Date (as hereinafter defined) Buyer agrees to
pay Two Hundred Sixty Thousand Dollars US ($260,000.00) of the Purchase Price, in certified
--
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United States funds, by wire transfer or other immediately available US federal funds less the
'-' Option Payment previously paid to Seller.
b) CLOSING DATE. If the option is timely exercised by Buyer, the "Closing" or
"Closing Date" shall be on or before February 24, 2010, or earlier if agreed to by both parties.
3) PLACE OF CLOSING. Unless otherwise agreed upon, Closing shall be held at the
offices of Quarles & Brady located at 1395 Panther Lane # 300, Naples, Florida 34109
(hereinafter the "Closing Agent"). Neither party shall be required to be personally present,
provided that he or she shall deliver all required documents at or prior to such Closing Date.
"WI
.."
4) DEPOSITS.
a) Option Payment. The Option Payment, described in Paragraph 3 of the Option
Terms, will be applied toward the Purchase Price at closing should Buyer decide to exercise its
option and purchase the property.
b) Other Deposit. There will be no other Deposits aside from the Option Payment.
5) TITLE COMMITMENT AND POLICIES. No later than the twenty-one (21) days
prior to the Closing Date, Buyer shall provide all parties, at Buyers expense, with a title
commitment from a reputable Florida title insurance company for title insurance covering the
full Purchase Price of the Property, together with legible copies of all recorded documents
referenced therein (the "Commitment"). The Title Commitment shall be issued by a Florida
licensed title insurer agreeing to issue Buyer, upon recording of the deed to Buyer, an owner's
policy of title insurance in the amount of the purchase price, insuring Buyer's marketable title to
the Real Property, subject only to matters contained in Paragraph 6 (a) and those to be
discharged by Seller at or before Closing. Marketable title shall be determined according to
applicable Title Standards adopted by authority of The Florida Bar and in accordance with law.
Buyer shall have 5 days from date of receiving the Title Commitment to examine it, and if title is
found defective, notify Seller in writing specifying defect(s) which render title unmarketable.
Seller shall have 30 days from receipt of notice to remove the defects, failing which Buyer shall,
within 5 days after expiration of the 30 day period, deliver written notice to Seller either: (1)
extending the time for a reasonable period not to exceed 120 days within which Seller shall use
diligent effort to remove the defects; or (2) requesting a refund of deposit(s) paid which shall be
returned to Buyer. If Buyer fails to so notify Seller, Buyer shall be deemed to have aCcepted the
title as it then is. Seller shall, if title is found unmarketable, use diligent effort to correct
defect(s) within the time provided. If, after diligent effort, Seller is unable to timely correct the
defects, Buyer shall either waive the defects, or receive a refund of deposit(s), thereby releasing
Buyer and Seller from all further obligations under this Contract.
6) CLOSING PROCEDURES. Buyer shall close on the purchase of the Property, as set
forth in Paragraph 3 above, subject to the closing procedures of this Agreement.
a) Convevance. Seller shall convey marketable and insurable title subject to:
comprehensive land use plans, zoning, restrictions, prohibitions and other requirements
imposed by governmental authority; restrictions and matters appearing on the plat or
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otherwise common to the subdivision; outstanding oil, gas and mineral rights of record
without right of entry; unplatted public utility easements of record; taxes for year of Closing
and subsequent years;
b) The Property conveyed by Seller hereunder to Buyer shall be by statutory or
general warranty deed.
c) Costs of Sale.
i) Title Insurance. Shall be borne by Buyer.
ii) Documentary StamDs I Intangible Tax. The cost of documentary stamps
on the warranty deed required hereunder shall be borne by the Buyer.
iii) Costs of Recording. The cost of recording the warranty deed shall be
borne by the Buyer.
iv) Real Estate Taxes. Real estate taxes and assessments for the Property
shall be prorated for the current year of the Closing. All delinquent taxes and fees for prior
years, if any remain outstanding, unpaid and due at the time of closing, shall be borne by the
Seller.
items:
d) Closing Documents. On the Closing Date, Seller shall deliver the following
'-'
i)
The statutory or general warranty deed duly executed in form for
recordation;
ii) Such further documents as may reasonably be required to vest title to the
Property in the Buyer and to enable the Title Company to insure the title thereto, in accordance
with the terms of this Agreement.
7) BUYER'S DEFAULT. Buyer shall not be in breach or default hereunder unless
after seven (7) days of Buyer's receipt of notice (i) Buyer fails to cure any material breach of any
obligation of Buyer under this Agreement which is set forth in such notice or (ii) Buyer fails to
complete its purchase of the Property. If any such failure continues beyond such cure.period, the
Seller shall retain the Option Payment made under this Agreement and Seller, at Seller's option,
may proceed in equity to enforce Seller's rights under this Contract, including specific
performance.
8) SELLER'S DEFAULT. If for any reason other than failure of Seller to make
Seller's title marketable after diligent effort, Seller fails, neglects or refuses to perform this
Contract, Buyer may seek specific performance.
9) SELLER'S AFFIRMATIVE COVENANTS. Incident to Buyer's potential
development of the Property, Seller covenants and agrees as follows:
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a. Seller's Coooeration. During the pendency of this Agreement and at all times
before and after the Closing Date, Seller agrees to cooperate with Buyer in regard to all
proceedings related to the Property, including the possible split, combination, and or rezoning of
the Property.
b. Seller's ReDresentations. Seller makes no representations, either express or
implied, as to the current or future use or development of the subject property. Seller makes no
representations, either express or implied, as to the potential, possibility or probability of
rezoning the subject property.
10) REPRESENTA nONS AND WARRANTIES OF SELLER AND BUYER WITH
RESPECT TO THE PROPERTY.
Seller hereby represents and warrants to Buyer that, to the best of Seller's knowledge and belief:
a. Seller has good, indefeasible and marketable title to the Property.
b. Seller has complied with all applicable laws, ordinances, regulations, statutes,
rules and restrictions pertaining to and affecting the Property. Performance of this Agreement
will not result in any breach of, or constitute any default under, or result in the imposition of, any
lien or encumbrance upon the Property under any agreement or other instrument to which Seller
is a party or by which Seller or the Property might be bound.
~
c. No written or verbal commitments have been made to any governmental
authority, utility company, school board, church or other religious body, or any homeowners
association, or to any other organization, group, or individual, relating to the Property which
would impose an obligation upon Buyer or their successors or assigns to make any contribution
or dedications of money or land or to construct, install, or maintain any improvements of a public
or private nature on or off the Property.
d. All information furnished to Buyer by or on behalf of Seller, and to Seller by or
on behalf of Buyer, prior to the execution hereof or pursuant to the provisions of this Agreement
is true and correct in all material respects and fairly and accurately reflects the condition or
statement of facts reported to be described or represented thereby.
e. Buyer is the sole contract Buyer of the Property, including all surface and
minerai estates.
f. There are no oral or written services, maintenance, landscaping, security,
management or other similar contracts which affect the operation or maintenance of the Property.
g. There are no leases, oral or written, affecting the Property or any part thereof,
nor any other right, title or interest in or to the Property granted to any other individual or entity
and Seller covenants to deliver possession at Closings free of all tenancies and occupancies, or
other rights, titles or interests.
h. The parties acknowledge that the Property is currently zoned, and designated
-.; for use as residential single family.
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i. The person signing below on behalf of the parties represents that he/she is duly
authorized to execute this Agreement and to bind both Seller and Buyer. Both parties further
represents that it has capacity to enter into this Agreement.
J. Seller shall deliver possession of the Property at Closing.
k. There are no adverse or other parties in possession of the Property, or any part
thereof.
~
Each of the warranties and representations contained in this paragraph and other paragraphs of
this Agreement shall be deemed made as of the date of this Agreement and again as of the date
of Closing. Representations and warranties set forth in this Paragraph 10 shall be continuing and
are deemed to be material to the execution of this Agreement and Buyer's performance of its
obligations hereunder.
I ]) CAPTIONS. The captions contained herein are for convenience only and are Dot a
part of this Agreement.
12) ENTIRE AGREEMENT. This Agreement, including the Exhibits attached hereto,
contains the entire Agreement between Seller and Buyer and all other representations,
negotiations and agreements, written and oral, including any letters of intent which pre-date the
Effective Date hereof, with respect to the Property or any portion thereof, are superseded by this
Agreement and are of no force and effect. This Agreement may be amended and modified only
by instrument, in writing, executed by all parties hereto.
13) SURVIVAL. Notwithstanding any presumption to the contrary, all obligations,
covenants, conditions, representations, warranties and agreements of the Seller and Buyer
contained in this Agreement shall be restated as true and correct as of each Closing and survive
the Closings contemplated herein.
]4) ASSIGNMENT. Either party may assign this Contract.
15) PARTIES BOUND. This Agreement shall be binding upon the parties, their
successors and assigns, subject to the provisions and limitations on assignment set forth above.
]6) APPLICABLE LAW. This Agreement shall be construed by and controlled under the
laws of the State of Florida.
] 7) P ARTIAL INVALIDITY. In the event that any paragraph or portion of this
Agreement is determined to be unconstitutional, unenforceable or invalid, such paragraph or
portion of this Agreement shall be stricken from and construed for all purposes not to constitute a
part of this Agreement, and the remaining portion of this Agreement shall remain in full force
and effect and shall, for all purposes, constitute this entire Agreement.
~
]8) CONSTRUCTION OF AGREEMENT. All parties hereto acknowledge that they have
had the option to gain benefit of independent counsel with regard to this Agreement and that this
Agreement has been prepared as a result of the joint efforts of all parties. Accordingly, all
6
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\.;
parties agree that the provisions of this Agreement shall not be construed or interpreted for or
against any party hereto based upon authorship.
19) COUNTERP ARTS. This Agreement may be executed, in any number of counterparts,
each of which when executed and delivered shall be an original, but all such counterparts shall
constitute one and the same instrwnent.
20) PARTIES. The rights and obligations hereunder shall be binding upon and inure to the
benefit of the parties hereto, their heirs successors, administrators, and assigns (where
assignment is permitted). The use of any gender shall be deemed to refer to the appropriate
gender, whether masculine, feminine or neuter and the singular shall be deemed to refer to the
plural where appropriate, and vice versa.
~
21) NOTICES. Notices hereunder shall be given to the parties set forth below and shall be
made by hand delivery, facsimile, overnight delivery, email or by regular mail. If given by
regular mail, the notice shall be deemed to have been given within a required time if deposited in
the U.S. Mail, postage prepaid, within the time limit. For the purpose of calculating time limits
which run from the giving of a particular notice the time shall be calculated from actual receipt
of the notice. Notices shall be addressed as follows:
If to Buver: If to Seller:
Emergent Development Group II, LLC. Joseph I and Alicia Cabal
C/O John P Sullivan 1585 W 76th St
3055 Terramar Dr Hialeah, FL 33014-3314
Naples, FL 34119 305-351-6351
214-529-9636 and
David L. Margolesky, Esq.
10761 SW 104 Street
Miami, Florida 33176
(305) 412-2100
22) ATIORNEY'S FEES. In the event litigation is required by either party to enforce the
terms of this Agreement, each party shall be responsible for their own attorneys' fees incurred by
reason of such action and all costs of suit and those incurred in preparation thereof at both the
trial and appellate levels will be the sole responsibility of each party.
23) W AlVER OF BREACH. The failure of any party hereto to enforce any provision of
this Agreement shall not be construed to be a waiver of such or any other provision, nor in any
way to affect the validity of all or any party of this Agreement or the right of such party
thereafter to enforce each and every such provision. No waiver of any breach of this Agreement
shall be held to constitute a waiver of any other or subsequent breach.
24) BROKER'S COMMISSIONS. Both parties warrant and represent to each other that no
real estate broker on behalf of either party was involved in this transaction. These warranties and
representations shall survive delivery of the deed and closing of this transaction.
tIII1
25) FAClMILE SIGNATIJRES. Fax signatures shall be sufficient to bind the parties.
7
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135
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26) ACCEPTANCE DATE. This instrument shall constitute an offer that shall be open for
acceptance by both parties until 5:00 pm March 21, 2008. Acceptance by both parties shall be
deemed to occur only if both Seller and Buyer shall have delivered to each other at least one
counterpart of this Agreement properly executed and such date of acceptance (as shown on the
signature page hereof) shall constitute the "Effective Date" as such term is used herein.
IN WITNESS WHEREOF, the said parties have hereunto set their hands and seals.
BUYER:
By: Emergent Development Group II, LLC.
Date: J//~I ~8'
By: Joseph I. Cabal
By: Alicia Cabal
j1~Ja~ ~J'~
Date: 2/;7/()3" --..J Date: 317/oe
I '
8
:J~ fI-c-
J"Y 136
'-'
IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and
year first above written.
BUYER:
By: Emergent Development Group II, LLC.
Jmmp~7~~
STATE OF ~\~xC>-.-':>
COUNTY OF \o.yyC'~
-
The for~Oing instrument was acknowledged before me this \ l (l day of
OJ.. ~ \. ,2009, by John P Sullivan, as authorized acting Member of
Emerge t Development Group II, LLC, a Florida limi~ed liability company, who is CDcii)
personally known to me or has 0L-1 pro . \ as identification.
(SEAL)
~'
IRlnAm' V PORTER
My Comrnlnloll Elplr..
Nonmber 6. 2012
o
~
Notary Public Printed Name
My Commission Expires:
SELLER:
By: Joseph I. Cabal
i~.~ J. (2~
/ /
STATE OF FLORIDA
COUNTY OF 1"7/Hf'/- .2:>~
,
(SEAL)
f
'res April 26. 2013
No. DD864908
ommtSsion Expires:
-....".,
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SELLER:
By: Alicia Cabal
~~._~-
STATE OF FLORIDA
COUNTY OF /'?//Jr?/ - .2>/rL:>E'
~.. e fOre~g instrument was acknowledged before me this ~ day of. ./
, 2009, by Alicia Cab I as a 'ed Wi who is ~
personal y known to me or has Cd provided Me. _ - as identifi~on.
(SEAL)
10
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""""""""""""""""""""""""""""""""
Market-Conditions Study
""""""""""""""""""""""""""""""""
Randall Boulevard Sub-District
Growth Management Plan Amendment
Exhibit L
Prepared For:
Davidson Engineering
Suite 301
3530 Kraft Road
Naples, Florida 34105
Prepared By:
Fraser & Mohlke Associates, Inc.
Post Office Box 2312
Naples, Florida 34106-2312
August 21, 2009
All Numbered
Blank
Pages Were
removed
"'~'---_.. - --~""---'". .-.-- ".,--...-
Randall Boulevard Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Exhibit L
Table of Contents
Section
1. Market Conditions
2. Existing Land Uses
3. Forecasting Commercial Demand
4. Problem Setting and Recommendations
s. Appendix
2.
Exhibit L
FOREWORD
The Market-Conditions Study that follows is submitted in
support of an ordinance establishing a "Randall Boulevard
Sub-District" to be developed by Emergent Development
Group, Inc.
If approved, the Randall Boulevard Sub-District ("the subject
site") will be designed to accommodate a compatible mix of
retail commercial and an array of conditional uses including
schools, recreational facilities, social and fraternal organiza-
tions, churches, child and adult day care centers, and conva-
lescent and rehabilitation centers.
The proposed Sub-District is a unified site located on Randall
Boulevard directly east of its intersection with Immokalee
Road/County Road 846 (CR-846).
Project location maps are provided on the following pages.
The subject site is located in a transitional area between the
multiple neighborhoods constituting the Orange Tree devel-
opment immediately east of CR-846 and the emerging resi-
dential communities and commercial areas expected to de-
velop in the adjacent Rural Lands Stewardship District.
The purpose of the Market-Conditions Study is to examine
the viability of the Sub-District amenities and assess the
gods and services needs of neighboring residential communi-
ties.
Study contents include discussions of area population
growth, transportation improvements, existing and projected
residential and commercial development, a commercial de-
mand analysis, and an evaluation of the present array of
commercial goods and services available to area residents.
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Randall Boulevard Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Exhibit L
Table of Contents
Section
1. Market Conditions
2. Existing Land Uses
3. Forecasting Commercial Demand
4. Problem Setting and Recommendations
5. Appendix
\~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-1
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
(PClJ 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 (See map provided on the facing page).
Table 1.01.01 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 of Interstate 75 (1-75), except the Immokalee PCD and devel.
oped areas surrounding Immokalee, providing a context for assessing the future
goods and services needs of current and future residents of these planning communi-
ties. Throughout this analysis, these communities, in whole or in part, will be refer-
enced as "the area under study" or the "study area".
Planning Conununity Population Growth 2000-2015
By the year 2015, the permanent population of the 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 according to May 29, 2009, estimates
provided by the Collier County Comprehensive Planning Department.
Based on forecasting methodology employed in 2009, permanent-population
projections for the area under study demonstrate the following growth patterns:
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 Pooulation Estimates and Proiections (2000-2015)
Collier County Comprehensive Planning Department (May 29, 2009)
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
2010
2,118
36.057
38,175
2015
8,867
39.473
48,340
A previous Randall Sub-District market-conditions study for a Growth Man-
agement Plan Amendment, submitted to Comprehensive Planning on April 24, 2008,
\~
Randall Boulevard Sub. District Market-Conditions Study
Exhibit LlPage 1-2
employed a standard straight-line estimating methodology utilized in 2007 that
forecasted greater population increases for the 2000.2015-study period. 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, an
increase of 56,725 persons as demonstrated below:
Corkscrew PCD
Table 1.01.2
2007 Study Area Population Estimates and Growth Projections
2000 2005 2010
1,114 1,835 6,797
19.917 33.409 48.982
21,031 35,244 55,779
2015
11,907
64.081
76,756
Rural Estates PCD
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 251,377 322,223 384,933 445,562
Source: Collier County Permanent Population Estimates and Projections (2000.2015)
Collier County Comprehensive Planning Department (June 21, 2007)
Utilizing the source documents cited above, Table 1.01.3 below provides con-
trasting population estimates for 2007 and 2009:
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%
~
1.0
Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-3
Population Growth 2000-2015 in Postal ZIP Code 34120
Geographically, ZIP Code 34120 occupies the northern two-thirds of the study
area that includes substantial parts ofthe Corkscrew and Rural Estates PCD's (See
map on the facing page). An analysis of the population of ZIP Code 34120 will assist
in further refining 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 Census
population of unincorporated Collier County. Using standard estimating methodol-
ogy and extrapolating from the base percentage of 5.61 percent provided by the 2000
Census, the population of ZIP 34120 would increase by 8,282 persons, or 68.66 per.
cent, from 2000 to 2015 as demonstrated in Table 1.02.1 below:
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%
Corkscrew and Rural Estates 19,834 33,912 43,471 55,843
Percent (%) share ofthe (+14,078) (+23,637) (+36,009)
Unincorporated County 9.22% 12.15% 13.89% 15.40%
Unincorporated Total 215,043* 279,124 312,857 362,644
Source: Collier County Permanent PODulation Estimates and Proiections (2000.2015)
'u. S. Bureau of the Census (data derived from the 2000 decennial census)
However, if estimates for ZIP 34120 were calibrated to reflect percentage
growth projected in 2009 for the area under study, as reflected above in Table 1.01.1,
its population growth would be:
Table 1.02.2
Population Estimates and Growth Projections
Postal ZIP-Code 34120
Percent (%) share ofthe
Unincorporated County 5.61%' 12.15% 13.09% 15.09%
Unincorporated Total 215,043' 279,124 291,696 320,404
Source: Collier County Permanent PODulation Estimates and Proiections (2000-2015)
"u. S. Bureau of the Census (derived from the 2000 decennial census)
2000
12,062"
2005
33,912
2010
38,183
2015
48,349
Transportation Infrastructure Improvements
Historically, county government's program to expand roadway capacity
within any individual Planning Community District (PCD) can establish an area as
having significant, long. term growth potential.
z.~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-4
The experience of recent years demonstrates that Collier County's Canital
Imnrovements Program (CIP) for new roadway construction and/or roadway capacity
improvements is both a reliable indicator of the location of future residential and
commercial 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 in 2005, provides the federal mandate by
which the Collier County Metropolitan Planning Organization (MPO) must update
its Long Range Transnortation Plan (LRTP). Consequently, 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 1, 2007 that
met 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 reflects Collier County's growth in population and employment
through use of an Urban Land Use Allocation Model (ULAM) 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, school.enrollment
projections, and estimates of traffic growth rates.
The ULAM evaluated the existing transportation system in both Lee and Col-
lier counties in 2005. Additionally, 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 components of the 2030 Needs Plan are:
Highway;
.
Transit;
.
Pathways, bicycle and pedestrian;
Freight; and
Maintenance and operation of the Collier County transportation system.
.
.
2~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-5
The focus of the analysis that follows addresses study area constituents of the
Highway Component of the 2030 Needs Plan. The Highway Component is to identify
Collier County's roadway needs for the period ending in 2030 ("plan year 2030") 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 Evaluation is provided below
in Table 1.03 in the form of a 2015 Interim Plan. It identifies major roadway seg-
ments located in the Corkscrew PCD, and Rural Estates PCD that provide access to
the site on Randall Boulevard for the proposed Randall Boulevard Sub.District de.
velopment ("the subject site").
Needed access.road improvements are illustrated by detailed project listings
from the Florida Department of Transportation (FDOT) Draft Tentative Work Pro.
e:ram. Fiscal Year (FY) 2009/2010-2013/2014. as illustrated in the "Attachment I-A"
listing provided by the Collier Metropolitan Planning Organization (MPO).
Table 1.03 below identifies each roadway segment by the existing number of
lanes, the lanes needed for 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 (yIC) Ratio to indicate whether
the desired Level of Service (LOS) is met or not met.
Roadways are shown in descendine: 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, highlighted in bold, indicates that the fore-
casted volume will exceed the adopted LOS standard for that roadway.
Roadways below are shown in descendine: order from the highest VIC Ratio to
the lowest.
Roads in proximity to the subject site are also highlighted in bold.
Lt.o
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-6
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)
Road Link E+C 2030 2015 2015 2015 2015
Number Lanes Network Lanes Volumes AADT V/C Ratio
Lanes
CR-846 Immokalee Road 60 60 49,200 52,900 1.08
Wilson Boulevard to
Randall Boulevard
CR-846 Immokalee Road 60 60 53,500 46,400 0.87
CR-951 to Wilson Blvd.
CR-846 Immokalee Road 60 60 49,200 28,200 0.57
Randall Boulevard to CR-858
CR-951 Collier Boulevard 60 60 53,500 28,000 0.52
Vanderbilt Beach Road
To CR-846
CR.876 Golden Gate Boulevard 40 40 35,700 13,700 0.38
CR.951 to Wilson Blvd.
CR-862 Vanderbilt Beach Road .. 40 40 35,700 11,700 0.33
CR-951 to Wilson Blvd.
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 Conllestion Manallemeht 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 limit-
ing their service volumes.
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.
2.~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-7
Current Volume to Capacity 0l/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 1.04.01 and Table 104.02. Each seg-
ment's total peak-hour volume has been calculated and the remaining 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
Number Roadways FromlTo
Exiting
Road
Lanes
2006
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: 1,763 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 587
2005 2005
Peak V/C Ratio
Hour
Volume
2005
Trip
Bank
1,495
0.64
278
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
...
Table 1.04.2
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.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-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
1,693
0.72
300
1,401
0.37
418
Table 1.04.01 demonstrated peak-hour volume and other indices calculated
for 2006 with the remaining volume to capacity 0l/C) ratio listed in descending or.
der. Table 1.04.02 demonstrated an identical calculation for 2008 with a remaining
volume to capacity 0l/C) ratio for each segment, again listed in descending order.
DO
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 1-8
For comparison purposes, a summing of the three key indicators - Peak Hour
Service Volume, Peak Hour Volume, and Remaining Capacity - for the two road.
ways listed for 20.0.5 and 20.0.8, is illustrated below in Table 1.0.4.3:
Table 1.04.3
Study Area Roadway System ComDarisons
Peak Hour Peak Hour Remaining
Service Volume Volume Capacity
2006
2008
6,140 2,759 1,240
6.140 3.094 2.328
0 +344 +1,088
(0.00%) (+12.51%) (+87.74%)
Overall, the 87.74-percent increase in remaining capacity combined with a
modest 12.51-percent increase in peak-hour volume over two years confirms that the
additional capacity added to the study area roadway system has added significantly
to the ability of these two major 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 1.0.5 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.
***
Collier County's public facilities Annual Undate Inventorv Renort (AillR),
dated October 22, 20.0.8, reported traffic volume increases countywide. The Collier
County Transportation Services Division and the Florida Department of Transporta-
tion (FDOT) have programmed pre-construction, road resurfacing, and construction
activities in response to needed roadway improvements identified in the 20.30. Needs
Plan and the 20.0.8 AUIR.
The increased traffic volumes predicted by the 20.15 Interim Plan, as demon-
strated in Table 1.0.3 above, and current traffic volumes exhibited in the 20.0.8
Evaluation for the Conl!estion Manal!ement Svstem, as demonstrated above in Table
1.0.4.2, documents the efforts of County transportation planners to plan sufficiently
for capacity improvements for the roadway network in the area under study. De-
tailed data derived from the Collier County Transportation Improvement Plan (TIP),
as reported in the AUIR for 20.0.7 and 20.0.8, and applied generally to the study area,
is listed below in Table 1.0.5.
32.
Randall Boulevard Sub.District Market-Conditions Study
Exhibit L/Page 1-9
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 budgets, and contingencies are not ac-
counted for in the reported aggregate dollar amount covering the period from FY05
to FY13.
Table 1.05
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 ST ART COMPLETE
Immokalee Road (CR-846) 2007 $15,419,000 Construction FY06 FY09
CR-951 to 43" Avenue NE 2008 Completed
Immokalee Road (CR-846) 2007 $23,694,000 Construction FY05 FY09
1-75 to CR-951 2008 Under Construction
Collier Boulevard (CR-951) 2007 $43,812,000 Construction FY07 FY09
CR-846 to CR-876 2008 Completed
Vanderbilt Beach Rd. (CR-862) 2007 $58,021,000 Design/ROW FY08 FY12
CR-951 to Wilson Blvd. 2008 $30,721,000 Design/ROW FY09 FY13
Oil Well Road (CR-858) 2007 $48,000,000 Construction FY11 FY13
CR-846 to Everglades Blvd. 2008 $46,000,000 Construction FY09 FY10
Oil Well Road (CR-858) 2007 $17,901,000 Construction FY11 FY13
Desoto Blvd. to Camp Keais 2008 $0
Golden Gate Blvd. (CR-876) 2007 $68,786,000 ROW/Design FY08 FY14
Wilson Boulevard to east of 2008 $54,170,000 Construction Unknown
Everglades Boulevard (
Wilson Boulevard 2007 $6,000,000 Design/ROW FY08 FY12
CR-876 to CR-846 2008 $12,940,000 ROW/Cons!. FY11 FY13
Total project costs 2007 $281,633,000
For the Study Area: 2008 $143,831,000
Total Collier County 2007 $601,147,000 (46.84% liPRlied toJhe Study Area)
Project Costs: 2008 $278,155,000 (51.71 % applied to the Study Area)
***
~~
Randall Boulevard Sub. District Market-Conditions Study
Defining a Support Area for Analysis
Exhibit L/Page 1-10
Randall Boulevard Commercial Sub-District Growth ManalZement Plan
Amendment (GMPA): An earlier market-conditions study was submitted on April
25, 2008, in support of a petition to establish an "Randall Boulevard Sub-District"
development to accommodate a variety of commercial uses on a 56.496-acre property
("the subject site") located on the south side of Randall Boulevard beginning at its
intersection with Immokalee Road (CR-846). Presently, its zoning classification is
Agricultural (A).
The 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
commercial and retail center with a total of 390,950 square feet of commercial uses
on the site, with a cap of 315,950 square feet reserved for retail development. Pro-
posed uses include, but are not limited to, retail, medical-dental office, general office,
and essential-services land uses.
MethodololZv Conventionallv EmDloved in DefininlZ a SUDDort 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 (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 study area.
This methodology forecasts future development on currently undeveloped 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 the most recent Census
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 compre-
hensive-plan 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 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, TAZ forecasts have been subjected regu-
larly to recalculations that account for urban- and suburban-area growth in Collier
County generally and the area under study specifically.
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Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-11
Table 1.06.1 below provides important examples 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 1.06.01 and subsequent ta-
bles is exhibited on the facing page. Appended Section I, Exhibit 2 provides the find-
ings ofthe 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
TAZ
Number
214
215
216
217
393
394
395
396
398
399
400
402
Total
Single-Family
(SF)
2,088
2,275
2,085
1,659
3,091
4,707
1,808
3,676
3,115
6,167
4,066
905
35,642
Multi-Family
(MF)
16
27
145
879
48
46
31
106
1,107
2,211
o
Q
4,616
Population
(Build-Oull
2,104
2,302
2,230
2,538
3,139
4,753 /
1,839
3,782
4,222
8,378
4,066
905
40,258
Source: 2005 Residential Build-Out Studv, Collier County Comprehensive Planning Department
Note: The PT A includes T AZ areas within 3.0-radial miles of the center of the proposed Randall
Boulevard Sub-District.
***
Fraser & Mohlke Associates undertook this revision of the Randall Boulevard
Sub-District market-conditions study submitted on April 25, 2008, to account for
changed conditions since 2008. Importantly, the "revised" study includes relevant
findings and recommendations of the recently completed final report of the East of
Countv Road 951 Infrastructure and Services Horizon Studv ("the Horizon Study")
presented to the Board of County Commissioners (BCC) on September 29, 2008, and
summarized below.
Horizon Study Background
On May 24, 2006 the BCC was presented the preliminary report of the Hori-
zon Study. The purpose of the preliminary report was to identification three levels of
service options for public infrastructure and service outlays for the Horizon Study
area east of County Road 951 (CR-951).
'-to
Randall Boulevard Sub.District Market-Conditions Study
Exhibit L/Page 1-12
During the 2006 presentation, the BCC provided staff with direction to in-
clude a land use model, specifically a Collier County Interactive Growth Model
(CIGM) into the study to refine infrastructure planning in areas lying east of CR-951
to determine population and its distribution over time to build.out. This would inte-
grate the findings of the service-level options cited above and create such a growth
model to address the future growth expected in that area. The CIGM study area in-
cluded 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 year 2030 population
of 688,489 for the study area. In 2005, Comprehensive Planning estimated the study
area to have a population of 71,000 persons. However, subsequent land.cover data
assembled in 2007 by a Horizon Study consultant forecast of a build-out population
of 442,537 persons.
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 projected a build.out scenario but
did not forecast its timing.
The 2005 Build-Out Study predicted what build-out conditions would be, but
did not estimate 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, flexible
method to keep pace with its growth. An improved approach was desired in order to
link population growth with capital infrastructure expenditures, while balancing the
growing demand for public services.
To better gauge the timing and manner in which the area will develop and
the necessary decisions related to public capital outlays for that development, the
BCC directed Staff to incorporate a land-use component into the study. Following a
search to select firms that provide land-use studies to municipalities and counties,
the firm of Van Buskirk, Ryffel & Associates (VBR) was selected, due largely to
VBR's trl).demarked and copyrighted product, the "Interactive Growth Model," could
provide the modeling needed to address questions related to future growth in the
area covered by the Horizon Study.
The Interactive Growth Model employs population forecasting as the key
element in predicting future need for essential public services. Over time, it can dis-
tribute the population in five.year increments to a VBR predicted build-out in 2080.
It can also be applied to commercial corridor allocation models, comprehensive plan
updates, economic development, and Traffic Analysis Zone (TAZ) updates.
The Interactive Growth Model can be used to determine the timing and loca.
tion of utilities, school facilities, parks and recreation facilities, and fire stations
among others. It can also be used to demonstrate "What If?" scenarios of alternative
growth management policies and decisions of the community allowing the implica.
tions and results of different planning decisions under study.
l\~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-13
For planning purposes, Collier County also selected seven sub-models of the
Interactive Growth Model including: Commercial, IndustriallWholesale, School Fa-
cilities, Open Space, FireIEMS, Law Enforcement, and Affordable Housing. These
seven sub-models were used to determine the need and extent of each category,
commensurate with population growth, and to assist in recommending their optimal
locations.
Overview of the Collier Interactive Growth Model
The purpose of the Collier Interactive Growth Model (CIGM) was to forecast
the spatial distribution of the County's population to build-out and to forecast the
apportionment of land uses needed to meet the needs of the population in the most
cost-effective manner. The specific goals of the Horizon Study included:
. Forecasting accurately population growth to build-out in its study area;
. Forecasting when and where growth will take place;
. Determining if there will be sufficient land uses designated to support the
goods and services needs of the population;
. Determining the need for a supported land use by its type and intensity; and
. Forecasting the timing and spacing of supporting facilities such as schools,
parks, commercial centers and fire stations.
When creating the CIGM, County planners and VBR made certain assump-
tions in establishing the year 2007 baseline scenario that persisted throughout de-
velopment ofthe CIGM as follows:
. The study area consisted oflands lying east of CR-951, except Marco Island.
. The study area was divided into 172 zone areas, each known as a Traffic
Analysis Zone (TAZ). With some adjustments, each zone was inventoried for
current development and potential development based on the Future Land
Use Element (FLUE) policies 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 problem
parameters are defined, a algorithm will produce a solution).
. The parameters for the public school sub-model are current level of service,
school plants by type, plant capacity, timing of plants and the students gen-
erated by school plants over time in order to determine the timing and loca-
tion of facilities. When sub-model parameters change, the CIGM is adjusted
accordingly and all new data is processed through the software, making he
CIGM a dynamic model; the 2007 CIGM baseline scenario is based on current
levels of service, and as these change, resultant CIGM data sets change.
. The parameters for the public recreation and park sub-model were the cur-
rent level of service for existing community and regional parks.
L\-~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 1-14
. The parameters for the commercial sub-model were the Urban Land Institute
(ULI) guidelines and the current market in the study area for neighborhood,
community and regional commercial centers.
. The parameters for the fire station sub-model were the ISO standards and
requirements of fire stations 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 service area for schools, parks and fire stations, and the market area for
commercial facilities were all within the Horizon Study area limits in 2007.
The CIGM consists of data and formulas 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 address the
goals ofthe study and the development ofthe 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 offuture residents by TAZ;
. The disaggregation of the study area into 172 TAZ areas that comprise ap-
proximately 70,000 individual parcels of land, to facilitate the handling of an
estimated one million bits of data;
. An accurate population forecast (the Population Forecast Model);
. The design and development of sub-models selected by County planners;
. The design and development of criteria and formulas for the spatial distribu-
tion of development over time;
. Data output by TAZ 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 of the Horizon Study.
Build-Out Model Population Forecasting
Aggregate projected population for Collier County in five-year increments
was the key component of the Collier Interactive Growth Model (CIGM). The CIGM
had the capability to distribute that population by sub-area, over time to build-out.
<..\\0
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-15
Knowledge of the distribution of population over time creates the ability to de-
termine when and where public and private support services and land uses need to
be, and to provide them in the most efficient manner geographically. The benefits of
an accurate build-out population model include:
. 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 accurate ap-
plications and methodologies to forecast aggregate population growth than the typi-
cal linear extrapolation that has been the basic forecasting method used 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's Metropolitan Planning Organization (MPO) for local
transportation modeling.
The map on the facing page shows the location and identification number of
each TAZ identifying each of the areas analyzed by the Horizon Study.
~~
Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 1-16
Horizon Study Area Population Forecast: 2007 to Buildout*
Year PODulation
2007 79,568
2010 89,910
2015 117,916
2020 153,631
2025 191,329
2030 230,283
2035 269,814
2040 308,560
2045 343,071
2050 371,180
2055 392,562
2060 407,970
2070 418,623
2075 430,524
2080 433,628
Buildout 442,537
Source: Van Buskirk, Ryffel, & Associates, Inc. (See VBR Table 2.01 at 90% 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 the County's Future Land Use
Map (FLUM) series; a sub-model can be updated annually.
A VBR sub-model table accompanied by supporting text from pages 45
through 49 of the CIGM Executive Summary is appended to Section I under Exhibit
1-2B. The table indicates the location, by Traffic Analysis Zone in the general area
under study, 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 popu-
lation.
5tJ
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 1-17
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 successfully a wide range of development and envi-
ronmental concerns important to the residents of Collier County. The adopted
GMP implements multiple goals, objectives and policies designed to protect
the public's interest and to preserve the natural environment.
. The C1GM estimates that the population for the 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 of the key sub-districts including the follow-
ing: Rural Lands Settlement Area (RLSA) 210,632 persons; Rural Fringe
Mixed Use District (RFMUD), 34,837 persons; 1mmokalee, 59,127 persons;
and the Golden Gate Estates (GGE) 79,614 persons.
There are sufficient opportunities provided in the FLUE for land uses desig-
nated for schools, community parks, commercial centers, industrial develop-
ment, fire and EMS stations and sheriff sub-stations to meet the needs of fu-
ture populations with the exception of 1mmokalee. It is anticipated that the
1mmokalee Master Plan will address these land-use needs.
. Golden Gate Estates (GGE) is a unique low-density residential development.
One strategy to address its service(s) shortfalls is to distribute such land uses
in the GGE as little as possible. Locating a public-service facility on its pe-
riphery in which the facility's service area is sufficient to penetrate an area of
the Estates' so its coverage provides residents with adequate service levels.
. For each of the towns and villages developed in the RLSA, a level of specific-
ity needs to be established in the development of their plans for land uses
and the spatial distribution to ensure that the needs of future populations are
met. For example, if there is a need for multiple elementary schools, it is im-
portant that the future sites be spatially located to serve individual neigh-
borhoods. The C1GM can provide the data needed to assist in this endeavor.
. The FLUE does not have provisions for a regional center. Given the fore-
casted build-out population of the RLSA and 1mmokalee of 269,759 persons,
it can help determine the need for a regional center to support a regional
hospital, a regional shopping center, a regional park, and other critical serv-
ice amenities.
. 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.
***
'52-
Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage 1-18
Employing CIGM Methods to Forecast the Primary Trade Area Population
Persons-per-household (PPH) data employed in Table 1.07.1 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 1.07.1 utilizes the referenced PPH data to estimate the base-year
2007 population for the Primary Trade Area (PTA).
Table 1.07.1
Primary Trade Area (PT A) Estimates of Dwelling Unit Projections East of CR-951'
(PPH data derived from the 2005 Residential Build-Out Study
Dwelling" Persons-Per:" Total Persons
TAZ Year Units IOUl Household lPPHl lDU 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
394 2007 521 2.92 1,521
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 ill 2.87 347
Totals 2007 4,840 ... 13,271
. Estimates provided by Van Buskirk, Ryffel, & Associates, Inc. (VBR)
H
PPH calculations are derived 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 of this Market Study (See Table 3.01.3, excerpted
from the Commercial Demand Studv for the Golden Gate Area. October 2003).
54-
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 1-19
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 the 2005 Study
and CIGM-based estimates.
Collier Interactive Growth Model (CIGM) utilizes the Sigmoid or Logistic
method to forecast population. Aggregate projected population for Collier County in
five-year increments is the key component of the CIGM enabling it to distribute that
population by sub-area, over time to build-out.
Tables 1.09 through 1.11 project dwelling units and population for the Sub-
District's Primary Trade Area (PTA) for the following forecasted years: 2007, 2010,
and 2015. Tables provide detailed data for the forecasted year as well as projecting
the number of dwelling units and the population at the time of build-out for each of
the reported Traffic Analysis Zones.
The analysis begins with U. S. Census accounting of PTA dwelling units and
population in 2000 as demonstrated in Table 1.08:
Table 1.08
Primary Trade Area (PT A) Estimates of Dwelling Units East of CR-951
Reported By Traffic Analysis Zone (TAZ) for U. S. Census Vear 2000'
TAZ' Total Dwelling' Total' U.S.Census DU% U. S. Census
Net Units (DU) Build-out Year (2000) Developed Year (2000)
TAZ Year Acres At Build-out PODulation DU ISF/MFI In 2000 PODulation
214 2000 1,224 702 2,200 251 35.75 854
215 2000 1,985 865 2,711 375 43.35 1,211
216 2000 1,953 817 2,561 390 47.74 1,213
217 2000 RFMUO' 1,058 1,894 71 6.71 176
393 2000 2,065 1,137 3,564 180 15.83 574
394 2000 3,305 1,730 5,423 125 7.23 368
395 2000 1,208 657 2,059 93 14.16 272
396 2000 3,358 1,470 4,607 416 29.57 1,295
398 2000 1,407 1,674 4,330 126 7.53 313
399 2000 1,397 1,874 4,847 229 12.22 637
400 2000 3,432 1,450 4,545 213 19.36 673
402 2000 ~ 400 829 .Q 0.00 .Q
Totals 2000 26,437' 13,834 36,125 2,469 17.85 7,586
Source: 1) ZOATA1 File for Traffic Analysis Zones, 2000 U. S. Census
2) VBR Scenario Name: Baseline 2007 East of CR- 951
s~
Table 1.09
Primary Trade Area (PTA) Dwelling Unit and Population Projections East of CR.951
Reported By Traffic Analysis Zone (TAZ) for Forecasted Year (FY) 2007
TAZ Total Dwelling Total Forecasted DU% Forecasted
Net Units (DU) Build-Out Year (2007) Developed Year (2007)
TAZ Year Acres At Bulld-out PODulatlon DU (5F/MFI In 2007 PODulatlon
214 2007 1,224 702 2,200 333 47.18 1,038
215 2007 1,985 865 2,711 452 52.25 1,409
216 2007 1,953 817 2,561 449 54.96 1,400
217 2007RFMUD' 1,058 1,894 .- -. ...
393 2007 2,065 1,137 3,564 417 36.68 1,300
394 2007 3,305 1,730 5,423 521 30.12 1,624
395 2007 1,208 657 2,059 323 49.16 1,007
396 2007 3,358 1,470 4,607 663 45.10 2,067
398 2007 1,407 1,674 4,330 439 26.22 1,189
399 2007 1,397 1,874 4,847 676 36.07 1,831
400 2007 3,432 1 ,450 4,545 353 24.34 1,100
402 2007 5.103 400 829 121 30.25 W
Totals 2007 26,437' 13,834 36,125 4,747 34.31 14,156
Source: VBR Scenario Name: Baseline 2007 East of CR- 951
Table 1.10
Primary Trade Area (PTA) Estimates of Dwelling Unit Projections East of CR-951
Reported By Traffic Analysis Zone (TAZ) for Forecasted Year (FY) 2010
TAZ Total Dwelling Total Forecasted DU% Forecasted
Net Units (DU) Build-Out Year (2010) Developed Year (2010)
TAZ Year Acres At Bulld-out PODulation DU (5F/MFI In 2010 PODulatlon
214 2010 1,224 702 2,200 380 54.13 1,185
215 2010 1,985 865 2,711 509 58.84 1,587
216 2010 1,953 817 2,561 502 61.44 1,565
217 2010 RFMUD' 1,058 1,894 .- -. ...
393 2010 2,065 1,137 3,564 490 43.10 1,528
394 2010 3,305 1,730 5,423 624 36.07 1,946
395 2010 1,208 657 2,059 367 55.86 1,144
396 2010 3,358 1,470 4,607 761 51.77 2,373
398 2010 1,407 1,674 4,330 521 31.12 1,409
399 2010 1,397 1,874 4,847 782 41.73 2,115
400 2010 3,432 1,450 4,545 429 29.59 1,337
402 2010 5.103 400 829 m 4.75 ~
Totals 2010 26,437' 13,834 36,125 5,504 39.79 16,409
Source: VBR Scenario Name: Baseline 2007 East of CR. 951
S~
Table 1.11
Primary Trade Area (PTAI Estimates of Dwelling Unit Projections East of CR-951
Reported By Traffic Analysis Zone (TAZI for Forecasted Year (FYI 2015
TAZ Total Dwelling Total Forecasted DU% Forecasted
Net Units (DUI Build-Out Year (20151 Developed Year (20151
TAZ Year Acres At Bulld-Out PODulatlon DU ISF/MFI In 2015 PODulation 1
214 2015 1.224 702 2.200 456 64.96 1.537
215 2015 1.985 865 2.711 598 69.13 1.908
216 2015 1.953 817 2.561 584 71.48 1.705
217 2015 RFMUO' 1.058 1.894 ... - ...
393 2015 2.065 1.137 3.564 617 54.27 1.900
394 2015 3.305 1.730 5.423 812 46.94 2.371
395 2015 1.208 657 2.059 437 66.51 1.263
396 2015 3,358 1,470 4.607 923 62.79 2,769
398 2015 1,407 1.674 4.330 674 40.26 1.153
399 2015 1.397 1,874 4.847 968 51.65 1,752
400 2015 3,432 1,450 4.545 577 39.79 1,823
402 2015 ~ 400 829 170 42.50 488
Totals 2015 26.437' 13.834 36,125 6.816 49.27 18.669
Source: VBR Scenario Name: Baseline 2007 East of CR. 951
Note: 1) Based on Persons-Per-Household data reported in Table 106.2
***
Data derived from the above tables will be the basis for:
. Estimating supportable acreage and square footage for commercial centers
located in the PTA, and
. Calculating commercial demand by providing evidence of the viability of pro-
posed commercial activity based on population and economic growth in ana.
lyzed geographic areas.
***
The remainder of Section I will be devoted to:
. Calculating the dimensions of total market area commercial development,
. Documenting available source materials needed to verify the analysis, and
. Providing exhibits that map and illustrate PTA market conditions.
toO
.
Calculating the Dimensions of Total Market Area 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 Collier Interactive Growth Model (CIGM) 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: 13,110 persons;
. Community Center: 34,464 persons; and a
. Regional Center: 157,324 persons.
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 14,156 persons the CIGM forecast for the PTA in 2007 in (See
Table 1.09) translates to 8.45 square per capita; it equates to 119,618 square feet.
Accounting for a Floor Area Ratio (FAR) of 20 percent, an 119,618-square-foot struc-
ture if developed in 2007 would have required a developable property of 13.73 acres.
The 36,125-person Primary Trade Area (PTA) population that the CIGM
forecast for build-out in Table 1.09 translates to 7.48 square feet per capita; it
equates to 301,130 square feet. Accounting for a Floor Area Ratio (FAR) of 20 per-
cent, a 301,130-square-foot structure at build-out would require a developable prop-
erty of 34.56 acres.
Table 1.07.2 demonstrates a 27,874-person population of the Secondary Mar-
ket Area (SMA) for the Randall Boulevard Sub-District based on the findings of the
2005 Build-Out Study. Table 1.12 demonstrates a 27,239-person population for the
Randall Boulevard Sub-District SMA based on the findings of the 2007 Collier In-
teractive Growth Model (CIGM). The CIGM SMA population of 27,239 persons will
be used to calculate the combined PTA and SMA population at build-out.
The combined 36.125-nerson Primary Trade Area (PTA) and 27.239-nerson
Secondary Market Area (SMA) nonulation of 63.364 versons forecast for build-out
translates to a Communitv Center standard of 7.48 acres ver cavita eQuatinl!' to
473.963 SQuare feet. Accountinl!' for a Floor Area Ratio (FAR) of 20 nercent. a
473.963 -SQuare-foot structure at build-out would reQuire 54.40 acres.
~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-20
Section I - Exhibit 3 that follows documents the number of approved dwelling
units and permitted commercial development for each Planned Unit Development
(PUD) within the general boundaries of the area under study; relevant components
are highlighted in light grey.
Other exhibits that follow include:
. Collier MPO Transportation Work Program (2009/2010 to 2013/2014),
. Collier AUIR Five-Year Work Program (2008),
. Collier County Long Range Transportation Plan (2030),
. Commercial/Service Sub-Model, CIGM Executive Summary (2008), and
. Collier County Residential Build-Out Study (2005).
***
Additional Market-Conditions Analysis
Section II of this Study will describe and analyze exiting zoned and/or devel-
oped commercial property located in general proximity to the Sub-District site situ-
ated on the south side of Randall Boulevard east of its intersection with Immokalee
Road (CR-846).
Section III: Analyzes retail demand.
Section IV: Summarizes study findings and recommendations.
Section V: Provides an ADDendix with supplementary documentation.
***
\oL\
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-21
Section I - Exhibit I-A
Metropolitan Planning Organization (MPO)
Draft Tentative Work Program
Fiscal Year 2009/2010 to Fiscal Year 2013/2014
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q2-.
'<t
M
,
:>
Randall Boulevard Sub-District Market.Conditions Study
Exhibit L/Page 1-22
Section I - Exhibit I-B
Collier County
Annual Update and Inventory Report (AUIR)
Fiscal Year 2008/09 to Fiscal Year 2012/13
q~
100111,. ehown In ThouIanda)
Project Project
# Name
FY08 FY.O FY11 FY.2 FY.3
SUMMARY OF PROJECTS Amoun. AmlHlnt Amount
-- Fronk (PRR-GGPKWY) ,
JoI_ Gate Pkwy 0veIpa..
0 Imm0k8", RdICollJer Blvd ~rd
ll6045 ImmakaIM ReI 171 - Collier Btvd. ,
60109 Ratdeanake Polly to Collier Blvd
6208" SBB Ph I CotIPh I ROW ,
60091 "RIa s.m.,. BtvdIPoIly 1,106 R 1....
63051 VancIwbIJt Bcb RdfAlrport..coUlar Blvd.
65001 Collier 8fvdJlmmk Rd-GG Blvd.
1lOO42 Immokl:... RdlUS41-171 .
6000" Colli.,. Blvd (US 41 to CIvil)
Subtotal 1506 lW6
600018 Collier Blvd (D8vla to N of GO M81n Canal) 10,013 CII 12,817 CII 23.000
60073 Davia Boulevard - Collier _ RIIdJo 21,100 CII 21.180
60101 County Barn Ro8dIDIvis _ CRIN 7ea R 70.
=:.:. VanderbJtt s.ch RdICoIller BIvd..wl~n ',007 R 10.724 R 2.... R 2.... R 11,800 R 30,721
GoIdon Gate _ Eto On... 2.320 R 10,150 R 3,... R 38,100 CII 54,170
:: eou....1Itvd (QQ8 to Green) 2.000 1.716 R 23_ ' CII 32,116
CoI'... _ IN GG Canol .......) 2.000 R 27,000 DICII ".000
6006. R.ndan Blvd 1,000 R '.GOO
60060 t76Inten:hange. Enrglades
60176 Dnls Btvd LIghting
60'06 Northbrook8 WiclenlnglValewood Ext. .,000 CNR '.GOO
62081E SB8 -C_to...... ..... R ",100 CII 20....
Ofl weir (lmmk + 1.1 mil. & Camp Kels of- 1.5
6004# mila) 24,1120 C 21.... CII ",GOO
6004# 011 Well (EY8I'fiI"d.. . E Desoto) .
60020 WfIIlOn Btvd (GGB - Immk Rd) ..... 0 ','40 R 2,006 R 12....
60027 GoIdon _ Pkwy
Advanced Construction
Contlngoncy 11,873 3.'76 ..... 3.... #,000 .....2
Subtotal 86626 66931 11100 79384 60eOo 303,641
r.... "'12 U.31 11100 7.... 50 '#7
00eraII0... ImDl"OVtlment&lProarams
66066 ---mp- 2.... '.000 ..000 .,000 .,GOO 22.000
6606. Ma,tor Im.ra.ctIon Impt'OVamentS '.000 1.006 1.000 1,000 '.000 .,GOO
60016 Intarsaction Safety#CIIPllcity Improve '50 1,710 1,750 1,750 1,710 7,750
"1 N.w Trame SIgu" 760 7.. 7.. 760 760 3.750
'houlder Safety PfOgl'llm 60 .. .. .. .. 2150
rrarnc Calmlng/StudJes 260 2150 2150 260 2.. .....
" --_....... ... ... ... ... ... 2,...
35010 Tran.1t Facility ~ Tl'llnafer"te ,
61010 Tn.Mk Enhancements 1,750 "... 1,250 1.000 1.000 6,...
Major_.
60173 RMul1liclnglReconldructlon .,;..
TBD Road RefurtJl8hlng '00 ... ... ... ...
Subtotat 0peraU0II$ 11AGO
Imp! oy..,tentaIProgram. ".. 11110 ..... .0... 5"'00
60003 Collector RoadaIMlnor Ar1eriaf Roadl: 1,1102 1,135 1.635 '.US .,us a,1<C2
60171 Ad_ ROW .,... 1,700 1.1500 f.... '.1500 .....
Trarm.r. to other funds 3.... ..... '.6150 '.1500 ..... 22,061
Impact r:.. Refunds 102 '.000 1.000 '.000 '.000 4,102
Debt ServIce Pymta CommM'Ci81 Paper - ..... ',1126 1~= 30.....
o.bt SatvIce Paymentl '3.1,. 1:187~ ..:.,. 13 17"- 1J 7,(, II 370
TalIil Funding Request All Funck 117 " 6# 12211. . #II
--
Impact FMsJCOA RhWllM 36.000 30.000 30.000 36.000 ...006 170.000
Go Tax Revenue 11,IOti 21,372 22,076 11,178 24.017 104,AI
.
GrantalRalmbu~lIfMnw ',184 2.... 2.000 ',176 '.1500 23,517
Short Term LOIIn Commtrclatl Paper 22,110 1.._ ....2 ......
r...._ .
Carry FotWIIrd ".5152 ......2
Stonn,4';ldl.{ Funding for ProjKts ,
GeneNI Fund 23.... ".000 2#,000 2#,000 ".000 11._
General Fund Tum bIIck ,
In_ 130s.
Re.......ue ReMrve 0511 - , .
Total 5 Vur Revenues 117. " 71 "012 .06 ...
Orou Surplu-,&hortfall , - 23,'" (23,666) . -
Attachment "0"
AUJR Update 2008 4 VNr Wont Program/CIE
CUm....ttve
I1ftL.
s ~ Study
- ~DMlQn
, MlIIQdon
... . Conatructlon
R-ROW
LS.............
,.-
AM . Ace-. MIIDIlgentent
LP_ StB Loan ~t tD ltate
23....
Production Rudy May aUow for IeIIIng In FY2011
.... Schedule tau been acQul1Ml baled on nMd Ind finlnclng
Depending on actual costs for 011 Well Road. Condngency In FYOIl WOdId M UMd for projectI; InclUding:
..... fIllIlI-llIlOId. US41........ ........_ .,...._...... ~
.v...............AIIpllf1..............k.....~ et1,t1C1,01ac-truallon.
. ,..,.................. ..............~.........IlClW........
<1\0 18
LAst UpdltaclII13101
Updaim fOr AUIR oa Updlte
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-23
Section I - Exhibit 2-A
Collier County
Residential Build-Out Study
March 2005
q<(
~DE~TIAL BUILD-OUT STUQY
The 2005 Residential Build-out Study entails an analysis of undeveloped lands to
determine likely future residential development, combined with existing residential
development, to project the total number of dwelling units and resulting permanent
population. This Study reflects one plaUSible development scenario, one that neither
reflects the maximum development potential nor the minimum development potential.
There are an infinite number of possible scenarios due to the many variables involved
and, therefore, a degree of conjecture is inherent in this type of analysis. The variables
include future occupancylvacancy rates; future persons per household ratios; the type
and density/intensity of future development requests and approvals; and possible future
regulatory changes.
Projections of future development location, type and density/intensity are made for
general planning purposes; as such, these projections should NOT be relied upon as
creating an absolute expectation of future development approvals. This Study is a
planning tool, not a blueprint or vision for future development order approvals by the
BCC.
Due to the numerous variables involved in this build-out analysis, the data in this Study
should not be used to predict dwelling unit or population totals at the level of individual
Traffic Analysis Zones (TAls); rather, the more TAls that are aggregated, the greater
the confidence in the resulting projections, This is especially true for sparsely developed
areas of the county where there is little, if any, established development pattern
The objective of this Build-out Study is to project what the dwelling unit and population
counts will be, and their distribution, at build-out; it is not to predict when build-out will
occur. However, if the countywide annual average growth rate since 2000 (5.05%) were
to remain steady into the future, build-out could occur as soon as 2026, Staff does not
anticipate that build-out will be achieved in about twenty years, for three reasons: 1) past
experience has shown that the growth rate will vary over time, especially during cyclical
economic downturns (think of the early 1990's - Collier County's growth slowed down,
albeit not as significantly as most other parts of the country); 2) different areas of the
county experience different growth rates; and, 3) as build-out is approached, the growth
rate will decline significantly. Additionally, the latest population projections prepared by
the Comprehensive Planning Department (in 2004) project the countywide permanent
population in 2030 at 739,700.
Attached is a spreadsheet depicting the projected dweUing units and population at build-
out for the entire county and various sub-parts, A few observations: 1) The area lying
east of Collier Boulevard, mostly rural lands and the semi-rural Golden Gate Estates, is
projected to contain the majority of the county's population (almost 55%) at build-out
2) The Immokalee urban area has a significant growth potential. Much of the Immokalee
urban area is comprised of undeveloped land or land in agricultural uses, not unlike the
coastal urban area 30 or so years ago, 3) Not surprisingly, the percentage of the
county's population within the incorporated areas will continue to diminish in size (about
7% at build-out, barring significant annexations or incorporation of new cities),
Methodolooy
The Collier MPO, Metropolitan Planning Organization, adopted its version of the 2000
Census Traffic Analysis Zones in 2004, The MPO consultant produced a TAl map with
t()O
accompanying dwelling unit and population data, the foundation of which is the 2000
Census, Graphics and Comprehensive Planning staff then split many of MPO's TAZs
into sub- T AZs (so as to allow for the annual compilation of data by various geographies,
e,g. Planning Communities, as required by the Future land Use Element and the Inter-
local Agreement with the Collier County School Board), This resulted in year 2000
dwelling unit and population counts by 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 T AZ,
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 T AZ. This 2004
data is the base year data for the Build-out Study,
Staff then reviewed each T AZ to determine the number of approved but un-built dwelling
units, using Property Appraiser aerials, parcel data, and assessment maps; zoning
maps; and, the February 2005 PUD list For urban-designated properties containing
"unzoned" land - typically zoned A, Rural Agriculture, staff predicted the number of
dwelling units, if any, that might be approved via a rezoning, based upon the
assumptions noted below. For properties in the rural area, staff predicted the number of
dwelling units that might be built, also using the assumptions noted below,
Staff did not re-analyze the 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 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,
AssumDtions
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 m!IXimum of 4 DUlA 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 DUlA - no utilization of density
bonuses is assumed.
2, In the Urban Residential Fringe, assume density capped at 1,5 DU/A; that is, assume
no Transfer of Development Rights from the Rural Fringe Mixed Use District
3, For most properties for which a Mure 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.
lt1-
"
Golden Gate Estates
1, For all parcels large enough to be subdivided, e,g, 5-acre tract, assume 75%, will
subdivide,
2. Assume properties designated to allow commercial zoning will be rezoned to
commercial, not residential.
Rural Frinae Mixed Use District (RFMUDl
1. Assume four Rural Villages will be developed, the maximum allowed.
2, Assume the Rural Village to develop in the Receiving area on the south side of
Immokalee Road and west of Wilson Blvd, will be the minimum size allowed, 300
acres,
3, Assume the Rural Village to develop in the Receiving area on the east side of
Immokalee Road and north of Golden Gate Estates will be the median size allowed,
900 acres (the mid point between the minimum of 300 acres and maximum of 1500
acres),
4. Assume the Rural Village to develop in the Receiving area in North Belle Meade will
be the median size allowed, 900 acres,
5, Assume the Rural Village to develop in the Receiving area on the north side of US-
41 East will be the median size allowed, 1400 acres (the mid point between the
minimum of 300 acres and maximum of 2500 acres),
6, Assume all Rural Villages will be developed at the median density allowed, 2,5 DUlA
(mid point between the minimum of 2 DUlA and maximum of 3 OU/A),
7. Assume the dwelling unit mix in each Rural Village will be 50% single family and
50% multi-family.
8, Assume the pending Growth Management Plan amendment (CP-2004-4) will be
approved to create additional TOR bonuses,
9, Assume the pending Growth Management Plan amendment (CP-2004-2) will be
approved to re-designate 232 acres from Neutral Lands to Sending Lands and
Receiving Lands, located south of Immokalee Road and west of Wilson Blvd.
Rural Lands Stewardshio Area (RLSA)
1, Stewardshio Sendina Area (SSA\ Credit Assumotions:
a. Assume 95% of Flow-way Stewardship Areas (FSAs), Habitat Stewardship Areas
(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 (R1) will encompass 75% of land area,
e, Restoration Credits for completion (R2) will encompass 50% of land area,
The above entitles 56,365 acres of Stewardship Receiving Area, approximately
76% of "open area" (20% in Area of Critical State Concern - ACSC).
2, StewardshiD Receivina Area (SRA) Assumotions:
a, Assume Towns, Villages, Hamlets and Compact Rural Developments (CROs) will
develop at 3000, 700, 80 and 80 acres, respectively,
~
16<.f
b. Assume Towns, Villages, Hamlets and CRDs will develop at densities of 3, 3, 1,5
and 1.5 DUlA.
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, Develooment outside SRAs:
a, For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12%
Baseline development
b, For "Open lands" within the ACSC, assume 40% Agriculture and 40% Baseline
Development
Assume no baseline development inside Flow-way Stewardship Areas, Habitat
Stewardship Areas, or Water Retention Areas,
RLSA BUILD-OUT SUMMARY SHEET
Open Areas (not within ACSC):
Acres DU!
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
Aariculture 8.259
Subtotal 70,828 121,425
Open Areas (ACSC):
Village 500 (2) 1,000 3,000
Village 300 (5) 1,500 4,500
HamletlCRD (10) 1,000 1,500
Baseline 6,765 1,353
Agriculture 6,765
Subtotal 17,030 10,353
TOTAL RLSA 87,858 131,778
<I
\t~
GGE E, of 951 & Settlement Area
2000 EST. BID DUs EST, BID POP
TAZ SFDU MFDU Total DUs SF Population MF Population Total Population
212 289 - 289 897 - 897
213 532 - 532 1743 - 1743
214 618 3 621 2,088 16 2104
215 711 5 716 2,275 27 2302
216 648 58 706 2085 145 2230
218 237 - 237 707 - 707
218.1 352 5 357 1050 27 1077
221 217 12 229 638 29 667
222 4,256 79 4335 14227 129 14356
225.1 32 - 32 95 - 95
231 247 9 256 646 33 679
232 285 7 292 834 28 862
234 590 15 605 1943 36 1979
235 299 8 307 964 14 978
236 435 6 441 1,426 23 1,449
237 946 2 948 2,875 . 2875
238 249 - 249 782 - 782
238,1 337 8 345 1,058 29 1087
238,2 30 - 30 94 - 94
239 201 - 201 519 - 519
240 297 - 297 915 - 915
241 193 7 200 618 17 635
241.1 34 - 34 109 - 109
390 2774 18 2,792 7397 89 7486
391 1478 - 1478 4629 - 4629
391.1 26 - 26 81 - 81
393 974 10 984 3,014 48 3062
393,1 25 - 25 77 - 77
394 1593 16 1609 4,707 46 4752
395 615 11 626 1808 31 1839
396 1218 22 1240 3676 106 3782
398 1254 604 1858 3115 1107 4222
399 2217 LZ06 3423 6167 2211 8378
400 1,287 - 1,287 4,066 - 4,066
sum 26.496 2111 21.M7 77.\126 4191 "'- 81,611
GGE East of CR.951 & Rural Settlement Area
NOTES:
SFDU = Single Family Dwelling Unit
MFDU = Multi-Family Dwelling Unit
GGE = Golden Gate Estates
T AZ = Traffic Analysis Zone
CR-951 a/k/a Collier Blvd.
Data should not necessarily be considered accurate for a single TAZ; it is considered most reliable when multiple contiguous TAZs are aggregat
Prepared by Collier County Comprehensive Planning Department, March 2005.
2005Build-outStudy-GGE+ TAZs,xls
G, Comp, Bulldout StUdy 2005
dw/March 2005
\O~
RFMUD
Rural Frin e Mixed Use District RFMUD
III : , . : , ...
, . . 0, . .00 , 0 . . . 0, .0. .
217 655 403 1058 1659 879 2539
219 108 3 111 332 7 339
223 335 - 335 994 - 994
223.1 44 - 44 131 - 131
223,2 112 - 112 332 - 332
224 180 12 192 534 16 550
224.1 60 2 62 178 3 181
225 1,217 1,145 2362 3610 1561 5172
227 560 - 560 1661 - 1661
227,1 59 - 59 175 - 175
227,2 81 - 81 240 - 240
228 104 9 113 314 12 327
228,1 128 - 128 387 - 387
229 362 9 371 944 11 955
229.1 75 - 75 196 - 196
230,1 - - - - - -
355 2856 1864 4,720 13090 7100 20,190
355,1 15 - 15 69 - 69
355.2 - - - - - -
356 26 18 44 104 35 139
357,1 1523 291 1JI14 4,143 399 4,542
357,2 165 15 180 449 21 469
358.1 21 - 21 84 - 84
359,1 - - - - - -
360.1 38 1 39 152 1 153
361,1 20 - 20 47 - 47
362.1 - - - - - -
365 242 239 481 510 319 829
367 10 - 10 21 - 21
392,1 75 75 150 263 325 588
392,2 0 0 0 0 0 1
397 1898 1,251 3149 5451 2294 7744
400,1 - - - - - -
400.2 40 - 40 126 - 126
401 - - - - - -
401,1 240 257 497 489 924 1413
402 315 - 315 905 - 905
402,2 - - - - - -
403.1 1138 1,137 2275 3495 2,653 6148
403,2 - - - - - -
sum 1 2 6,731 19.433 418H 1., 9 ~44
NOTES:
SFDU = Single Family Dwelling Unit
MFDU = Multi-Family Dwelling Unit
TAZ = Traffic Analysis Zone
.Jata should not necessarily be considered accurate for a single T AZ..
Prepared by Collier County Comprehensive Planning Department, March 2005.
2005Suild-outStudy-GGE+ T AZs,xls
G, Comp, Sulldout Study 2005
dw/March 2005
\\D
RLSA
Rural Lands Stewardshi Area RLSA
'" =: , . : , ...
. . . . . . . . , . ". . .. .. . .
378 32 3 35 49 3 52
378,1 1660 1656 3316 2554 1623 4177
379 927 924 1852 3014 1479 4493
380 76 79 155 343 158 501
381 2864 2869 5734 12890 6313 19203
382,1 1067 1061 2128 4802 2,335 7137
383,1 14223 14214 28 436 49 779 31 270 81 049
383,2 357 356 713 1249 783 2033
386 1956 1942 3897 3694 5825 9519
386,1 530 529 1059 1002 1588 2589
386,2 - - . - - -
386,3 1564 1564 3129 2955 4693 7648
386,4 955 954 1909 1803 2861 4665
387 6727 6727 13455 23 546 14800 38347
387.1 138 138 275 481 303 784
387,2 148 148 296 518 326 844
387.3 127 127 255 446 280 726
388,1 1422 1422 2844 4977 3128 8106
388.2 1041 1041 2083 3645 2291 5936
388,3 55 55 110 193 122 315
389 3823 3823 7645 13379 8410 21 789
389,1 - - - - - -
390.1 445 445 889 1186 2199 3384
390.2 2008 1526 3534 5355 7546 12901
392 1523 1547 3070 5331 6704 12035
392,3 607 607 1214 2124 2629 4753
409,1 849 849 1699 4065 2848 6913
419 2989 2983 5972 15443 8617 24 060
421,1 8588 8594 17183 20 208 24 828 45 037
421.2 38 38 75 89 109 197
422 1672 1669 3341 4458 4821 9280
425,2 4265 4262 8526 13594 6974 20 567
426,1 98 98 196 462 330 792
426,2 16 16 33 78 55 133
427 2407 2407 4814 11370 8111 19481
430,1 1,205 1,205 2,409 5,690 4,059 9,749
$\1m ".4tr,t H.B71l 1 1fi18, BlI1113
NOTES:
SFDU = Single Family Dwelling Unit
MFDU = Multi-Family Dwelling Unit
T AZ = Traffic Analysis Zone
Data should not necessarily be considered accurate for a single T AZ"
Prepared by Collier County Comprehensive Planning Department, March 2005.
2005Build-outStudy-GGE+ TAZs.xls
G, Comp, Buih:lout Study 2005
dw/March 2005
\\'2-
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1-24
Section I - Exhibit 2-B
CIGM Executive Summary
Commercial/Service Sub-Model
September 2008
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For a Class 1 rating, according to the Insurance Services Office (ISO), all sections of
the study area with hydrant protection should be within 1.5 miles of a fully equipped
engine company, The distance is measured along an all-weather road. At build-out,
most areas in the study area with the exceptions of Preservation, Conservation and
Golden Gate Estates, would be served by a public water supply. There are sufficient
land uses in the towns and villages in the RLSA, in the villages of the RFMUD and in
the activity areas to meet the needs for 27 fire stations for a Class 1 rating, However,
those areas without a public water supply like Golden Gate Estates, have a Class 9
rating, There are several options available to provide them with fire protection, but in
all probability they can be raised to a Class 88 rating,
Most communities are co-locating their Fire Stations and their EMS Stations. The
service area of a fire station on average in the study area, has a similar population size
as an EMS station, therefore it makes good sense to co-locate, The CIGM co-located all
future fire and EMS stations,
Commercial/Service Sub-Model
The commercial/service model was created to determine the demand for
neighborhood community, and regional commercial centers, which includes retail and
office space, This helps determine their optimal locations, required as a function of time
and population and as a result of disposable incomes of the population, This 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 inputs to any revisions of the
County's Land Use Plan and can be updated annually from data queries,
45
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Table 10 indicates the location, by TAZ, of existing and future, optimally located
commercial centers by type and the timeframe in which they will be needed to serve the
growing population,
Table 10
Study Area Commercial Centers 2007-Build-out
By Tvpe and T AZ Location
Year TAZ Neighborhood Community Regional
2007 417 NC'
2007 396 NC
2007 359 NC
2007 408 NC
2007 357 1/2 NC*
2007 403 1/2NC
2007 232 1/2NC
2007 220 1/2NC
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
48
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Map 2
Disag;gregation of the Study Area into T AZs
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I 388 I TAZ with 10 Number
o Study Area
- County Boundary
-~ Coastline
- -~". Major Roads
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This map Is for planning purposes only end does not represent enycommil:ment by ColllerCOUlty a5to Its
pollcles or resources. There were several sources of data used both public end private end CoIliElrCounty
cannotettesl: l!IS to its eocUI'Bcy orvelJdily. \I\11i1e every effort was made to eccurately depict the Information on
this map, errors end omissions may occur. Therefore Collier County cannot be held liable for incidents that
may resLll due to improper use of !he Information on this mep. Please contact the ColUer County Comprehensive
Planning Department with any qu&stioos regarding this map orto review the deta used to create it.
Sotu'Ce: Van Busk:Uk, Ryffel alld Associates, h\C
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CIGMBulkl-oul
MI$!"PllnJOverlly
llrbar. """" llth.n RUIlII ilLS.. RFMU[l Mlud Induslrllll Immokllee Golden G.G,E Cons......tion nlal
Rnil! R.sid COIS\ S.ttlemenl "" Get. NRPA
Subdi.ldd Fringe Fringe ,., Rulel hl.h,
Subdistri<;\ Subdistrict Subdisllit\
(MRSi
Do.
A~n' 13" 1238:5 17124 280. 203689 '83" 52. '18' 21784 '"'' "... 641114 1004388
OS, 2280 .." 4704 ".. ..,.. "'" 38' 0 '''''' "'" "7 .., 112957
.., 1712 ".. 1O.m 0 ''"'0 38" ." 0 103-45 0 0 .61-4 "".
SFIMFTobll "" 83" 16119 ".. 102143 19116 '304 0 "738 2"" 127 1111 201816
~I'm 0 0 , 1 7 3 0 0 4 3 0 0 "
Slbo.~
fllm,A.Tn 0 0 10 " '05 " 0 0 fIT " 0 0 SO.
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MIlI.A.", 0 0 " 80 217 93 0 0 " 76 0 0 68,
'"It.. 0 0 0 , 7 2 0 0 , 0 0 0 11
8chook
HillbAc,l. 0 0 0 80 '" 120 0 0 44 40 0 0 704
Cellllllunlly 0 0 0 17 80' 90 0 0 93 80 0 0 '04
P11llieAml
1l.IIIIA."1 18 '44 " 14 '51 76 . " 93' " , . ,,,.
1l.IIIIF 162$00 1671427 496495 155727 ""300 "." 42471 198198 3662500 "'''' ,.". "." 11198187
OflI.IA,ern . 78 " , ". " 2 10 181 " , . 55'
O!tlufr' 8755' 846153 2"'" "." 2058210 446946 "'" 106722 1966734 137214 ,..,,, "738 802979'
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34
l'Lc
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 1-25
Section I - Exhibit 3
Inventory of Approved Planned Unit Developments
2009
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Growth Management Plan Amendment
Market-Conditions Study
Exhibit L
Table of Contents
Section
1, Market Conditions
2. Existing Land Uses
3, Forecasting Commercial Demand
4. Problem Setting and Recommendations
S. Appendix
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Randall Boulevard Sub-District Market-Conditions Study
II, EXISTING LAND USES
Exhibit L/Page 11-1
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 study area commercial uses,
The predictable needs of an increasing study area population for goods and
services forecasts steady development of undeveloped commercial parcels along the
Immokalee Road (CR-846) and Randall Boulevard corridors, When growth does oc-
cur on undeveloped land approved for residential units, it will enhance the viability
of commercial uses proposed for the site proposed for the Randall Boulevard Sub-
District, Additionally, office space; repair and wholesale facilities; hotels and motels;
entertainment centers; and institutional uses -- such as churches, nursing homes,
and schools (public and private) n will need to be accommodated 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,l,
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 -- 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, Rural Estates, and Ur,
ban Estates planning communities are listed beginning on page 11,4. These designa,
tions are taken from the 2005 and the 2007 Commercial Land Use Inventory,
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Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/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 (PUm 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 ,t for each year from 2000 to 2020 are exhibited
on the facing page,
Present land uses for the Corkscrew, Rural Estates, and Urban Estates plan-
ning communities - derived from the 2005 and the 2007 Commercial Land Use In-
ventory - are exhibited 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 substantial evidence that the present population of the
Corkscrew and Rural Estates planning communities is under served.
The 2005 and 2007 commercial land-use inventories demonstrate that well,
located shopping and personal-service vendors are presently unavailable to satisfy
the household needs of area residents,
The findings are persuasive in establishing that suburban Corkscrew and
Rural Estates residents lack easy access to an equivalent array of non-residential
commercial amenities readily available to residents of urban-commercial Collier
County generally, and the Urban Estates specifically.
* * *
\~&
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page II-3
Section II-Exhibit 1
2005 Commercial Land Uses:
Corkscrew Planning Community District
Rural Estates Planniug Community District
and the
Urban Estates Planning Community District
\50
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage II-4,1
Table 2,02,1
2005 Commercial Land Uses
Corkscrew Planning Community District (PCD) 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 4.24
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
Study Area PCDs
Urban Estates PCD
Non-Residential Land Use Inventory: 2005 Comparative Analysis
Population, Commercial Square Feet
2005 Square Feet Per Capita
33,912 474,408 13,99
35,149 1,561,514 44.43
279,124 25,799,486 92.43
Unincorporated
Collier County
\ S2-.
Randall Boulevard Sub,District Market,Conditions Study
Exhibit L/Page II-4,2
Table 2,02,2
2005 Commercial Land Uses
Urban Estates Planning Community District (PCD)
Land Square
Use Collier Countv Commercial Land Use Cateaorv Feet Total Acres
10 "Vacant" 0 1,084,57
11 Stores 33,475 5,55
14 Supermarkets 62,516 700
16 Community Shopping Centers 304,288 36.21
17 Office Buildings (Non-professional, one-story) 55,612 7.00
18 Office Buildings (Non-professional, multi-story) 5,096 0,90
19 Professional Services Buildings 0 0,00
20 Airport and Marine Terminals, Piers, Marinas 0 000
21 Restaurants, Cafeteria 17,442 4,24
22 Drive-in Restaurants 25,370 4,73
23 Financial Institutions 20,195 5,86
24 Insurance Company Offices 0 0,00
26 Service Stations 4,270 1,83
27 Automotive Sales 28,471 6,38
29 Wholesale Outlets 0 0,00
30 Florists/Greenhouses 0 0,00
32 Enclosed Theater, Auditorium 0 0,00
34 Cultural and Entertainment Enclosed Area 0 000
35 Tourist Attraction/Permanent Exhibits 7,478 2,96
39 Hotels, Motels 337 940 19,62
Grand Total 902,153 1,186,85
Non-Residential Land Use Inventory: 2005 Comparative Analysis
Population Commercial Square Feet
2005 Square Feet Per Capita
Study Area PCDs 33,912 474,408 13,99
Urban Estates PCD 35,149 1,561,514 44.43
Unincorporated 279,124 25,799,486 92.43
Collier County
\~3
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page II-5
NOTE:
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 parcef.
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),
1St.!
Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage H-6
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 (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
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 II.
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Randall Boulevard Sub, District Market-Conditions Study Exhibit L/Page II-6
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 100Rl Codes,
121 Retail Sales and Service
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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 Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Saies
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outiets
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 Cuitural and Entertainment
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 Coufses, 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 II,
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\S~
Randall Boulevard Sub,District Market-Conditions Study
Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Exhibit LlPage II-7
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 Fiorida Deoart-
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
34 Bowling Alleys, Skating Rinks, Pooll;ialls, 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, Radiorrelevision
.
"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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Randall Boulevard Sub,District Market-Conditions Study
Exhibit L/Page II-8
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 IOOR) 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
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 Federai 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 II.
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Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage H-9
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 Aooraiser'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 Outiets
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
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 II.
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Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage II,lO
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 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
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, RadiofTelevision
.
"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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Randall Boulevard Sub-District Market,Conditions Study
Exhibit LlPage !I,ll
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 IOOR) Codes,
121 Retail Sales and Service
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11 Stores
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14 Supermarkets
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16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive-In Restaurants
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33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
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30 Florists, Greenhouses
123 Office and Professional Services
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\,
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39 Hotels, Motels
125 Cultural and Entertainment
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, RadiofTelevision
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"Miscellaneous" items are listed for reader information only, "Other" code items
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Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage II,12
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 IOOR) Codes,
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21 Restaurants, Cafeterias
22 Drive-In Restaurants
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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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Randall Boulevard Sub. District Market-Conditions Study
Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Exhibit L/Page IJ,13
Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !WO-
digit numbers refer to Collier County Prooertv Aooraiser's Land Use Codes and Florida Deoart-
ment of Revenue IDOR) 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-professionai, 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
34 Bowling Aileys, 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 II.
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Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page II-14
Section II-Exhibit 2
2007 Commercial Land Uses:
Corkscrew Planning Community District
Rural Estates Planning Community District
and the
Urban Estates Planning Community District
\~~
Randall Boulevard Sub-District Market-Conditions Study
Table 3,03
2007 Commercial Land Uses
Corkscrew and Rural Estates Planning Community Districts
General Summary: Study Area
Square
Feet
Land
Use Collier County Commercial Land Use Cateaorv
10 "Vacant"
11 Stores
12 Mixed Use (Store and Resident)
14 Supermarkets
16 Community Shopping Centers
17 Office Buildings (Non-professional, one-story)
18 Office Buildings (Non-professional, multi-story)
19 Professional Services Buildings
20 Marine Terminals, Piers, Marinas
21 Restaurants, Cafeterias
22 Drive-in Restaurants
23 Financial Institutions
24 Insurance Company Offices
26 Service Stations
27 Automotive Sales
28 Mobile Home Parks and Parking Lots
29 Wholesale Outlets
30 Florists/Greenhouses
32 Enclosed Theater, Auditorium
34 Cultural and Entertainment Enclosed Area
35 Tourist Attraction/Permanent Exhibits
39 Hotels, Motels
Grand Total
Exhibit L/Page 11-9
Total Acres
0 229.93
32,847 11,64
48,100 0,66
0 0
20,356 2,55
0 0
0 0
0 0
3,235 5,30
10,500 1,00
3,136 9.24
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7,159 5.48
0 0
3,454 3,57
0 0
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193,311 17,57
337,188 291,18
Non-Residential Land Use Inventory: 2007 Comparative Analysis
Population Commercial Square Feet
2007 Square Feet Per Capita
38,948 676,512 17.37
37,981 2,383,736 62,76
294,289 25,952,416 88,19
Study Area PCDs
Urban Estates PCD
Unincorporated
Collier County
\1~
Randall Boulevard Sub-District Market-Conditions Study
Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Exhibit L/Page H-10
Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and !wo-
digit numbers refer to Collier Countv ProoerlY Aooraiser's Land Use Codes and Florida Deoart-
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-professionai, 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
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 II.
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Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page lI-ll
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,
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15 Regional Shopping Centers
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21 Restaurants, Cafeterias
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33 Nightclubs, Cocktail Lounges, Bars
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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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28 Mobile Home Parks and Parking Lots
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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 II.
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Randall Boulevard Sub. District Market-Conditions Study Exhibit L/Page II.12
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 Deoarl-
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 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
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, RadiofTelevision
~
.
"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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Randall Boulevard Sub.District Market.Conditions Study Exhibit L/Page II-13
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 IOOR) Codes,
121 Retail Sales and Service
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14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
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124 Hotel and Motel
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125 Cultural and Entertainment
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Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
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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 II.
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Randall Boulevard Sub-District Market-Conditions Study
Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Exhibit L/Page II,14
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 (OOR) Codes,
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88 Federal Government
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.
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Randall Boulevard Sub-District Market-Conditions Study
Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Exhibit L/Page II-15
Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and two-
digit numbers refer to Collier Countv ProoertY 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
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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Randall Boulevard Sub-District Market-Conditions Study
Table 2,03,1
2007 Commercial Land Uses
Corkscrew and Rural Estates Planning Community Districts
General Summary: Study Area
Square
Feet
Exhibit L/Page II-15.I
Land
Use Collier County Commercial Land Use Cateaorv
10
11
12
14
16
17
18
19
20
21
22
23
24
26
27
29
30
32
34
35
39
Totai Acres
"Vacant" 0 229,93
Stores 32,847 11,64
Mixed Use (Store and Resident) 48,100 0,66
Supermarkets 0 0
Community Shopping Centers 20,356 2,55
Office Buildings (Non-professional, one-story) 0 0
Office Buildings (Non-professional, multi-story) 0 0
Professional Services Buildings 0 0
Marine Terminals, Piers, Marinas 3,235 5,30
Restaurants, Cafeterias 10,500 1,00
Drive-in Restaurants 3,136 9.24
Financial Institutions 0 0
Insurance Company Offices 0 0
Service Stations 0 4,24
Automotive Sales 0 0
Wholesale Outlets 0 0
Florists/Greenhouses 3,454 3,57
Enclosed Theater, Auditorium 0 0
Cultural and Entertainment Enclosed Area 0 0
Tourist Attraction/Permanent Exhibits 15,090 0
Hotels, Motels 193,311 1.IM
Grand Total 330,029 285,70
Increase 2005-2007 +20,713 (+6,70%) +211,70
Non-Residential Land Use Inventory: 2007 Comparative Analysis
Population Commercial Square Feet
2007 Square Feet Per Capita
38,948 676,512 17,37
37,981 2,014,656 53,04
294,289 25,952.416 88,19
Study Area PCDs
Urban EstatesPCD
Unincorporated
Collier County
\ '1()
Randall Boulevard Sub-District Market-Conditions Study
Table 2,03.2
2007 Commercial Land Uses
Urban Estates Planning Community District (PCD)
Land Square
Use Collier Countv Commercial Land Use Cateaorv Feet
10 "Vacant" 0
11 Stores 286,231
14 Supermarkets 62,516
16 Community Shopping Centers 468,480
17 Office Buildings (Non-professional, one-story) 75,322
18 Office Buildings (Non-professional, multi-story) 37,512
19 Professional Services Buildings 0
20 Airport and Marine Terminals, Piers, Marinas 0
21 Restaurants, Cafeterias 19,114
22 Drive-in Restaurants 11,304
23 Financial Institutions 43,064
24 Insurance Company Offices 0
26 Service Stations 5,830
27 Automotive Sales 28,471
29 Wholesale Outlets 0
30 Florists/Greenhouses 0
32 Enclosed Theater, Auditorium 0
34 Culturai and Entertainment Enclosed Area 0
35 Tourist Attraction/Permanent Exhibits 7,998
Exhibit L/Page 11_ 16
39 Hotels, Motels 337 940
Grand Total 1,383,782
Increase 2005-2007 +481,629 (+53,39%)
Non-Residential Land Use Inventory: 2007 Comparative Analysis
Population Commercial Square Feet
2007 Square Feet Per Capita
38,948 676,512 17,37
37,981 2,014,656 53,04
294,289 25,952,416 88,19
StUdy Area PCDs
Urban Estates PCD
Unincorporated
Collier County
\ q~
Total Acres
1,134,32
38.06
700
64.66
10.08
5,79
0,00
000
4,52
3.21
12,11
0,00
2,84
6,38
0,00
0,00
0,00
0,00
10,92
19,62
1,319,51
+132,66
Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page 11-17
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 !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
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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\<14
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage lI,18
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 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
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 & Eiectricity, 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 II,
\qD"
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Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-19
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 IOOR) 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
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 II.
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Randall Boulevard Sub-District Market,Conditions Study
Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Exhibit L/Page II,20
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 IOOR) 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
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 II.
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Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-21
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 (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 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
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 I L
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Randall Boulevard Sub, District Market-Conditions Study
Table 2,01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Exhibit L/Page II,22
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 [exciuding 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-professionai, 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
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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Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-23
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 County 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
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
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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 II.
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Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-24
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 County 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
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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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19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Moteis
125 Cultural and Entertainment
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
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28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
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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
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Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage II-25
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 County Prooertv Aooraiser's Land Use Codes and Florida Deoart-
ment of Revenue IOOR) 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 Whoiesale 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
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 I ndustrial 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 II.
I \J'\
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Randall Boulevard Sub-District Market-Conditions Study
Table 2.01
COLLIER COUNTY COMMERCIAL LAND-USE CATEGORIES
Exhibit LlPage II-26
Note: Three-digit numbers refer to Florida Land Use and Cover Classification Svstem, and lWo-
digit numbers refer to Collier Countv Prooertv Aooraiser's Land Use Codes and Florida Deoart-
ment of Revenue IDOR) 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
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 II.
'L\\
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1-(L
Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-27
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 Prooertv Aooraiser's Land Use Codes and Florida Deoart-
ment of Revenue lDORl 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
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 II.
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Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-28
Supportable Commercial Uses and Land Use Recommendations
Future 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 current and new
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 Randall Boulevard 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 large
"suburban" communities - Orange Tree and Ave Maria -- the site is suitable for lim-
ited retail commercial provicling convenience services.
A summary of area Planned Unit Development (PUD) activity - developed
and permitted but undeveloped 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 devel-
opment has been developed; correspondingly, 33,500 square feet of the available
1,747,500 square feet is presently developed and now providing goods and services to
area residents and the traveling public.
Section III of this Market-Conditions Study will be devoted to an analysis of
commercial demand in the area under study. Developed commercial acreage will be
compared "supportable" acreage based on an analysis of study area population and
economic growth. Data provided in Section II is confined to demonstrating existing
development only.
In sum, the subject site is well situated for use as a commercial and concli-
tional mixed-use facility that would allow land uses compatible with the needs of the
residents of adjacent developments. Located in proximity to two large "suburban"
communities - Orange Tree and Ave Maria - the proposed Sub-District can serve as
a transitional facility providing needed consumer goods and services both to area
residents and the traveling public.
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Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage II-29
Listed below are recommended land uses identified with an employment
category number obtained from the Standard Industrial Classification Manuel
(1987).
Land Use Rec.ommendations
Collier County's General Commercial Zoning District lists the following
Standard Industrial Classification (SIC) groups that can be considered both consis-
tent with the purpose and intent of applicable zoning standards and appropriate as
commercial uses for development on the subject site:
. Business services (SIC groups 7311, 7312, 7334, 7338, and 7342-7389);
. Educational services (SIC groups 8249, 8221, and 8331);
. Engineering, accounting, research, management and related services
(SIC groups 8711.8748);
Depository institutions (SIC group 6021, 6022, and 6091);
Eating and drinking places (SIC groups 5812 and 5813);
Insurance carriers (SIC groups 6311, 6321, 6324, 6321, and 6331);
Membership organizations (SIC groups 8611, 8631, 8641, and 8699);
Miscellaneous retail (SIC groups 5912, 5921, 5942, 5992, 5993, 5994, and
5999);
. Personal services (SIC groups 7231, 7241, 7291, and 7299);
Professional offices (SIC groups 6311-6399, 6411, 6531, 6540, 6552, 6553,
6712-6799, and 8111);
. Real estate (SIC groups 6531, 6541, and 6552);
Social services (SIC group 8311); and
Any other commercial use or professional service that is compatible in nature
with the foregoing list of permitted principal uses, as may be determined by
the Board of Zoning Appeals (BZA).
Note: The Randall Boulevard Sub-District location is situated ideally
to accommodate the relocation plans of retail-convenience outlets that
would be well served by an easily visible, freestanding facility at a
high-traffic location like the subject site.
7X"\
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page II-30
The following Standard Industrial Classification (SIC) groups representing
conditional uses that can be considered both consistent with the purpose and intent
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);
. Membership organizations (SIC groups 8641 and 8699);
. Religious organizations (SIC Group 8661);
. 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).
* * *
Neighborhood Center Sub-Districts in the Study Area
In support of this Market-Conditions Study, Davidson Engineering reviewed
the Golden Gate Area Master Plan (GGAMP) and zoning maps of the general area
under study. Existing and proposed Neighborhood Center Sub-District (NCS) devel-
opments were investigated and their acreage and the corresponding square footage
of structures -- both developed and/or permitted but undeveloped - were reported.
The principal finding of the investigation was that portions of each NCS were not
fully developed. As appropriate, maps locating these properties are appended.
To determine a maximum development potential for a NCS, Project Planner
Fred Hood, AICP, a member of the professional staff of Davidson Engineering, cre-
ated a "development potential ratio" by examining the partially developed Wil-
son/Golden Gate Boulevard Neighborhood Center Sub-District. His findings can be
summarized as follows:
. The level of existing development of individual NCS quadrants yielded a
maximum square-foot-per-acre ratio of 3,779 square feet (SF) per acre (AC).
o The 14,550 SF Walgreen's retail store building, housed on 3.85 gross
acres in the Sub-District's SW quadrant, equals 3,779 SF per AC; it is
the cited example of maximum NCS utilization.
. Currently, a total of 16.23 acres of the NCS 66.40 acres available for devel-
opment have been developed.
Applying this square-foot-per-acre ratio of 3,779 SF per AC to the 50.17 acres
of undeveloped NCS' lands remaining would yield approximately 189,592 SF of net
commercial utilization, the maximum achievable according to Mr. Hood's well-
documented analysis.
LXV
Randall Boulevard Sub-District Market-Conditions Study Exhibit LlPage II-31
Neighborhood Centers proximate to the Randall Boulevard Sub-District in-
clude the following:
Wilson/Golden Gate Boulevard Neighborhood Center Sub-District:
. Northeast (NE) Quadrant:
o Commercial Acreage: 8.45 total, 2.65 developed, 6,113 SF built, and
21,918 SF on 5.80 acres available for development;
. Northwest (NW) Quadrant:
o Commercial Acreage: 4.98 total, none developed, and 18,819 SF avail-
able for development;
. Southeast (SE) Quadrant:
o Commercial Acreage: 5.00 total, 3.63 developed, 17,928 SF built, and
5,117 SF on 1.7 acres available for development;
. Southwest (SW) Quadrant:
o Commercial Acreage: 11.78 total, 3.85 developed, 14,550 SF built, and
29,967 SF available for development.
Golden GatelEverglades Boulevard Neighborhood Center Sub-District:
. Northeast (NE) Quadrant:
o Commercial Acreage: 5.46 total, none developed, and 20,633 SF avail-
able for development;
. Northwest (NW) Quadrant:
o Commercial Acreage: 5.46 total, none developed, and 20,633 SF avail-
able for development;
. Southeast (SE) Quadrant:
o Commercial Acreage: 5.46 total, none developed, and 20,633 SF avail-
able for development;
. Southwest (SW) Quadrant:
o Commercial Acreage: 5.46 total, none developed, and 20,633 SF avail-
able for development.
ImmokaleelEverglades Boulevard Neighborhood Center Sub-District:
. West Section:
o Commercial Acreage: 5.15 total, none developed, and 19,633 SF avail-
able for development; and
. East (SE) Quadrant:
o Commercial Acreage: 9.20 total, none developed, and 11,715 SF avail-
able for development on 3.10 AC; also 6.10 AC and 24,000 SF reserved
for Chestnut Place MPUD.
The fractional acreage available for development within the three above
listed Neighborhood Sub-Districts may also represent fractional ownership(s). This
makes them unlikely candidates to provide a unified development plan desired by
commercial end-users appealing to those residing in the Randall Boulevard Sub-
District's Primary Trade Area (PrA) or its Secondary Market Area (SMA).
?)P
1,000 2,000
'. ,
DE" DAVIDSON ENGINEERtNG,INC.
. ~ 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105
.. PHONE (239) 434-606. FAX (239) 434...84
P1\,ytG',sPJ:l COMPANY 10. NO. 000D9496
IMMOKALEE ROAD \ RANDALL BLVD VICINITY
cD
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage II-32
Even collectively, the three Neighborhood Center Sub-Districts are not likely
to compete successfully in any effort in attracting end-users wanting to locate in the
Randall Sub-District's PTA or SMA.
Other Sub-District Secondary Market Area (SMA) Commercial Zoning
A total of 16.11 acres of Commercial Planned Unit Development (CPUD) and
C-3 zoning are located in the southern portion of the Randall Boulevard Sub-
District's SMA. It includes the Snowy Egret Plaza CPUD (4.19 acres), the Wilson
Boulevard Center CPUD (5.00 acres), a C-3 parcel (6.92 acres) located south and
west ofthe Snowy Egret CPUD as follows:
. Snowy Egret Plaza CPUD: 4.19 acres, a building under construction with a
total of 14,500 SF permitted;
. Wilson Boulevard Center CPUD: 5.00 acres, 17,928 SF developed out of a
permitted total of 42,000 SF; and
. C-3 parcel: 6.92 acres, no developed property, and no record of permitted SF.
The size and location of these properties outside the Randall Boulevard Sub-
District's PTA suggests they must be accounted for in competitive market planning
for the Sub-District when site development activity has begun but not before.
Study Area Planned Unit Development Commercial Activity
Eight properties representing 155.22 acres of commercial zoning are located
in ZIP Code Tabulation Area 34120 and not included in any of the above listed
Neighborhood Centers or the assembled properties to be included in the Randall
Boulevard Sub-District GMPA submission.
They include the Mir Mar PUD (2.38 acres), the Orange Tree PUD (22.00
acres), the Orange Blossom Ranch PUD (44.00 acres), a C-2 parcel located at the SW
corner of Platt and Immokalee Road (4.24 acres), a C-2 parcel located at the NE cor-
ner of Golden Gate Boulevard and Wilson Boulevard (4.34 acres), the Big Bear Plaza
CPUD (4.76 acres), and the Heritage Bay PUD (73.50 acres). Because Heritage Bay
PUD commercial areas are fully five miles from the site of the Randall Boulevard
Sub-District, they will not be counted for the purpose of calculating acreage com-
peting with the Sub-District for commercial tenants.
.
Excluding the Heritage Bay PUD, the remaining 81. 72 acres include:
Mir Mar PUD: 2.38 acres, 19,000 SF built, and 20,000 SF permitted;
Orange Tree PUD: 22.00 acres and 60,000 SF permitted;
Orange Blossom Ranch PUD: 44.00 acres and 200,000 SF permitted;
C-2 parcel: 4.24 acres and no information on permitted SF;
C-2 parcel: 4.34 acres, 6,113 SF built, and no permitted SF information; and
Big Bear Plaza CPUD: 4.76 acres and no information on permitted SF.
.
.
.
.
.
71L
Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page II-33
This concludes the Section II delineation of existing commercial and a com-
plementary examination of competing commercial zoning to be accounted for during
the zoning application process following approval of the Randall Boulevard Sub-
District Growth Management Plan Amendment (GMPA).
* * *
Subsequent sections will conclude the analysis of the study area as follows:
Section III: Forecasts commercial demand,
Section IV: Summarizes study findings and recommendations, and
Section V: Provides an Appendix with supplementary documentation.
7J-'!:J
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page II-34
Section II-Exhibit 3
Golden Gate Boulevard/Wilson Neighborhood Center Sub-District
71-~
150 300
De DAVIDSON ENGINEERING, INC.
3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105
PHONE (239) 434..,060 FAX (239) 434-6084
P;~Y',9~~CH'~ COMPANY 10. NO. 00009496
GOLDEN GATE BLVD \ WILSON BLVD
NEIGHBORHOOD CENTER SUBDISTRICT
21L
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage II-35
Section II-Exhibit 3
Golden Gate Boulevard/Everglades Boulevard
Neighborhood Center Sub-District
:I 2..r
DE DAVIDSON ENGINEERING,INC.
.3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105
PHONE (239) 430"'" FAX (239) 430-6084
P.~";'ll?~R-l~COMPANYID. NO. 00009496
GOLDEN GATE BLVD \ EVERGLADES BLVD
NEIGHBORHOOD CENTER SUBDISTRICT
7~f'\
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage II-36
Section II-Exhibit 3
Immokalee Road/Everglades Bonlevard
Neighborhood Center Sub-District
"U(j
DE DAVIDSON ENGINEERING, INC.
...3530 KRAFT ROAD, sUITe 301 NAPLES. FLORIDA 34105
PHONE (239) 434-8060 FAX (239).........
p'~Xtl?~.qJ~ COMPANY ID. NO. 00009496
IMMOKALEE ROAD \ EVERGLADES BLVD
NEIGHBORHOOD CENTER SUBDISTRICT
)~L\..
Randall Boulevard Sub-District Market-Conditions Study
Section II-Exhibit 3
Immokalee Road/Plat Road
C-2 Zoning Corkscrew
?7.1.
Exhibit L/Page II-37
De DAVIDSON ENGINEERING, INC.
3530 KRAFT ROAD, surre 301 NAPLES, FLORIDA 34105
PHONE (239) 434w60B0 FAX (239) 434-6084
!1<\Yt91>PJ;i COMPANY 10. NO. 0000949.
IMMOKALEE ROAD \ PLAT ROAD
?<x--
Randall Boulevard Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Exhibit L
Table of Contents
Section
1. Market Conditions
2. Existing Land Uses
3. Forecasting Commercial Demand
4. Problem Setting and Recommendations
S. Appendix
7U.\l
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page III-1
III. FORECASTING COMMERCIAL DEMAND
The analysis of retail demand reported in Section III for application to the
subject Primary Trade Area (PTA) commences with population and household-size
projections derived from the Collier Interactive Growth Model (CIGM).
A recent example of the standard retail demand methodology demonstrated
in the Section III Appendix applies specifically to the Rural Estates Planning Com-
munity District (PCD) in the form of a Commercial Demand Studv for the Golden
Gate Area (October, 2003), conducted by the Collier County Comprehensive Plan-
ning Department; it included all of the geographic areas incorporated in the Golden
Gate Area Master Plan (GGAMP) Restudy completed in 2003.
The 2003 Demand Study is a model example of retail-demand forecasting
techniques. It reassessed an earlier Collier County study completed in May 1988.
Appended commercial demand calculations from it that apply to the general area
under study begin on page 1II-7.
The purpose of appending the 2003 Demand Study in this analysis is to pro-
vide an independent, county-sponsored assessment of commercial demand done in
order to establish whether forecasted retail capacity can be considered a predictable
measurement the commercial goods and services needs of area households.
Matching forecasted demand against minimum growth in study-area com-
mercial outlets reveals an acreage deficit existed in two components of the area un-
der study at the time of the 2003 Demand Study was being conducted; the relevant
are components are GGAMP Study Area 2 and GGAMP Study Area 3.
The commercial inventory for the study area reported in Section II appears to
confirm that that deficit continued to 2005, two years following publication of the
Demand Study.
Calculating Commercial Demand for the Primary Trade Area (PTA)
Analysts examining the retail-demand calculations that follow should be
mindful of the important definitions provided below.
Demand calculations are based upon documented sales-per-square-foot (SPF)
for commercial space and a density determination, expressed as a floor-area ratio
(FAR), to predict the acreage requirement for the entire area under study.
Per-canita-income (PCl): 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 PCr. Expenditure
estimates are incorporated into a step-by-step analysis of commercial acreage and
square footage required to satisfy forecasted demand.
1"11....
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 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 IF AR): The FARis defined as the percent of lot coverage, or
the ratio of retail floor area to overall land area. The Comprehensive Planning De-
partment determined that the FAR for the GGAMP study area ranged from 18.82
percent to 21.65 percent depending on whether hotels/motels and theaters are in-
cluded or excluded from the analysis. Correspondingly, a FAR of 20 percent was
utilized as a divisor in calculating the conversion of supportable square feet to sup-
portable commercial acreage.
For the purposes of this analysis, a FAR of 0.2000 will be used for the years
2000 to 2015. Twenty percent of any subject site or parcel will be considered to be
the floor space 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.
Dwellinl! Units (DU): An estimate calculated by dividing projected population
by persons-per-dwelling-unit (pPDU) data for the period 2000 to 2015.
Dwellinl! Unit Income (DUD: Calculated by multiplying per capita income by
PPDU data.
Total Area Income (TAD: An estimate calculated by multiplying by dwelling-
unit income estimates by the number of dwelling units.
Retail Expenditure IRE) Forecast: Determined by the 2003 Demand Study.to
be 35 percent of total personal income. The 35-percent share of personal income is
applied to TAl to forecast retail expenditures for each of the analyzed time periods:
2000, 2005, 2010, and 2015.
Retail Demand Calculation IRDC): Calculation ofthe 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 to complete the RDC calculation:
2~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage I1I-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 the ana-
lyzed geographic area.
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 resided 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. Below, demand analyses have been cal-
culated using both a "static" growth rate and an augmented growth rate as demon-
strated in the following tables:
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 Income2 $20,306 $23,005 $26,062 $29,526
Persons Per Dwelling Unit' 3.15 3.15 3.15 3.15
Dwelling Units2 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) ..
.2~~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/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 PCD and Rural Estates PCD ')
Retail Demand Forecast:
Retail Expenditures $85,587,030 $267,859,699
Sales Per Square Foot $225.00 $244.00
Supportable Square Feet 380,387 1,097,786
Supportable Square Feet 399,406 1,152,675
Floor Area Ratio (FAR) 0.2000 0.2000
Supportable Acreage 45.86 132.31
Zoned Commercial Acreage 44.103 40.454
Developed Acre Surplus (Deficit) 1.76 (91.86)
Undeveloped Commercial Acreage ... ...
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.
5) Section II describes undeveloped commercial acreage in ZIP Code Area 34120.
2000
12,062
$20,306
3.15
3,823
$63,964
$244,534,372
2005
33,912
$23,005
3.15
10,561
$72,466
$765,313,426
Population Projections
Per Capita Income2
Persons Per Dwelling Unit"
Dwelling Units2
Dwelling Unit Income
Total Area Income
2010
38,183
$26,062
3.15
10,800
$82,095
$886,626,000
$310,319,100
$264.00
1,175,451
1,234,223
0.2000
141.67
47.864
(93.81)
162.005
2015
48,349
$29,526
3.15
15,349
$93,007
1,427,564,443
$499,647,555
$285.00
1,753,149
1,840,806
0.2000
211.30
*..
...
...
A calculation of retail demand has been applied to the Primary Trade Area
(PTA) only. 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 15.81 acres in 2007, a
27.85-acre deficit in 2010, and a 41. 17-acre deficit in 2015.
The 41.17-acre deficit in Table 3.02 for the year 2015 translates to
support for an additional 358,673 square feet of commercial development
(41.17 acres times 43,560 square feet per acre divided by a Floor Area Ratio
of .2000).
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Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page III-5
Table 3.02
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Permanent Population and Economic Growth
Randall Boulevard Sub-District Primary Trade Area (PT A)
2000 2007 2010 2015
Population Projections 7,586' 14,1563 16,4093 18,6693
Per Capita Income (PCI) $20,3062 $23,005 $26,062 $29,526
Persons Per Dwelling Unit (PPDU) 3.07' 2.984 2.984 2.744
Dwelling Units (DU) 2,469' 4,741' 5,5044 6,8164
Dwelling Unit Income (DUI) $62,339 $68,555 $77,665 $80,901
Total Area Income (TAl) $153,914,991 $325,430,110 $427,466,839 $551,422,852
Retail Demand Forecast:
Retail Expenditures (RE) $53,870,247 $113,900,539 $149,613,394 $192,997,998
Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 $285.00
Supportable Square Feet (SPF) 239,423 466,805 566,717 677,186
Supportable Sq. Ft. 5% vacancy) 251,394 490,146 595,053 711,045
Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000
Supportable Acreage (SA) 28.86 56.26 68.30 81.62
Zoned Commercial Acreage 44.105 40.456 40.456 40.456
Developed Acre Surplus (Deficit) 15.24 (15.81) (27.85) (41.17)
Sources: 1) ZDATA1 File for Traffic Analysis Zones, 2000 U. S. Census.
2) Per capita income derived from ZIP Code 34120 Tabulation Area, 2000 Census.
3) Population derived from VBR Scenario Name: Baseline 2007 East of CR- 951.
4) Dwelling Units derived from VBR Scenario Name: Baseline 2007 East of CR- 951.
5) Derived from Commercial Demand Study for the Golden Gate Area (October, 2003):
Zoned Commercial Acreage in Study Area 2 and Study Area 3.
6) Derived from 2007 Commercial Land Use Inventory.
2.'::>2..
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page III-6
Section III Appendix
Commercial Demand Study
Golden Gate Area
(October 2003)
"2..'5~
GOLDEN GATE AREA MASTER PLAN
STUDY AREAS
COLLIER COUNTY, FLORIDA
HENDRY CO.
COLLIER CO.
STUDY AREA
~
~
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TRAFfORD
JMMOKAlEE
CITY
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AMENOEO-OCTOBER26,:2004
Ord. N<>. 2004_71
.o.l.IENDtP - OCTOBER H. 2008
(Ord,Nc.2006-6S
SCALE
o
5MI.
10MI
PREPARED BY: GRAPHICS AND 1tCHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVlSlON
fiLE: GGMP-9B-20OB-1.DWG DATE: 10/20011
2'51.0
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage III-7
Section III Appendix
The 2003 Commercial Demand Studv for the Golden Gate Area concluded:
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-7. 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 Ur-
ban Estates PDC (Study Area 1).
...
Table 3.00.1-A
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
estimated Growth In Study Area 1 (Urban Estates)
Population Projections
Per Cap"a Income (PCI)
Persons Per Dwelling Un" (PPDU)
Dwelling Units (DU)
Dwelling Unit Income (DUI)
Total Area Income (TAl)
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 Expend"ures (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 Feet (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)
'-OS"
GOLDEN GATE AREA MASTER PLAN
STUDY AREAS
COlliER COUNTY, FLORIDA
HENDRY CO.
COLLIER CO.
STUDY AREA
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10MI.
PREPARED BY, GRAPHICS AND TECHNICAL SUPf'ORT SECTION
COMMUNITY DEVElO?t.!ENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-9El-200!l_1.DWG DATE: 10/2008
2.,'S~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page 1II-8
Table 3.00.2-A
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 Unn (PPDU) 3.04 3.04 3.04 3.04
Dwelling Units (DU) 1,734 2,470 2,883 3,321
Dwelling Unn Income (DU!) $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 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
$47,016,084
$225.00
208,960
219,408
0.2000
25.18
1.79
(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)
$72,759,218
$244.00
297,708
312,593
0.2000
35.88
...
Table 3.00.3-A
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 3
Population Projections
Per Capna Income (PC I)
Persons Per Dwelling Unn (PPDU)
Dwelling Unns (DU)
Dwelling Unn Income (DUI)
Total Area Income (TAl)
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
2015
14,633
$33,780
2.90
5,041
$98,052
$494,295,015
Retail Demand Forecast
Retail Expendnures (RE) $71,409,154 $110,508,442 $139,523,969 $173,003,255
Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 $285.00
Supportable Square Feet (SSF) 317,374 452,166 527,700 607,865
Supportable Sq. Ft. (5% vacancy) 333,243 474,774 554,085 638,259
Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000
Supportable Acreage (SA) 38.25 54.50 63.60 73.26
Zoned Commercial; Acreage 42.31 (12.19) (21.29) (30.95)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
'2..SOI
GOLDEN GATE AREA MASTER PLAN
STUDY AREAS
COLLIER COUNTY, FLORIDA
I --
HENDRY CO.
COLLIER CO_
STUDY AREA
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TRAFfOR~
CITY S.R. 84 I -75
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Ord. ND. 200.4-71
"'MENDED - DelOBER H, 2008
O.d. No. 2008-~9
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5MI.
lOMI
PREPARED BY, GRAPfilCS AND TECHNICAL SUPPORT SECTION
COldMUNITY DEVElOPMENT AND ENVIRONMENTAl SERVICES DIVISION
fiLE: GGMP-9B-200s_1.DWG DAlE: 10j200B
2.1.<)0
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage III-9
Table 3.00.4-A
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 4
Population Projections
Per Capita Income (PCI)
Persons Per Dwelling Unit (PPDU)
Dwelling Units (DU)
Dwelling Unit Income (DUI)
Total Area Income (TAl)
Retail Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
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)
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 3.00.5-A
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
PopUlation Projections
Average Per Capita Income (PC I)
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
2005
59,321
$28,878
2.88
22,755
$83,161
$1,892,312,362
2010
69,230
$31,241
2.88
26,556
$89,967
$2,369,165,267
2015
79,747
$33,629
2.88
30,590
$96,843
$2,962,454,210 .
Retail Demand Forecast:
Retail Expenditures (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 Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
'U.o \
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 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 3.01-A 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 3.01-A
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 (PCI) $26,586 $28,878 $31,241 $33,629
Persons Per Dwelling Un~ (PPDU) 2.88 2.88 2.88 2.88
Dwelling Un~s: Study Area Total 9,991 17,632 26,585 34,295
Dwelling Un~ Income (DUI) $76,568 $83,169 $89,967 $96,852
Total Area Income (TAl) $764,990,888 $1,466,435,808 $2,391,772,695 $3,321,539,340
Retail Demand Forecast:
Retail Expend~ures (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% vacant) 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 Deficit .. (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.
'2...~:S
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page III-ll
2003 Demand Study Market-Conditions Summary
Section II of this Market-Conditions Study analyzed exiting zoned and/or de-
veloped commercial and industrial property located in general proximity to the Sub-
District site situated on the south side of Randall Boulevard east of its intersection
with Immokalee Road (CR-846). Section II documented that no material changes in
the inventory of develoned retail acreage took place adjacent to the subject site dur-
ing the period 2005 to 2007.
Table 3.00.3-A of this market-conditions analysis demonstrates that the
Golden Gate Area Master Plan (GGAMP) Study Area 3 - the general location of the
Randall Boulevard Commercial Sub-District n could support 54.50 acres of retail
commercial totaling 474,774 square feet in 2005.
It should be noted that Study Area 3 excluded the four square miles of the
"Settlement Area," a large subdivision that includes the Orange Tree and Water-
ways neighborhoods.
***
2.ioS
Randall Boulevard Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Exhibit L
Table of Contents
Section
1. Market Conditions
2. Existing Land Uses
3. Forecasting Commercial Demand
4. Problem Setting and Recommendations
S. Appendix
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Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page IV-1
PROBLEM SETTING AND RECOMMENDATIONS
Previous sections of this study have reviewed the emerging goods and service
needs of the growing population of the Golden Gate Estates and Rural Fringe com-
munities 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 (GMP) amendment in the specific context of the
site proposed for the petitioner's Randall Boulevard Sub-District and prospective
uses proposed for location on the subject site.
Collier County's Corkscrew Planning Community District (PCD) and the
largely platted Rural Estates PCD, containing the Golden Gate Estates subdivision
and the surrounding "Rural Fringe" area, have provided the general context of this
market-conditions analysis.
The platted Golden Gate Estates can be defined as a very large assemblage of
low-density, semi-rural residential lots. Opportunities for non-residential commer-
cial and conditional uses are limited. Typical lots are 2.25 acres in size.
As reported in Section I, the permanent population of the 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 according to May 29, 2009, esti-
mates provided by the Collier County Comprehensive Planning Department.
As reported in Section III, the analyzed area under study has a deficit of sup-
portable commercial land uses intended to service area households with basic goods
and services.
The specific subject of this Section IV analysis is a unified site located on
Randall Boulevard immediately east of its intersection with Immokalee Road (CR-
846).
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 amended subsequently 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 Use Description Section of the Golden Gate
Area Master Plan."
L~o...
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 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 ill the Land Development
Code,
. 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.S.).
. Schools and school facilities in the Estates Designation north ofI-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 GGAMP provides for Neighborhood Centers located along major road-
ways distributed within Golden Gate Estates according to commercial demand esti-
mates. The centers are designed to concentrate all new commercial wning, and con-
ditional 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. Established Neighborhood Centers
are provided for in the Estates Zoning District; they include:
. Wilson Boulevard and Golden Gate Boulevard Center,
. Everglades Boulevard and Golden Gate Boulevard Center, and the
. lmmokalee 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 merely 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 include:
1..,\\
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/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 zon-
ing districts outlined in the Collier County Land Development Code (Ordi-
nance 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 percent commercial and must
provide internal circulation. Any rezoning is encouraged to be in the form of
a PUD. This Neighborhood Center may also be utilized for single-family resi-
dential or conditional uses allowed in the Estates zoning district such as
churches, social or fraternal organizations, childcare centers, schools, and
group care facilities.
. Parcels immediately adjacent to commercial zoning within the Neighborhood
Centers located at the intersections of Golden Gate Boulevard and Wilson
Boulevard, Golden Gate Boulevard and Everglades Boulevard, and Ever-
glades Boulevard and Immokalee Road may qualify for Conditional Use un-
der the transitional conditional use provision of the Conditional Uses Sub-
District of this Master Plan Element.
. A single project shall utilize no more than 50 percent of the total allowed
commercial 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
maximum 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 percent of the 25-foot wide buffer area shall
be comprised of a meandering bed of shrubs and ground covers other than
grass. Water retention/detention areas shall be allowed in this buffer area if
left in natural state, and drainage conveyance through the buffer area shall
be allowed if necessary to reach an external outfall_
2~~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 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 story, with a maximum height of 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 25 feet. Such lighting facilities shall be shielded from neighbor-
ing 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 Sub-
District shall utilize a common architectural theme. This theme shall be ap-
plicable 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 to the area east of Collier Boule-
vard.
. 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 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 75-foot
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 retained 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 Sub-District 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
L"\S
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage IV-5
. The following principal permitted uses, listed below by Standard Industrial
Classification (SIC) designation, 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 spac-
ing criteria as listed the GGAMP:
"a) Essential Services Conditional Uses shall be allowed anywhere within the
Estates Zoning District, and are defined as follows:
electric or generating plants;
effluent 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 between non-residential and residential areas."
"The following criteria shall apply for Transitional Conditional Use requests:
1.~~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/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 Golden Gate Area Master Plan (GGAMP) rec-
ognizes the "need to provide basic goods and services to Estates residents" in desig-
nated Neighborhood Centers "designed to concentrate all new commercial zoning in
locations where traffic impacts can be readily accommodated and to avoid strip and
disorganized patterns of commercial development." Further, Neighborhood Center
"locations are based on the intersection of major roads and spacing criteria."
Also, the GGAMP advocates that its defined conditional uses shall be limited
to Neighborhood Centers so long as "the project shall provide adequate buffering
from adjacent properties," and "projects shall coordinate access management plans
with other projects within the Neighborhood Center nodes to facilitate a sound traf-
fic 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 site:
L'l~
Randall Boulevard Sub-District Market-Conditions Study Exhibit L/Page IV-7
Criteria Annlication To Subiect Site
1) "Site shall be directly adjacent to a 1) Site is located directly adjacent to
non-residential use (zoned or developed)." available but undeveloped parcels
south and east of the site with no known
plans for the development of these vacant
parcels. A Planned Unit Development
(PUD), designated as a "community shop-
ping center" of 20,356 square feet on 2.55
acres, is west of the subject site.
2) "Site shall be no closer than 1/2 road- 2) The closest Neighborhood Center is
mile from the intersection of a Neighbor- approximately 4.0 miles south of the
hood Center." subject site at the intersection of Wilson
Boulevard and Golden Gate Boulevard.
3) "Site shall be 2.5 acres in size and shall 3) The site is a parcel larger than 5.0 acres
not exceed 5.0 acres." located on Randall Boulevard in the Golden
Gate Estates.
4) "Conditional uses shall be located on 4) A development site plan could be
the allowable acreage directly adjacent designed that could locate the
to the non-residential use." allowable conditional-use acreage
well away from any residential property
located near the northern border of the sub-
ject site.
5) "Site shall not be adjacent to a church or 5) None of the conditional uses listed
other place of worship, school, social or are located adjacent to the subject
fraternal organization, child care center, site.
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 5) The subject site is not adjacent to
open space and recreational uses." any parks or open space and/or
recreation uses.
7) "Site shall not be adjacent to Essential Ser- 7) The subject site includes two uses defined
vices except for libraries and museums." as Essential Services.
8) "Project shall provide adequate buffering
from adjacent properties allowing
residential uses."
8) Adequate buffering will be provided
that would screen conditional uses from
adjacent residential properties north 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:
L~\
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page IV-8
Standards Characteristics ofthe Subject Site
Standards
Auulication To Subiect Site
1) Accommodate transitional-conditional-use 1) Projected traffic volume increases
zoning to provide for a wider variety of along the length of Randall Boulevard
basic goods and services in areas that have to Immokalee Road (CR-846) can be well
a higher degree of automotive traffic. accommodated on an improved Boule-
vard. Immokalee Road from Wilson Boule-
vard to Randall Boulevard has been im-
proved and is now a 6-lane divided high-
way with a daily trip capacity of 49,200
cars.
Randall, will be improved from a 2-lane
undivided roadway to a 4-lane divided
collector, estimated currently to occur
by 2015
2) Concentrate all new commercial zoning 2) The segment of east of Immokalee Road
in locations where traffic impacts can be to Everglades Boulevard is at the final
readily accommodated. Design Stage at the time of this writing.
3) Avoid strip centers and disorganized 3) The subject site should be considered
pattems of commercial development. as a single-use site and would not have
any of the undesirable characteristics of a
strip center or exhibit any evidence of dis-
organized development.
4] Allow conditional uses in areas adjacent 4] The subject site is on what will be a well-
to non-residential uses that are generally traveled roadway and its appropriateness
not appropriate for residential use. for residential use appears problematic.
***
Analysis of Conditional Uses in the Golden Gate Estates
Appendix 1 of the Golden Gate Area Master Plan (GGAMP) under the head-
ing "Conditional Use Approvals and Locations" defines Conditional Uses as "uses
that would not be appropriate generally or without restriction within a particular
zoning district unless they are controlled as to number, area, location or relation to
the neighborhood. "
Further, "before conditional uses can be approved, they must be found in com-
pliance 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:
L.Y.3
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage 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 GGAMP, a study area was defined that is represented
in maps and supplementary tables that are included in various sections of this Mar-
ket-Conditions Study and selectively in the Appendix under Tab 5.
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 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 Zonine: Atlas."
Existing and Potential Conditional Uses
The existing 79 existing and/or 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
(CR-951) are analyzed in detail following Table 4.03.
***
l.~
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage IV-IO
Table 4.01
Summary of Existing Conditional Uses in the Golden Gate Estates
Existina Conditional Use
Churches and Child Care Facilities
Fraternal Organizations/Clubs
Fire Stations
InstitutionaURehabilitation 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
~
84
Table 4.02
Potential Acres of Conditional Uses Meeting GGAMP Criteria
Areas With Potential For Locatina 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 Ridgell-75
Total
Source: Golden Gate Area Master Plan, Appendix 1, page 6
..*
L~~
Potential Acres
Unlimited
2.21
4.00
69.86
115.58
76.42
33.79
301.86
Randall Boulevard Sub-District Market.Conditions Study
Exhibit L/Page IV-ll
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 Locatina Conditional Uses MaD Site
Tr. 53 & 54, U9 A
Tr.1,U12 B
Tr. 72, U23 C
Tr. 125 and Tr. 127, U23 D
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,
U14 & Tr. 14 & Tr. 142, 143, U11
Tr. 143 and S165, Tr. 144, U28 J
Tr. 106, 1074, & 108, U26 K
Tr. 98 & 99, U80, Tr. 94 & 95, U81 - Tr. 2 & 3, U77 - L
Tr. 127 & 129, U76
W1/2 Tr. 65, Tr. 159, U43 M
Tr. 66 & W165 Tr. 75, U30 N
E 165 Tr. 60, 65 & W165, Tr. 76, U30 0
S165, Tr. 109, 110 & U26 p
Tr.15,17&114U46-Tr.105, 127& 130, U47 Q
E 180', Tr. 86, U29 R
Tr. 60 less E30' of S275' les S15', Tr. 61, 76, 77, 92, 93, S
108, U35, and Tr. 10.25 & 26 of U33 (AlC 10)
Total
Source: Golden Gate Area Master Plan, Appendix 1, page 6
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 Golden Gate Area Master Plan (GGAMP) demon.
strates that the potential locations 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 Boulevard (CR-95I) at the time of this writing.
L~'\
Randall Boulevard Sub-District Market-Conditions Study
Exhibit L/Page IV-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
MaD 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
MaD 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 Acres
19 2.50
30 2.25
37 2.27
48 2.08
60 2.57
64 0.08
66 2.58
77 5.00
19.33
14 2.50
18 5.46
20 2.50
32 6.77
43 5.00
54 2.12
63 2.30
67 6.60
68 5.00
69 5.00
74 2.38
75 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.
2.'\\
Randall Boulevard Sub-District Market-Conditions Study
Exhibit LlPage IV-I3
Sites deemed appropriate for schools, recreational facilities, social
and fraternal organizations, churches, owner-occupied day care centers,
and convalescent and rehabilitation centers may not always meet the
GGAMP criteria 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 Primary Trade Area (PTA) and Secondary Market Area (SMA) de-
fined in Section I that well-located, well-designed facilities be developed that
can provide enhanced commercial and conditional-use services to meet the
needs of area 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 Area 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. The Golden Gate Area Master Plan (GGAMP) provides that conditional uses
may be granted in Transitional Areas. The purpose of this provision is to al-
low conditional uses in locations such as the subject site, not appropriate for
residential use; such conditional uses are intended to act as a transition be-
tween non-residential and residential areas.
5. The GGAMP recommends as appropriate that conditional uses to provide for
a wider variety of essential services in such Transitional Areas having a
higher degree of automotive traffic.
6. Considering the petitioner's ultimate purpose to provide well-located and
needed services to area residents, the subject site recommends itself as ap-
propriate for a full array of Conditional Uses designed to serve the family
needs of a rapidly growing area population.
L'\~
Randall Boulevard Sub-District Market.Conditions Study
Exhibit LlPage IV-14
Recommendations
1. If additional documentation is required to support an application designating
the subject site as a conditional-use area, the development of such documen-
tation and the petitioner's application should proceed in a timely manner to
ensure that no conversion to "Residential" of the contiguous undeveloped par-
cels west, south and east of the subject site take place before the Randall
Boulevard Sub-District obtains such a designation.
2. The subject site recommends itself as an appropriate site for the full array of
Conditional Uses: schools, recreational facilities, social and fraternal organi-
zations, churches, owner-occupied child and adult day care centers, and con-
valescent 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 will be
employed to provide a full array of needed, but presently unavailable, public-
and private-sector services for area residents entirely complementary to re-
tail and other the commercial purposes engaged in by the petitioner and
should not be constrained by the site-dimension standards promulgated by
the GGAMP.
4. A plan should be developed that will, at a mInImUm, anticipate the re-
sponse(s) of those living in adjacent neighborhoods to proposed development
on the subject site, and address neighborhood concerns likely to be expressed
at future public hearings held to consider a Growth Management Plan
Amendment (GMPA) and a subsequent zoning application.
l.~S
Randall Boulevard Sub-District
Growth Management Plan Amendment
Market-Conditions Study
Exhibit L
Table of Contents
Section
1. Market Conditions
2. Existing Land Uses
3. Forecasting Commercial Demand
4. Problem Setting and Recommendations
5. Appendix
'2,\lj
WILSON BOULEVARD/GOLDEN GATE BOULEVARD CENTER
Collier County, Florido
IMMOKALEE
ADOPTED - SEPTEMBER 10, 2003
(Ord. No. 2003-44)
AMENDED - JANUARY 25, 2007
(Ord. No. 2007-19)
AMENOED - DECEMBER 4, 2007
(Ord. No. 2007-76)
AMENDED - OCTOBER 14, 2008
(Ord. No. 2008-59)
LEGEND
~
GOLDEN GAIT
[STATES
~
SETTLEMENT
AREA
I I I
o 1/2 MI. 1 MI.
o
NEIGHBORHOOD
eEN TER
PREPARED BY: GRAPHICS AND TECI1NICAl SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-43-200S-4.0WG DATE: 10/2008
L. 'V1
IMMOKALEE ROAD/EVERGLADES BOULEVARD CENTER
Collier County, Florida
IMMOKALEE ROAD
IMMOKALEE
<
AMENDED - SEPTEMBER 10, 2003
COrd. No. 2003-44)
AMENDED - OCTOBER 26, 2004
(Ord. No. 2004- 71)
AMENDED - JANUARY 25. 2007
COrd. No. 2007-19)
AMENDED - OCTOBER 14, 2008
(Ord. No. 2008-59)
LEGEND
~
GOLDEN GATE
ESTATES
~
SETTLEMENT
AREA
I
o
I
1/2 MJ.
I
1 MJ.
D
NEIGHBORHOOD
CENTER
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
mE: GGMP-44-200S_1.DWG DATE: 10/2008
~a\
MAP 14
GOLDEN GATE BOULEVARD/EVERGLADES BOULEVARD CENTER
Collier County, Florida
LEGEND
ADOPTED - SEPTEMBER 10, 2003
COrd. No. 2003-44)
AMENDED - JANUARY 25, 2007
(Ord. No. 2007-19)
~
GOLDEN GA TE
EST A rES
~
SETTLEMENT
AREA
I I I
o 1/2 MI. 1 MI.
D'i...
. '
NEIGHBORHOOD
CENTER
PREPARED BY: GRAPHiCS AND TECHNICAL SUPPORl SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-45-2007.DWG DATE: 2/2007
?,()3
COMMERCIAL WESTERN EST A TES INFILL SUBDISTRICT
Collier County, Florida
'"
~
NAPLES-IMMOKALEE ROAD
.,
..
<(
..
'"
'"
.,
..
:s
COMMERCIAL
WESTERN ESTA TES
INFILL SUBDISTRICT
T BEACH ROAD EXT~
o
..
<(
>
..
S
Ii:
AMENDED - SEPTEMBER 10, 2003
(Ord. No. 200.3-44)
AMENDED - OCTOBER 26, 2004
(Ord. No. 2004-71)
AMENDED - JANUARY 25. - 2007
(Ord. No. 2007-19)
AMENDED - OCTOBER 14, 2008
(Ord. No. 2008-59)
LEGEND
I I I
o 1/2 ML 1 ML
~
GOLDEN GAIT
ESTA rES
\
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE; GGMP-48-20OS-1.DWG DATE: 10/2008
'SJS
APPENDIX
CONDITIONAL l)SE APPROVALS & LOCATIONS
~l
1. Conditional Uses
Conditional uses are defined as uses that would not be appropriate generally or without
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 cente"rs, and convalescent and
rehabilitation centers. .
Problems related to conditional uses are primarily limited to the Estiltes area. Concerns related to
Conditional Uses include:
a. Proliferation and expansion of conditionar uses into residential areas;
b. Conditional uses encourage additiona.1 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.
~CJ'1
MAP GG CU-I
APPROVED CONDITIONAL USES
AND POTENTIAL AREAS FOR CONDITIONAL USES
-,
j/ \~ @ 23@
.1: "l'""
41 I
,
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LE GEND
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.. PROVlS!GI,IJ,. U~~. , A I f-- i I ~". ,..'
[J PL-'NI./(OUNI1DEyaOPIolENT& H ,~,.;: '"
:::" ~~~~~~'':?~~P.CI,lJ,. A N (S.~. _} ~",' J' < ::/j.. (
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~ (:QMM!..INITY ('EVELOPMENT Ar~D ENVlRQNt,lENTAL SERVI(
DArt: 4 /::>006 n~: (;GE -PU-4-200f3.DWC.
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PU-76-4C 1
PU-77-3C
PU-90-20
PU.77-5C
PU-85-13C
.
PU-86-18C
PU-78-3C
PU-78.9C
PU-79-22C
..
PU-80-1C
. .
JU-94'5
PU-80-4C
..CU-93-13
PU-81.8C
.CU-97-27
PU-82-10C
PU~82-21C
PU-82-23C
PU-82-25C
PU-84-1C
PU-86-3C
B6-4C
I
7
.
Messiah
Lutheran
Ch urch
Grace Bible
Church
Grace Bible
Ch. Expan.
David
Lawrence
Center
David
Lawrence
Expan.
David
Lawrence
Expan.
Naples
Christian
Acad.
Hardy .P re-
. School. ..
Knights of
Columbus
. Bethel AME
. Church .' ..
Bethel AME
Expansion
Naples Bridge
Club .
Bridge Club
Expansion
Naples
Evangelical
Ch.
1 0 Assemblies of
God Ch.
2
2
3
3
3
4
5
6
7
8
8
9
11
The Rock
Christian Ch.
12 VFW
1 3 Golden Gate
Ch. of Christ
14 Corkscrew
Baptist Church
15 Naples Church
of God
1 6 Kingdom
Hall,Jehovah
wrt
17 Central Fellow.
Baptist
APPROVED PROVISIONAUCONDfTlONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
COMMERCIAL ZONING AND NON-CONFORMING
COMMERCIAL USES IN GOLDEN GATE ESTATES
.~'.~~ ",,~.~~'..Sit&
. D'ATid . . . .... . .... ..' " -:-~',':~ ;Pa.t.'
7/27/76 Tr. 81, U30 5 YES 2,400 YES
1
I
Church 5/31/77 Tr. 85, U29
.
..
'.
Churc.h
Church
Ment. Hlth 4/19/77 Tr. 43, U30
1/29/91 W150,Tr.86, U29
Ment.Hlth 8/27/85 W165,Tr.50,U30.
5.15
2.27
5
2.5
.
Ment.Hlth 1/13/87 E165,Tr. 50, U30 2.3
School.. 4/18/78 S150,Tr.115,
U30
Pre-Sch.
Sac/Frat.
Church'
. ..
Church
Sac/Frat.
.
Sac/Frat.
..
Church
Church
Church
Sac/Frat.
Church
Church
Church
Church
Church
9.9
.
7/11/78 E150,Tr. 28, U30 2.24
. .
12/18/7 Tr. 33, U30 2.6
9' . ..
4'/13/82 Tr.9,7,U29.' ...227
..... .,. . . .
7/26/94 n. 97. U29 2.27
. .
2.34
7/8/80 E150',Tr.75, U30
.
6/14/94 E150' Tr. 75,
I. U30
. 10/20/8 Tr. 6 & 7,U33
2
.
4/28/98 West 520 ft. Tr.
150, West 520ft.
of South 150 ft.
of Tr 149, U28
7/13/82 Tr. 113, U1
8/19/82 N180,Tr.109,
U26
11/9/82 Tr. 113, U30
11/9/82 Tr. 119, U46
3/20/84 Tr. 59, U30
5/6/86 E180,Tr.4, U26
5/6/86 S 150,
Tr.107 U30
?
6\1
2.34
7+
5.7
2.7
2.7
9+
2.5
5
2.7
2.5
YES
.
YES
YES
YES
YES
YES
VIES
.
YES. ,'.
....
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES.
..
YES.
-.. ...:
2,400. ..YES
.' .. '. .). . .
16;260 rYES
5,945
. .
18,000
.
8,450
Archived
File
Archived
File
22,000
4,000
1,600
.
2,160
6,698
Arch ived
File
41,337
7,200
4,200
8,260
3,600
Archived
File
4,000
Arch ived
File
YES
YES
YES
YES
YES
YES
YES
YES
NO
YES
YES
YES
YES
YES
YES
YES
YES.
,!!tl"!~'\~;c, ~<..'..~: .--".,,' .' ' . iTIOIf" - ~~,:,,\<~.!"'~N
I':" :-,':,.'.;,;
,....(:.;..,.." ":.,....;",,-.
I".: >-f'.f,\'",.'::::,;!:":!(';';!';,?~,: .: i:,:;: ~!:'. ',,' ,/,:: '::;':- ','j 'ki.'.,."..' .,..". :,'....\f,...,......
PU-86-12C 18 Forestry Gov. Tr. 126, U23 5.46 YES Archived YES
Station File
PU-86-17C 19 GGFC&RD Gov. 12123186 W75,Tr.53,S165 3.75 YES 2,700 YES
Tr.52 U9
PU-86-20C 20 Big Gov. 12123186 W165,Tr. 54, 2.5 YES Arch ived NO
Corkscrew U23 File
FC&RD
PU-86-28C 21 Step by School 417187 E150, Tr.75, 2.2 YES Archived YES
. Stec School U30 File .
"CU-93-2 21 Step by School 5125193 E150, Tr.76, 2.2 YES 9,020 YES
Stec Excan. U30 .
PU-86-31C 22 1 st Baptist Church 5126187 Tr. 163,164, 9.12 YES 3,850 YES
Chi ofGG U27
PU-87 -3C 23 NNFC &RD Gov. 6123187 W165,Tr.111, 1.32 YES 5,200 YES
. U97
PU-88-21C 24 Church Church 5126187 S180, Tr. 2.72 YES 4,000 YES
.. 114 U1
PU-89-4 25 North Naples Church 8122189 Tr. 7, U97 5 YES Archived YES
Bactist Chi . File ,.
PU-89-8 26 Temple Temple 8114190 Tr.65 & 68, U26 9 YES 18,000 YES
Shalom .
"CU~93-6 . 26 Temple Child Care 7 127193 Tr. 65,& 68, U26 9 YES Archived YES
Shalom File
Elman. . .. .. .... .
'-89c13 27 Fraternal SoclFrat. 1019190 E180, Tr. 125, 2.72 .. YES 10,000 YES
Order of U26
Eacles .
PU-90-3 28 Water Gov. 4130191 Tr. 1, U26 5 YES 1,820 YES
Storage
Tank
'PU-90-24 29 SI. Monica's Church 12110191 Tr. 130,131, 7.7 YES 32,000 YES
. E165
Tr.111,U97
"CU-94-12 29 SI. Monica's Church 9127194 Tr. 130, 77 YES 32,000 YES
Expansion 131,E165
. Tr111 U97
PU-90-11 30 Pumping Gov. 7/24190 Tr. 1, U12 2.25 Yj:S Arch ived NO
Station File
"CU-94-21 30 Collier Gov. 4125/95 Tr.1, U12 2.25 YES N/A YES
County
Utilities
'PU-90-26 31 Unity Faith Church 215191 Tr. 165, U27 5 YES 8,024 YES
Mission.
Bact. .
'CU-93-1 32 CCSO Firing Gov. 4113193 E150, Tr.65 & 6.77 YES 1,400 YES
Rance Tr.80 U43
'CU-92-12 33 Naples Temple 319/93 E150, Tr.109, 2.25 NO Archived YES
Baptist U97 File
Temcle
'CU-93-17 34 Faith Bible Church 1125194 Tr.19 &W47' 5+ NO 18,000 YES
Church Tr.20 U97
.79-16C 35 City Water Gov. 10123179 Tr.7, U29 5 YES Archived YES
I Treatment File
PI.
APPROVED PROVISIONAUCONDITIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
COMMERCIAL ZONING AND NON-CONFORMING
COMMERCIAL USES IN GOLDEN GATE ESTATES
1
'6\'1
~~~ Ii ~ '. ~>..(..i).I'i '~<?)';
......j....... ..>)'",'t;:')
R-75-39C 36 First Sp~niS~ 2h~~~~ .. .., . W180,Tr.60, 2.72 YES. Archived YES
Christ. Ch. U30 File
.CU-95-13 37 Florida Mod.Home 11/14/95 E150, Tr.81, U8 2.27 YES 1,870 YES
Homes
.CU-95-16 38 James Smith Church & 1/9/96 Tr. 97, U4 5.545 YES 13,700 YES
Child Care
.CU-96-12 39 Kingdom Church 10/22/96 N6S0, 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 & pt. Tr. 4.99 NO Archived YES
Community . 16, U97 File
. . Church
R-96-2 42 Nervo Comm. 5/28/96 S345' Tr 110 3.86. YES Missing YES
TrusUGo less S75'/E225' File?
Times. tr 110 less s75' .
PUD .43 Randall Comm. 6/17/8e E165, Tr. 54, 5 YES 21,000 YES
Blvd. Ctr. U23 . .
. PUD
PUD 44 Astron Plaza Comm. 9/11/90 Tr. 10,25 &26, 7.6+ NO 115,000 YES
.. .. . .. U33 .
. JD 45 FPL . Utility 8/24/82 E180,Tr, 12.35 YES . Archived YES
102,121,122, File
U26
PUD 46 Naples Comm. 6/18/85 Tr. 29,44,&45, 13.45 NO 63,075 YES
Gateway U35 I.
PUD 47 Naples Fraternal 5/13/75 W165', Tr. 2.73 YES 35,000 YES
Javcees 113 U29 .
E-Non. Cont. 48 Golden Gate Library 6/28/90 N350' Tr. 52, U9 2.08 YES 6,000 YES
Librarv
PUD 49 Cambridge Comm. 11/10/98 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. 6/23/98 Tr. 77, U35 4.38 YES 12,000 YES
Corners
PUD 52 Clesen PUD Comrn. 2/10/98 Tr. 92, less RNJ, 4.17 YES VACAN YES
. U35
C-2 53 Porky's SBQ Restaur. N150', Tr. 2.5+ YES Arch ived 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. Cont. 55 The Bingo Comm. E150', Tr. 55, 2.5 YES Arch ived YES
Hall U29 File
E. Non. 56 Mini-Mall Comm. Tr 36, U29 5+ VACANT 37,800 YES
Con.t.
'U-98-3 57 Marvin Model 6/9/98 N180' ofTr 117, 3.27 YES 4,550 YES
I Developmen Home U30
t .
APPROVED PROVISIONAUCONDITIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
COMMERCIAL ZONING AND NON-CONFORMING
COMMERCIAL USES IN GOLDEN GATE ESTATES
4
'S2...\
- {.'::,j:~~!~,k'.'f\,.l!:,~:)~.,%~))),!l,l;,": ::~~)-)'~
P,). .".".."-,."",",.",-:.,,,,:./
:;i"'''.':;:''':''~,~'~,/-,:'
'CU-98-5 58 Foundation Fraternal 6/9/98 All of Tr 43. and 9,55 YES 70,284 YES
Mental Org. & Care W150ft, ofTr
'CU-98-6 59 Kay Homes Ex!. TU 6/9/98 N 180' ofTr151, 2,72 YES 118,800 YES
. Permit for U27
'CU-2000-2 60 FlagglTaylor EMS & 3/14/00 N _ ofTr 51. U9 2.57 YES No Dwg. YES
Sheriff Referen.
!':lIh_
'CU-2000-12 61 American Model 11/28/00 N _ofTr 119. 5.00 YES 1,780 YES
Dream Home U26
Builders
'CU-2000-13 62 Bethesda Child Care 11/14/00 S180 F!. Tr 114, 2.73 YES 1,833 YES
Pentaoostal U1
Church
'CU-2000-17 63 Voice Comm. 3/13/01 Tr 54, U23 2.30 YES N/A YES
Stream Tower
'CU-2000-19 I. 64 Holland & Comme 4/24/01 Tr 138, U93A 0.08 YES N/A YES
.. Knig.ht . . Tower
. 'CU~01-478 65 VoiceStream Comm. 6/26/01 Tr 115, U4 2.37 YES N/A YES
Wireless Tower ..
,'CU-01-1255 .. 66 Commica. Comm. 2/12/02 S _ ofTr 51, U9 2.58 YES. N/A YES
Dev. SrVcs. Tower . .
. .. ,.
-.;U-02-2366 67 Ron Beaver Lllke 10/22/02 Tr 144, U67 6.60 YES N/A YES
.. Excavation .
'CU-02-2476 68 Maloney & Earthmining 1/14/03 Tr 119, U45 5.00 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' 2.27 YES 10,044 YES
Church PreSchool Tr 15 & 16 U97
'CU-03-4799 71 American Model 2/10/04 Tr 119, U26 5.00 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-O 1-990 75 Big Fire Station 11/13/01 Tr 129,U47 4.07 YES 7,295 YE:S
Corkscrew
Island
PUD-00-06 76 Ragge PUD 2/27/01 Less E30' of 4.49 YES VACAN YES
S275' Tr 60
PUD-00-13 77 Wilson Blvd. PUD 11/14/00 E150' of moo' 5.00 YES 42,000 YES
Center Tr 17, W1/2 Tr
APPROVED PROVISIONAL/CONDITIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
COMMERCIAL ZONING AND NON-CONFORMING
COMMERCIAL USES IN GOLDEN GATE ESTATES
~
323
PUD-03- 78 Colonades PUD 5/24/05 TR 112, U30 6.83 YES 35,000 YES
4332 at Santa
Barbara
q-97-2 79 Napa Ridge C1/T 1/13/98 Tr 41, U33 . 2.31 YES ?? YES
Properties
EXISTING CONDITIONAL AMOUNT POTENTIAL CU SITES' MAP SITE ACRES
USE
Church/Child Care 28 Tr. 53 & 54, U9 A 9.6
Fraternal Organization/Club 8 Tr. 1, U12 B 4.81
Fire Station 4 Tr. 72, U23 C 5.0!
Institutional/Rehab. Centers 3 Tr. 125 & 127, U23 0 8.0C
School/Child Care 7 Nly 380' Tr. 1,all ofTr. 2,&8105' Tr. 3, E 5.0C
U14
Governmental Use 9 E75' of W180' Tr. 97, All Tr. 98, U29 F 2.0
Model Home 7 Tr. 76,93,1 08,U35 G 7.9
Commercial Uses 12 All Tr. 105, U2 H 4.0
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 & 8165, Tr. 144, U28 J 7.1
I::arth Mining 2 Tr. 106, 107 & 108, U26 K 31.5C
TOTAL 84 Tr. 98 & 99, U80, Tr. 94, & 95, U81 ~ Tr. L 63.21
2 & 3, un ~ Tr. 127 & 129, U76
ADDITIONAL EXISTING . AMOUNT W 1/2 Tr. 65, Tr. 159, U43 M 6.2
CONDITIONAL USE .
Pues 14 Tr. 66 & W165 Tr. 75, U30 N 7.:
TOTAL . . 14 E165 Tr. 60, 65 & W165 Tr. 76, U30 0 1(
8165 Tr. 109, U26 P 2.7,
Tr.. 15, 17 & 114 U46 ~ Tr. 105, 127. & Q 33.01
130, .U47
E 180', Tr. 86, U29 R 2.21
Tr. 60 Less .E30' of S275' less 815', Tr. S 33.7
61, 76, 17, 92, 93; 108, U35 and Tr. 10,
25 & 26 of U33 (Potential acres in NC
. 10) . .
GGAMP CRITERIA POTENTIAL TOTAL. 301.8l
NOTATIONS ACRES
Essential Services
Golden Gate Parkwa
Collier Boulevard Ma
Neighborhood Center
Unlimlte
2.21
4.0
"69.8
Neighborhood Center
Tran/CU
Transitional Use 76.4
NC at Pine Ridge/I-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 sizellegal description of the actual site may vary from that indicated depending on parcel splits or aggregation.
SOURCE: Collier County Comprehensive Pianning Depar/1J1enl
M8rch2oo6
**115.5
= ** These are combined and reflected
above In letter"S"
=" These are combined and niflected
'above in letters "I, K, L & Q".
Ii
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DAVIDSON
ENGINEERING
CIVIL ENGINEERING. PLANNING. ENVIRONMENTAL. LAND DEVELOPMENT SERVICES
ENVIRONMENTAL IMAPCT STATEMENT (EIS)
RANDALL BOULEVARD COMMERCIAL SUBDISTRICT GROWTH
MANAGEMENT PLAN AMENDMENT
SECTION 27 TOWNSHIP 48 SOUTH, RANGE 27 EAST
APPROXIMATELY 46.49 ACRES
Presented to:
COLLIER COUNTY
ENVIRONMENTAL SERVICES DEPARTMENT
2800 NORTH HORSESHOE DRIVE
NAPLES, FL 34104
Dated: April 21, 2008
Revised: April 20, 2009
Revised: August 18, 2009
3530 Kraft Road, Suite 301 - Naples, Florida 34109 - Phone: 239.434.6060 - Fax: 239.434.6084
WV./W .davidsonengin eeri ng.co 111
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DAVIDSON
ENGINEERING
LIST OF FIGURES
Figure 1 - Site Location Map
Figure 2 - 2008 Aerial w / FLUCCS Mapping
Figure 3 - FLUCCS Mapping
Figure 4 - Topographic Mapping
Figure 5 - NRCS Soils Mapping
Figure 6 - Jurisdictional Wetlands
Figure 7 - Proposed Preserve
Figure 8 - Collier County Zoning Map
Figure 9 - Florida Panther Information
Figure 10 - Wood Stork Information
APPENDIX OF EXHIBITS
Resume
FLUCCS Mapping
Master Concept Plan
Preserve Management Plan
SFWMD Approved Jurisdictional
Protected Species Survey
Historical! Archaeological Probability Correspondence
Exhibit M - Environmental Impact Statement
Page 3
Page 5
Page 5
Page 6
Page 7
Page 14
Page 23
Page 24
Page 32
Page 33
Exhibit M-l
Exhibit M-2
Exhibit M-3
Exhibit M-4
Exhibit M-S
Exhibit M-6
Exhibit M-7
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ENVIRONMENTAL IMPACT STATEMENT
10.02.02 Submittal Requirements for All Applications
a. Applicant information.
i. Responsible person who wrote the ElS and his/her education and job related environmental
experience.
The author of this Environmental Impact Statement is:
Jeremy Sterk, B.S., Biology
Director of Environmental Services
Davidson Engineering, Inc.
3530 Kraft Road, Suite 301
Naples, Florida 34105
Phone: 239-434-6060
Email: ieremy@davidsonengineering.com
Jeremy Sterk has been an environmental consultant in Southwest Florida since
1994.
A resume for Mr. Sterk is included as Exhibit M-l and can be found in the Appendix
of Exhibits.
ii. Owner(s)/agent(s) name, address, phone number & e-mail address.
Owner:
Emergent Development Group, Inc.
933 Honeysuckle
Grapevine, TX 76051
Emergentgroup l@yahoo.com
Agent:
Tim Hancock, AICP
Davidson Engineering, Inc.
3530 Kraft Road, Suite 301
Naples, Florida 34105
Phone: 239-434-6060
EmaiI: tim@davidsonengineering.com
b. Mapping and support graphics.
Exhibit M Environmental Impact Statement
2
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i. General location map.
PROJECT LOCATION: The Randall Boulevard GMPA Site is located just east of
Immokalee Road and immediately south of Randall Boulevard in Section 27
Township 48 South, Range 27 East, in Collier County, Florida. See (Figure 1).
""1"---
t
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-+.
+--
. j
~i III i
/, I ! 1\. ~
/"- ~\JOKA~ - -
OllWElLR
_~ANDALL BOULEYARD
o
"
,.-~-
>
w
-i
---i-~
LDNGTE OULVAD
LEGEND
_SITEBOU~DARY
_ MAJOR ROADWAYS
COLLIERCOUNTV MAINTAINED ROADS
s
N
W+E
o 1
MILE
Figure 1. Site Location Map
THE IMMEDIATE AREA AROUND THE RANDALL BOULEVARD GMPA SITE:
NORTH:
Randall Boulevard
WEST:
Canal
Exhibit M - Environmental Impact Statement
3
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DAVIDSON
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SOUTH:
Golden Gate Estates Unit 23
EAST:
8th Street NE \ Golden Gate Estates Unit 23
ii. Native habitats and their boundaries identified on an aerial photograph of the site extending at least
200 feet outside the parcel boundary. This does not mean the applicant is required to go on to
adjoining properties. Habitat identification consistent with the Florida Department of Transportation
Florida Land Use Cover and Forms Classification System (FLUCCS) shall be depicted on an aerial
photograph having a scale of one inch equal to at least 200 feet when available from the County.
Other scale aerials may be used where appropriate for the size of the project, provided the
photograph and overlays are legible at the scale provided. A legend for each of the FLUCCS categories
found on-site shall be included on the aerial.
Native communities were mapped according to the Florida Department of
Transportation Florida Land Use Cover and Forms Classification System (FLUCCS)
and their boundaries are depicted below in (Figure 2) & (Figure 3).
Fi!!:ure 2: FLUCCS overlain on 2008 aerial at a scale of 1"=400'
Figure 3: FLUCCS mapping at a scale of 1"=400'
Included as Exhibit M-2 (found in the Appendix of Exhibits) is the FLUCCS mapping
overlain on a 2008 aerial at a scale of 1"=100' (24"x36")
All three maps detail FLUCCS mapping within 200 feet of the property boundary.
This additional mapping outside the boundary of the project was done through
aerial interpretation.
Exhibit M . Environmental Impact Statement
4
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DAVIDSON
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Fi ure 2. 2008 Aerial with FLUCCS Ma in
......,
w
z
"
w
W
"
I;;
z
.
w..}-,
,
0""'''''''"0'''''
fLUCCSMAPI'IlfG
!2J''',>lNGl...._'''e'''OfU'I''''''....~,
u,...OQl,Ni.c,.......'c..,..,,^",
0'".''''"'''...........".,.'''
.'''_O'YM~"u.O"''"'iI''''ACl
.""_"'lM..-ro_,.",..,,,,,,,.
O.11.."f...'LA'TVoI><>M'..",,""'Tlc."'.o.oom....o'
....."""..10."""1
."",.".,,,,"'.''',,,,,,,",,OXO'nC,,,,,,,,,,,,,.>7'C,
_R<...e>,......e"'INE-C'l......S-C^"""-G.....u."....."~""C"MOOO:,".",.O,
!f2,..,"'.'N...O......."'..".<,
_."_"",,-.,,..zAC,
_...,...L........"""''''', 66.4QACTOTAL
""
FEET
Figure 3. FLUCCS Mapping
Exhibit M - Environmental Impact Statement
5
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DAVIDSON
ENGINEERING
jji. Topographic map and existing drainage patterns if applicable. Where possible, elevations within each
of FLUCCS categories shall be provided.
Site elevations vary from approximately 11.5 feet NGVD at to 14.7 feet NGVD.
Currently drainage appears to be to the south and southwest. See (Figure 4).
Figure 4. Topographic Mapping
iv Soils map at scale consistent with that used for the Florida Department of Transportation Florida
Land Use Cover and Forms Classification System determinations.
Soils lines have been digitized from the Natural Resources Conservation Service
(NRCS) map of Collier County. A map detailing the soil types found on the subject
property is shown below in (Figure 5).
The Natural Resource Conservation Service (NRCS) maps four soils types on the
property:
NRCS 03, Malabar fine sand, limestone substratum (listed as hydric)
NRCS 07, lmmokalee fine sand (listed as non-hydric)
NRCS 14, Pineda fine sand, limestone substratum (listed as hydric)
NRCS 16, Oldsmar fine sand (listed as non-hydric)
Exhibit M - Environmental Impact Statement
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Specific details for each soil type are below:
NRCS 03-Malabar fine sand
This soil is nearly level and poorly drained. The surface layer is typically dark fine
sand about 2 inches thick. The subsurface layer is light brownish-gray fine sand.
The permeability is slow or very slow. According to NRCS, typical vegetation might
include slash pine, cypress, cabbage palm, wax myrtle, and saw palmetto.
NRCS 07-lmmokalee fine sand
This soil is generally level and poorly drained. The surface layer is typically dark
fine sand about 6 inches thick. The subsurface layer is light gray fine sand. The
permeability is moderate. According to NRCS, typical vegetation might include slash
pine, wax myrtle, creeping bluestem, and saw palmetto.
NRCS 14-Pineda fine sand. limestone substratum
This soil is nearly level and poorly drained. The surface layer is dark gray fine sand.
The subsurface layer is light brown-gray fine sand. The permeability is slow or very
slow. According to NRCS, typical vegetation might include slash pine, cypress,
cabbage palm, and saw palmetto.
NRCS 16-Boca fine sand
This soil is generally level and poorly drained. The surface layer is gray-brown fine
sand. The subsurface layer is fine sand. The permeability is slow or very slow.
According to NRCS, this soil is generally found in flatwoods and typical vegetation
might include slash pine, cabbage palm, and saw palmetto.
NRCS 27-HoloDaw fine sand
This soil is generally level and poorly drained. The surface layer is dark gray fine
sand. The subsurface layer is fine sand. The permeability is moderate to
moderately slow. According to NRCS, this soil is generally found in flatwoods and
typical vegetation might include slash pine, cabbage palm, and saw palmetto.
7
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Figure 5. NRCS Soils Mapping
v. Proposed drainage plan indicating basic flow patterns, outfall and off-site drainage.
See proposed Master Concept Plan provided by Davidson Engineering, included as
Exhibit M-3 (found in the Appendix of Exhibits). Specifics of drainage will be
developed during the SDP process. As can be seen from the plan, the site will utilize
a combination of detention areas and ponds for water management.
vi. Development plan including phasing program, service area of existing and proposed public facilities,
and existing and proposed transportation network in the impact area.
See proposed Master Concept Plan provided by Davidson Engineering, included as
Exhibit M-3 (found in the Appendix of Exhibits).
Public Facilities: Public facilities are already in place in the vicinity of the Randall
Boulevard GMPA Site. The Randall Boulevard GMPA Site is not proposing
construction of any additional public facilities.
Traffic Network: Immokalee road is located just west of the Randall Boulevard
GMPA Site and will be the major road corridor to which the property connects. The
connection is made by way of Randall Boulevard, which is existing and forms the
entire northern boundary of the property. The Randall Boulevard GMPA Site is not
proposing any additional transportation network changes other than internal roads
within the site.
vii. Site plan showing preserves on-site, and how they align with preserves on adjoining and neighboring
properties. Include on the plan locations of proposed and existing development, roads, and areas for
Exhibit M ~ Environmental Impact Statement
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.".,______.__________..__n.__ ,_.__...._,_ _,_,_",_.____".__. _...__...-.~ --.--.-,-..----..-,."'. .- ----,.,.-----..- .-..-."'--..-. - ----,.-....--..-..--.-.-.-
stormwater retention, as shown on approved master plans for these sites, as well as public owned
conservation lands, conservation acquisition areas, major flow-ways and potential wildlife corridors.
The proposed CPUD Master Concept Plan is attached as Exhibit M-3 (found in the
Appendix of Exhibits).
The Randall Boulevard GMPA Site is mostly surrounded by Estates zoned parcels
that are either undeveloped or contain single family homes. The Randall Boulevard
GMPA Site proposes a preserve along the entire southern property line that
incorporates a varjety of habitats, including one of the wetlands. There don't appear
to be any identified preserves on adjacent properties to align to.
The property is not adjacent to any public owned conservation lands, conservation
acquisition areas, major flow-ways, or potential wildlife corridors.
viii. For properties in the RLSA or RFMU districts, a site plan showing the location of the site, and land use
designations and overlays as identified in the Growth Management Plan.
Not Applicable. The Randall Boulevard GMPA Site is not located in the RLSA or the
RFMU.
c. Project description and GMP consistency determination.
i. Provide an overall description of the project with respect to environmental and water management
issues.
CURRENT PROJECT DESCRIPTION
The GMP amendment application seeks to extend the existing commercial Randall
Boulevard Commercial Subdistrict including the existing Big Corkscrew Island Fire Control
station, shopping center and gas station to the west bounded by the Corkscrew Canal and
the Collier County Forestry parcel to the east bordered by 8th Street NE. The GMPA will
provide retail uses and services currently in demand by the existing and future residents of
the area. The extension of the Subdistrict's Boundary will allow for the rezone of the
subject property for limited commercial uses identified in the amendment application. The
proposed amendment to modify the boundary of the Randall Boulevard Commercial
Subdistrict is consistent with a number of provisions in the Collier County Growth
Management Plan.
Following the approval of this application the applicant will be submitting a rezone
application for to change the zoning to CPUD. The proposed plan of development is to
construct a neighborhood retail shopping center and professional and medical office uses
with outparcels to serve the needs of the community.
ENVIRONMENTAL ISSUES:
Due to the high degree of development in the general area, environmental issues on the
Randall Boulevard GMPA Site parcel are limited. The potential issues are discussed below:
Exhibit M - Environmental Impact Statement
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- .._.,.-_._--_.__.__.._._._._.._--._.~-_._.-
FLORIDA PANTHER (FeU... conca/or coryij:
The Randall Boulevard GMPA Site lies in the USFWS current (and former) "Panther Focus
Area".
BIG CYPRESS FOX SOUlRREL (Sciurus n;aerav;cenn;al:
The parcel does contain habitat which might support fox squirrels.
GOPHER TORTOISE (Gonherus po/vnhemusl:
Gopher tortoise burrows were documented on the property during the protected species
survey.
WOOD STORK (Mvcteria americana):
The parcel falls within the core foraging area (estimated at 18.6 miles) of 3 wood stork
colonies in Collier County.
LISTED PLANT SPECIES:
Several Wild Pine (Tillandsia spp.) and Butterfly Orchids were observed.
WETLANDS:
There are two small cypress areas on the property. The first is isolated and adjacent to the
Forestry facility. The second falls along the southern property line and continues offsite to
the south onto adjacent Estates zoned lots. A formal wetland jurisdictional and site visit
has been completed by the SFWMD.
NATIVE VEGETATION:
The proposed use for the property is commercial and therefore it is subject to a 15%
preservation requirement. The calculations are as follows:
56.49 (site acreage) - 1.00 (existing home) - 4.18 (Existing Commercial Developments) -
3.43 (Governmental-DOF-Fire Station) - 0.47 (Canal ROW) - 0.17 (Disturbed Lands) - 0.25
(Road ROW) - 3.82 (FPL) = 43.17 acres existing indigenous.
43.17 acres existing indigenous X 15% = 6.48 acres native vegetation required on the
Randall Boulevard GMPA Site.
WATER MANAGEMENT ISSUES\DESCRIPTION:
The following is a description of the proposed water management system:
The Randall Boulevard GMPA Site is located at Section 27, Township 48 South, and Range
27 East in Collier County, Florida within FEMA zone 'X'. No water management storage or
conveyance system is currently on-site. A conceptual water management system
comprised of a series of lakes and dry pretreatment areas will be utilized in the future. The
site will be bermed at the 25 year, 3 day storm stage elevation to help control storm water.
This water will be piped and treated via the detention areas until quality control is
reached. At that time or during storm surge, water will be stored in the inter-connected
lakes which will be bermed at the 100 year, 3 day storm stage elevation. After treatment,
storm water will conceptually discharge through a series of pipes and structures into the
Exhibit 1\1 - Environmental Impact Statement
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existing Randall Boulevard roadside storm water swale at a rate not to exceed 0.15 cubic
feet per second per acre per Collier County Ordinance No. 2001-27.
ii. Explain how the project is consistent with each of the Objectives and Policies in the Conservation and
Coastal Management Element of the Growth Management Plan, where applicable.
Policy 2.2.2
In order to limit specific and cumulative impacts of stormwater run-off, storm water systems should be
designed in such a way that discharged water does not degrade receiving waters and an attempt is made to
enhance the timing, quantity and quality of fresh water to the estuarine system. Non-structural methods such
as discharge and storage in wetlands are encouraged.
The stormwater management system for the Randall Boulevard GMPA Site will be designed
according to SFWMD rules and criteria. Issuance of the ERP by the SFWMD or approval of
the water management system by Collier County will deem the project in compliance with
this policy.
Policy 2.2.3
Chemical spraying for aquatic weed control should be conducted with extreme caution. The use of
appropriate biological and mechanical (use of harvesting equipment to remove vegetation) controls in both
the canal system and storm water detention ponds is encouraged. Manufacturers guidelines for chemical use
in aquatic habitat will be followed.
Any aquatic areas created in conjunction with this project will be subject to and will adhere
to this policy.
GOAL 6: THE COUNTY SHALL IDENTIFY, PROTECf, CONSERVE AND APPROPRIATELY USE ITS NATIVE
VEGETATIVE COMMUNITIES AND WILDLIFE HABITAT.
OBJECfIVE 6.1
The County shall protect native vegetative communities through the application of minimum preservation
requirements. The following policies provide criteria to make this objective measurable. These policies shall
apply to all of Collier County except for the Eastern Lands Study Area, for which policies are required to be
adopted by November 1, 2002.
Policy 6.1.1
For the County's Urban Designated Area, Estates Designated Area, Conservation Designated Area, and
Agricultural/Rural Mixed Use District, Rural-Industrial District and Rural-Settlement Area District as
designated on the FLUM, native vegetation shall be preserved on-site through the application of the following
preservation and vegetation retention standards and criteria...
The proposed use for the property is commercial and therefore it is subject to a 15%
preservation requirement. The calculations are as follows:
Exhibit 1\1 ~ Environmental Impact Statement
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~'-'---'-'------'---""~-"-~--'----
.. .-.--.-.- ....,--_.--._..._--_..._-_."--,._._~--_.~-_._--_..-
56.49 (site acreage) - 1.00 (existing home) - 4.18 (Existing Commercial Developments) -
3.43 (Governmental-OaF-Fire Station) - 0.47 (Canal ROW) - 0.17 (Disturbed Lands) - 0.25
(Road ROW) - 3.82 (FPL) = 43.17 acres existing indigenous.
43.17 acres existing indigenous X 15% = 6.48 acres native vegetation required on the
Randall Boulevard GMPA Site.
The native vegetation requirement is being met by providing preserve areas totaling 6.08
acres. The preserves provide a variety of habitats, including FLUCCS 310, FLUCCS 321,
FLUCCS 411, FLUCCS 621, and FLUCCS 624. The preserve are representative of the
habitats on the property and incorporate the wetland on the property that continues offsite
to the south (FLUCCS 621).
The master plan delineates 6.08 acres of preserve or 94% of the required amount for the
subject property. The LDC requires the master plan to show the location of at least 75% of
the proposed preserve at the time of PUD. The additional 0.40 acres of preserve necessary
to meet the site indigenous vegetation requirement will be provided during SOP review. As
required by the LDC, the additional preserve will be provided contiguous to what is
currently proposed.
Poliey 6.1.4:
Prohibited invasive exotic vegetation shall be removed from all new developments.
(1) Applicants for development permits shall submit and implement plans for invasive exotic plan removal
and long-term control.
(2) Maintenance plans shall describe specific techniques to prevent re-invasion by prohibited exotic
vegetation of the site in perpetuity.
(3) The County shall maintain a list of prohibited invasive exotic vegetation in the Land Development
Code and update it as necessary.
The Randall Boulevard GMPA Site does contain exotic and nuisance vegetation. Ear leaf
acacia and Brazilian pepper are the species with the greatest presence. Exotic densities
vary from 0 to approximately 50% in some communities. All exotics will be removed from
the site according to the attached Preserve Management Plan (PMP), Exhibit M-4 (found in
the Appendix of Exhibits). The site will be maintained free of exotic and nuisance
vegetation in perpetuity.
Polley 6.1.7:
The County shall require native vegetation to be incorporated into landscape designs in order to promote the
preservation of native plant communities and to encourage water conservation.
The Randall Boulevard GMPA Site will utilize native species for landscaping wherever
possible, including perimeter buffers.
Polley 6.1.8:
Exhibit M - Environmental Impact Statement
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An Environmental Impact Statement (EIS) is required, to provide a method to objectively evaluate the impact
of a proposed development, site alteration, or project upon the resources and environmental quality of the
project area and community and to insure that planning and zoning decisions are made with a complete
understand of the impact of such decisions upon the environment, to encourage projects and developments
that will protect, conserve and enhance, but not degrade, the environmental quality and resources of the
particular project or development site, the general area and the greater community.
Please refer to this document
OB'ECflVE 6.2:
The County shall protect and conserve wetlands and the natural functions of wetlands. The following policies
provide criteria to make this objective measurable. These policies shall apply to all of Collier County except
for the Eastern Lands Study Area, for which policies are required to be adopted by November 1, 2002.
Policy 6.2.1:
As required by Florida Administrative Code 915-5.006(1)(b), wetlands identified by the 1994-95 SFWMD land
use and land cover inventory are mapped on the Future Land Use Map series. These areas shall be verified by
a jurisdictional field delineation, subject to policy 6.2.2 of this element at the time of project permitting to
determine the exact location of wetland houndaries.
The wetlands on the property are shown on the Wetland ID map below (Figure 6). The
wetlands total approximately 1.37 acres. The wetlands on the property were delineated by
the SFWMD in 2008 as part of a formal wetland determination. See attached determination
from the SFWMD. The formal wetland determination covered the entire parcel, except the
forestry property. This parcel was added to the project after the determination was
completed. The wetland on the Forestry parcel has been flagged using the same
methodology as the approved determination.
Exhibit M ~ Environmental Impact Statement
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Figure 6. Jurisdictional Wetlands.
Policy 6.2.2:
Wetlands shall be defined pursuant to Section 373.019 Florida Statutes. The location of jurisdictional
wetland boundaries are further described by the delineation methodology in Section 373.421 Florida
Statutes.
A formal wetland jurisdictional has been completed by the SFWMD. (Figure 6) above
illustrates the locations of the onsite wetlands.
Policy 6.2.3:
Collier County shall implement a comprehensive process to ensure wetlands and the natural functions of
wetlands are protected and conserved......Where permits issued by such state or federal agencies allow for
impacts to wetlands within the Urban and Estates designated areas and require mitigation for such impacts,
this shall be deemed to preserve and protect wetlands and their functions...
Exhibit M - Environmental Impact Statement
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The Randall Boulevard GMPA Site contains two small wetlands. The northern, isolated
wetland is proposed for impact. The proposed wetland impacts will be approved and
mitigated for through the SFWMO.
Policy 6.2.4:
Within the Urban Designated area, the County shall rely on the wetland jurisdictional determinations and
requirements issued by the applicable jurisdictional agency...
A formal wetland jurisdictional has been completed by the SFWMO. (Figure 6) above
shows the locations of onsite wetlands. The approved formal wetland jurisdictional is
included as Exhibit M-S (found in the Appendix of Exhibits).
Policy 6.2.6,
Within the Urban Designation and Rural Fringe Mixed Use District, [requiredl wetland preservation, buffer
areas, and mitigation areas shall be dedicated as conservation and common areas in the form of conservation
easements and shall be identified and platted as separate tracts; and, in the case of a Planned Unit
Development (PUD), these areas shall also be depicted on the PUD Master Plan...
The proposed preserve will be placed under a conservation easement at time of SOP
approval. All preserves, buffers, and common areas on the Randall Boulevard GMPA Site
will be maintained according to the included Preserve Management Plan (PMP). It is
included as Exhibit M-4 (found in the Appendix of Exhibits).
GOAL 7, THE COUNTY SHALL PROTECT AND CONSERVE ITS FISHERIES AND WILDLIFE.
OBJECTIVE 7.1
The County shall direct incompatible land uses away from listed animal species and their habitats. These
policies shall apply to all of Collier County except for the Eastern Lands Study Area. for which policies are
required to be adopted by November 1, 2002.
Policy 7.1.1
Incompatible land uses are directed away from listed species and their habitats by the following mechanisms:
(1) Conservation Designation on the Future Land Use Map
The overall purpose of the Conservation Designation is to conserve and maintain the natural resources of
Collier County and their associated environmental, recreational and economic benefits. These areas have
been demonstrated to have high wildlife value. The allowed land uses specified in the FLUE's Conservation
Designation will accommodate limited residential development and future non-residential development
These limitations help direct many incompatible land uses away from listed species and their habitats
contained in this Future Land Use Designation. (Reference FLUE: Future Land Use Designation, Description
Section.)
(2) Big Cypress Area of Critical State Concern Overlay (ACSC)
Exhibit 1\1 Environmental Impact Statement
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The land development regulations contained in the ACSC Overlay district provide standards that facilitate the
goal of directing incompatible land uses away from listed species and their habitats. (Reference FLUE: Future
Land Use Designation, Description Section.)
(3) Natural Resource Protection Areas (NRPAs)
The purpose of Natural Resource Protection Areas (NRPAs) is to support State and Federal agencies' efforts
to protect endangered or potentially endangered species and their habitats (Reference CCME: Objective 1.3).
These areas describe large, intact and relatively unfragmented habitats important for many listed species.
Allowable land uses, vegetation preservation standards, development standards, and listed species protection
criteria within NRPAs are specified in the FLUE. (Reference the FLUE for the specific requirements.) The NRPA
Overlay is intended to direct incompatible land uses away from listed species and their habitats.
(4) Sending Lands (Transfer of Development Rights)
Sending Lands are those lands that have a high degree of environmental value and sensitivity and generally
include wetlands, uplands, and habitat for listed species. Due to their high environmental value, Sending
Lands are targeted for preservation and conservation either through acquisition or through incentives for
private property owners. Privately owned lands within the Rural Fringe Mixed Use District that have a
Natural Resource Protection Area (NRPA) Overlay are considered to be Sending Lands. Allowable land uses
within Sending Lands are specified in the FLUE, Future Land Use Designation, Description Section, B. Rural
Fringe Mixed Use District These limitations help direct many incompatible land uses away from listed
species and their habitats.
(S) Habitat Stewardship Areas (HSAs)
Listed animal and plant species and their habitats shall also be protected through the establishment of
Habitat Stewardship Areas (HSAs) within the RLSA Overlay. HSAs are privately owned agricultural areas,
which include areas with natural characteristics that make them suitable habitat for listed species and areas
without these characteristics. These latter areas are included because they are located contiguous to habitat
and help form a continuum of landscape that can augment habitat values. The Overlay provides an incentive
to permanently protect HSAs by the creation and transfer of Credits resulting in the elimination of
incompatible uses and the establishment of protection measures.
(6) All other policies supporting Objective 7.1 of this element
Not Applicable. The site will have no negative effect on Conservation Areas, ASCS's, NRPAs,
Sending Lands, or HSAs.
Policy 7.1.2:
Within areas of Collier County, excluding the lands contained in the RLSA Overlay, non-agricultural
development, excluding individual single family residences, shall be directed away from listed species and
their habitats by complying with the following guidelines and standards:
(1) A wildlife survey shall be required for all parcels when listed species are known to inhabit biological
communities similar to those existing on site or where listed species are directly observed on the site. The
survey shall be conducted in accordance with the requirements of the Florida Fish and Wildlife Conservation
Commission (FFWCC) and U.S. Fish and Wildlife Service (USFWS) guidelines. The County shall notify the
FFWCC and USFWS of the existence of any listed species that may be discovered.
Exhibit M - Environmental Impact Statement
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(2) Wildlife habitat management plans for listed species shall be submitted for County approval. A plan shall
be required for all projects where the wildlife survey indicated listed species are utilizing the site, or the site
contains potential habitat for listed species. These plans shall describe how the project directs incompatible
land uses away from listed species and their habitats.
(3) The County shall, consistent with applicable GMP policies, consider and utilize recommendations and
letters of technical assistance from the Florida Fish and Wildlife Conservation Commission and
recommendations from the US Fish and Wildlife Service in issuing development orders on property
containing listed species. It is recognized that these agency recommendations, on a case by case basis, may
change the requirements contained within these wildlife protection policies and any such change shall be
deemed consistent with the Growth Management Plan.
See below for discussions of each guideline\standard:
(1) Wildlife Survey:
The most recent wildlife survey for the Randall Boulevard GMPA Site is included as
attachment to this EIS. The protected species survey is included as Exhibit M-6 (found in
the Appendix of Exhibits). See listed species section 10.02.02.4g.iii on page 21 for
summary of listed species discussions.
(2) Wildlife Management Plans:
Gopher tortoise were observed during the protected species survey. It is anticipated that
the applicant will manage the small population of gopher tortoise on the property through
either onsite or offsite relocation. The relocation permit will be sought during the Site
Development Plan process through FWC.
As discussed in 10.02.02.4g.iv below, the applicant is willing to relocate Tillandsia and
butterfly orchids.
(3) Technical Assistance from FWC and USFWS:
The applicant will be seeking a gopher tortoise relocation permit from the FWC. Guidance
will be sought from the FWC regarding whether the property will qualify for an onsite or
offsite relocation. The relocation permit for gopher tortoise will be sought during the SDP
process.
The applicant will seek technical assistance from the USFWS during the ERP process.
Policy 7.1.4,
All development shall comply with applicable federal and state permitting requirements regarding listed
species protection.
The applicant will be seeking a gopher tortoise relocation permit from the FWC.
Exhibit 1\1 ~ Environmental Impact Statement
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The applicant will seek technical assistance from the USFWS during the ERP process.
d. Native vegetation preservation.
i. Identify the acreage and community type of all upland and wetland habitats found on the project site,
according to the Florida Land Use Cover and Forms Classification System (FLUCCS). Provide a
description of each of the FLUCCS categories identified on-site by vegetation type (species),
vegetation composition (canopy, midstory and ground cover) and vegetation dominance (dominant,
common and occasional).
The following FLUCCS communities are present on the subject property. See
FLUCCS mapping in (Figure 2) for specific locations.
Name: Single Family Residential
~ FLUCCS 110
Acrea~e: 2.38 Acres
Description: The property includes an existing single family home and other
associated improvements such as septic system, landscaping, and driveway. The
rear portion of this lot has been fenced and mostly cleared of vegetation.
Name: Commercial Services
~ FLUCCS 140
Acrea!!e: 4.18 Acres
Description: This portion of the property includes an existing fuel
station\convenience store and a small retail center.
Name: Governmental (Division of Forestry & Fire Station)
~ FLUCCS17S
Acreage: 3.43 Acres
Description: This portion of the property contains and existing building, parking,
and tower utilized by the Florida Division of Forestry. It also includes an existing
fire & EMS station on a parcel near the canal.
Name: Dry Herbaceous
~ FLUCCS310
Acreae:e: 8.47 Acres
Description: This community is found along Randall Boulevard and in a swatp
running southwest to the southern property line. Canopy vegetation is very sparse
and limited to scattered cabbage palm. Groundcover is dominated by grapevine and
various disturbed site vegetation species. Other vegetation present includes poison
ivy, lantana, bahia, smilax, Spanish needles, thistle, and Caesar's weed.
Name: Palmetto Prairie
.!:&Jk;, FLUCCS321
Acreage: 6.93 Acres
Description: This community is found in the western portion of the property.
Canopy contains widely scattered slash pine or cabbage palm. Midstory is
Exhibit M Environmental Impact Statement
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dominated by often dense saw palmetto. Other vegetation present includes rusty
lyonia, pennyroyal, myrsine, southern sumac, grapevine, poison ivy, and buckthorn.
Name: Pine Flatwoods (0-25% Exotic Invaded)
Cillk FLUCCS 411-El
Acrea!!e: 23.66 Acres
Description: This community is dominated by slash pine in the canopy and makes
up the majority of the site. Midstory includes scattered saw palmetto, myrsine, wax
myrtle, and buckthorn. Other vegetation present includes often dense grapevine,
occasional cypress, cabbage palm, penny royal, poison ivy, Caesar's weed, and
smilax.
NAME
COMMON
NAME
STRATUM
411-E1, Pine FIatwoods
(0-25% Exotic Invaded)
Common
Piioblephis rigida
Pinus elliotti
ground cover
canopy
pennyroyal
pine (slash
pine)
cabbage palm
smilax
Caesar weed
muscadine
grape
poison ivy
vine
Sabal palmetto
Smiiax spp.
Urena lobata
Vitis rotundifolia
canopy
vine
ground cover
vine
Toxicodendron radicans
Occasional
Serenoa repens
Schinus terebinthifolius'
saw palmetto
Brazilian
pepper
mid-story
mid-story
*invasive exotic
Name: Canal
~ FLUCCS 500
Acreage: 0.47 Acres
Description: A canal and associated maintenance easement forms the western
border of subject property.
Name: Cypress (25-50% Exotic Invaded)
~ FLUCCS 621-E2
Acreage: 1.37 Acres
Description: This community is found along the southern property line and
continues offsite onto the adjacent parcel to the south. Another small isolated
wetland is found on the Forestry parcel. Canopy vegetation includes cypress,
cabbage palm, and dahoon holly. Other vegetation present includes Brazilian
19
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Exhibit M - Environmental Impart Statement
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pepper, Caesar's weed, grapevine, swamp fern, smilax, poison ivy, and lantana. This
community is suffering from severely reduced hydro-period, but would likely be
classified as a jurisdictional wetland.
SCIENTIFIC
NAME
STRATUM
COMMON
NAME
621-E2, Cypress (25-
50% Exotic Invaded)
Common
Taxodium ascendens
Sabal palmetto
Urena iobata
Smilax spp.
Schinus terebinthifolius'
Toxicodendron radicans
Vitis rotundifolia
OccQfOional
Pinus eliiotti
Ilex cassine
Myrsine floridana
Blechnum serrulatum
*invasive exotic
pond cypress
cabbage palm
Caesar weed
Smilax
Brazilian pepper
poison ivy
muscadine grape
pine (slash pine)
dahoon holly
myrsine
swamp fern
canopy
canopy
ground cover
vine
midstory
vine
vine
canopy
mid-story
mid-story
ground cover
Name: Drained Pine-Cypress-Cabbage Palm (25-50% Exotic Invaded)
~ FLUCCS 624D-E2
Acreage: 1.36 Acres
Description: This community is found in two small patches on the property. Canopy
vegetation includes slash pine, cypress, cabbage palm, and dahoon holly. Other
vegetation present includes Caesar's weed, grapevine, buckthorn, smilax, poison ivy,
and wax myrtle. This community was likely a historic wetland, but is suffering from
severely reduced hydro-period and thus does not meet current criteria for wetland
classification.
SCIENTIFIC
NAME
STRATUM
COMMON
NAME
624D -E2, Drained
Pine/Cypress/Cabbage
Palm (25-50% Exotic
Invaded)
Common
Vitis rotundifolia
Pinus eliiotti
Sabal palmetto
Schinus terebinthifolius'
Smilax spp.
Exhibit M - Environmental Impact Statement
muscadine grape
pine (slash pine)
cabbage palm
Brazilian pepper
Smilax
20
vine
canopy
canopy
mid-story
vine
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Toxicodendron radicans
poison ivy
vine
Or.r.ar;;onal
Schinus terebinthifolius*
Acacia auriculiformis*
Myrica cerifera
Taxodium ascendens
liex cassine
Myrsine floridana
Brazilian pepper
Earleaf acacia
wax myrtle
pond cypress
dahoon holly
myrsine
midstory
mid-story
mid-story
canopy
mid-story
mid-story
*invasive exotic
Name: Disturbed Lands
~ FLUCCS 740
Acrealj!e: 0.17 Acres
Description: A limerock driveway runs north-south through the portion of the
parcel that borders the canal.
Name: Roadway
~ FLUCCS814
Acrealj!e: 0.25 Acres
Description: The property includes a portion of 8th Street NE, which is existing.
Name: FPL Easement
.GQ.d.g;, FLUCCS 832
Acreage: 3.82 Acres
Description: The entire northern property line is encumbered by a Florida Power &
Light (FPL) easement. A portion of the easement makes up the roadside swale for
Randall Boulevard, while the remainder of the easement contains vegetation similar
to that listed in the FLUCCS 310 community.
ii. Explain how the project meets or exceeds the native vegetation preservation requirement in Goal 6 of
the Conservation and Coastal Management Element of the Growth Management Plan, and Chapters 4
and 10 of the Land Development Code. Provide an exhibit illustrating such. Include calculations
identifying the acreage for preservation and impact, per FLUCCS category.
56.49 (site acreage) - 1.00 (existing home) - 4.18 (Existing Commercial
Developments) -3.43 (Governmental-DOF-Fire Station) - 0.47 (Canal ROW) - 0.17
(Disturbed Lands) - 0.25 (Road ROW) - 3.82 (FPL) = 43.17 acres existing indigenous.
43.17 acres existing indigenous X 15% = 6.48 acres native vegetation required on the
Randall Boulevard GMPA Site.
The native vegetation requirement is being met by providing preserve areas totaling
6.08 acres. The preserves provide a variety of habitats, including FLUCCS 310,
FLUCCS 321, FLUCCS 411, FLUCCS 621, and FLUCCS 624. The preserve are
representative of the habitats on the property and incorporate the wetland on the
property that continues offsite to the south (FLUCCS 621).
Exhibit M . Environmental Impact Statement
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The master plan delineates 6.08 acres of preserve or 94% of the required amount for
the subject property. The LDC requires the master plan to show the location of at least
75% of the proposed preserve at the time of PUD. The additional 0.40 acres of
preserve necessary to meet the site indigenous vegetation requirement will be
provided during SDP review. As required by the LDC, the additional preserve will be
provided contiguous to what is currently proposed.
The following table provides a breakdown of each FLUCCS community in existing and
proposed conditions:
Existing Conditions Proposed Conditions
Entire Parcel Entire Parcel
FLUCCS Existing Existing Proposed Impact Preserve
Code Acreal!"e Percent Acreaee Percent Percent
110 2.38 4.21% 0.00 100% 0%
140 4.18 7.40% NA NA NA
175 3.43 6.07% 0.00 100% 0%
310 8.47 14.99% 0.49 95.8% 4.2%
321 6.93 12.27% 0.81 88.4% 11.6%
411-El 23.66 41.88% 3.67 82.1% 17.9%
500 0.47 0.83% NA NA NA
621-E2 1.37 2.43% 0.72 0% 100%
624D-E2 1.36 2.41% 0.39 71.3% 28.7%
740 0.17 0.30% 0.17 100% 0%
814 0.25 0.44% 0.00 100% 0%
832 3.82 6.76% 0.00 100% 0%
Totals: 56.49 100% 6.08
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Figure 7. Proposed Preserve
ill. For sites already cleared and in agricultural use, provide documentation that the parcel (s) are in
compliance with the 25 year rezone limitation in Policy 6.1.5 of the Conservation and Coastal
Management Element of the Growth Management Plan and Chapters 4 and 10 of the Land
Development Code. For sites cleared prior to Ianuary 2003, provide documentation that the parcel
(s) are in compliance with the 10 year rezone limitation previously identified in the Growth
Management Plan and Land Development Code.
No portion of the property appears to have been utilized agriculturally. The only
development or on the property is a single family home. The remainder of the
parcel is wooded and undeveloped.
iv. Have preserves or acreage requirements for preservation previously been identified for the site
during previous development order approvals? If so, identify the location and acreage of these
preserves, and provide an explanation if they are different from what is proposed.
No previous preserve requirements have been established for the Randall
Boulevard GMPA Site.
v. For properties with Special Treatment "ST" overlays, show the ST overlay on the development plan
and provide an explanation as to why these areas are being impacted or preserved.
Exhibit M - Environmental Impact Statement
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The Randall Boulevard GMPA Site does not contain any "ST" overlays. A zoning map
is included below as (Figure 8).
F I I II I I ' - " 'I I'
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e. Wetlands.
i. Define the number of acres of Collier County jurisdictional wetlands (pursuant to Policy 6.2.1 and
6.2.2 of the Conservation and Coastal Management Element of the Growth Management Plan)
Exhibit 1\1 - Environmental Impact Sta.tement
24
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_.,_...".._..-..._---_...._._-_.~._-------,.". - "--._...----_.._--.._-"..~_..__.._--
according to the Florida Land Use Cover and Forms Classification System (FLUCCS). Include a
description of each of the FLUCCS categories identified on-site by vegetation type (species),
vegetation composition (canopy, midstory and ground cover) and vegetation dominance (dominant,
common and occasional). Wetland determinations are required to be verified by the South Florida
Water Management District or Florida Department of Environmental Protection, prior to submission
to the County.
WETLANDS:
See (Figure 6) for wetland location.
Name: Cypress (25-50% Exotic Invaded)
!&de;. FLUCCS 621-E2
Acrea~e: 1.37 Acres
Description: This community is found along the southern property line and
continues offsite onto the adjacent parcel to the south. Another small isolated
wetland is found on the Division of Forestry parcel. Canopy vegetation includes
cypress, cabbage palm, and dahoon holly. Other vegetation present includes
Brazilian pepper, Caesar's weed, grapevine, swamp fern, smilax, poison ivy, and
lantana. This community is suffering from severely reduced hydro-period, but
would likely be classified as a jurisdictional wetland.
SCIENTIFIC
NAME
STRATUM
COMMON
NAME
621-E2, Cypress (25-
50% Exotic Invaded)
Common
Taxodium ascendens
Sabal paimetto
Urena iobata
Smilax spp.
Schinus terebinthifolius'
Toxicodendron radicans
Vitis rotundifolia
Occa(j;onaJ
Pinus elliotti
llex cassine
Myrsinefloridana
Biechnum serrulatum
*invasive exotic
pond cypress
cabbage palm
Caesar weed
Smilax
Brazilian pepper
poison ivy
muscadine grape
pine (slash pine)
dahoon holly
myrsine
swamp fern
canopy
canopy
ground cover
vine
midstory
vine
vine
canopy
mid-story
mid-story
ground cover
it. Determine seasonal and historic high water levels utilizing lichen lines or other biological indicators.
Indicate how the project design improves/affects predevelopment hydroperiods. Provide a narrative
addressing the anticipated control elevation(s) for the site.
Exhibit M - Environmental Impact Statement
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Site elevations vary from approximately 11.5 feet NGVD to 14.7 feet NGVD.
Currently drainage appears to be to the south and southwest. See (Figure 4).
The project control elevation for the Randall Boulevard GMPA Site has not been
determined, but it will be based on adjacent properties and biological indicators in
the cypress wetland. The control elevation will be established during SDP approvals
and ERP permitting. Biological indicators will be evaluated during the site visit for
the formal wetland jurisdictional.
iii. Indicate the proposed percent of defined wetlands to be impacted and the effects of proposed
impacts on the functions of these wetlands. Provide an exhibit showing the location of wetlands to be
impacted and those to be preserved on-site. Describe how impacts to wetlands have been minimized.
Wetland Summary Table
Wetland FLUCCS Acreage Percent Quality Isolated?
ID Exotics
#1 621-E2 0.65 25-50%% Fair Y
#2 621-E2 0.72 25-50% Fair Y
Total 1.37
Wetland Impact Table
Of the 1.37 acres of wetlands on the subject property, 0.65 acres are proposed for
impact.
WL WL&SW WL&SW
WL&SW ID &SW SIZE Not PERMANENT WL & SW IMPACTS Mitigation
TYPE Imnacted
WL &SW IMPACT IMPACT
TYPE SIZE CODE
WL ID #1 621-E2 0.65 0.0 621-E2 0.65 F Offsite
Mitioation
WL ID #2 621-E2 0.72 0.72
PROJECT 1.37 0.72 ac 0.65 Fill 3,630 cy
TOTALS:
Wetland Type: from the Department of Transportation Florida Land Use, Cover and Forms Classification System
Impact Type: D=dredge; F=fill; H=change hydrology; S=shading; C=c1earing: R= relocation, O=other
iv Indicate how the project design compensates for wetland impacts pursuant to the Policies and
Objectives in Goal 6 of the Conservation and Coastal Management Element of the Growth
Management Plan. For sites in the RFMU district, provide an assessment, based on the South Florida
Water Management District's Uniform Mitigation Assessment Method that has been accepted by
either the South Florida Water Management District or the Florida Department of Environmental
Protection. For sites outside the RFMU district, and where higher quality wetlands are being retained
on-site, provide justification based on the Uniform Mitigation Assessment Method.
The project will compensate for onsite wetland impacts through offsite mitigation at
an approved wetland mitigation bank in the same drainage basin. Specifics of the
mitigation plan will be finalized during ERP permitting with the SFWMD.
Exhibit M - Environmental Impact Statement
26
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_._---~. .__._.-----~ _.._----~-_._- .~-~.-..
f. Surface and ground water management.
i. Provide an overall description of the proposed water management system explaining how it works,
the basis of design, historical drainage flows, off-site flows coming in to the system and how they will
be incorporated in the system or passed around the system, positive outfall availability, Wet Season
Water Table and Dry Season Water Table, and how they were determined, and any other pertinent
information pertaining to the control of storm and ground water.
Water Management System Issues \ Description
The following is a description of the proposed water management system:
The Randall Boulevard GMPA Site is located at Section 27, Township 48 South, and
Range 27 East in Collier County, Florida within FEMA zone 'X'. No water
management storage or conveyance system is currently on-site. A conceptual water
management system comprised of a series oflakes and dry pretreatment areas will
be utilized in the future. The site will be bermed at the 25 year, 3 day storm stage
elevation to help control storm water. This water will be piped and treated via the
detention areas until quality control is reached. At that time or during storm surge,
water will be stored in the inter-connected lakes which will be bermed at the 100
year, 3 day storm stage elevation. After treatment, storm water will conceptually
discharge through a series of pipes and structures into the existing Randall
Boulevard roadside storm water swale at a rate not to exceed 0.15 cubic feet per
second per acre per Collier County Ordinance No. 2001-27.
ii. Provide an analysis of potential water quality impacts of the project by evaluating water quality
loadings expected from the project (post development conditions considering the proposed land uses
and stormwater management controls) compared with water quality loadings of the project area as it
exists in its pre- development conditions. This analysis is required for projects impacting five (5) or
more acres of wetlands. The analysis shall be performed using methodologies approved by Federal
and State water quality agencies.
N.A. The project is proposing less than 5 acres of wetland impact.
iii. Identify any Wellfield Risk Management Special Treatment Overlay Zones (WRM-ST) within the
project area and provide an analysis for how the project design avoids the most intensive land uses
within the most sensitive WRM-STs.
The Randall Boulevard GMPA Site does not contain any "WRM-ST" overlays. See
zoning map above in (Figure 8).
g. Listed species.
i. Provide a plant and animal species survey to include at a minimum, listed species known to inhabit
biological communities similar to those existing on-site, and conducted in accordance with the
guidelines of the Florida Fish and Wildlife Conservation Commission and the U.S. Fish and Wildlife
Exhibit M . Environmental Impact Statement
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._..._.."......_._--_.__._-_._-_..._---~--_..._---_..--._.. ..
-..--"--'- ...... .----.-....-..--. ...-.--...-..--. ._.._--._._-~_._-~._.._._-_..._..-
Service. State actual survey times and dates, and provide a map showing the location(s) of species of
special status identified on-site.
The most recent wildlife survey for the Randall Boulevard GMPA Site is included as
Exhibit M-6 (found in the Appendix of Exhibits). See the protected species survey for
specific details. See the table in item (B.) below for listed species which mighj; reside
in habitat similar to what exists on this property.
The survey was conducted on the following dates & times:
i March 27"200S
, April 7, 200S
! AprilS, 200S
'i January 2S, 2009
I February 6, 2009
, August 17, 2009
, ....... -- -.
i
1:00jlm
11:00am
1:15pm
9:00am
10:30am
9:30 am
Total
3:00pm
1:30pm
5:15pm
12:00pm
3:30pm
11:30 am
2
2.5
4
3
5
2
lS.5
Species Survey
Species Survey
Species Survey
Species Survey
Species Survey
The following listed species were observed on the property during this survey:
Reptiles
Gopher Tortoise (Gopherus pOl11vhemu~)
Gopher tortoise burrows were documented on the property. Nine (9) active, one (1)
inactive, and four (4) abandoned gopher tortoise burrows were documented on the
property and flagged in the field. It is estimated 90 % of the site was intensively
surveyed. This results in the following estimated tortoise density calculations:
9 active + 1 inactive burrows = 10 burrows @ 90% coverage
Estimated 12 active or inactive burrows @ 100% coverage (10 burrows\0.90)
Estimated burrow occupancy rate of 0.614 for all active and inactive burrows (FWC
criteria)
12 burrows x 0.614 = 7.37 (8) tortoise that may reside on the property
Occupied habitat = 15.4 acres (FLUCCS community 321 & 310)
Therefore, tortoise density on the property is approximately 0.52 tortoise per acre
(8 tortoise\lS.4 acres of occupied habitat)
Plants
The site does contain wild pine (Tillandsiafasciculate) & Florida butterfly orchids
(Encyclia tampensis).
ii. Identify all listed species that are known to inhabit biological communities similar to those existing
on the site or that have been directly observed on the site.
Exhibit M - Environmental Impact Statement
28
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Potential protected species list for the Randall Boulevard GMPA Site according to
FLUCCS category:
110 & 140 i NONE i -
175 i NONE j
310 I Burro1NinJi(}",,1 I Speotyto cunicularia
; Flori~a S~ndhilI Crane i Grus canadensis pratensis
321 i Audubon's Crested Caracara 'Polyborus plancus audubonii
II Beautiful p~",,!law Deerinflothamnuspulche/ius
Burrowing Owl Speotyto cunicularia
r Cu~ti~Mii~eed ' Asclepias curtissii
Fakahatchee Burmannia I Burmanniaflava
: Florida Black Bear I Ursus americanusfloridanus
I Florida Coontie I Zamiafloridana
I Florida Sand~ill Crane [ Grus canadensis pratensis
t GO!lh,er Fro~, 1 Rana capito
Gopher Tortoise Gopherus polyphemus
Eastern Indigo Snake Drymarchon corais couperi
I So~theaste~~America~ Kestrel 1 Falco sparverius paulus
411 Beautiful Pawpaw , Deeringothamnus pulche/ius
I .. . t
Bi~ Cypress Fox Sg,uirrel I Sciurus niger avicennia
I Eastern Indigo Snake i Drymarchon corais couperi
i Fakahatchee Burmannia ' Burmanniaflava
I Flori~~ Black Bear Ursus americanusfloridanus
i Florida Coontie Zamia floridana
I FI"or,ida p,anther Felis concolor coryi
I Gopher Fro~ Rana capito
: Gopher Tortoise Gopherus polyphemus
I Red-Cockaded Woodpecker Picoides borealis
i Satinleaf , Chrysophy/ium olivi[orme
i Southeastern American Kestrel Falco sparverius paulus
i Twisted Air Plallt Tillandsiaflexousa
500 j American Alligator Alligator mississippiensis
, Everglades Mink Musteia vison ever{{ladensis
Limpkin Aramus guarauna
Little Blue Heron Egretta caerulea
Reddish ,~~ret Egretta rufescens
Roseate Spoonbill Ajaia ajaja
I Snowy Egret Egretta thula
, Tricolored Heron Egretta tricolor
621 ; Am~ricall Amgator Alliflator mississippiensis
EvergladesMillk Mustela vison ever{{ladensis
Florida Black Bear Ursus americanus floridanus
Florida Panther Felis concolor coryi
Gopher Frog Rana capito
Limpkin Aramus guarauna
Little Blue Heron Egretta caerulea
SSC
T
T
E
SSC
E
E
T
C
T
SSC
SSC
T
T
E
T
T
E
T
C
E
SSC
SSC
T
E
T
E
SSC
T
SSC
SSC
SsC
SSC
SSC
SSC
SSC
T
T
E
SSC
SSC
SSC
T
E
T
E
T
E
E
T(SjA)
T(SjA)
E
Exhibit M - Environmental Impact Statement
29
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DAVIDSON
ENGINEE~ING
_____... ._.___._.U"~.____.___._..________.__~,......,_."_._._
B14
B32
I SnowyE~et .....
i Tricolored}feron
: Wood Stork
I ..
I; Americall~Alli&ator
EvergladesMink
I Flo~jd;;~lacjZBear
i Florida Panther
i G(jl'her Fro,g.
i Little Bllie Iferon
I Snowy ~&~et
I Tricolore~ Heron
Wood Stork
NONE
NONE
Egretta thula
Egretta tricolor
M,ycteria americana
Alligator mississippiensis
Musteia vison evergladensis
Ursus americanusfloridanus
Felis con color coryi
Rana capito
Egretta caeruiea
Egretta thula
Egretta tricolor
Mycteria americana
SSC
SSC
E
SSC
T
T
E
SSC
SSC
SSC
SSC
E
E
T(SjA)
624D
E
E
Abbreviations:
Alu~ndes
FWC=Florida Fish and Wildlife Conservation Commission
FDA=Florida Department of Agriculture and Consumer Services
USFWS=United States Fish and Wildlife Service
StaM
E=Endangered
T=Threatened
T(S/ A)=Threatened/Similarity of Appearance
SSC=Species of Special Concern
According to the most recent wildlife survey, the following species were observed on the
property:
Black Vulture
Cattle Egret
Common Ground-Dove
Red-Bellie~ Woodpecker
Mourning Dove
Northern Cardinal
Northern Moc~it1gbird
Swallow- Tailed Kite
.. C:'!I'!IlJ'P~ a,tratus
Bubu1cus ibis
...._--_.._-,~--
c:ol~"'bina passerina
~ M~la,,-~rp~s carolinus
Zenaida macroura
Cardinalis cardinalis
Mim~spo1ygJottos
Elan()ides forficatus
DV
DV
DV
DV,HV
DV,HV
DV
DV,HV
DV
N
N
N
N
N
N
N
N
Mammals
Eastern C;ray Squirrel
Nine.banded Armadillo
Sciurus carolinensis
~------_._-_._._'-
. D.as.Yl'lls novemcinctus
DV
OH
N
N
Exhibit M - Environmental Impact Statement
30
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Southern Black Racer
Cnemidophorus sexlineatus
sexlineatus
Coluber constrictor priapus
DV
N
Six- Lined Racerunner
DV
N
_ = Listed Species
Abbreviations:
Ae-fmcies
FWC=Florida Fish and Wildlife Conservation Commission
FDA=Florida Department of Agriculture and Consumer Services
FWS=United States Fish and Wildlife Service
~
T=Threatened
SSC:=Species of Special Concern
E=Endangered
T(Sf A)=ThreatenedfSimilarity of Appearance
CE=Commercially Exploited
Ohservations
DV=Direct Visual
OT=Observed Tracks
HV=Heard Vocalization
OH=Observed Hole\Burrow
C=Cavity
MT=Marked Tree
iii. Indicate how the project design minimizes impacts to species of special status.
BIG CYPRESS FOX SQUIRREL ($ciurus niaer avicennia):
No Big Cypress Fox Squirrels or signs of fox squirrels were observed during the
protected species survey.
FLORIDA PANTHER:
The Randall Boulevard GMPA Site lies in the USFWS current (and former) "Panther
Focus Area". The property is mapped as secondary panther habitat. The panther
focus area map is found as (Figure 9) below. The location of the Randall Boulevard
Exhibit M . Environmental Impact Statement
31
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,- -----_._.~.--_.._-----_.._~--_.
-_._._-----~.__....__._-_._~._._,----_._-----._..----_... -. .
GMPA Site is indicated on the map to illustrate where it falls in the focus area.
Despite being mapped as secondary panther habitat there have not been any
recorded panther telemetry points within 2 miles of the property in the last two
years-in fact the nearest recorded panther telemetry point is many miles away.
The high degree of development in the vicinity of the Randall Boulevard GMP A Site,
including a large number of single family homes makes the site very undesirable for
panther use. The applicant will seek technical assistance from the USFWS during
the ERP permitting process.
LEGEND
. SITE ElOUNOARY
:::::2MiloR.dIU.01 Proporl1
_Majo,~dwal'S
--::-.OltietRcoc>.vo"
[....iUBFSP.nll>etCOn.uttallOnA....
. P.nth.'T.I.mO\lyP~jn\o2007&2008
USFWS p.nltler Habitat Zones
. Primary PllntMtHobi\lrt
_socondarjlPam~8fI1.biTLl1
_[bporUIHat1l.1
_NoMA". 0
Ide Ga 0
Figure 9. Florida Panther Information.
Exhibit M - Environmental Impact Statement
32
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GOPHER TORTOISE (Gopherus po(v,phemu$.l:
Gopher tortoise burrows were documented on the property during the protected
species survey. The survey estimates eight (8) tortoise may be present. It is
anticipated that the applicant will manage the small population of gopher tortoise
on the property through an offsite relocation. The relocation permit will be sought
during the Site Development Plan process through FWC.
WOOD STORK (~vcteria americana):
The parcel falls within the core foraging area (estimated at 18.6 miles) of 3 wood
stork colonies in Collier County. See (Figure 10) below for wood stork colony and
foraging information as it relates to the Randall Boulevard GMPA Site. The severely
drained nature of the onsite wetland probably precludes wood stork foraging as
water does not appear to stand in the wetland for any length of time.
o
Figure 10. Wood Stork Information.
Exhibit M - Environmental Impact Statement
33
l~end
_SITEllOllI~OAAY
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-.------.---..---... --_.._-----------~------,--_.__..------------._--- ,.--
LISTED PLANT SPECIES:
Prior to clearing the site will be re-surveyed for Tillandsia and other listed epiphytic
plants such as Florida Butterfly Orchids (Encyclia tampensis). Any individuals
observed during the survey that can be reasonably reached will be relocated to the
preserve areas on the property.
iv. Provide habitat management plans for each of the listed species known to occur on the property. For
sites with bald eagle nests and/or nest protection zones, bald eagle management plans are required, copies of
which shall be included as exhibits attached to the PUD documents, where applicable.
LISTED PLANTS: The site does contain wild pine (Tillandsia fasciculat~) and Florida
Butterfly Orchids (Encyclia tampensis). Prior to clearing the site will be re-surveyed
for listed epiphytic plants. Any individuals observed during the survey that can be
reasonably reached will be relocated to the preserve areas on the property.
v. Where applicable, include correspondence received from the Florida Fish and Wildlife Conservation
Commission (FFWCC) and the U.S. Fish and Wildlife Service (USFWS), with regards to the project
Explain how the concerns of these agencies have been met
At this early stage in the project's permitting, no correspondence has been sought or
received. As stated above, both wildlife agencies will be involved in future
permitting of the project during the SDP process.
h. Other.
i. For multi-slip docking facilities with ten slips or more, and for all marina facilities, show how the
project is consistent with the marina siting and other criteria in the Manatee Protection Plan. ii.
Include the results of any environmental assessments and/or audits of the property. If applicable,
provide a narrative of the cost and measures needed to clean up the site.
Not Applicable. The project is not located adjacent to the Gulf of Mexico.
iii. For sites located in the Big Cypress Area of Critical State Concern-Special Treatment (ACSC-ST)
overlay district, show how the project is consistent with the development standards and regulations
established for the ACSC-ST.
Not Applicable. The project is not located within the Big Cypress Area of Critical
State Concern.
iv. Soil sampling or ground water monitoring reports and programs shall be required for sites that
occupy old farm fields, old golf courses or for which there is a reasonable basis for believing that
there has been previous contamination on site. The amount of sampling and testing shall be
determined by the Environmental Services staff along with the Pollution Control Department and the
Florida Department of Environmental Protection.
The subject property is classified as GGE (Golden Gate Estates) and has never been
developed. The majority of the property is wooded. There is no reasonable basis
for believing there has been previous contamination on the site.
Exhibit M ~ Environmental Impact Statement
34
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v. Provide documentation from the Florida Master Site File, Florida Department of State and any
printed historic archaeological surveys that have been conducted on the project area. Locate any
known historic or archaeological sites and their relationships to the proposed project design.
Demonstrate how the project design preserves the historic/archaeological integrity of the site.
No historical or archaeological surveys have been conducted on the subject
property; however, a letter was submitted to the Division of Historical Resources
requesting that they review the Florida Master Site File. A response was received
that states no historical properties or significant historical resources are expected
on the property. See attached letter as Exhibit M-7 (found in the Appendix of
Exhibits).
Exhibit M - Environmental Impact Stetement
35
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APPENDIX OF EXHIBITS
Exhibit M - Environmental Impact Statement
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Exhibit M-l EIS Author's Resume
.. - - .._ . - _u _______._...._______.....____ .-.,,-..-- ------- .-....-..----..-..-..
RESUME
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DAVIDSON
ENGINEE~ING
JEREMY STERK
Education
St. Cloud State University, B.S., Magna Cum Laude, Aquatic Biology, 1994.
Professional Affiliations
Florida Association of Environmental Professionals
Work Hist01:}'
September 2007 to Present
Director of Environmental Services\ Project Manager
Davidson Engineering, Inc.
Naples, Florida
December 2002 to September 2007
Environmental Consultant \ Land Planning Consultant
Hoover Planning & Development, Inc.
Naples, Florida
September 1994 to December 2002
Environmental Consultant
Boylan Environmental Consultants, Inc.
Ft Myers, Florida
Professional Exnerience
. Vegetation & Habitat Mapping
. Environmental Assessments
. Protected Species Surveys (PSS)
. Species Management Plans
. Wetland Assessments \ Delineation
. Wetland Jurisdictional Determinations
. Environmental Impact Statements (EIs)
. Post Permit Compliance
. GIS / GPS Mapping
. Environmental Resource Permitting (ERP)
. Environmental Land Use Planning
. Bald Eagle Monitoring
. Native Vegetation Restoration Plans
. Gopher Tortoise Permitting \Relocations
. Incidental Take Permitting
Experience in Lee, Collier, Charlotte, Glades, DeSoto, and Hendry Counties.
Other Professional Experiences
1994. Wrote & published commercial computer software for the rapid identification of freshwater aigae,
Computer Assisted Algal Recognition (CAAR).
1996. Headed a field research project using telemetry tracking to study the swimming speed of lemon sharks in
the Bahamas.
1998. Wrote an ecological assessment computer model for the South Florida Water Management District as part
of the South Lee County Watershed Study.
2009. Member of the Conservation Collier Land Acquisition Advisory Committee.
Publications
Sundstrom, L.F., j. Sterk, & S.H. Gruber. 1998. Effects of a speed-sensing transmitter on the swimming speed of
lemon sharks. Bahamas j. Sci. 6 (1): 12-22.
Exhibit M-l: EIS Author's Resume
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Exbibit M..2 FLUCCS Mapping
----,-......-.--..--- ---. -...-.----..----.--...-....-
FLUCCS MAPPING
www.davidsonengineering.col11
Randall Blvd.
GMPA
2009 Ariel with FLUCCS
Mapping
Too large to scan but is on file
with the
Minutes and Records Dept.
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Exhibit M-3: Conceptual Site Plan
MASTER CONCEPT PLAN
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PRESERVE MANAGEMENT PLAN
Exhibit M-4: Preserve Management Plan
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DAVIDSON
ENGINEERING
CIVIL ENGINEERING. PLANNING. ENVIRONMENTAL. LAND DEVELOPMENT SERVICES
RANDALL BOULEVARD GMPA SITE
Preserve Management Plan
The follow activities will be performed on the property to ensure long term health of preserves
within the project:
Installation of protective barriers and signage. All protective barriers shall be installed and
maintained for the period of time beginning with the commencement of any phase of land clearing
or building operations and ending with the completion of that phase of the construction work on
the site, unless otherwise approved to be removed by the development services director's field
representative. All protective barriers shall be installed pursuant to the Tree Protection Manual
for Builders and Developers, division of forestry, State of Florida or other methods approved by
the Development services director. Signage shall be placed around the preserve areas to identify
and protect the preserve during construction. The boundary of the Preserve shall be posted with
appropriate signage denoting the area as a Preserve. Sign(s) should note that the posted area is a
protected area. The signs shall be no closer than ten feet from residential property lines; be
limited to a maximum height of four feet and a maximum size of two square feet; and otherwise
comply with Section 2.5.6. Maximum sign spacing shall be 300 feet.
Exotic Vegetation Removal, Non-native Vegetation, and Nuisance or Invasive Plant Control.
All preserves, open space areas, and undeveloped portions of the property will be walked and all
Category 1 exotic and nuisance plants, and prohibited exotics as defined by the LDC, shall be
killed. These plants will be killed in a manner consistent with current exotic and nuisance plant
removal practices while ensuring that neighboring plants are left unharmed and the soil left as
undisturbed as possible. All non-native vegetation will be removed from Preserves.
All Category I Exotics shall be killed in all preserves. All exotics within every preserve shall be
physically removed, or the tree cut down to grade and the stump treated. The stump shall be
treated with an U.S. Environmental Protection Agency approved herbicide and a visual tracer dye
shall be applied. The removal method may not involve mechanical removal, whereby machinery
is used to remove the exotics.
Annual Maintenance. All preserves, open space areas, and undeveloped portions of the property
will be walked and inspected at least once yearly for the presence of exotic vegetation. Exotic
vegetation will be maintained at zero percent cover. The maintenance program will be conducted
in perpetuity.
General Maintenance. Preserves shall be maintained in their natural state and must be kept free
of refuse and debris.
Monitoring. An annual monitoring report will be provided to Collier County for 1 year
documenting the exotic removal activities and overall preserve health. The monitoring will be
3530 Kraft Road, Suite 301- Naples. Florida 34109 - Phone: 239.434.6060 - Fax: 239.434.6084
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DAVIDSON
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according to the approved Collier County plan as part of the project's approved Site Development
Plan.
Designation of a Preserve Manager. A Preserve Manager shall be identified to help ensure that
the owner complies with Preserve Management Plan. The developer\owner shall also be
identified. The owner shall be responsible for annual maintenance of the preserve, in perpetuity.
Preserve Manager:
Jeremy Sterk
Davidson Engineering, Inc.
3530 Kraft Road, Suite 301
Naples, FL 34105
Owner:
Emergent Development Group, Inc.
933 Honeysuckle
Grapevine, TX 76051
Wildlife Habitat Management. Gopher tortoise burrows were observed on the property.
Tortoise will be managed through onsite or offsite relocation, which will be permitted through the
Florida Fish & Wildlife Conservation Commission (FWC). Specific details will be determined
during the SDP process and an appropriate management plan developed. No other wildlife
management is proposed.
Allowable Uses Within Preserve Areas. Passive recreational uses such as pervious nature trails
or boardwalks are allowed within the preserve areas, as long as any clearing required to facilitate
these uses does not impact the minimum required vegetation, and is approved by the County. For
the purpose of this section, passive recreational uses are those uses that would allow limited
access to the preserve in a manner that will not cause any negative impacts to the preserve, such
as pervious pathways, benches and educational signs are permitted in the preserve. Fences may
be utilized outside of the preserves to provide protection in the preserves in accordance with the
protected species section 3.11.3.1.C. Fences and walls are not permitted within the preserve area.
INSPECTIONS SHALL BE RQUlRED FOR ALL PRESERVES. The preserve areas shall be inspected
in accordance with the following schedule:
. Prior to preliminary acceptance of the phase of the required subdivision improvements;
. Within the associated phase of the final site development plan prior to the issuance of a
certificate of occupancy.
Exhibit M-4: Preserve Management Plan
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Exhibit M-5: SFWMD Jurisdictional Letter
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Petition for Formal Delerminatlon of Wetlands and Surface Waters
Application No. 080428-21, Innovative GMP Amendment
Collier County- S27lf48S1R27E
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Enclosed is e copy of the District's Intended agency action regarding your petition for a fonnal
wetland/surface water determination. II is requested thel you read this intended egency aclion
Ihoroughly and understand its contents. The District will publish Its notice of Intended agency action In a
newspaper of general clrculation_ If no petilion requesting an administrative hearing is timely flied with
the District Clerk, the Executive Director will then take final agency action on your petition in accordance
wIth the intended agency action. You will receive notification of the final agency action.
Should you wish to objeclto the intended agency action, you musltile a petition in conformance with
Ruie 40E-1.521, Florida Administrative Code (attach):
Bizabeth Veguilla, Deputy Clerk
South Florida Water Management District
Post OffIce Box 24680
West Palm Beach, Florida 33416-4680
The attached "Notice of Rights" addresses your rights under Florida law should you wish to contest Ihe
intended agency action. However, the referenced "Noticed of Rights" should not be used as your sole
source of information. To be fully advised of your legal rights, you should seek legal counsel. Please
contact the District If you have any queslions concerning this process.
CERTIFICATE OF SERVICE
I HEREBY CERTIFY that a "Notice of Rights" has been mailed 10 the addressee and the persons listed in
the attached distribution list no later 1han 5:00 p.m. this 18U> day of February 2009. -
AW/dr
CERTIFIED MAIL 7007 3020 0000 2072 6963
RETURN RECEIPT REQUESTED
3301 Gun Club Road.,. West Palm Beach, Floridu 33406 . (561) 666-8BDO . PL WAlE 1-800-432.2045
Malling Address: P.O. Box 24.680, Wc.'S! Palm Be.lld1, FL 33416-4680 a www.sFwmd.gov
Exhibit M-S; SFWMD Jurisdictional Letter
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NOTICE OF RIGHTS
As required by Sections 120.569(1), and 120.60(3), Fla. Stat, following is notice of the opportunities which
may be available for administrative hearing or judicial review when the supstantial inlerests of a party are
delermined by an agency. Please nole that this Notice of Rights is not intended to proVide legal advice.
Not all the legal proeeedings detailed below may be an applicable or appropriate remedy. You may wish 10
consult an atlomey regarding your legal rights.
RIGHT TO REQUEST ADMtNISTRATIVE HEARING
A person whose substantial Interests are or may be affected by the South Rorida Water Management
District's (SFWMD or Dislrict) action has the right to request an administrative haaring on that action
pursuant to Sections 120.569 and 120.57, Fla. Stat PersonS seeking a hearing on a District decision
which does or may determine their substanllal interests shall file a petition for hearing with the District Clerk
withIn 21 days of receipt of wriUen notice of the decisiOn, unless one of lhe following shorter time periods
apply: 1) within 14 days of the notice of consolidated Inlent 10 grant or deny concurrentiy reviewed
applications for environmental resource permits and Use of sovarelgn submerged lands pursuant to Section
373.427, Fla. Stat; or 2) within 14 days of service of an Administrative Oilier pursuant to Subsaction
373.119(1), Fla. Stat 'Receipt of written notice of agency decision' means receipt of either wrlttan notice
through mail, or electronic mail, or posting that the District has or intends to lake Unal agency action, or
publication of notice that the Dislrlcl has or intends to lake Unal aaency action. Any person who receives
written notice of a SFWMD decision and fails to file a written request for healing wllhin the timeframe
desclibed above Waives the right to request a hearing on that decision.
filing Instructions
The Petition must be filed with the Office of the District Clerk of the SFWMD. Filings with the District Clerk
may be made by mall, hand.dellvery or facsimile. Filings bye-mall will not be accepted. Any person
wishing to receive a clerked copy with the date and time stamped must provide an addllional copy, A
petition for administrative hearing is deemed filed upon receipt duling normal business hours by the District
Clerk al SFWMD headquerters in West Palm Beach, Florida. Any document received by the office of the
SFWMD Clerk after 5:00 p.m. shell be filed as of 8:00 a.m. on the next regular business day. Addfilonal
filing instructions are as follows:
. Filings by mail must be addressed to the Office of the SFWMD Clerk, P.O. Box 24680, West Pelm
Beach, Florida 33416.
. Filings by hand.tJelivery must be delivered 10 the Office of the SFWMD Clerk. Delivery of a
petition 10 Ihe SFWMD's security desk does not consOlute filing. To ensure proper 911ng, II
will be necessary 10 request Ihe SFWMD's security officer 10 contact the Clerk's office. An
employee of the SFWMO's Clerk's office will receive and file the petltlon.
. Filings by facsimile must be transmitted to the SFWMD Clerk's Office at (561) 682-6010. Pursuant
10 Subsections 28-106.104(7), (8) and (9), Fla. Admin. Code, a party who flies a document by
racsimlle represenls Ihatlhe original physically signed documenl will be retained by that party for
the duration or that proceeding and of any subsequent appeal or subsequenl proceeding In that
aause. Any party who elects to file any document by facsimile shall be responsible ror any delay,
disruption, or Inlerruption of lhe electronic signals and accepls the rull risk that the document may
not be properly flied wilh the clerk as a resulL The filing date lor a documenl filed by facsimile shall
be the dale the SFWMD Clerk receives the complete document.
Rev. 10/31/07
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Initiation of an Administrative Hearing
Pursuant to Rules 28-106.201 and 28-106.301, Fla. Admin. Code, inmation of an admlnislrelive hearing
shall be made by wrillen petition to the SFWMO in legible form end on 8 and 1/2 by 11 Inch white paper.
All petitions shall contein:
1. Identificelion of the action being contested, including the permit number, application number,
District fiie number or any other SFWMO Identification number, if known.
2. The name, address and telephone numberof the petitioner and petitioner's representative, if any.
3. An explenation of how the petitioner's substentlel interesls will be affected by the agency
determination.
4. A statement of when and hoW lhe petilioner received notice of the SFWMO's decision.
S. A statemenl of ell disputad issues of material fact. If there are none, the petition must so Indlcale.
6. A concise statemant of the ulllmate facts alleged, Including the specific facts the petitioner
contends warrant reversal or modification of the SFWMD's proposed action.
7. A statement of the specifiC rules or statutes the pelllloner contends require reversal or modification
of the SFWMD's proposed acllon.
8. If disputed issues of material fact exist, the statement must also include an explanation of how the
allegad facls relate to the specifIC rules or slalutes.
9. A statement of the relief sought by the petitioner, stating precisely the action the petitioner wishes
the SFWMO to take with respect to the SFWMO's proposed action.
A person may tile a request for en extension of time for filing e pelition. The SFWMD may, for gcod cause,
granl the request. Requesls for extension of lime must be filed with the SFWMD prior to the deadline for
filing a petillon for hearing. Such requesls for extension shall conlain a certificate that the moving party has
consulted with all other parties concerning the extension and that the SFWMD and any other parties agree
to or oppose to the extension. A timely request for extension of time shall toll the running of the time perlod
for filllig a petition until the request is actad upon.
If the Dislrict's Governing Board takes action with substanlially different impacls on water resources Irom
lhe no lice of intended egency decision, the persons who may be substantially affected shall have.an
additional point of enlry pursuant to Rule 28-106.111, Fla. Admin. Code, unless otherwise provided by law.
Mediation
The procedures for pursuing medialion are setforth in Section 120.573, Fla. Slal., and Rules 28-106.111
and 28-106.401-.405, Fla. Admin. COde. The SFWMO is not proposing medlallon for this agency action
under Section 120.573, Fla. Stat., althls lime. '
RIGHT TO SEEK JUDICIAL REVIEW
PUlSuant to Sections 120.60(3) and 120.68, Fla. Slat., a party who is adversely affectad by final SFWMD action
may seek j~dicial review oi the SFWMD's final decision by finng a notice of appeal pursuanl to Florida Rule of
Appellate Procedure 9.110 In the Fourth OislTict Court of Appeal or in the appellate district where a party
resides and filing a second copy of the nolice with the SFWMD Cleril wllhin 30 days of rendering of the final
SFWMD action.
Rev. 10131/07
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Last Date For Agency Action: 23-MAR-09
INDIVIDUAL FORMAL WETLAND DETERMINATION STAFF REPORT
Project Name: Innovative Gmp Amendment - Formal Wetland Determination
Permit No.: 11-00019-F
Application No.: 080428-21
Application Type, New Formal WeU.nd Oetermln.llon
Looation: Collier County, S27rr4BSIR27E
Applicant: Osvsldo Olero
Project Area: 36,06 acres
Project Land Use: Wetland Determlnallon
Specl.1 Drainage District: NA
Conservation I:asement 10 District: No
Sovereign Submerged Lands: No
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This application Is a request for an approximate formal determination of the boundary of wetlands and
other surface waters, pureuant to subsection 40E4.042 FAC, for a 36.06 acre parcel known as
Innovative GMP Amendment Formal Wetland Determination.
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PROJECT EVALUATION,
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"-... intersection of Immokalee Road and Randall Boulevard in Collier County. This property Is bound by a
r\J Randall Boulevard and residential development on the north. commercial development and undeveloped
o lands lo the west, and single family homes to the south and east A location map Is attached as Exhibit
o 1.0.
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There Is one cypress wetland community located along the southeast portion of the site that extends
offsite to the south. This wetland will be described in the Wetland Description section of this report The
uplands consist of pine flatwoods with a dominance of saw palmetto ill the understory and mixed forested
uplands. The mIxed forested uplands consist of pine, cabbage palm with an, open subcanopy. The
groundcover of the uplandS includes caesar weed. muscadine grape vine, and other obligate and
facultative species_ A FLUCCS map Identifying the vegetative communities is attached as Exhibit No.
2.0.
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On April 28, 2008. the DistrIct received a request for an approximate fonnal determination of wetlands
and other surface water boundaries located within the subject property. A field InspecUon the property
was conducted on June 23, 2008 by Jewelene Hams, Environmental Analyst 4, of the Natural Resources
Management Division.. The methodologies utilized to delineate weUands and surface waters were
conslslent with Rule 62-340, FAC and Chapter 373.421(2), Rcrlda Stalutas (FB). Pu,suantto Section
4.5.2(b)2. of the Basis of Review for Environmental Resource permit Applications, the wetlends were
approximated via clear vegetative expressIons and physical signatures that were verified by
groundtruthing the wetland boundaries depleted In the attached aerial photograph and survey of the
wetland attached as exhibit Nos. 2.1 and 2.3. respectively.
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Wetland Description:
An aerial photograph depicting the location of the approximate Jurisdictional wetland boundaries is
attached as Exhlblt2.1.
The wetland is approximately 0.72 acres and Is located In the southeast comer of the site and extends
offslte to the south. This weiland contains approxlrrlately 25%~50% coverage by exotic vegetation. The
canopy vegetation Includes cypress, cabbage palm, and dahoon holly. The wetland also ccmtalns
Brazilian pepper, Caesar weed. grapevine, swamp fern, smilax, polson ivy, and lantana. Based on the
vegetaUon in the wetland it appears that the weUand ;s becoming transitional due to a reduced
hydropertod as a result of surrounding developments and roadways.
The site contains both hydric solis and non-hydrlc soils as shown on Exhibit No. 2.2. The majority of the
sUe contains non-hydric salls such as Immokalee Fine Sand and Oldsmar Fine Sand. The central portion
of the site is mapped as the hydric soli Malaber Fine Sand. Based upon soli test pits. the salls did not
contain hydric soil Indicators. In addition, the vegetation in this area consisted of pine flatwoods with a
dominance of saw palmetto.
WETLAND OEUNEATION:
Based on the site visits and other site Information, this 36.06 acre site contains approximately 0.72 acres
of wetlands es defined by Rule 62-340 Florida Administrative Code (FAC). The red oulllne indicates the
App.no. : OB042B.21
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project boundary and the area considered wetland was approximated and 15 shown on the attached aerial
(Exhibit 2_1) with a red cross.hatch pattern. The site contains both hydrip salls and non-hydric soils.
Th~ salls map is attached as ExhibiI2.2.
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The Slaff recommends that the followlng be issued:
An approximate formal detenninatlon of the extent of wetlands and other surface waters, pursuant to
Rule 40E4.042 FAC for a 36.0&-8cr8 parcel known as Innovative GMP Amendment Formal Wetland
Detenninalion. The site contains approximately 0.72 acres of jurisdictional wetlands.
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SPECIAL coNDITIONS
1. The formal daterminaUon shall be binding lor five years provided the physlcal oonditlon on the
property does not change so as to alter the boundary of the wetlands and other surface waters during
that period. The pennll shall expire five years from the date of permit Issuance.
App.no. : 1J60428.21
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STAFF REPORT DISTRIBUTION LIST
INNOVATIVE GMP AMENOMENT - FORMAL WETLAND DETERMINATION
ApplioatiDn ND: 080428-21
Permit No: 11-00019-F
INTERNAL DISTRIBUTION
EXTERNAL DISTRIBUTION
X JeWelene S. Harris - 2261
X Laura Layman - 4270
X J. Golden -4210
X Permll Rle
X Permittee - Osvaldo Otero
X Agent ~ Devidson Engineering loe
GOVERNING BOARD MEMBERS
GOVERNMENT AGENCIES
Mr. Chanas J Dauray
Mr. Eric Buermann
Mr. Michael Collins
Mr. Patrick Rooney. Jr.
Mr. Paul C Huck. Jr.
Mr. Robert Montgomery
Ms. Melissa Meeker
Ms. Shannon A. Estenoz
X Collier Cou,nty Development Services Environmenlal
Services Oept.
X Collier County Property Appraiser
X FDEP, Eric Hickman Environmental Administrator
X USACE, Tunis McElwain Section Chief
14
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Exhibit M.S: SFWMD Jurisdictional Letter
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DAVIDSON
ENGINEERING
CIVIL ENGINEERING. PLANNING. ENVIRONMENTAL. LAND DEVELOPMENT SERVICES
PROTECTED SPECIES SURVEY (PSS) EXHIBIT M-6
RANDALL BOULEVARD COMMERCIAL SUBDISTRICT GROWTH
MANAGEMENT PLAN AMENDMENT
SECTION 27 TOWNSHIP 48 SOUTH, RANGE 27 EAST
APPROXIMATELY 56.49 ACRES
.._._------_.------------._---_.._~----'_._--_.,---_.,-_._,---._--_._---_._---"--------'--~--_..,-
PREPARED FOR:
COLLIER COUNTY
ENVIRONMENTAL SERVICES DEPARTMENT
2800 NORTH HORSESHOE DRIVE
NAPLES, FL 34104
April 9, 2008
UPDATED: February 26,2009
UPDATED:August19,2009
3530 Kraft Road, Suite 301- Naples, Florida 34109 Phone: 239.434.6060 Fax: 239.434.6084
www.davidsonengineering.col11
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DAVIDSON
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_.,.._,_____ .-_. __ ' ______.... .._,~___._._...m.'__......_ .
INTRODUCTION
The purpose of this report is to detail results of an update to a March \April 2008 protected
species survey by personnel from Davidson Engineering, Inc. The fieldwork for the
updated survey was conducted in January and February 2009. Additional fieldwork was
conducted on August 17, 2009.
LOCATION
The Randall Boulevard property is located immediately south of Randall Boulevard, just
east of Immokalee Road in Section 27 Township 48 South, Range 27 East, Collier County,
Florida. A location ma is below Fi ure 1 .
~~-~
-...,--....-
~ OKAlEE OA
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COLLIER COLNTY MAINTAINED ROADS
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Figure 1. Site Location Map.
SPECIES SURVEY MATERIALS & METHODS
The species survey was conducted using a methodology similar to that discussed in the
Florida Fish & Wildlife Conservation Commission (FWC) publication "Ecology and Habitat
Exhibit M-6: Protected Species Survey
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----..-----.-.----.----- --~. .-- -----.--------....-.-----..
Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands
Slated for Large-scale Development in Florida." This methodology is as follows: Existing
vegetation communities or land-uses on the subject site are delineated on a recent aerial
photograph (Collier County 2007) using the Florida Land Use, Cover and Forms
Classification System (FLUCCS). FLUCCS mapping for this property is detailed below in
(Figure 2). Then the resulting FLUCCS codes are cross-referenced with a list of protected
plant and animal species. The lists were obtained from two agency publications:
.. A list of animals and birds was obtained from the FWC publication "Florida's
Endangered Species, Threatened Species & Species of Special Concern-Official
Lists", Publication Date: January 29, 2004.
.. A list of protected plant species was obtained from the publication "Notes on
Florida's Endangered and Threatened Plants", Florida Department of Agriculture
and Consumer Services, Division of Plant Industry, Bureau of Entomology,
Nematology & Plant Pathology-Botany Section, Contribution 3S, 4th Edition-
2003).
The result is a composite table that contains the names of the protected species which have
the highest probability of occurring in each particular FLUCCS community. See table 1 of
this report for the species list that applies to this property.
In the field, each FLUCCS community is searched for listed species or signs of listed species.
This is accomplished using a series of transects throughout each vegetation community. If
necessary, transect integrity is maintained using a handheld GPS in track mode.
Signs or sightings of all listed and non-listed species are then recorded. Listed species
locations are typically flagged and located by GPS.
Based on the habitat types found on this parcel of land, particular attention was paid to the
presence or absence of gopher tortoise, Big Cypress fox squirrels, and red-cockaded
woodpecker (RCW).
EXISTING SITE CONDITIONS
Temperatures during the fieldwork for this survey were in the mid SO's. Cloud cover
varied from party cloudy to absent. Approximately lS.5 man-hours were logged on the
property during this species survey and subsequent updates. Table 3 details dates and
times spent in the field.
The 56.49 acre Randall Boulevard property is bordered by a variety of uses:
West Canal
North Randall Boulevard
South Golden Gate Estates Unit 23
East Sth Street NE \ Golden Gate Estates Unit 23
Listed below are the FLUCCS communities identified on the site. The following community
descriptions correspond to the mappings on FLUCCS maps in (Figure 2) & (Figure 3). See
Exhibit M-6: Protected Species Survey
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Florida Land Use, Cover and Forms Classification System (Department of Transportation,
Surveying & Mapping Geographic Mapping Section, 1999) for definitions. Specific
vegetation present is further detailed in Table 4.
Single Family Residential. FLUeeS 110. 2.38 Acres
The property includes an existing single family home and other associated
improvements such as septic system, landscaping, and driveway. The rear portion
of this lot has been fenced and mostly cleared of vegetation.
Commercial Services. FLUeeS 140.4.18 Acres
This portion of the property includes an existing fuel station\convenience store and
a small retail center.
Governmental. HUCeS 175. 3.43 Acres
This portion of the property contains and existing building, parking, and tower
utilized by the Florida Division of Forestry. It also includes an existing fire & EMS
station on a parcel near the canal.
Dry Herbaceous. FLUCeS 310.8.47 Acres
This community is found along Randall Boulevard and in a swath running southwest
to the southern property line. Canopy vegetation is very sparse and limited to
scattered cabbage palm. Groundcover is dominated by grapevine and various
disturbed site vegetation species. Other vegetation present includes poison ivy,
lantana, bahia, smilax, Spanish needles, thistle, and Caesar's weed.
Palmetto Prairie. FLUCeS 321. 6.93 Acres
This community is found in the western portion of the property. Canopy contains
widely scattered slash pine or cabbage palm. Midstory is dominated by often dense
saw palmetto. Other vegetation present includes rusty lyonia, pennyroyal, myrsine,
southern sumac, grapevine, poison ivy, and buckthorn.
Pine Flatwoods (0-25% Exotic Invadecl). FLUeeS 411-E1. 23.66 Acres
This community is dominated by slash pine in the canopy and makes up the
majority of the site. Midstory includes scattered saw palmetto, myrsine, wax myrtle,
and buckthorn. Other vegetation present includes often dense grapevine, occasional
cypress, cabbage palm, penny royal, poison ivy, Caesar's weed, and smilax.
Canal. FLUeeS 500. 0.47 Acres
A canal and associated maintenance easement forms the western border of subject
property.
evpress (25-50% Invaded). FLUeeS 621-E2. 1.37 Acres
This community is found along the southern property line and continues offsite onto
the adjacent parcel to the south. It is also found as a small isolated wetland adjacent
to the Forestry complex. Canopy vegetation includes cypress, cabbage palm, and
Exhibit M-6: Protected Species Survey
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.--. .__._-~. ,.- -.-.--.-.--...-.-....-.----.---.--.----.
dahoon holly. Other vegetation present includes Brazilian pepper, Caesar's weed,
grapevine, swamp fern, smilax, poison ivy, and lantana. This community is suffering
from severely reduced hydro-period, but would likely be classified as a
jurisdictional wetland.
Drained Pine-Cvpress-Cabba.ue Palm. FLUCCS 624D-E2. 1.36 Acres
This community is found in two small patches on the property. Canopy vegetation
includes slash pine, cypress, cabbage palm, and dahoon holly. Other vegetation
present includes Caesar's weed, grapevine, buckthorn, smilax, poison ivy, and wax
myrtle. This community was likely a historic wetland, but is suffering from severely
reduced hydro-period and thus does not meet current criteria for wetland
classification.
Disturbed Lands. FLUCCS 740.0.17 Acres
A limerock driveway runs north-south through the portion of the parcel that
borders the canal.
Roadwav. FLUCCS 814.0.25 Acres
The property includes a portion of 8th Street NE, which is existing.
FPL Easement. FLllCCS 832. 3.82 Acres
The entire northern property line is encumbered by a Florida Power & Light (FPL)
easement. A portion of the easement makes up the roadside swale for Randall
Boulevard, while the remainder of the easement contains vegetation similar to that
listed in the FLUCCS 310 community.
The following table is summary of FLUCCS communities and corresponding
acreages:
110 2.38 4.21%
140 4.18 7.40%
175 3.43 6.07%
310 8.47 14.99%
321 6.93 12.27%
I 411-El 23.66 41.88%
i 500 0.47 0.83%
I
i 621-E2 1.37 2.43%
l
i 624D- E2 1.36 2.41%
I 740 0.17 0.30%
I 814 0.25 0.44%
r 832 3.82 6.76%
Totals, 56.49 100%
Exhibit M-6: Protected Species Survey
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_.._-_.~----_._---- --'-'-'---' .-.,-.--.-
--..-----.----.-.-.------.--.----.------
Exhibit M-6: Protected Species Survey
Figure 2. Aerial with FLUCCS Mapping.
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56.49 AC TOTAL
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Figure 3. FLUCCS Mapping.
RESUL TS\ DISCUSSION
The various protected species which ~ occur in the corresponding FLUCCS communities
are shown in Table 1.
All animal species observed on the subject parcel are detailed in Table 2. Within Table 2,
any protected species observed are specifically noted.
See (Figure 3) below for representative survey transects and approximate listed species
observation locations (if applicable).
Gopher Tortoise (Gopherus polv.vhemu~.l
Gopher tortoise burrows were documented on the property. Nine (9) active, one (1)
inactive, and four (4) abandoned gopher tortoise burrows were documented on the
property and flagged in the field. It is estimated 90 % of the site was intensively surveyed.
This results in the following estimated tortoise density calculations:
9 active + 1 inactive burrows = 10 burrows @ 90% coverage
Exhihit M-6: Protected Species Survey
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_.__ .._~.n". _ ____ ._._ _______.____~_____ .-.-.---~----..
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Estimated 12 active or inactive burrows @ 100% coverage (10 burrows\0.90)
Estimated burrow occupancy rate of 0.614 for all active and inactive burrows (FWC
criteria)
12 burrows x 0.614 = 7.37 (8) tortoise that may reside on the property
Occupied habitat = 15.4 acres (FLUCCS community 321 & 310)
Therefore, tortoise density on the property is approximately 0.52 tortoise per acre (8
tortoise\lS.4 acres of occupied habitat)
All documented burrows were flagged in the field and their location taken by GPS. See
(Figure 4) below for specific locations. Abandoned burrows flagged may include "old"
tortoise burrows or armadillo holes.
Red-Cockaded Woodpecker (Picoides borealis)
Slash pines on the parcel were searched "tree-to-tree" with binoculars to look for RCW
cavity trees. None were observed, which is consistent with knowledge regarding RCW
populations in Collier County.
Bie Cypress Fox Squirrel (Sciurus niaer avicennia)
Although the parcel has habitat which might support fox squirrels, no fox squirrels or signs
of fox squirrels such as nests or day beds were observed. An eastern gray squirrel was
observed on the property.
Wood Stork (Mycteria americana)
The parcel falls within the core foraging area (estimated at 18.6 miles) of 3 wood stork
colonies in Collier County. See (Figure 5) below for wood stork colony and foraging
information as it relates to the Randall Boulevard property. The severely drained nature of
the onsite wetland probably precludes wood stork foraging as water does not appear to
stand in the wetland for any length of time. However, this issue may need to be addressed
during permitting if impacts to the onsite wetland are proposed.
Florida Panther (Felis concolor coryl)
The parcel is mapped as secondary panther habitat by the USFWS. See (Figure 6) below for
Florida panther information as it relates to the Randall property. As illustrated by Figure 6,
no panther telemetry points have been recorded within 2 miles of the Emergent
Development property in the last two years.
Wild Pine (Tillandsia fasciculataJ
Several common wild pine (Tillandsia fasciculata) were observed in trees throughout the
parcel.
Butterfly Orchids [Encvclia tampensisJ
Several common butterfly orchids (Enc;yclia tamoensis) were observed in the FLUCCS 411 &
FLUCCS 624D communities.
Exhibit M-6: Protected Species Survey
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Figure 4. Protected Species Survey Map.
Exhibit M-6: Protected Species Survey
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fNGrNEERING
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Legend
_ SITE BOUNDARY
. Active Wood Stork Colonies - October 20013
......i 18.6 Mile CoI'6 ForagingAfeas
Other Roadways
Figure 5. Wood Stork Information.
Exhibit M-6: Protected Species Survey
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LEGEND
_ SITE BOUNDARY
:::::2 Mile Radius of Property
_ Major Roadways
- O;her Roadways
...-.
L.....i USFS Panther ConsultationArea
. Panther Telemetry Points 2007 & 2008
USFWS Panther Habitat Zones
_ Primary Panther Habitat
_Secondary Panther Habitat
_DispersalHabilat
_NorthArea
Ide Gat 80 lev d
o
Figure 6. Florida Panther Information.
Exhibit M-6: Protected Species Survey
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P^,{L~~R9N~
-..----..---.-. ..__._--..~._.__.,- .. - ... ..---..-.-,,-..-
Table 1. Protected species list according to FLUCCS category.
321
i NONE
I NONE
I: Burrowing Owl
; Florida Sandhill Crane
i Audubon's Crested Caracara
: Beautiful Pawpaw
~ - ...--"
! Burrowing Owl
! Curtis Mil~eed
I .
I Fakahatchee Burmannia
I. Florida BlaCk. Bear
Florida Coontie
.. .....
I Florida Sandhill Crane i Crus ca~_adensis pratensis
I Gopher Frog I Rana capito
j Gopher Tortoise .. I Copherus polJ1phemus
! Eastern Indigo Snake I Drymarchon corais couperi
I Southeasterll American Kestrel Falco sparverius paulus
i Beautiful Pawpaw j Deerinoothamnus pulchellus
Big Cypress Fox S'!lIirrel i Sciurus n~qer avicennia
Eastern Indigo Snake i Drymarchon corais couperi
. Fakahatchee Burmannia Burmanniaflava
i Florida Black Bear Ursus amertcanus floridanus
Florida Coontie Zamiafloridana
Florida Panther Felis con color coryi
Gopher Frog. Rana capito
Gopher Tortoise CD.eheruspolJlphemus
Red-Cockaded Woodpecker Picoides borealis
Satinleaf ChrysophJlllum oliviforme
Southeastern American Kestrel Falco sparverius paulus
Twisted Air Plant Tiliandsiaflexousa
i American Alligator Alliqator mississippiensis
. Everglades Mink Mustela vison evergladensis
Limpkin Aramusouarauna
Little Blue Heron Ewetta caerulea
Reddish Egret Ewetta rufescens
Roseate Spoonbill Ajaia ajaja
Snowy Egret Eo!,etta thula
, Tricolored Heron Ellrettatricolor
: American Alligator Alligator mississippiensis
I -"...... ...,.... ... - ...
Everglades Mink Mustela visen everoiadensis
Florida Black Bear i Ursus a.T'Il.~..r.!canusfloridanus
Florida Panther : Felis concolor coryi
t .m......'_
Gopher Frog I Rgnar:.apito
Limpkin j Aramusouarauna
Little Blue Heron I Ewetta caerulea
SSC
T
T
E
SSC
E
E
T
C
T
SSC
SSC
T
T
E
T
T
E
T
C
E
SSC
SSC
T
E
T
E
SSC
T
SSC
SSC
SSC
ssC
SsC
SSC
SSC
T
T
E
sse
SSC
SSC
411
i 500
I
621
T
E
T
E
T
.E
E
T(SjA)
i T(Sj A}
E
Exhibit M. 6: Protected Species Survey
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624D
Snowy Egret
Tricolored Heron
Wood Stork
America!! Alligator
Everglades Mink
Florida Black Bear
Florida Panther
Gopher Frog
Little Blue Heron
Snowy Egret
Tricolored Heron
Wood Stork
NONE
NONE
814
832
Egretta thula
Egretta tricolor
11y',-teria americana
Alli[Jator mississippiensis
Mustela vison evergiadensis
Ursus americanusjloridanus
Felis con color coryi
Rana cal'ito
Egretta caerulea
Earetta thula
Egretta tricolor
I M,ycteria americana
I-
I -
SSC
SSC
E
SSC
T
T
E
sse
SSC
SSC
SSC
E
E
E
T(S( Al
E
Abbreviations,
AQ'encies
FWC=Florida Fish and Wildlife Conservation Commission
FDA:Florida Department of Agriculture and Consumer Services
FWS=United States Fish and Wildlife Service
Stil.tl!s.
E=Endangered
T=Threatened
T(Sf A)=ThreatenedfSimilarity of Appearance
SSC=Species of Special Concern
C=Commercially Exploited
Table 2. Birds, Mammals, Amphibians, Reptiles, & Plants Observed on the Subject
Property.
Birds
Black Vulture
Cattle Egret
Common Ground-Dove
Red-Bellied Woodpecker
Mourning Dove
Northern Cardinal
Northern Mockingbird
Swallow-Tailed Kite
Mammals
i Eastern (;ra~ Sqllirr<;l
! Nine-banded Armadillo
c;qr(lfJ)'l's (ltrCltl1s
Bubulcus ibis
Columbi~(ll'a.sserina
Melc'.~!,rpes carolinus.
Zenaida macroura
Cardinalis cardinalis
Mimuspol,y[J!ottos
Elanoides forficatus
DV
DV
DV
DV,HV
DV,HV
DV
DV,HV
DV
N
N
N
N
N
N
N
N
Sciurus carolinensis
----.--_....... ---_.~._.._,._...
Da~~pus nov"mcinctus
Exhibit M-6: Protected Species Survey
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Six- Lined Racerunner Cnemidophorus sexlineatus
sexlineatus
Southern Black Racer Coluber constrictor priapus
DV
N
DV
N
! NONE
Plants
_ = Listed Species
Abbreviations:
AI!p.nries
FWC=Florida Fish and Wildlife Conservation Commission
FDA=Florida Department of Agriculture and Consumer Services
FWS=United States Fish and Wildlife Service
SWlI.I.
T=Threatened
SSC=Species of Special Concern
E=Endangered
T(S/ A)=Threatened/Similarity of Appearance
CE=Commercially Exploited
Ohsp.rvations
DV=Direct Visual
OT=Observed Tracks
HV=Heard Vocalization
OH=Observed Hole\Burrow
C=Cavity
MT= Marked Tree
Table 3. Field time spent on the subject property.
March 27, 200S
I ---.-
l April 7, 200S
I AprilS, 200_S
I Jalluary 2S, 2009
I Februal)'6, 2.009
I Atlgllst 17, 2009
1:0Qprn
11:00am
,-".._,,_._.,-"..~
.1:..!!i.P.lll
9:00am
_..___m_.._
10:30am
'" ...--.-----
9:30 am
"-,,.,,~---~-_..-
, ---------.-.........
Total
3: OOPrn
1:3(jpm
s:.15Prn
12:.oOpm
~:3()P.rn
11:30 am
2
2.5
4
3
5
2
lS.5
Species S_urye}'
~pedes Survey
~l'e"Ies .5_uryey
Sl'e.cies .Survey
Sl'ecie~_Suryey
Species Suryex
Exhibit M-6: Protected Species Survey
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. _______.______... .___...._.___._.__'m__...~,.._.~___._ --.._
Table 4. Representative vegetation by native FLUCCS community on the subject property.
310- Dry Herbaceous
Common
Smilax spp.
Urena lobata
Vitis rotundifolia
Toxicodendron radicans
Occasional
Lantana camara
Sabal palmetto
Cirsium horridulum
Serenoa repens
smilax
Caesar weed
muscadine
grape
poison ivy
lantana
cabbage palm
purple thistle
saw palmetto
vine
ground cover
vine
vine
ground cover
canopy
ground cover
mid-story
321 - Palmetto
r:ommon
Lyonia ferruginea
Piloblephis rigida
Rhus copallina
Serenoa repens
Smilax spp.
Vitis rotundifolia
Occasional
Bumelia celastrina
Lantana camara
Pinus elliotti
Sabal palmetto
rusty lyonia
pennyroyal
southern sumac
saw palmetto
smilax
muscadine grape
buckthorn
lantana
pine (slash pine)
cabbage palm
mid-story
ground cover
midstory
mid-story
vine
vine
mid-story
ground cover
canopy
canopy
Exhibit M-6: Protected Species Survey
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Table 4 (continued). Representative vegetation by native FLUCCS community on the
subject property.
411-El, Pine FIatwoods
(0-25% Exotic Invaded)
Common
Piloblephis rigida
Pinus eiliotti
Sabal paimetto
Smilax spp.
Urena lobata
Vitis rotundifolia
Toxicodendron rodicans
Occasional
Serenoa repens
Schinus terebinthifolius*
pennyroyal
pine (slash
pine)
cabbage palm
smilax
Caesar weed
muscadine
grape
poison ivy
saw palmetto
Brazilian
pepper
ground cover
canopy
canopy
vine
ground cover
vine
vine
mid-story
mid-story
621-E2, Cypress (25-
50% Exotic Invaded)
Common
Taxodium ascendens
Sabal palmetto
Urena lobata
Smilax spp.
Schinus terebinthifolius*
Toxicodendron radicans
Vitis rotundifolia
Occa~ional
Pinus eiliotti
Iiex cassine
Myrsine floridana
Blechnum serrulatum
pond cypress
cabbage palm
Caesar weed
Smilax
Brazilian pepper
poison ivy
muscadine grape
canopy
canopy
ground cover
vine
midstory
vine
vine
canopy
mid-story
mid-story
round cover
Exhibit M-6: Protected Species Survey
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P^Y~~~R<i1~
_..._._,.__.*".__'___"__ ______'__' ._._'''''__ __.n__... _n'_
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Table 4 (continued). Representative vegetation by native FLUCCS community on the
subject property.
6Z4D -E2, Drained
Pine/Cypress/Cabbage
Palm (25-50% Exotic
Invaded)
r.nmmon
Vitis rotundifolia
Pinus elliotti
Sabal palmetto
Sch/nus terebinthifolius*
Smilax spp.
Toxicodendron radicans
ncca~;nnal
Schinus terebinthifolius*
Acacia auricullformis*
Myrica cerifera
Taxodium ascendens
!lex cassine
Myrsine floridana
muscadine grape
pine (slash pine)
cabbage palm
Brazilian pepper
Smilax
poison ivy
Brazilian pepper
Earleaf acacia
wax myrtle
pond cypress
dahoon holly
myrsine
vine
canopy
canopy
mid-story
vine
vine
midstory
mid-story
mid-story
canopy
mid-story
mid-story
Exhibit M-6: Protected Species Survey
17
www.davidsonengineering.com
De
DAVIDSON
E'NG'NE'EIUNG
HISTORICAL/ARCHAEOLOGICAL PROBABILITY
CORRESPONDENCE
Exhibit M-7: Historical/Arcbaeological
Probability Correspondence
www.davidsonengineering.com
De
DAVIDSON
ENGINfERING
April 20, 2009
~F]orida
..Master
.... Site'-
, File~
Mr. Jeremy Sterk
Davidson Engineering, Inc.
3530 Kraft Road, Suite 301
Naples, Florida 34105
Dear Mr. Sterk:
In response to your inquiry of April 7. 2008 the Florida Master Site File lists no previously recorded
cultural resources in the following parcel ofeallier County:
Township 48 South, Range 27 East, Section 27
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.
Kind Regards,
~~~
Lindsay Hafford
Historical Data Analyst
Florida Master Site File
Ibhaffordlqldos.state.f1.us
500 South Bronaugh Street. Tallahassee, FL 32399-0250 .. www.flhelitage.com/preservation/sitefile
850-245-6440 ph I 850-245-6439 fax I SiteFile@dos.state.fl.us
Exhibit M-7: Historical/Archaeological
Probability Correspondence
1
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r
I
I
I
!
~'!.~!~!!!1!!!
Traffic Impact Statement
Randall Boulevard Commercial Sub-District
GMPA
Comprehensive Plan Amendment Petition CP-2008-2
Collier County, FL
9/9/2009
Prepared for:
Prepared by:
Emergent Development Group
Trebilcock Consulting Solutions, PA
Trebilcock Consulting Solutions, PA . 6660 Mangrove Way, Naples, FL 341 09 Ph. 239.566.9551 Fx. 239.566.9553 www.trebilcock.biz
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Statement of Certification
I certify that this Traffic Analysis has been prepared by me or under my immediate
supervision and that I have experience and training in the field ofTraffic and
Transportation Engineering.
VtvC()'Z ,
9J;f09
f
Norman J. Trebilcock, AICP, P.E.
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
6660 Mangrove Way
Naples, FL 34109
Company Cert. of Auth. No. 27796
2
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Table of Contents
Pa~e
Project Description
4
Trip Generation (Internal Capture; Pass-By Capture)
5-7
Trip Distribution and Assignment
8
Background Traffic
9
Existing and Future Roadway Network
10
Project Impacts to Area Roadway Network--Roadway Link Analysis and
Intersection Analysis
11-12
Improvement Analysis
13-14
Mitigation of Impact
14
Appendix A: Initial Mtg. Checklist (Methodology Meeting) (5 Sheets)
Appendix B: Project Site Location Map, Trip Distribution Map, Existing
Background Traffic Map, Project Build out Traffic Maps (5 Sheets)
Appendix C: Project Master Concept Plan (1 Sheet)
Appendix 0: 2015 and 2030 Collier County Roadway Network Financially Feasible
Plans (2 Sheets)
Appendix E: Big Cypress Concept Plan and Information (2 Sheets)
Appendix F: Excerpts from Horizon Study Master Committee Presentation (2
Sheets)
Appendix G: Trip Generation Calculations (4 Sheets)
Appendix H: Internal Capture Summary Exhibits (3 Sheets)
3
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-2008-2
Project Description
The Randall Boulevard Commercial Sub-District Growth Management
Amendment (GMPA) project is located on the south side of Randall Blvd, just east
of the intersection with Immokalee Road (CR 846) in northeastern Collier County.
The project is located on numerous parcels totalizing approximately 56.5 +/-
acres. The project is located in Sections 26/27, Township 48S, Range 27E, Collier
County, FL. Refer to Appendix Band C for site maps and a project master concept
plan, respectively.
The Randall Blvd Commercial Sub-District GMPA would allow a mixed commercial
development of shopping center, medical office and general office uses. There is
existing development on this property, which include the Forestry Department
site (to be redeveloped), an 8 pump gas station with convenience store (to
remain), a 21,000 sf retail shopping area (to remain). 2,800 sf Big Corkscrew
Island Fire Control District offices and 3 bay fire station (to be redeveloped). The
areas to remain are excluded from the proposed development program.
Table l-Development Program
Land Use
"~iGM~;. '..' .
Medical-Dental Office
;f"~',l",.,..
:,~~~,t1-
ITE Land Use Code Total Size Build-Out Year
3~:S,~sf
50,000 sf 2014
, 2S;QOO:st '
Note: The 8 pump existing gas station and 21,000 sf of retail to remain are not included, since these
uses are not proposed changes.
An external site circulation system would anticipate three accesses (one exists to
remain) to Randall Blvd to the north and a single access to 8th Street NE to the
east (Appendix C). The existing access with emergency signal to the fire station
on Immokalee Road would be eliminated when this part of the property is
redeveloped. The properties within the proposed GMPA would be
interconnected and be served by a reverse frontage road. This analysis
conservatively places all of the project traffic on the Randall Blvd accesses.
4
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Trip Generation (Internal Capture; Pass-By Capture)
The project's site trip generation is based on the Institute of Transportation
Engineers (ITE) Trip Generation Manual. 8th Edition. The software program Trip
Generation by Microtrans (Rev. 11/08) is used to create the raw unadjusted trip
generation for the project. The ITE equations and rates were used for the
estimated trip generation as identified in Table 2A. More detailed calculations of
the project's trip generation can be found in Appendix G.
Table 2A-project Trip Generation (Unadjusted)-Average Weekday
24 Hour
Two-Way
Volume
AM Pk Hour
PM Pk Hour
ITE Equation vs.
Rate Used
ITE Equation
Table Notes: A zero indicates no data available. Trip Generation by Microtrans. The General Office
Building area is reduced by 2,800 sf, which is the existing office area within the GMPA area to be
redeveloped (part of existing background traffic). The Fire Station and Forestry Department trips are
negligible and are not proposed to be deducted in the redevelopment. The existing 8 pump gas station
and 21,000 sf of retail to remain are not included, since these uses are part ofthe background traffic
5
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-2008-2
The internal caoture for the project is based on Chapter 7 of the ITE Trip
Generation Handbook and limited by the Collier County TIS Guide (11-03-06.1).
The internal capture accounts for a reduction in external traffic because of the
interaction between the multiple land uses in a site (i.e. a person working at an
office may go to the shopping center for lunch). For this project, the ITE Trip
Generation Handbook, 2nd Edition, Chapter 7 procedure for estimating multi-use
trip generation internal capture was used (aka "triangle method"). The resulting
internal capture rates are well below the county limits. . For the PM Peak Hour,
the overall project internal capture calculates to 6% for the three land uses. The
detailed results of the internal capture calculations can be found in Appendix H.
The oass-bv caoture for the project is limited to the retail use. The pass-by trips
account for traffic that is already on the external roadway network and stops at
the project on the way to a primary trip destination (i.e. someone on their way
home from work stops by the grocery store for a gallon of milk). The pass-by
capture has been calculated based on the FDOT Site Impact Handbook (pg. 58),
the ITE Trip Generation Handbook (pg. 47) and the Collier County TIS Guide (11-
03-06.1).
The ITE fitted curve equation for average pass-by trips for a Shopping Center (820)
is: Ln(T) = -0.29 Ln(X) +5.00, where T is the average pass-by trip percentage and X
is the square footage of the shopping center (in thousands). For this project, X =
315.9 and solving for T results in 28% pass-by capture rate. The County TIS Guide
has a pass-by capture rate upper limit of 25% based on the recommendation of
the FOOT Site Impact Handbook. The County TIS Guide also limits the pass-by
trips to not more than 10% of the adjacent street traffic during the peak hour.
County staff has also determined that the 2008 AUIR traffic volume be used. The
adjacent street is Randall Blvd and this street has an estimated 2008 peak hour
peak direction traffic volume of 686 vph. This would limit the project peak hour
peak direction pass-by reduction volume to not more than 69 vph. Table 2B
provides a summary of the net new trips for the project, accounting for internal
capture and pass-by capture.
6
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Table 2B-project Trip Generation (Adjusted for Internal Capture and Pass-by
Capture)-Average Weekday
land Use (ITE Code)
Daily
Intensity Volume
(vpd)
AM Peak
(vph)
PM Peak (vph)
Shopping Center (820)
315,950 sf
Pass-By (1)
Notes (l)--lnternal Capture Calculated per ITE "Triangle" Methodology. (2)--Peak hour volume cannot
exceed 10% of projected adjacent street peak hour volume.
7
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Trip Distribution and Assignment
The traffic generated by the development was assigned to the adjacent roadways
using the knowledge of the area and as directed by Collier County Transportation
Planning Staff. The site-generated trip distribution is shown in Table 3 and is
graphically depicted in Appendix B.
Table 3-project Traffic Distribution for Peak Hour/Peak Direction (New
External Trips)
10# Roadway link Roadway link Location Distribution of Prolect Traffic Proiect Traffic
Project Traffic Buildout Bulldout
Projected PM Projected PM
Peak Hr, Peak Peak Hr, Peak
Enterln!! Volume Exitin!! Volume
Immokalee Road N. of Randall Blvd 20% 124 159
45
46 N. of Oil Well Rd 5% 31 40
45 S. of Randall Blvd 20% 124 lS9
44 W. of Wilson Blvd 15% 93 119
43.2 W. of Collier Blvd 10% 62 80
132 Randall W.ofSlte 40% 248 318
Boulevard
132 E. of Site 60% 373 477
132 W. of Everglades Blvd 50% 311 398
133 E. of Evergiades Blvd 40% 248 318
119 Oil Well Road E. of Immokalee Rd 15% 93 119
120 E. of Everglades 81vd 10% 62 80
121 E. of Desoto 5.0% 31 40
135 Everglades Blvd N. of Randall 81vd 5.0% 31 40
135 S. of Randall Blvd 5.0% 31 40
135 N. of Golden Gate Blvd 3.0% 19 24
138 Desoto Blvd N. of Randall Blvd 2.5% 16 20
138 S. of Randall Blvd 2.5% 16 20
8
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Background Traffic
Average growth rates were estimated for the segments of the roadway network
in the study area using the Transportation Planning Staff Guidance of a 3% to 5%
growth rate, a review of the nearby Orange Blossom Ranch PUD TIS, and a review
of the Collier County Traffic Operations Department 2008 AUIR. Table 4
illustrates the application of projected growth rates to generate the projected
background (without project) peak hour peak direction traffic volume for the year
2014.
Table 4-Background Traffic without Project (2008 and 2014)
10# Roadway Link Roadway Link location 2008 AUIR Peak Hr, Projected 2014 Projected Peak Hr,
Peak Dir Traffic Annual Peak Dir Background Traffic
Background Traffic Growth Rate Volume w/out Project
Volume
Immokalee Road N. of Randall Blvd 1,597 3.3% 2,005
45
46 N. of Oil Well Rd 262 3.0% 322
45 5. of Randall Blvd 1,597 3.3% 2,005
.
44 W. of Wilson Blvd 1,401 3.3% 1,758
43.2 W. of Collier Bivd 1,399 3.2% 1,744
132 Randall W.of5ite 686 5.0% 965
Boulevard
132 E. of Site 686 5.0% 965
132 W. of Everglades Bivd 686 5.0% 965
133 E. of Everglades Blvd 686 5.0% 965
119 Oil Well Road E. of immokalee Rd 525 3.3% 659
120 E. of Everglades Blvd 337 3.3% 423
121 E. of Desoto 337 3.3% 423
135 Everglades Blvd N. of Randall Blvd 330 3.3% 414
135 5. of Randall Blvd 330 3.3% 414
135 N. of Golden Gate Blvd 330 3.3% 414
138 Desoto Blvd N. of Randall Blvd 109 3.3% 137
138 5. of Randall Blvd 109 3.3% 137
9
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Existing and Future Roadway Network
The existing roadway conditions are extracted from the 2008 AUIR and the 2014
roadway conditions are based on the Collier County Metropolitan Planning
Organization 2015 Financially Feasible Highway Network, which was last updated
in the MPO 2030 Long Range Transportation Plane (See Appendix 0 for Graphic
Maps of 2015 and 2030 CC MPO Financially Feasible Plans). The future roadway
network improvements include: Immokalee Rd four-Ianing north of Oil Well Rd
and the four-Ianing of Oil Well Rd east of Immokalee Rd. No improvements to
Randall Boulevard are assumed for this study, although an improvement to this
roadway would be anticipated with the pending Big Cypress project. Randall Blvd
and Oil Well Rd are the two main access roadways to the proposed Big Cypress
project (See Appendix E for description of project). The existing and future
roadway conditions are illustrated in Table 5.
Table 5-Existing and Future Roadway Conditions
10# Roadway Link Roadway Link location Exist Exist Min Exist Peak Dir, Future
Roadway LOS Std Peak Hr Capacity 2014
Volume Roadway
Immokalee Road N. of Randall Blvd 6D E 3,670 6D
45
46 N. of Oil Well Rd 2U D 860 40
45 S. of Randall Blvd 6D E 3,670 6D
44 W. of Wilson Blvd 6D E 3,790 6D
43.2 W. of Collier Blvd 6D D 3,629 6D
132 Randall Boulevard W.ofSite 2U D 900 2U
132 E. of Site 2U D 900 2U
132 w. of Everglades Blvd 2U D 900 2U
133 E. of Everglades Blvd 2U D 900 2U
119 011 Well Road E. of Immokalee Rd 2U 0 1,010 4D
120 E. of Everglades Blvd 2U D 1,010 4D
121 E. of Desoto 2U D 1,010 4D
135 Everglades Blvd N. of Randall Blvd 2U D 900 2U
135 S. of Randall Blvd 2U D 900 2U
135 N. of Golden Gate Blvd 2U D 900 2U
138 Desoto Blvd N. of Randall Blvd 2U D 900 2U
138 S. of Randall Blvd 2U D 900 2U
Table Notes: 2U ~ 2-lane undivided roadway; 4D = 4-lane divided roadway; 6D = 6-lane divided roadway.
10
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Project Impacts to Area Roadway Network--Roadway link Analysis
and Intersection Analysis
The Collier County Transportation Planning Services developed Level of Service
(LOS) volumes for the roadway links impacted by the project were evaluated to
determine the project impacts to the area roadway network in the future (2014).
Without any proposed improvements, the existing 2-lane Randall Boulevard is
projected to operate below the minimum LOS with or without the project in the
future. Table 6 illustrates the roadway link LOS impact with the project and
whether the minimum LOS is exceeded with or without the project.
The two signalized intersections to be reviewed as part of this project are the
intersections of Randall Boulevard/lmmokalee Road and Randall
Boulevard/Everglades Boulevard. The Randall Boulevard/lmmokalee Road
signalized intersection was recently under construction as part of the six-Ianing
improvements of Immokalee Road. Empirically, the project is estimated to create
a significant delay at this intersection that would warrant modifying the Randall
Boulevard lane configuration geometry (additional turn lanes) at this intersection
that would in turn bring this intersection to an improved service level.
The Randall Boulevard/Everglades Boulevard signal is currently under a flash
mode and improvements to this intersection would include modifying the signal
operations and the intersection geometry (dedicated turn lanes).
11
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Table 6-Roadway Link Level of Service (LOS)-With and Without the Project in
the Year 2014
10# 2014 Peak % Min LOS
Olr, Peak 2014 Projected exceeded Min LOS
Peak Hr, Peak Oir Capacit exceeded
Roadway Link location Hr Traffic Volume V without
Roadway link Capacity Project Project? with Project?
Volume with Project Impact Ves/No Ves/No
Immokalee N. of Randall Blvd 3,670 2,164 4.3% No No
45 Road
46 N. of Oil Well Rd 2,179 362 1.8% No No
45 S. of Randall Blvd 3,670 2,164 4.3% No No
44 W. of Wilson Blvd 3,790 1,877 3.1% No No
43.2 W. of Collier Blvd 3,629 1,824 2.2% No No
132 Randall W.of5ite 900 1,283 35.3% Yes Yes
Boulevard
132 E. of Site 900 1,442 53.0% Yes Yes
132 W. of Everglades Blvd 900 1,363 44.2% Yes Yes
133 E. of Everglades Blvd 900 1,283 35.3% Yes Yes
119 Oil Well Road E. of Immokalee Rd 2,179 778 5.5% No No
120 E. of Everglades Bivd 2,179 503 3.7% No No
121 E. of Desoto 2,179 463 1.8% No No
135 Everglades N. of Randall Blvd 900 454 4.4% No No
Blvd
135 5. of Randall Blvd 900 454 4.4% No No
135 N. of Golden Gate Blvd 900 438 2.7% No No
138 Desoto Blvd N. of Randall Blvd 900 157 2.2% No No
138 S. of Randall Bivd 900 157 2.2% No No
Table notes: L05 capacity volumes for future 4-lane conditions of Immokalee Rd north of Randall Blvd
and Oil Well Road east of Immokalee Rd are based on countywide average capacity of similar roadways
(2,179 vph) from the AUIR.
12
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Improvement Analysis
Randall Boulevard is not proposed to be improved to either 4 or 6 lanes in the
project horizon of 2014. This roadway, with or without the project will reach LOS
failure by 2014. Consideration should be given to 4-lane this facility in order to
accommodate the combination of non-site and site generated traffic. Table 7
illustrates that a 4-lane improved Randall Boulevard would have a satisfactory LOS
with or without the project in the year 2014.
Furthermore consideration should be given to master planning Randall Boulevard
as a 6-lane facility to accommodate the potential growth to the east (Big Cypress
Community). Table 8 illustrates that a 6-lane improved Randall Boulevard would
have a satisfactory LOS with or without the project in the year 2014 and the
percent capacity of the project would be reduced very significantly.
Table 7-Randall Boulevard Link Level of Service (LOS) Under a 4-Lane
Improvement Scenario-With and Without the Project in the Year 2014
Randall Boulevard
Roadway link
Location
4-Lane
Improved
Capacity
Volume
%
Capacity
Project
Impact
2014
Projected
Peak Hr,
Peak Oir
Background
Traffic
Volume
w/out
Project
Min LOS
exceeded
without
Project?
Yes/No
2014
Projected
Peak Hr, Peak
Oir Traffic
Volume with
Project
Min LOS
exceeded
with Project?
Yes/No
E. of Everglades
Blvd
Table notes: LOS capacity volume for future 4-lane condition of Randall Blvd is based on countywide
average capacity of similar roadways (2,179 vph) from the AUIR.
2,179
13
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Table 8-Randall Boulevard link Level of Service (LOS) Under a 6-Lane
Improvement Scenario-With and Without the Project in the Year 2014
Randall Boulevard
Roadway Link
Location
6- Lane
Improved
Capacity
Volume
%
Ca pacity
Project
Impact
2014
Projected
Peak Hr,
Peak Dir
Background
Traffic
Volume
w/out
Project
Min LOS
exceeded
without
Project?
Yes/No
2014
Projected
Peak Hr, Peak
Dir Traffic
Volume with
Project
Min LOS
exceeded
with Project?
Yes/No
E. of Everglades
Blvd
3,492
9.1%
965
No
1,283
No
Table notes: LOS capacity volume for future 6-lane condition of Randall Blvd is based on countywide
average capacity of similar roadways (3,492 vph) from the AUIR.
Mitigation of Impact
The developer will to enter into a Developer Contribution Agreement (DCA) with
Collier County in order to improve Randall Boulevard to accommodate the future
six-Ianing. The DCA will address additional ROW, water management
accommodation for the roadway on the project site, and access management
commitments in order to aid and assist in the construction of the Randall
Boulevard roadway improvements. The DCA will also address access
management improvements to Immokalee Road and 8th Street NE.
The proposed project commercial land use has the potential benefit of reducing
trip lengths, which was a benefit identified in the tlorizon Study Master
Committee presented to the CCBCC on September 29, 2008. Refer to applicable
excerpts in Appendix F.
14
Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Appendix A: Initial Meeting Checklist
IMethodology MeetinglJ5 Sheetsl
lS
APPENDIX A
INITIAL MEETING CHECKLIST
Suggestion: Use this Appendix as a wOI'ksheetto ensUl'e that 110 impol.tant elements
are overlooked. Cross out the items that do not apply.
Dale: !\oliLL.2008 Time: 10:30 am
l.,'calion. Collier County Transoortation Services
People Attending:
Name. Organization. and Telephone Numhers
I) \liclwel Green. Collier County Transportation. 774-8192
2) LoLlJ.l.podezcnyin~kv. Collier County Transportation. 774-8192
3) Jack Sullivan. Innovative Development Group. 941-979-4600
4) Tim Hancock. Davidson Engincering. 434-6060
5rTlt:d Ik,,,,d, Duv;d.J\.ll1 [r.:.iRlJ1Ui}1W:~ 1J1 406ft, '~f)>
6) Norman Trebilcock, Trebilcock Consulting Solutions. 566-9551
Studv Preparer:
Preparer"s Name and Title: Noonan.l. Trebilcock, AICP. P.E.
Organi/.aljon: Trehilcock Consulting Solutions. I'A
Address & Tclephonc Numbcr: 6660 Mangrove Wav, Naples. FL 34109; 566095;>LQ1~;
248-3883 mob
Rcvicwcr!s):
Rcvicwer's Name & Title; John Podczerwinskv. Proiect Manager
Collier County Transportation Planning Department
Applicant:
Applicant's Name: Innovative Developmcnt of Southwest Florida. Inc:..
Addrcss: 1600 Tamiami TraiL Suitc 200. Port Charlottc. FL 33848
Tclephonc Number: 941-979-4600
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l)roposed Development;
Name: Randall Boulevard GMPA
Location: 36 acres on the south side of Randall Blvd. iust east of 111111l0kalee
Sections 26/27 S. Township 48S, Range 271:
Land Use lype: Shopping Center. General Office and Medical OUicc
ITE Code #: 820, 710. 7"20 respectively
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Proposed number of development units: __
Other: 225.000 sf Shoppin'! Center: 75.000 sf Office
Description:
The proicct is for a Growth ManaQement Plan Amendment "ith a nlanned Commercial
Planned Unit Development.
Zoning
Existing: E--Estate
Comprehensivc plan r~coml11enJation: _
Requested: Commercial Planned Unit Develonment
Findings of the Preliminary Study:
Studv Tvpe:
Minor TIS
D
D
Small Scale TIS
\
\
Ii
MaiorTlS
x
Study Area:
Boundaries:
./
/
/
/'
/
Additional intersections to be analyzed: Randall Blvd/lmmokf~Y:6ad ,ft.
"l }", \
1 ---:- ~""''''~'' D'I ~ ,I (' S "1\2- \..., J' \ d '
\' I [orlZOI1 Year(s): ~"", \)I,,,,~ LJ ,,1. \ -. ' \,...-';'( r }..J
Analysis lime Period(s): _ l;;iJ!;.-:j I
Futllre Off-Site Developments: Ri'!ht of Wav: Turn Lanc Improvements
Source of Trip Generation Rates: lTE Trip Generation, 7'11 Edition
Reductions in Trip Generation Rates,
None: --
- ., \ 'I / - <P (I '>
\ Pass-by trips: ~f' (0'<.< "-"<-
Internal trips (PUD):.e=:::- /' '1
Transmit usc:
Other:
--,
~u IJ::1fC I,....e=:::?)
"
Horizon Year Roadwav Network Improvements:
Rd.
//'
,
,
;'
I
Methodolol!V & Assumptions:
Non-site traffic estimates:
Site-triD !,lcllcration:
I Trip di~l;:;bllti()n method: _
Traffic assignment method:
t TrafliL' gl\l\vth rate: .--==-- ")
.., c v'/
'7 - ~ f"::,)
1--1; 1,1\
/,-'
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(/ ;0.
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Special Featurcs; (ti-r1111 preliminary study or prior cxpericnce)
"\ccidenl~ IDcations:
Sight distance:
Queuing: _
.. ."7 ....,;' r~~
-Ill: ,L\.ccess location & '.:onl~gur;1tlolL -----L I".J f -,(~-
TratTic control:
,
~ SigJlal system location & pn1grcssioJl needs: ----L9jJ VJJ\j~ ~
On-site parking needs:
Dala Soufces:
Basc maps: _
\ Prior study rcports: _
\IAcce~s polley andiurisdjc.tj~)n:
Revie\v process: _
Rcquircmcnts.
Miscellaneous:
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Planning and Engineering
6660 Mangrove Way
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www.trebilcock.biz
Date:
Project: KA.J C'jC:,L-L /; rI\J n
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Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Appendix B:
Project Site Location Map, Trip Distribution
Map, Existing Background Traffic Map,
Project Build out Traffic Maps
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Appendix C: Project Master Concept Plan
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Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Appendix D: 2015 and 2030 Collier County
Roadway Network Financially Feasible
Plans {2 Sheets}
29
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Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Appendix E: Big Cypress Concept Plan and
Information (2 Sheetsl
32
Collier Enterprises I
Page I of2
Home
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Corporate
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Town of Big Cypress At a Glance
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Preservation of 7,000 to 11,000 acres
Amenities and
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Schools, health facilities, parks, shopping, library, restaurants, entertainment,
recreation, arts and cultural activities, government services, youth programs,
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Copyright@2007 Collier Enterprises Management. Inc All rights reserved
http://www.collierenterprises.comlindex. php?page=BigCypressAtAG lance
9/8/2009
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Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Appendix F: Excerpts from Horizon Study
Master Committee Presentation
12 Sheetsl
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Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Appendix G: Trip Generation Calculations
J4 Sheetsl
38
Randall Blvd GMPA
Summary of Multi-Use Trip Generation
Average Weekday Driveway Volumes
September 02, 2009
Land Use
Size
Shopping Center 315.95 Th.Sq.Ft. GLA
Medical-Dental Office Building
50 Th.Sq.Ft. GFA
General Office Building
22.2 Th.Sq.Ft. GFA
Total Driveway Volume
T2t~1 P93k WQyr p~~~ By TriFE
24 Hour AM Pk Hour PM Pk Hour
Two-Way
Volume Enter Exit Enter Exit
] 4345
185 118
701
1807
91 24
419
50 7
] 6571
326 149
Tot.].] Pel.)): !lour 'IT:::]. '-7\.8.888. to ria] .Jcont .gtrGGts .J...&.€- +-4--9.
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Note: A zero indicates no data available.
TRIP GENERATION BY MICROTRANS
674
739
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47
126
18
86
913
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Randall Blvd GMPA
Summary of Trip Generation Calculation
For 315.95 Th.Sq.Ft. GLA of Shopping Center
September 02, 2009
Average Standard
Rate Deviation
Avg. Weekday 2-Way Volume
7-9 AM Peak Hour Enter
7-9 AM Peak Hour Exit
7-9 AM Peak Hour Total
4-6 PM Peak Hour Enter
4-6 PM Peak Hour Exit
4-6 PM Peak Hour Total
AM Pk Hr, Generator, Enter
AM Pk Hr, Generator, Exit
AM Pk Hr, Generator, Total
PM Pk Hr I Generator, Enter
PM Pk Hr f Generator, Exit
PM Pk Hr, Generator, Total
Saturday 2-Way Volume
Saturday Peak Hour Enter
Saturday Peak Hour Exit
Saturday Peak Hour Total
Sunday 2-Way Volume
Sunday Peak Hour Enter
Sunday Peak Hour Exit
Sunday Peak Hour Total
45.40
0.59
0.37
0.96
2.13
2.22
4.35
0.00
0.00
0.00
0.00
0.00
0.00
60.37
2.98
2.75
5.73
28.97
0.00
0.00
0.00
Adjustment
Factor
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
] .00
1. 00
1.00.
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1.00
1. 00
Note: A zero indicates no data available.
The above rates were calculated from these equations:
Driveway
Volume
14345
185
118
304
674
701
1375
o
o
o
o
o
o
19073
941
869
1810
9153
o
o
o
24 - Hr. 2-Way Volume: LN(T) .65LNIX) + 5.83, R^2 0.78
7-9 AM Peak Hr. Total: LN(T) .59LN(X) + 2.32
R^2 ~ 0.52 , 0.61 Enter, 0.39 Exit
4-6 PM Peak Hr. Total: LN(T) .67LN(X) + 3.37
R^2 0.81 0.49 Enter, 0.51 Exit
AM Gen Pk Hr. Total: 0
R^2 0 0 Enter, 0 Exit
PM Gen Pk Hr. Total: 0
R^2 0 0 Enter, 0 Exit
Sat. 2-Way Volume: LN(T) .63LN(X) + 6.23, R^2 0.82
Sat. Pk Hr. Total: LN(T) .65LN(X) + 3.76
R^2 0.83 , 0.52 Enter, 0.48 Exit
Sun. 2-Way Vo.lume: T ~ 15.63(X) + 4214.46, R^2 ~ 0.52
Sun. Pk Hr. Total: 0
R^2 0 , 0 Enter, 0 Exit
Source: Institute of Transportation Engineers
Trip Generation, 8th Edition, 2008.
TRIP GENERATION BY MICROTRANS
Randall Blvd GMPA
Summary of Trip Generation Calculation
For 50 Th.Sq.Ft. GFA of Medical-Dental Office Building
September 02, 2009
Average
Rate
Standard
Deviation
Adjustment
Factor
Driveway
Volume
Avg. Weekday 2-Way Volume 36.13 10.18 1. 00 1807
7-9 AM Peak Hour Enter 1. 82 0.00 1. 00 91
7-9 AM Peak Hour Exit 0.48 0.00 1. 00 24
7-9 AM Pea k Hour Total 2.30 1. 88 ] .00 115
4-6 PM Peak Hour Enter 0.93 0.00 1. 00 47
4-6 PM Peak Hour Exit 2.53 0.00 1. 00 126
4-6 PM Peak Hour Total 3.46 2.50 1. 00 173
AM Pk Hr, Generator, Enter 2.39 0.00 1. 00 120
AM Pk Br, Generator, Exit 1. 23 0.00 1.00. 62
AM Pk Hr, Generator, Total 3.62 2.38 1. 00 181
PM Pk Hr, Generator, Enter 1.78 0.00 1. 00 89
PM Pk Hr, Generator, Exit 2.67 0.00 1. 00 134
PM Pk Hr, Generator, Total 4.45 2.50 1. 00 223
Saturday 2-Way Volume 8.96 9.17 1. 00 448
Saturday Peak Hour Enter 2.07 0.00 1. 00 103
Saturday Peak Hour Exit 1. 56 0.00 1.00 78
Saturday Peak Hour Total 3.63 1. 93 1. 00 182
Sunday 2-Way Volume 1. 55 ] .80 1. 00 78
Sunday Peak Hour Enter 0.21 0.00 1. 00 11
Sunday Peak Hour Exit 0.19 0.00 1. 00 10
Sunday Peak Hour Total 0.40 0.00 1. 00 20
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 8th Edition, 2008.
TRIP GENERATION BY MICROTRANS
Randall Blvd GMPA
Summary of Trip Generation Calculation
For 22.2 Th.Sq.Ft. GFA of General Office Building
September 02, 2009
Avg. Weekday 2-Way Volume
7-9 AM Peak Hour Enter
7-9 AM Peak Hour Exit
7-9 AM Peak Hour Total
4-6 PM Peak Hour Enter
4-6 PM Peak Hour Exit
4-6 PM Peak Hour Total
AM Pk Br, Generator, Enter
AM Pk Hr, Generator, Exit
AM Pk Hr, Generator, Total
PM Pk Hr, Generator, Enter
PM Pk Hr, Generator, Exit
PM Pk Br, Generator, Total
Saturday 2-Way Volume
Saturday Peak Hour Enter
Saturday Peak Hour Exit
Saturday Peak Hour Total
Sunday 2-Way Volume
Sunday Peak Hour Enter
Sunday Peak Hour Exit
Sunday Peak Hour Total
Average Standard
Rate Deviation
Driveway
Volume
Adjustment
Factor
18.86
2.23
0.30
2.53
0.79
3.88
4.67
2.23
0.30
2.53
0.79
3.88
4.67
2.97
0.27
0.23
0.49
0.88
0.14
0.10
0.24
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1.00
] .00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
1. 00
Note: A zero indicates no data available.
The above rates were calculated from these equations:
24-Hr. 2-Way Volume: LN(T) . 77LN (X) + 3.65, R^2 0.8
7-9 AM Peak Hr. Total: LN (T) . 8LN (X) + 1. 55
R^2 0.83 , 0.88 Enter, 0.12 Exit
4-6 PM Peak Hr. Total: T ~ 1.12 (X) + 78.81
R^2 0.82 , o . 17 Enter, 0.83 Exit
AM Gen Pk Hr. Total: LN(T) ~ . 8LN (X) + 1. 55
R^2 0.83 , 0.88 Enter, 0.12 Exit
PM Gen Pk Hr. Total: T ~ 1.12 (X) + 78.81
R^2 0.82 , 0.17 Enter, 0.83 Exit
Sat. 2-Way Volume: T ~ 2.14 (X) + 18.47, R^2 ~ 0.66
Sat. Pk Hr. Total: LN (T) . 8lLN (X) + -.12
R^2 ~ 0.59 , 0.54 Enter, 0.46 Exit
Sun. 2-Way Volume: LN(T) .86LN(X) + .31, R^2 ~ 0.5
Sun. Pk Hr. Total: LN(T) .6lLN(X) + -.23
R^2 ~ 0.56 0.58 Enter, 0.42 Exit
Source: Institute of Transportation Engineers
Trip Generation, 8th Edition, 2008.
TRIP GENERATION BY M1CROTRANS
419
50
7
56
18
86
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50
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56
18
86
104
66
6
5
11
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Randall Blvd Commercial Sub-District GMPA TIS-September 2009
Exhibit N of Comprehensive Plan Amendment Petition CP-200B-2
Appendix H: Internal Capture Summary
Exhibits (3 Sheets).,;,
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Too large to scan but is on file
with the
Minutes and Records Dept.
De
DAVIDSON
E~~GINEE~IHJ'
Adopted Level of Service (LOS) Impacts from the Proposed Project
The project as proposed includes :t56.496 acres in total. Only new development will be
considered in determining the potential LOS impacts that result from the project. These
impacts include all lands within the proposed amendment, excluding parcels
37744040001,37745120001 and 37745180009 which constitute the existing Randall
Blvd Commercial Subdistrict totaling:t 7.66 acres. The balance ofthe proposed
Subdistrict totals :t48.84 acres and the proposed maximum level of development includes
the following:
Retail Development
General Office Development
Medical Office Development
315,950 square feet
25,000 square feet
50,000 square feet
The property being added to the proposed Subdistrict includes the following existing and
future land uses:
Single-Family Homes
Fire Station
Forestry Service
13
I
I
Under the current Estates zoning, the existing vacant parcels could yield up to 13 single-
family residences. While Conditional Uses may be possible on some of the sites, single-
family development is the most common type of development in the immediate area. In
order to determine the potential LOS impact from the proposed project, the development
of the existing and permittable land uses under the current zoning for the parcels not
located within the existing Subdistrict will be differentiated from the proposed
development. For purposes of this analysis, the existing Fire Station and Forestry service
building are excluded since their relative impacts are minimal.
The Capitallmprovement Element of the Growth Management Plan establishes Levels of
Service for the following:
Arterial and Collector Roads
Surface Water Management Systems
Potable Water Systems
Sanitary Sewer Systems
Solid Waste Disposal Facilities
Parks and Recreation Facilities
Public School Facilities
Each of the areas will be examined in this summary report.
Exhibit P - LOS Comparative Analysis
www.davidsonengineering.col11
De
DAVIDSON
El'~GII~EE~II~G
Arterial and Collector Roads
The project's traffic impacts are detailed in the required Traffic Impact Statement (TIS)
included as Exhibit N in the application. In summary, lmmokalee Road will continue to
operate at an acceptable level of service through project build-out with or without the
development of this project. Randall Boulevard however will fail by 2014 with or
without the proposed development. Widening of Randall Boulevard to a 4-lane
configuration is currently under design and will be necessary whether this project is
approved or not. Should Randall Blvd be widened by 2014, it will function at an
acceptable LOS through project build-out. The property owners have come together and
continue to work with the Transportation Department in developing the necessary design
alternatives to accommodate the future expansion of Randall Boulevard. The project, if
approved, will also provide much needed transportation funds through the payment of
impact fees that will far exceed the amount that could be collected under the current land
use designation.
The increase in trips generated from the site as a result of this land use change is
identified in the TIS (Exhibit N).
Surface Water Management Systems
The surface water management system will be designed and approved according to
criteria established by the South Florida Water Management District (the District).
District standards for commercial development far exceed those for residential
development and will require that storm water run-off meet minimum pre-treatment
criteria established by the District. It is worth noting that the pre-treatment criteria have
been increased for commercial developments in the past year to reduce nutrient loading
resulting from run-off.
The site will be limited by a maximum discharge rate intended to mirror historical
discharge rates in the pre-development stage, therefore no LOS issues are created. By
virtue of meeting the District design criteria for water management systems, the project
will be in compliance with Collier County Policies associated with Water Management
System requirements.
Potable Water Systems
The project will be served by a private utility provider, Orangetree Utilities. Currently
the site is served by individual well systems. The increase in demand for Potable Water
is estimated to be as follows:
Existing Land Use
Residential
Ouantitv
13 Units
Greatest Dailv Demand (Gallons Per Dav)
3,900 GPD
Exhibit P - LOS Comparative Analysis
2
www.davidsonengineeril1g.coll1
De
DAVIDSON
("1G INEEPltJ(O
Proposed Land use
Office
Medical Office
Shopping Center
Ouantity Greatest Daily Demand (Gallons Per Day)
25,000 sq. ft 3,750 GPD
50,000 sq. ft 5,440 GPD
315,950 sq. ft 31,595 GPD
The net difference in demand for potable water is an estimated 36,885 GPD. This
amount must be available at the time of development of each phase for permits to be
issued. A utility availability letter has been requested from Orangetree Utilities and will
be provided upon receipt As a private utility, Orangetree does not have an adopted LOS
since it is not part of the public infrastructure. Absent availability of utilities from
Orangetree Utilities, the project will provide on site potable water through private wells.
Sanitary Sewer Systems
The project will be served by a private utility provider, Orangetree Utilities. Currently
the site is served by individual well systems. The increase in demand for Potable Water
is estimated to be as follows:
Existing Land Use
Residential
Ouantitv
13 Units
Greatest Daily Demand (Gallons Per Day)
3,900 GPD
Proposed Land use
Office
Medical Office
Shopping Center
Ouantity Greatest Daily Demand (Gallons Per Day)
25,000 sq. ft. 3,750 GPD
50,000 sq. ft. 5,440 GPD
315,950 sq. ft. 31,595 GPD
The net difference in demand for potable water is 36,885 GPD. This amount must be
available at the time of development of each phase for permits to be issued. A utility
availability letter has been requested from Orangetree Utilities and will be provided upon
receipt As a private utility, Orangetree does not have an adopted LOS since it is not part
of the public infrastructure. Absent availability of utilities from Orangetree Utilities, the
project will provide on site waste-water treatment facilities in accordance with FDEP
regulations.
Solid Waste Disposal Facilities
Solid waste is provided by Waste Management, a private contract provider. Commercial
accounts are charged by the service provider directly with rates set by the Board of
County Commissioners through contract negotiation with the provider.
The proposed change would result in an increase in solid waste as follows:
Exhibit P - LOS Comparative Analysis
3
www.davidsonengineering.colll
DE
DAVIDSON
E H G! ~I [, R I r~ G
Existing Land Use
Residential
Ouantitv
13 Units
Dailv Trash Generation
l27lbs.
Proposed Land use Ouantitv Greatest Dailv Demand
Office (Medical and General) 75,000 sq. ft. 3,250lbs.
Shopping Center 315,950 sq. ft. 1,896 lbs.
This change in land use would permit an increase in daily trash generation of 5,019Ibs.
per day. Currently, the current AUIR (2008) identifies the Level of Service Standard as
having Two years oflined cell capacity at the previous three years average tons per capita
disposal rate. In 2008, the average tons per capita rate was reduced based on increased
recycling and diversion of materials within the waste stream which resulted in an
extension of the life of the landfill from 2033 to 2036. The landfill with the planned
expansions will maintain a minimum surplus of lined cell capacity of 1.2 Million tons
through 2031. The annual projection of9l6 tons per year as an increase in demand on
solid waste production resulting from this project represents .07% of the projected
surplus capacity through 2031, a more than 20 year window. Therefore, this project has a
de minimis impact on the LOS and no LOS issues are projected until 2034.
Parks and Recreation Facilities
This project is proposed to have no impact on Parks and Recreation Facilities.
Public School Facilities
This project is proposed to have no impact on Public School Facilities.
Exhibit P - LOS Comparative Analysis
www.davidsonengineering.colll
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DAVIDSON
[I~ G 11~ [E", I r, G
UTILITY AVAILABILITY
A formal request has been made to Orangetree Utilities seeking the availability of services. Upon
receipt of an availability letter from Orangetree Utilities, the correspondence will be forwarded
to the Collier County Comprehensive Planning Department for inclusion into the GMP A
application binders.
Exhibit Q " Utility Availability Statement
www.davidsonengineering.com
Policy Factors as a Consideration in Needs Assessment
for the Expansion of the Randall Boulevard Commercial Subdistrict
Per the Department of Community Affairs, a "needs assessment" is a standard part of a Growth
Management Plan Amendment involving proposed residential, commercial, industrial and institutional
uses. With regard to determining need, the methodology of the reviewer is to include both a numerical
population analysis as well as policy factors. Especially with regard to commercial and industrial uses,
other factors beyond the numerical analysis may be used in determining the need for a proposed
Amendment. These factors include the suitability of the property for change, locational criteria, job
creation potential, the form of development, and community desires. This document discusses several
of these factors as they relate to CP-2OO8-2.
Job Creation
A very high level conservative estimate of the potential job creation associated with CP-2008-2 shows
significant employment will be generated if the proposed Randall Blvd Commercial Subdistrict expansion
is approved.
New Sqft Proposed 5qft/New Job New Jobs
New Retail / Commercial: 295,950 1,200/1 247
New General Office: 50,000 600/1 83
New Medical Office: 25,000 355/1 70
Total Estimated New Jobs 400
The methodology for this calculation is based on estimated new "jobs per sqft" of medical office,
general office, and retail, as referenced in the chart above. The figure of 400 is a conservative estimate
of the potential jobs created as new stores and offices locate to the Golden Gate Estates as a result of
this development. This "local" job creation will also serve a dual purpose by helping reduce Vehicle
Miles Traveled (VMT), as most of these new positions will likely be filled by Golden Gate Estates
residents - shortening their daily trip lengths, and facilitating a more balanced traffic flow on locally
impacted roads.
Locational Criteria - Suitability for Change
The Immokalee Rd / Randall Blvd intersection is already one of the highest traffic intersections within
the Golden Gate Estates. The County Transportation Department is currently in the process of
evaluating design scenarios for this intersection that include a 6-lane / 6-lane footprint. There is a
longer-term concept that includes a non-at-grade "flyover" at this intersection, within a 6-lane footprint,
which would literally bridge the connection of Immokalee Rd to Randall Blvd. As growth continues'to
604029 v _ 02 \ ??oo00.0784
drive further east, this intersection will become one of the highest traffic intersections in Collier County
- and will ultimately represent the connection of two arterial roadways.
This location is highly suitable to commercial uses - not only due to transportation infrastructure as
referenced above, but also due to its adjacency to existing non-residential uses. Included either within
or adjacent to the proposed development are a Fire District facility with both operational and
administrative uses, a Forestry Service facility with both operational and administrative uses, two
existing commercial facilities that are part of the existing Randall Boulevard Commercial Subdistrict, and
an existing commercial development immediately adjacent to the property that is part of the
OrangeTree PUD development. On three of four sides, the proposed development site is flanked by
non-residential uses.
Finally, the uniqueness of the Golden Gate Estates with regard to its large lot sizes and geographically
dispersed population, make it challenging for high quality retailers to successfully set up their businesses
within the Estates. It's thus critical for a successful commercial development within the Estates to locate
within or adjacent to the areas of highest density and population growth. Because of the higher density
within the Rural Settlement Area's OrangeTree development, this neighborhood is and will continue to
be an optimal location when considering potential commercial development sites.
These combined factors make this location highly suitable for commercial development.
Public Benefits
As part of the mitigation required by the Transportation Department, CP-200S-2 has pulled together an
assortment of adjacent property owners to form a Public/Private Partnership to work together in order
to accommodate the planned widening of Randall Blvd. This public / private partnership provides a
significant public benefit that should be considered in evaluating whether to approve the Amendment.
The Transportation Department has made it clear in public testimony that the benefits as proposed, and
as defined within a Developer Contribution Agreement, are "required" in order to obtain their support
for the proposed development. Our project is integrally tied into the improvements at that intersection
when the Randall Blvd widening comes online.
There's also something to be said about being a good neighbor and providing value to the community.
Through the arrangements that are being proposed within the DCA, the County will save millions of
dollars and be given the right of way and pond site they need to widen Randall Blvd. By working to
relocate both the Forestry and Fire departments to a common site that's intended to be enabled with
water / sewer, both organizations will benefit functionally thru the shared efficiencies of co-locating on
the same site. The community will benefit because these two organizations won't be forced to relocate
too far away from their current locations - and as such, will be able to maintain their existing service
levels to the residents they currently serve. Due to the planned signalization of Sth Street NE and the
improvements at that intersection, access will be much better than today - making for a safer and
hopefully more efficient emergency services offering to the community. Additionally, two long standing
businesses who've served the Golden Gate Estates community well, will be able to continue to do so-
604029 v_02 \ 000000.0784
with improved local access routes, access to proposed water and sewer services, and the ability to
expand and improve the quality of their existing commercial services offerings.
Community Desire
Finally, the community as a whole has been very supportive of our petition. The dialogue between the
developer and the neighborhood has been open and productive, with favorable support being almost
unanimous. There's a clear and quantifiable under-served demand for "built" neighborhood and
community center scale retail in the Estates, and the community clearly wants some high quality
services that are difficult to provide for within the 5 acre Neighborhood Center Subdistricts as defined
within the current Golden Gate Area Master Plan. Due to the unique nature of the Randall Blvd
Commercial Subdistrict as a special commercial subdistrict within the GGAMP, CP-2008-2 now has the
rare opportunity of providing to the Estates Community what the vast majority of residents all seem to
want: a high quality, destination commercial shopping district that they can call their own.
Summary
Because of the unique nature of the Randall Blvd Commercial Subdistrict, because of its location on the
periphery of the Estates, because of the public / private partnership that saves the County significant
condemnation costs and furthers the County's planned expansion of the transportation system in
eastern Collier County, because of the benefits to the public and to existing businesses, and because of
the community desire for the type and quality of services a development like CP-2008-2 can bring, we
feel strongly that the form and character of this development would be a benefit to the community, and
to the County.
604029 v ~ 02 \ 000000.0784
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Blue (North Estates);! 15,830
Red (South Estates 11 14,443
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CI6M Population Data
2010
18,625
16,342
53%
47%
2015
23,631
19,574
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45%
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28,667
22,628
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44%
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111% 18 Yr Growth Rate
75% 18 Yr Growth Rate,'
57%
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EXHIBIT C
Lslatcs Population '~H' age
I North vs SHulh l
62.0%
57.0%
52.0% In 2007, the CIGM says the Estates population -
... was split North vs South, 52.1 % vs 47.9%.
"''''_ But tbe Nortb will grow faster, making up
47.0% ~>.-4...___.. 57% by 2025 and 58%+ in the North by 2035.
-'t_
42.0% ---- . . !
. . . .
37.0%
2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060
I __ North Estates -.- South Estates I
EXHIBIT D
so,ooo
!. ,r,I\,:'. lolai Population
I North vs "oulh ~
15,000
10,000
The gap in population growth is greatest
between 2010 and 2025, and by 2030 there
will be roughly 9,415 more people in the
North vs the South. In 2060, 14,004 more
people will live in the North Estates area.
2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060
I -- North Estates -- South Estates I
-----.-
..........~
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40,000
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EXHIBIT E
Estates 5 Yr Population Growth
1 North vs South r
Per the CIGM more people
will move into the Estates
between now and 2023 than
will move into the Estates
between 2023 and 2060.
Estates Buildout population:
-72% by 2025
- 80% by 2030
2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060
I ......North Estates _South Estates I
EXHIBIT F
Estates 5 Yr Population Growth Rate
1 North vs Snuth ~
5%
The "Rate of Growth" in the Estates
population actually peaks in 2015, with
the Rate of Growth slowing from there as
we approach BuildouL The North growth
rate is always higher than the South.
0%
2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060
I ......North Estates _South Estates I
VI
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1,000,000
800,000
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(50,000)
(lOO,OOO)
(150,000)
(200,000)
(250,000)
(300,000)
(350,000)
(400,000)
EXHIBIT Gla
"r!man &: )ccolHhiry Trade An:as
I Demand vs SUllply r
/
/"
/
In 20 I 0, the built Supply Gap is 351,532 sqft.
By employing a timing and market viability
component to when the remaining potential.
supply comes online, a reasonable projection
can result that closely matches Estates
Demand thru the out years to 2060.
.~,.-
_.<4ili
.....-
2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060
__CI6M Demand ~1O"'Proposed Supply I
EXHIBIT Glb
r-HfL,n"\ .;\: ~~t'i.,>,iHiac, lradf ;\rc(tS
I Commercial Surplus / (Deficit) f
,--,
"
..
w-..
By approving the expansion of the Randall
Blvd Commercial Subdistrict, and by bringing
online other market viable commercial
J projects, the commercial supply gap can close
- . thru 2025, and then run within a tight variance
to commercial demand as projected by CIGM.
2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060
I _Surplus/IDeficit) I
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EXHIBIT G2a
1,400,000
!'rima I"} & Set:ondary Trade A. rcas
Demand vs Supply
with Market Factor
1,200,000
800,000
~--
/ If one includes the 1.25 Market Factor (MF) to
the raw CIGM demand data, at no point thru
2060 does the Supply exceed this ''Need'' .
, threshold as defmed by the State's DCA.
,,,Pi".-'- -,.._.~ -~--.'--
,..,,(
.,...---
---
.
ill
-lII
1,000,000
600,000
400,000
200,000
2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060
_CIGM Demand w MF __ Proposed Supply
EXHIBIT G2b
{'rimar} "I(; :~e(,()lHlar) Trade Areas
- ."- Commercial Surplus I (Deficit) 1---- ,._~-~-,_._--_... 'HP_' .,,_.,
(50,000) with Market Factor
(100,000)
(150,000)
(200,000) ",........--- .
-- .. . "--.
(250,000)
(300,000) I Looking at the same conclusion a different
(350,000) way, ifthe Market Factor is applied to the raw
(400,000) / CIGM demand data, the proposed supply
deficit never exceeds the "need" threshold.
(450,000) "--.
(500,000)
2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060
I --Surplus I (Deficit) w MF I
Demographic Report
Prepared For: Emergent Development Group
13299 Immokalee Rd
At Randall Blvd
1 mile radius
13299 Immokalee Rd
At Randall Blvd
3 mile radius
13299 Immokalee Rd
At Randall Blvd
5 mile radius
2009 Estimated .populii~ipn
2014 Projected Population
2000 Census Population
1990 Census Population
Growth 2000-2009
Growth 2009-2014
2009 Estimated Median Age
2009 EstlrnC3ted Ave~age'~ge
2009 Estimated Households
2014 Projected Households
2000 Census Households
1990 Census Households
1,352 9,063 23,401
1,740 11 ,430 29,200
618 4,600 12,621
162 1,253 3,727
118.77% 97.03% 85.41%
2R68% 26.11'% 24.78%
32.63 33.00 32.77.
32.96 33.16 32.95
444 2,706 6,982
560 3,351 8,561
211 1,425 3,896
55 385 1,164
110.33% 89.87% 79.20%
26.25% 23.84% 22.63%
3.29 3.29 3.32
Growth 2000-2009
Growth 2009-2014
2009 Est. Average Household Size
,.2009 Est. Median Hri~seh~ld riicome
\1014 Prj. Median Housen me
.2000 .Cen. Medi~n H .
1990 i::~i;: M~tllan H
:%J<;/f:.,"i, ',',"
200
:!~il9
2009 Estimated Housing Units
2009 Estimated Occupied Units
2009 Estimated Vacant Units
2009 Est. Owner Occupied Units
2009 Est. Renter Occupied Units
2009 Est. Median Housing Value
2009 Est. Average Housing Value
498
444 (89.2%)
54 (10.8%)
411 (82.5%)
33 (6.6%)
$290,900
$305,302
2,927
2,706 (92.4%)
221 (7.6%)
2,527 (86.3%)
179(6.1%)
$316,015
$334,461
7,612
6,982 (91.7%)
631 (8.3%)
6,458 (84.8%)
524 (6.9%)
$286,199
$311,074
Prepared On: 10/16/20099:24:53 AM
, 2009 ce Richard Ellis, Inc. This Information has been obtained from source.; believed reliable. We have not verified it Md make no guarant~, warranty or representatJon about it. Any
oJections, opinions, aSSlJmptlons o'<:'stimatesused are for <:,xampl<:, on Iy and do not repreSE!ntth<:, curr<:'ntorfuture perfurmance of the prop<:,rty. You and your advisors should conduct a
_areful, Independent Investigation of the property to d<:'t<:,rmine to yoursatl sfaction the suitability of the property for your needs. Sources: Clarltas.
CBRE
CB RICHARD ELLIS
Page 1 of 9
MAPPING CeNTeR
Uf,Llfeooc,o,lt
~,'Of
Demographic Report
Prepared For: Emergent Development Group
13299 Immokalee Rd
At Randall Blvd
1 mile radius
13299 Immokalee Rd
At Randall Blvd
3 mile radius
13299 Immokalee Rd
At Randall Blvd
5 mile radius
2009 Estimated Households
,- Income Less than $15,000,
. - Income $15,000 to $24,999
- Income $25,000 to $34,999
- Income $35,000 to $49,999
- Income $50,000 to $74,999
- Income $75,000 to $99,999
-Income $100,000 to $1.49,999
.~- Income $150,000 to $249,,~~9
;~ Income $250,000 to $499,999
~,Inco'",,~:$5bO,OOOaritiov~Fi;~'t,'l}:;,'~::'\;
; ......,'. '::<5::::&\
2,706
70 (2.6%)
87 (3.2%)
145 (5.4%)
346 (12.8%)
690 (25.5%)
525 (19.4'10)
.S60 (20.7%)
201 (7.4%)
60 l2:2%)
21(.8%)
6,982
262 (3.8%)
291 (4.2%)
404 (5.8%)
939 (13.4%)
1,821 (26.,l'iI1)
1,373(19,7%)
1,286 (18.4%)
426 (6.1%)
,13S(2.0%),
42(.6%)
$85,998
$96,388
$62,469
$41.723
444
13 (2.9%)
16 (3.6%)
26 (5.9%)
60 (13.5%)
115 (25.9%)
S4 (18.9%)
90 (20.3%)
, 29 (6.5%)
.)1(1.8oio)
2(,5%)
2009 Est. Average Household Income
2014 Prj. Average Household Income
2000 Cen. Avg. Household Income
1990 Ceo. Avg. Household Income
$87,628
$99,087
$61,460
$43,301
$91,950
$103,645
$64,031
$43,263
2009 Estimated Households by
Number of Vehicles
- Households with No Vehicles
- Households with 1 Vehicle
- Hous'eholds with 2 Vehicles
- Households with 3 Vehicles
- Households with 4 Vehicles
- Households with 5+ Vehicles
25(.9%)
578 (21.4%)
1,5.08 (55.7%)
441 (16.3%)
94 (3.5%)
60 (2.2%)
83 (1.2%)
1,549 (22.2%)
3,415 (48.9%)
1,353 (19.4%)
404 (5.8%)
179 (2.6%)
6(1.4%)
95 (21.4%)
231 (52.0%)
74 (16.7%)
22 (5.0%)
16(3.6%)
2009 Est. Average Number of
Vehicles
2.09
2.17
2.18
Prepared On: 10/16/20099:24:53 AM
e 2009 C8 fllchard Ellis, (nc. This irlforrnatlon has been obtained from sources believed reliable. We have not verified it and make no guarantee, warranty or representation about It. Any
proJections, opinIons, assumptions or estimates used are for example orlly and do not represent the OJrrent or future performance of the property. You and your advisors should conduct a
careful,lrldependentlnvestlgatlon of the property to determine to your sa tlsfactlonthe suitability of the property for your needs. Sources: Claritas.
CBRE
CB RICHARD ELLIS
Page 2 of 9
MAPPING CENTER
U:LI.U. LOC,lR
'''''"'
Demographic Report
Prepared For: Emergent Development Group
13299 Immokalee Rd
At Randall Blvd
1 mile radius
2009 Estimated Population by
Race and Origin
- White Population
- Black Population
- Asian Population
- Pacific Islan?~r P:dpUI,~,tlri,r
- American,~lldtan,~,'9d.?\laska,~a'flve
- other Race Population
- Two or Mo.Te:~ces;,,~~u)ui~ti~i} :,:"
i., Hispani~,~~W.I'I:~~I?q ";-:':,:<Ti\":':' ' .'
- White Non-Hispanic pOp\ijatlon ""
2009 Estimated Population by Age
- Aged 0 to 4 Years
- Aged 5 to 9 Years
- Aged 10 to 14 Years
- Aged 15 to 17 Years
- Aged 18 to 20 Years
. Aged 21 to 24 Years
- Aged 25 to 34 Years
- Aged 35 to 44 Years
- Aged 45 to 49 Years
- Aged 50 to 54 Years
- Aged 55 to 59 Years
- Aged 60 to 64 Years
- Aged 65 to 74 Years
- Aged 75 to 84 Years
- Aged 85 Years and Older
2009 Estimated Median Age
2009 Estimated Average Age
20b9 ESllln,t"'..
is ~'" €due '
~ ~~f~ Than
-. High Scho ..
-' High Scpool.
-'Some Colle9
:'Assoclate De
',~~cl1g!PrS~T{
."f,'..'<.... ,. '.'.",. '>\;",'~
'fMasters ~'
:/ professlo~~j io
- Doctoral Degree
1,352
13299 Immokalee Rd
At Randall Blvd
3 mile radius
9,063
1,352
138 (10.2%)
121 (8.9%)
109 (8.1%)
72 (5.3%)
41 (3.0%)
69(5.1%)
168 (12.4%)
214 (15.8%)
111 (8.2%)
92 (6.8%)
55(4.1%)
42(3.1%)
70 (5.2%)
41 (3.0%)
9(.7%)
32.63
32.96
9,063
894 (9.9%)
785 (8.7%)
729 (8.0%)
497 (5.5%)
302 (3.3%)
466 (5.1%)
1,092 (12.0%)
1,433 (15.8%)
768 (8.5%)
650 (7.2%)
377 (4.2%)
287 (3.2%)
458 (5.1%)
272 (3.0%)
53(.6%)
33.00
33.16
CBRE
CB RICHARD ELLIS
13299 Immokalee Rd
At Randall Blvd
5 mile radius
23,401
19,232 (82.2%)
991 (4.2%)
127 (.5%)
26(.1%)
97 (.4%)
2,131 (9.1%)
796 (3.4%)
>.....::.,..:......::'.::',....,...' "","'.:<:..'
8,228 (35.2%)
13,996 (59.8%)
23,401
2,252 (9.6%)
1,993 (8.5%)
1,860 (7.9%)
1,234 (5.3%)
812 (3.5%)
1,201 (5.1%)
3,082 (13.2%)
3,797 (16.2%)
1,974 (8.4%)
1,665 (7.1%)
997 (4.3%)
712 (3.0%)
1,070 (4.6%)
612 (2.6%)
141(.6%)
32.77
32.95
Prepared On: 10/16/20099:24:53 AM
Page 3 of 9
MAPPING CENTER
, 2009 CB Richerd Ellis, Inc. This information has been obtained from sources believed reliable. W~ h~ve not verified It and make no gu~rantee, w~rr~nty or representation ~bout It. Any
rojections, opinions" assumptions or estimates used ~re for example only ."nd do not represent the current or future performance of the property. You and your ~dvisor5 Should conduct a
car",rul, independent onvestigatlon of the property to determine to your satisfaction the suitability of the property for your needs. Sources: Claritas.
UtPfelOCAJl
Kitllt:
Demographic Report
Prepared For:
Emergent Development Group
13299 Immokalee Rd
At Randall Blvd
1 mile radius
13299 Immokalee Rd
At Randall Blvd
5 mile radius
13299 Immokalee Rd
At Randall Blvd
3 mile radius
411
2,527
6,458
2009 Estimated Housing Units by
Housing Type
- 1 Unit Detached
- 1 Unit Attached
- 2 Units
- 3-19 Units
- 20-49 Units
- 50+ Units
- Mobile Home
- Boat, RV f Van or Other
498
7,612
435 (87.3%)
4(.8%)
2(.4%)
21 (4.2%)
5(1.0%)
o
30 (6.0%)
1(.2%)
2,728 (93.2%)
15 (.5%)
15(.5%)
79 (2.7%)
15(.5%)
o
71 (2.4%)
3(.1%)
6,861 (90.1%)
95 (1.2%)
19(.2%)
234 (3.1%)
58(.8%)
o
332 (4.4%)
13(.2%)
Prepared On: 10/16/20099:24:53 AM
e 2009 CB Richard E1115, Inc. This Information has been obtained from sources believed reliable. We hllve not verified It and make no guarantee, wamlnty or representation about it. Any
proJed:lons, opinions, i1ssumptlons or estimates usec! are for eXample on Iyand do not represent the aJrrent or future performance Of the property. You an d your advlsor5 should conduct a
careful, Independent Investigation of the property to det"rmln" to your satlsfact Ion the suitability of the property l'or your needs. Soun::es' Clarltas.
CBRE
CB RICHARD ELLIS
Page 4 of 9
MAPPING CENTER
Uf,ll.lf. wO.ll
""..
Demographic Report
Prepared For: Emergent Development Group
13299 Immokalee Rd
At Randall Blvd
1 mile radius
13299 Immokalee Rd
At Randall Blvd
3 mile radius
2009 Estimated Population by Sex
- Male
- Femcile
1,352
692 (51.2%)
660 (48.8%)
9,063
4,633 (51.1 %)
4,430 (48.9%)
2009 Estimated Population over
15 by Marital Status
- Males Never Married
- Males Married
- Males Widowed
- Males Divorced
- Females Never Married
- Females Married
- Females Widowed
- Females Divorced
~90~~~irt("t.<t~o~ulati"1I. in
~''''I!P '''~~2'ij;,s>
;2, I..alj;e;;roUll QUarters ;
f<',;j,), . .-.ff';F;"<"""":':~';::>>"<:::;""":';"""d""~,,<:0.
"Non- .tl"naIGtPup Quarters
2009 Estimated Families by
Income
- Family Income Less than $15,000
- Family Income $15,000 to $24,999
- Family Income $25,000 to $34,999
- Family Income $35,000 to $49,999
- Family Income $50,000 to $74,999
- Family Income $75,000 to $99,999
- Family Income $100,000 to
$149,999
- Family Income $150,000 to
$249,999
- Family Income $250,000 to
$499,999
- Family Income Over $500,000
6,656
984
114 (11.6%)
347 (35.3%)
6 (.6%)
33 (3.4%)
91 (9.2%)
327 (33.2%)
15 (1.5%)
51 (5.2%)
790 (11.9%)
2,301 (34.6%)
29 (.4%)
260 (3.9%)
562 (8.4%)
2,262 (34.0%)
103 (1.5%)
348 (5.2%)
3
4
(100%)
375
2,315
5 (1.3%)
10(2.7%)
19 (5.1%)
42 (11.2%)
96 (25.6%)
80 (21.3%)
85 (22.7%)
25 (1.1%)
61 (2.6%)
115 (5.0%)
260 (11.2%)
565 (24.4%)
505 (21.8%)
528 (22.8%)
29 (7.7%)
186 (8.0%)
8(2.1%)
51 (2.2%)
2(5%)
17(.7%)
2009 Est. Median Family Income
2009 Est. Average Family Income
$79,391
$93,340
$81,001
$95,849
Prepared On: 10/16/20099:24:53 AM
13299 Immokalee Rd
At Randall Blvd
5 mile radius
23,401
12,112 (51.8%)
11,289 (48.2%)
17,296
2,142 (12.4%)
6,005 (34.7%)
103(.6%)
693 (4.0%)
1,599 (9.2%)
5,700 (33,0%)
226 (1.3%)
827 (4.8%)
82
62 (75.6%)
20 (24.4%)
5,908
153 (2.6%)
201 (3.4%)
307 (5.2%)
666 (11.3%)
1,588 (26.9%)
1,279 (21.6%)
1,200 (20.3%)
372 (6.3%)
110 (1.9%)
32(.5%)
$75,670
$88,649
6;982
"':.<':..,>,,>,:, ...
. 5,~06J75.9%)
780'(11.2%)
524 (7.5"to)
345 (4.9%)
28 (.4%)
5(.1%)
CBRE
CB RICHARD ELLIS
Page 5 of 9
MAPPING CENTER
, 2009 CB Richard Ellis, (nc. This Information has been obtained from sources believed reliable. We have not verified It and make no guarantee. warranty or representation about it. Any
rojectlons, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. You and your advisors should conduct a
careful, Independentlnvestlgatlorl of the property to determine to your satisfaction the suitability of the property for your needs. Sources: Clarltas.
CllLIIf . loon
""'"
Demographic Report
Prepared For: Emergent Development Group
13299 Immokalee Rd
At Randall Blvd
1 mile radius
2009 Estimated Employed
POPlJ,latio~~y, Occupa~ion
~ Mahagernent
- Buslness,an<;!,F!pantlal Operations
. Professional and Related
. Sale$ .
. ,'Offlce,Support..
-<tSerVlc:e'
. Health Care l'upport
. . .. ~lngi.ai!ci Forestry
rF0;ExtraCt;i,bqi~h~ '
638
39(6.1%)
14 (2.2%)
71 (11.1%)
91 (14.3%)
108 (16.9%)
117 (18.3%)
33 (5.2%)
7(1.1%)
97 (15.2%) .:'.
."".",,'.'
61.(9.6%)
2009 Estimated Employed
Population Over 16 by Primary
... Transportation to Work
- Car, Truck, Van or Motorcycle to
Work
- Carpooled
- Public Transportation to Work
- Other Transportation to Work
- Work at Home
629
498 (79.2%)
105 (16.7%)
o
10 (1.6%)
16(2.5%)
Estimated Population Over 16
Years Old by Employment Status
- Civilian Males
- Civilian Females
- Armed Forces Male
- Armed Forces Female
- Unemployed Males
- Unemployed Female
- Not in the Labor Force Male
- Not in the Labor Force Female
958
358 (37.4%)
280 (29.2%)
1 (.1%)
o
10(1.0%)
8(.8%)
117 (12.2%)
182 (19.0%)
Prepared On: 10/16/20099:24:53 AM
13299 Immokalee Rd
At Randall Blvd
3 mile radius
13299 Immokalee Rd
At Randall Blvd
5 mile radius
4,309
11,768
332 (7.7%)
167 (3.9%)
498 (11.6%)
526 (12.2%)
701 (16.3%)
745 (17.3%)
291 (6.8%)
40 {.9%)
647 (15.0'(0)
875 (7.4%)
343 (2.9%)
1,207 (10.3%)
1,384 (11.8%)
1,849 (15.7%)
2,299 (19.5%)
817 (6.9%)
120 (1.0%)
1,863 (15.8%)
1,012 {8.6'10)
..362 (8,4%)
4,248
11,615
3,457 (81.4%)
9,457 (81.4%)
637 (15.0%)
o
56(1.3%)
99 (2.3%)
1,712 (14.7%)
o
101 (.9%)
345 (3.0%)
2,372 (36.6%)
1,936 (29.9%)
11 (.2%)
o
86 (1.3%)
38(.6%)
829 (12.8%)
1,207 (18.6%)
6,434 (38.2%)
5,334 (31.7%)
11(.1%)
o
156 (.9%)
102 (.6%)
2,112 (12.5%)
2,696 (16.0%)
e 2009 ca IlJchard Ellis. Inc. This information has been obtained from sources believed reliable. We have not verified It and make nO 9uarantee, warranty or representation about It. Any
proJections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. You and your advisors should conduct a
careful, Independent investigation of the property to determine to yourSlltis faction the suitability of the property for your needs. Sources: Claritas.
CBRE
CB RICHARD ELLIS
Page 6 of 9
MAPPING CENTER
Uf:&lfewc.o.n
"""
Demographic Report
Prepared For: Emergent Development Group
13299 Immokalee Rd
At Randall Blvd
1 mile radius
13299 Immokalee Rd
At Randall Blvd
3 mile radius
2009 Estimated Employed
Population by Industry Employed
In
.. Agriculture/'Forestry, Fishing,
Hunting and Mining
.~. Cgnstructldn
s:i'V~hp1"a~t~ring
'~"Vho}~sa.le Trade
:.;,.:R~tilU Trade
. ','\',,}' ',< .. ,.<:' ,~~<
'<~Tran~port:atiori,Warehousingand
. Utilities
~5~AJ)~fgtmat,idn" """ .,,'
":7~:1~};~p:~j"I9}~r~nce,:cma',R~~" ,Estate
:it;"Pror~~slgn~l,~,S(;ieritjfiC ,and
":Technlcal::S:o/i';es
gemehr.
>,:":<,,,,\',:
a~Bh~l?~Ir:vic'es
)~~rY1F,~s,,,." :x'<','.'
': ,;h'Carg;:<:tnd:;'?OClar~sistilnce
tc.",.\.:. ""," ..J-.. ,"'Yi>,C:/.'.,:.,i{'" ./:,', :; ',., .. '.,
/i:~f,~?,~~tt~:!nm~n~,. and Recreation
,jputilicc Admlnlstration
'0~~~\' ..... .
638
4,309
15 (2.4'1,)
73(1.7%)
82 (12.9%)
22 (3.4%)
19 (3.0%)
96 (15,0%)
36 (5.6'10)
11 (1.7%)
36 (5.6?{')
19(3.0'10)
540 (12.5%)
161 (3.7%)
139 (3.2%)
585 (13.6'10)
187 (4.3%)
158
o
431 (10.0%)
79j(18.4%)
468 (10.9%)
160 (3.7%)
245 (5.7%)
o .
65 (10.2%)
111 J17;4%) .
cS7(8.9%)
27(4.2%)
. c42 (6.6%)
470
2,732
2009 Estimated Hispanic
Population by Origin
- Mexican
- Puerto Rican
- Cuban
- All others
185 (39.4%)
42 (8.9%)
144 (30.6%)
99 (21.1 %)
1.051 (38.5%)
249 (9.1 %)
852 (31.2%)
581 (21.3%)
Prepared On: 10/16/20099:24:53 AM
CBRE
CB RICHARD ELLIS
13299 Immokalee Rd
At Randall Blvd
5 mile radius
11,768
181 (1.5%)
1,590 (13.5%)
397 (3.4%)
351 (3.0%)
1,708 (14.5',,)
532 (4.5%)
173 (1.5%)
676 (5.7%)
479 (4.1 %)
o
917 (7.8%)
2,315 (l!P'1o)
1,287 (10.9%)
402 (3.4%)
759 (6.4%)
8,228
2,819 (34.3%)
831 (10.1%)
2,783 (33.8%)
1,795 (21.8%)
Page 7 of 9
MAPPING CENTER
2009 CB Richard Ellis, Irlc. This Information has beer! obtained from sources believed reliable. We have not verified it and make no guara"tee, warranty or representatlorl about It. Any
rojectlons, oplnlOrlS,assumptlons Or estimates used areforexampleot'll yanddonotrepresentthecurrentorfutureperlormanceoftheproperty.Youand youradvison; should conduct a
careful,lndependentlnve5tigation of the property to determine to you r satisfaction the suitability of the property for your needs. Sources: Clarltas.
U~.a!f.toc.o.n
~~
Demographic Report
Prepared For: Emergent Development Group
13299 Immokalee Rd
At Randall Blvd
1 mile radius
13299 Immokalee Rd
At Randall Blvd
3 mile radius
13299 Immokalee Rd
At Randall Blvd
5 mile radius
2~()9 Estimated Asian Population
byptegory
-, Chinese, except Taiwanese
4
29
127
o
1 (25.0%)
1 (25.0%)
3 (10.3%)
9(31.0%)
6 (20.7%)
1 (3.4%)
6 (20.7%)
o
14(11.0%)
40 (31.5%)
15 (11.8%)
15111.8%)
17 (13.4%)
4(3.1%)
2009 Estimated Households by 444 2,706 6,982
Presence of Own Children
- Single Male Householder 27(6.1%) 145 (5.4%) 411 (5.9%)
- Single Female Householder 16(3.6%) 95 (3.5%) 237 (3.4%)
- ~"'arried-Couplef own children 172 (38.7%) 1,083 (40.0%) 2,733 (39.1%)
- Married-Couple, no own children 147 (33.1%) 907 (33.5%) 2,245 (32.2%)
- Male Householder, own children 15(3.4%) 80 (3.0%) 250 (3.6%)
- Male Householder, no own children 9(2.0%) 43 (1.6%) 142 (2.0%)
- Female Householder, own children 22 (5.0%) 141 (5.2%) 368 (5.3%)
- Female Householder, no own 11 (2.5%) 60 (2.2%) 170 (2.4%)
children
- Nonfamily, Male Householder 17(3.8%) 105 (3.9010) 287 (4.1%)
- Nonfamily, Female Householder 9(2.0%) 46(1.7%) 139 (2.0%)
Prepared On: 10/16/20099:24:53 AM
~ 2009 CB Richard Ellis, Inc. This Information has been obtained from sources believed reliable. We have not verified It and make no guarantee, warranty or representation about It. Any
proJections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. You and your advisors shoUld conduct a
careful, Independent Investlllatlon of the property to determine to your satisfactl on the suitability. of the property for your needs. Sources: Claritas.
CBRE
CB RICHARD ELLIS
Page 8 of 9
MAPPING CENTfR
nDUel.OCAJl'
...'"
Demographic Report
CBRE
CB RICHARD ELLIS
Prepared For:
Emergent Development Group
Location
Longitude
Latitude
1. 13299 Immokalee Rd At Randall Blvd - 1 mile radius
2. 13299 Immokalee Rd At Randall Blvd - 3 mile radius
3. 13299 Immokalee Rd At Randall Blvd - 5 mile radius
-81.599136
-81.599136
-81.599136
26.278142
26.278142
26.278142
\~.
~..
~i;;
1
i... ,
Mal!dSfailii2Ob9GOogre
Prepared On: 10/16/20099:24:53 AM
Page 9 of 9
) 2009 C8 R.ichard Ellis, (ne. This InfOtmiltion has been obtained rrom sources believed reliable. We have not verified It and make no guarantee, warrllnty or representation about It. Any
roJectlons, opinions, assumptions or estimates used are for example only and do net represent the current or future performance of the property. You and your advisors Should conduct a
carel'ul, Independent Investigation of the prtlperty to determine to yoursatl sfactlon the suitabmty of the property fur your needs. Sources: Claritas.
MAPPING CENTeR
CIlAll.tOCJ,J{
<OM
Retail Opportunity Gap Report (Product Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 1 mile radius
Total Retail Stores
Alcoholic Drinks
All Other Merchandise
Audio Equipment, Musical Instruments, and Supplies
Automotive fuels
Automotive Lubricants
Books
Cars, Trucks, and Other Powered Transportation
Children's Wear
Cigars, Cigarettes, and Tobacco & Smokers' Accessorie
Computer Hardware, Software and Supplies
Curtains, Draperies, Blinds, Slipcovers etc.
Drugs, Health Aids, and Beauty Aids
Flooring & Floor Coverings
Footwear
Furniture and Sleep Equipment
Groceries and Other Foods
Hardware Tools, and Plumbing and Electrical Supplies
Jewelry
Kitchenware and Home furnishings
Lumber and Building Materials
Major Household Appliances
Meals and Snacks
Men's Wear
Optical Goods
Packaged Liquor, Wine, Beer
Paint and Sundries
Paper and Related Products
Pets, Pet Foods, and Pet Supplies
Photographic Equipment & Supplies
Sewing, Knitting, and Needlework Goods
Small Electric Appliances
Soaps, Detergents, and Household Cleaners
Sporting Goods
Televisions, Video Recorders, Video Cameras
Toys, Hobby Goods, and Games
Women's, Juniors', and Misses' Wear
2008 Demand
(Consumer Exp.)
in $M
$24.7
$0.2
$0.7
$0.3
$2.1
$0.8
$0.1
$3.8
$0.3
$0.4
$0.6
$0.2
$1.5
$0.2
$0.4
$0.4
$3.2
$1.6
$0.3
$0.3
$1.4
$0.2
$2.3
$0.5
$0.0
$0.4
$0.2
$0.2
$0.1
$0.1
$0.0
$0.1
$0.2
$0.3
$0.2
$0.2
$0.9
2008 Supply
(Retail Sales)
in $M
Prepared On: 10/16/20099:24:55 AM
$3.0
$0.0
$0.1
$0.0
$0.1
$0.1
$0.0
$0.2
$0.0
$0.0
$0.0
$0.0
$0.2
$0.0
$0.1
$0.0
$0.5
$0.5
$0.0
$0.0
$0.5
$0.0
$0.1
$0.1
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.3
$0.0
$0.0
$0.0
@ 2009 CB Richard Ellis, Inc. This information has been obtained from sources believed reliable. We have not verified It and make no guarantee, warranty or representation about It. Any
proJections, opinions, assumptions orestlmates used are for example only and do not represent the current or future performance of the property. You a nd your advisors should conduct a
careful,lndependentinvestlg(ltlonofthepropertytodeterminetoyoursatlsfactlon the suitability of t/'le property for your needs. Source:Clartias
CBRE
CB RICHARD ELLIS
Opportunity
(Gap/Surplus)
in $M
$21.7
$0.2
$0.7
$0.2
$2.0
$0.7
$0.1
$3.6
$0.3
$0.4
$0.6
$0.1
$1.3
$0.2
$0.3
$0.4
$2.7
$1.1
$0.3
$0.3
$0.9
$0.2
$2.2
$0.4
$0.0
$0.4
$0.2
$0.1
$0.1
$0.1
$0.0
$0.0
$0.1
$0.0
$0.2
$0.2
$0.9
Page 1 of 4
MAPPING CENTfR
{llDlreLOOn
.,,'",
Retail Opportunity Gap Report (Product Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 3 mile radius
2008 Demand
(Consumer Exp.)
in $M
$155.2
$1.5
$4.7
$1.6
$13.0
$4.8
$0.8
$23.2
$1.8
$2.6
$3.6
$1.0
$9.3
$1.3
$2A
$2.7
$20.2
$10.3
$1.9
$2.0
$9.1
$1.2
$14.3
$3.2
$0.3
$2.5
$lA
$1.0
$0.9
$OA
$0.3
$OA
$1.0
$2.2
$1.0
$lA
$5.9
2008 Supply
(Retail Sales)
in $M
$31.2
$0.0
$0.7
$0.0
$0.9
$0.6
$0.1
$1.5
$0.1
$OA
$0.1
$0.1
$1.9
$OA
$0.3
$0.1
$5.8
$5.5
$0.1
$OA
$8.9
$0.1
$0.6
$0.2
$0.1
$0.3
$0.1
$0.3
$0.1
$0.1
$0.1
$0.1
$0.3
$0.6
$0.0
$0.1
$0.2
~ 2009 CB Richard ElIls, Inc. This Information has been obtained from sources believed reliable. We have not verified It and mak.e no guarantee, warrarlty or representation about It. Any
projections, opinions, assumptions or estimates used are for example only and do not represent the current or MUll! performance of the praperty. You and your advisors should conduct a
careful, Independent Investigation of the property to determine to your satisfaction the suitability of the property for your needs. Source: Clartlas
Total Retail Stores
Alcoholic Drinks
All Other Merchandise
Audio Equipment, Musical Instruments, and Supplies
Automotive Fuels
Automotive Lubricants
Books
Cars, Trucks, and Other Powered Transportation
Children's Wear
Cigars, Cigarettes, and Tobacco & Smokers' Accessorie
Computer Hardware, Software and Supplies
Curtains, Draperies, Blinds, Slipcovers etc.
Drugs, Health Aids, and Beauty Aids
Flooring & Floor Coverings
Footwear
Furniture and Sleep Equipment
Groceries and Other Foods
Hardware Tools, and Plumbing and Electrical Supplies
Jewelry
Kitchenware and Home furnishings
Lumber and Building Materials
Major Household Appliances
Meals and Snacks
Men's Wear
Optical Goods
Packaged Liquor, Wine, Beer
Paint and Sundries
Paper and Related Products
Pets, Pet Foods, and Pet Supplies
Photographic Equipment & Supplies
Sewing, Knitting, and Needlework Goods
Small Electric Appliances
Soaps, Detergents, and Household Cleaners
Sporting Goods
Televisions, Video Recorders, Video Cameras
Toys, Hobby Goods, and Games
Women's, Juniors', and Misses' Wear
Prepared On: 10/16/20099:24:55 AM
CBRE
CB RICHARD ELLIS
Opportunity
(Gap/Surplus)
in $M
$124.0
$1.5
$4.0
$1.6
$12.0
$4.2
$0.7
$21.7
$1.7
$2.2
$3.5
$0.9
$7A
$0.9
$2.1
$2.6
$14A
$4.8
$1.8
$1.6
$0.2
$1.2
$13.7
$3.0
$0.2
$2.2
$1.2
$0.7
$0.7
$0.3
$0.2
$0.3
$0.7
$1.6
$1.0
$1.3
$5.7
Page 2 of 4
MAPPING CeNTER
(lIOolfetO<:...11
"'M
Retail Opportunity Gap Report (Product Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 5 mile radius
2008 Demand
(Consumer Exp.)
in $M
$385.1
$3.7
$11.2
$4.0
$32.6
$12.4
$1.9
$59.6
$4.5
$6.6
$8.7
$2.5
$23.0
$3.2
$6.1
$6.6
$50.8
$25.1
$4.5
$4.7
$22.0
$3.0
$35.2
$7.9
$0.7
$6.2
$3.2
$2.6
$2.1
$0.9
$0.6
$0.9
$2.4
$5.2
$2.5
$3.5
$14.4
2008 Supply
(Reta iI Sa les)
in $M
$119.9
$0.1
$2.4
$0.3
$4.3
$1.4
$0.4
$2.4
$0.7
$1.9
$0.4
$0.5
$5.8
$1.3
$1.4
$0.6
$19.4
$24.4
$0.3
$1.5
$36.5
$0.3
$1.7
$1.0
$0.1
$1.0
$1.0
$1.1
$0.5
$0.3
$0.4
$0.4
$0.9
$3.3
$0.3
$0.7
$1.0
Cl 2009 CB Richard Ellis, Inc. This Information has been obtained from sources believed reliable. We have not verlfled It and make no guarantee, warranty or represerltatlon about It. Any
proJectlons,oplnlons, assumptions Or estimates used are for example only lI'lddo not represent the current or fuwre performance of the property,you and your advisors should conduct a
carefill,lndependentlnvestlgatlon of the property to determine to your 5 atlsfactlonthe sult<lblllty of the property for your needs. Source:Clartias
Total Retail Stores
Alcoholic Drinks
All Other Merchandise
Audio Equipment, Musical Instruments, and Supplies
Automotive Fuels
Automotive Lubricants
Books
Cars, Trucks, and Other Powered Transportation
Children's Wear
Cigars, Cigarettes, and Tobacco & Smokers' Accessorie
Computer Hardware, Software and Supplies
Curtains, Draperies, Blinds, Slipcovers etc.
Drugs, Health Aids, and Beauty Aids
Flooring & Floor Coverings
Footwea r
Fumiture and Sleep Equipment
Groceries and Other Foods
Hardware Tools.. and Plumbing and Electrical Supplies
Jewelry
Kitchenware and Home fumishings
Lumber and Building Materials
Major Household Appliances
Meals and Snacks
Men's Wear
Optical Goods
Packaged Liquor, Wine, Beer
Paint and Sundries
Paper and Related Products
Pets, Pet Foods, and Pet Supplies
Photographic Equipment & Supplies
Sewing, Knitting, and Needlework Goods
Small Electric Appliances
Soaps, Detergents, and Household Cleaners
Sporting Goods
Televisions, Video Recorders, Video Cameras
Toys, Hobby Goods, and Games
Women's, Juniors', and Misses' Wear
Prepared On: 10/16/20099:24:55 AM
CBRE
CB RICHARD ELLIS
Opportunity
(Gap/Surplus)
in $M
$265.2
$3.6
$8.8
$3.7
$28.4
$11.0
$1.5
$57.3
$3.8
$4.7
$8.3
$1.9
$17.2
$1.9
$4.7
$6.0
$31.4
$0.8
$4.2
$3.2
$-14.4
$2.7
$33.6
$6.9
$0.6
$5.1
$2.2
$1.5
$1.6
$0.6
$0.2
$0.5
$1.6
$1.9
$2.2
$2.8
$13.4
Page 3 of 4
MAPPING CENTER
(l(.I.lfeloc.t.lI
""'"
Retail Opportunity Gap Report (Product Type)
CBRE
CB RICHARD ELLIS
Prepared For:
Emergent Development Group
Location
Longitude
Latitude
1. 13299 Immokalee Rd At Randall Blvd - 1 mile radius
2. 13299 Immokalee Rd At Randall Blvd - 3 mile radius
3. 13299 Immokalee Rd At Randall Blvd - 5 mile radius
-81.599136
-81.599136
-81.599136
26.278142
26.278142
26.278142
li-'~;I'.
~~
''"4-.,
1,;
S
1
.'ji[
J
L
i'
,...~_..._-
,--<.
l,';.
I
I
.._i.
! ~ j
Mapdililll'J211119Google
Prepared On: 10/16/20099:24:55 AM
Page 4 of 4
';l 2009 CB Richard Ellis, Inc. This Information has been obtained from sources believed reliable. We have not verified It and make no guarantee, warranty or Il!presentatlon about It. Any
J;ojectlon5,oplnionS,assumptlonsorestimatesusedareforexampie only and do not represent the current or furure performance of the property. You and your advisors should conduct a
careful,lndepellclelltlllve5tigatiollofthe property to determine to your satisfaction the suitability of the property for your neecls. Source: Clartlas
MAPPING CENTER
{I('~f . lOOI!
'OM
Retail Opportunity Gap Report (Store Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 1 mile radius
2008 Demand
(Consumer Exp.)
in $M
$24.7
$4.7
$4.1
$0.3
$OA
$0.6
$0.3
$0.3
$0.6
$OA
$0.1
$0.3
$0.1
$0.0
$3.0
$2.8
$1.1
$0.1
$0.2
$lA
$0.5
$0.2
$0.0
$0.2
$2.8
$2.6
$2A
$0.1
$0.1
$0.2
2008 Supply
(Retail Sales)
in $M
Total Retail Stores
Motor Vehicle &. Parts Dealers
Automotive Dealers
Other Motor Vehicle Dealers
Automotive Parts, Accessories, & Tire Stores
Furniture &. Home Furnishings Stores
Furniture Stores
Home Furnishing Stores
Electronics &. Appliance Stores
Appliance, Television, and Other Electronics Store
Household Appliances Stores
Radio Television and Other Electronics Stores
Computer and Software Stores
Camera & Photographic Equipment Stores
Building Material &. Garden Equipment &. Supply Dealers
Building Material & Supply Dealers
Home Centers
Paint and Wallpaper Stores
Hardware Stores
Other Building Materials Dealers
Building Materials, Lumberyards
Lawn and Garden Equipment and Supplies Stores
Outdoor Power Equipment Stores
Nursery and Garden Centers
Food & Beverage Stores
Grocery Stores
Supermarkets and Other Grocery Stores
Convenience Stores
Specialty Food Stores
Beer, Wine, & Liquor Stores
$3.0
$0.2
$0.2
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.9
$0.7
$0.0
$0.0
$0.0
$0.7
$0.2
$0.2
$0.0
$0.2
$0.4
$OA
$OA
$0.0
$0.0
$0.0
Prepared On: 10/16/20099:24:56 AM
@ 2009 CB Richard Ellis, Inc. This info'matlon has been obtained from sources believed reliable. We have not verified it and make no 9uarantee, warranty or representation about It. Any
pro}ectlons, opinions, llssumptlons or estimates used are for example only 8nd do not represent the current or future perl'Omlanceofthe property. Yo uandyouradvlsorsshouldconducta
careful,independentlnvestlgatlonofthepr<>pertytodetermlnetoyoursatlsfactlon thesuitllbllity of the property for your needs. Source:Clartlas
CBRE
CB RICHARD ELLIS
Opportunity
(Gap/Surplus)
In $M
$21.7
$4.5
$3.9
$0.3
$0.3
$0.6
$0.3
$0.3
$0.6
$OA
$0.1
$0.3
$0.1
$0.0
$2.1
$2.0
$1.1
$0.1
$0.2
$0.7
$0.2
$0.0
$0.0
$0.0
$2.5
$2.2
$2.1
$0.1
$0.1
$0.2
Page 1 of 10
MAPPING CENTER
,cn:.anetoe..l;f!
iOi.W
Retail Opportunity Gap Report (Store Type)
CBRE
CB RICHARD ELLIS
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 1 mile radius
2008 Demand 2008 Supply Opportunity
(Consumer Exp.) (Retail Sales) (Gap/Surplus)
in $M in $M in $M
$1.1 $0.1 $1.0
$1.0 $0.1 $0.9
$0.0 $0.0 $0.0
$0.0 $0.0 $0.0
$0.1 $0.0 $0.1
$2.8 $0.1 $2.6
$2.1 $0.0 $2.1
$0.7 $0.1 $0.6
$1.2 $0.0 $1.2
$0.9 $0.0 $0.9
$0.1 $0.0 $0.1
$0.2 $0.0 $0.2
$0.1 $0.0 $0.1
$0.5 $0.0 $0.5
$0.0 $0.0 $0.0
$0.1 $0.0 $0.1
$0.2 $0.0 $0.2
$0.2 $0.0 $0.2
$0.2 $0.0 $0.2
$0.0 $0.0 $0.0
$0.4 $0.4 $0.0
$0.3 $OA $-0.1
$0.2 $OA $-0.2
$0.1 $0.0 $0.1
$0.0 $0.0 $0.0
$0.0 $0.0 $0.0
$0.1 $0.0 $0.1
$0.1 $0.0 $0.1
$0.1 $0.0 $0.1
$0.0 $0.0 $0.0
$0.0 $0.0 $0.0
Health & Personal Care Stores
Pharmacies and Drug Stores
Cosmetics, Beauty Supplies and Perfume Stores
Optical Goods Stores
Other Health and Personal Care Stores
Gasoline Stations
Gasoline Stations with Convenience Stores
Other Gasoline Stations
Clothing & Clothing Accessories Stores
Clothing Stores
Men's Clothing Stores
Women's Clothing Stores
Children's and Infants' Clothing Stores
Family Clothing Stores
Clothing Accessories Stores
Other Clothing Stores
Shoe Stores
Jewelry, Luggage, & Leather Goods Stores
Jewelry Stores
Luggage, & Leather Goods Stores
Sporting Goods, Hobby, Book, & Music Stores
Sporting Goods, Hobby, & Musical Instrument Stores
Sporting Goods Stores
Hobby, Toys and Games Stores
Sew, Needlework, Piece Goods Stores
Musical Instrument and Supplies Stores
Book, Periodical, & Music Stores
Book Stores and News Dealers
Book Stores
News Dealers and Newsstands
Prerecorded Tape, Compact Disc, and Record Stor
Prepared On: 10/16/20099:24:56 AM
Page 2 of 10
, 2009 CB Richard Ellis, Inc. This Informatlor. has beer. obtalr.ed from sourceS believed reliable. We have not verified It al'\d make r.o guarantee, w(lrr(lnty or representatlor. about It. Ar.y
Jrojectlo"s,oplnlor.s, assumptions or estlm(ltes used are for eX(lmpl eor.lyar.ddonotrepre$enttheaJrrentorfutureperformar.ceoftheproperty.Youandyouradvlsorsshouldcor.ducta
careful, Independent Investlgatlor. of the property to determine to your satlsfactlor. the suitability of the property fo r your r.eeds. Source: Clartlas
MAPPING CENTER
ClltA.lf elot.4ll
,,,,,.
Retail Opportunity Gap Report (Store Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 1 mile radius
2008 Demand
(Consumer Exp.)
in $M
2008 Supply
(Retail Sales)
in $M
General Merchandise Stores
Department Stores excluding leased depts.
Other General Merchandise Stores
Warehouse Clubs and Super Stores
All Other General Merchandise Stores
Miscellaneous Store Retailers
Florists
Office Supplies, Stationery, & Gift Stores
Office Supplies and Stationery Stores
Gift, Novelty, and Souvenir Stores
Used Merchandise Stores
Other Miscellaneous Store Retailers
Non-store Retailers
Electronic Shopping and Mail-order Houses
Vending Machine Operators
Direct Selling Establishments
Foodservice & Drinking Places
FuJl~Service Restaurants
Limited~service Eating Places
Special Foodservices
Drinking Places - Alcoholic Beverages
GAFO
General Merchandise Stores
Clothing & Clothing Accessories Stores
Furniture & Home Furnishings Stores
Electronics & Appliance Stores
Sporting Goods, Hobby, Book, & Music Stores
Office Supplies, Stationery, & Gift Stores
$2.9
$lA
$1.5
$1.3
$0.2
$0.6
$0.0
$0.2
$0.1
$0.1
$0.1
$0.3
$1.5
$1.1
$0.1
$OA
$2.3
$1.1
$1.0
$0.2
$0.1
$6.0
$2.9
$1.2
$0.6
$0.6
$OA
$0.2
Prepared On: 10/16/20099:24:56 AM
@ 2009 CB Richard Ellls,Inc. This information has been obtained from sources belieV@dreliable. We have not verified It and make no guarantee, warranty or representation about it. Any
proJections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of tt'le property. You and your advisors should conduct a
careful, Independent Investigation of the lJroperty to determine to your satlsf action the sultahlllty of the property for your needs. Source: Clartias
$0.7
$0.0
$0.7
$0.5
$0.2
$0.1
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.1
$0.0
$0.0
$0.1
$0.1
$0.0
$0.1
$0.0
$0.0
$1.1
$0.7
$0.0
$0.0
$0.0
$OA
$0.0
CBRE
CB RICHARD ELLIS
Opportunity
(Gap/Surplus)
in $M
$2.3
$lA
$0.9
$0.8
$0.0
$0.6
$0.0
$0.2
$0.1
$0.1
$0.0
$0.3
$1.4
$1.1
$0.1
$0.3
$2.3
$1.1
$0.9
$0.2
$0.1
$4.9
$2.3
$1.2
$0.6
$0.6
$0.0
$0.2
Page 3 of 10
MAPPING CENTER
UU,lfelOCAlt
'"'''
Retail Opportunity Gap Report (Store Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 3 mile radius
2008 Demand
(Consumer Exp.)
in $M
$155.2
$29.1
$25.1
$1.8
$2.2
$4.1
$2.2
$1.9
$3.6
$2.7
$0.6
$2.1
$0.7
$0.1
$19.2
$17.7
$6.9
$0.4
$1.3
$9.0
$3.1
$1.5
$0.2
$1.3
$17.7
$16.1
$15.3
$0.8
$0.5
$1.1
2008 Supply
(Retail Sales)
in $M
$31.2
$1.9
$1.6
$0.2
$0.1
$0.6
$0.0
$0.6
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$14.2
$13.8
$0.0
$0.0
$0.0
$13.8
$4.7
$0.4
$0.0
$0.4
$4.4
$4.4
$4.4
$0.0
$0.1
$0.0
Total Retail Stores
Motor Vehicle &. Parts Dealers
Automotive Dealers
Other Motor Vehicle Dealers
Automotive Parts, Accessories, & Tire Stores
Furniture &. Home Furnishings Stores
Furniture Stores
Home Furnishing Stores
Electronics &. Appliance Stores
Appliance, Television, and Other Electronics Store
Household Appliances Stores
Radio Television and Other Electronics Stores
Computer and Software Stores
Camera & Photographic Equipment Stores
Building Material &. Garden Equipment &. Supply Dealers
Building Material & Supply Dealers
Home Centers
Paint and Wallpaper Stores
Hardware Stores
Other Building Materials Dealers
Building Materials, Lumberyards
Lawn and Garden Equipment and Supplies Stores
Outdoor Power Equipment Stores
Nursery and Garden Centers
Food & Beverage Stores
Grocery Stores
Supermarkets and Other Grocery Stores
Convenience Stores
Specialty Food Stores
Beer, Wine, & Liquor Stores
Prepared On: 10/16/20099:24:56 AM
':l 2009 CB RId1ard Ellis, Inc. This Information has been obtained from sources believed reliable. We have rlot verified It and make no guarantee, warranty Or representation about it. Any
roJectlons, opinions, llssumptions Or estimates used are for el(ample only and do not represent the OJrrent or future performance of the property, You and your advisors should conduct a
careful. Independent Investigation of the property to determine toy our satisfaction the suitability of the property for your needs. Source: Clartlas
CBRE
CB RICHARD ELLIS
Opportunity
(Gap/Surplus)
in $M
$124.0
$27.1
$23.4
$1.7
$2.0
$3.5
$2.2
$1.3
$3.6
$2.7
$0.6
$2.1
$0.7
$0.1
$5.0
$3.9
$6.9
$0.4
$1.3
$-4.8
$-1.6
$1.1
$0.2
$0.9
$13.3
$11.8
$11.0
$0.8
$0.5
$1.1
Page 4 of 10
MAPPING CeNTeR
-("-,""f.lOcAlt
!6i.'rl.
Retail Opportunity Gap Report (Store Type)
CBRE
CB RICHARD ELLIS
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd ~ 3 mile radius
2008 Demand 2008 Supply Opportunity
(Consumer Exp.) (Retail Sales) (Gap/Surplus)
in $M in $M in $M
$7.0 $1.5 $5.5
$6.1 $1.5 $4.7
$0.2 $0.0 $0.2
$0.3 $0.1 $0.2
$OA $0.0 $OA
$17.0 $1.0 $16.0
$12,8 $0.0 $12.8
$4.3 $1.0 $3.3
$7.8 $0.0 $7.8
$5.6 $0.0 $5.6
$OA $0.0 $OA
$IA $0.0 $IA
$0.3 $0.0 $0.3
$3.0 $0.0 $3.0
$0.1 $0.0 $0.1
$OA $0.0 $OA
$1.0 $0.0 $1.0
$1.1 $0.0 $1.1
$1.0 $0.0 $1.0
$0.1 $0.0 $0.1
$2.8 $0.6 $2.2
$2.0 $0.6 $IA
$1.0 $0.6 $OA
$0.7 $0.0 $0.7
$0.2 $0.0 $0.1
$0.2 $0.0 $0.2
$0.8 $0.0 $0.8
$0.5 $0.0 $0.5
$0.5 $0.0 $0.5
$0.0 $0.0 $0.0
$0.2 $0.0 $0.2
Health & Personal Care Stores
Pharmacies and Drug Stores
Cosmetics, Beauty Supplies and Perfume Stores
Optical Goods Stores
Other Health and Personal Care Stores
Gasoline Stations
Gasoline Stations with Convenience Stores
Other Gasoline Stations
Clothing & Clothing Accessories Stores
Clothing Stores
Men's Clothing Stores
Women's Clothing Stores
Children's and Infants' Clothing Stores
Family Clothing Stores
Clothing Accessories Stores
Other Clothing Stores
Shoe Stores
Jewelry, Luggage, & Leather Goods Stores
Jewelry Stores
Luggage, & Leather Goods Stores
Sporting Goods, Hobby, Book, & Music Stores
Sporting Goods, Hobby, & Musical Instrument Stores
Sporting Goods Stores
Hobby, Toys and Games Stores
Sew, Needlework, Piece Goods Stores
Musical Instrument and Supplies Stores
Book, Periodical, & Music Stores
Book Stores and News Dealers
Book Stores
News Dealers and Newsstands
Prerecorded Tape, Compact Disc, and Record Star
Prepared On: 10/16/20099:24:56 AM
Page 5 of 10
MAPPING CENTER
@ 2009 CB Richard Ellis, Inc. This Information has been obtained from sources believed reliable. We have not verified It and make no guarantee, warranty or representation about It. Any
proJections, opinions, assumptlons or estimates use<:! are forexampleonlya nd do not represent the current or fUture performance of the property. You and youradlllscrs should conduct a
careful. Independent Inllestigatlon of the property to determine to your sat isfactlonthtsuitabllltyoftl1epropertyforyournee<ls. Sou""",:Clartias
(tl;O.If . lOO11"
...'"
Retail Opportunity Gap Report (Store Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 3 mile radius
2008 Demand
(Consumer Exp,)
in $M
$18.7
$9.1
$9.6
$8.2
$lA
$3.9
$0.3
$1.5
$0.9
$0.7
$0.3
$1.8
$9.5
$6.9
$OA
$2.3
$14.7
$6.7
$6.0
$1.2
$0.7
$38.5
$18.7
$7.8
$4.1
$3.6
$2.8
$1.5
2008 Supply
(Retail Sales)
in $M
General Merchandise Stores
Department Stores excluding leased depts.
Other General Merchandise Stores
Warehouse Clubs and Super Stores
All Other General Merchandise Stores
Miscellaneous Store Retailers
Florists
Office Supplies, Stationery, & Gift Stores
Office Supplies and Stationery Stores
Gift, Novelty, and Souvenir Stores
Used Merchandise Stores
Other Miscellaneous Store Retailers
Non-store Retailers
Electronic Shopping and Mail-order Houses
Vending Machine Operators
Direct Selling Establishments
Foodservice & Drinking Places
Full-Service Restaurants
Limited~service Eating Places
Special Foodservices
Drinking Places - Alcoholic Beverages
General Merchandise Stores
Clothing & Clothing Accessories Stores
Furniture & Home Furnishings Stores
Electronics & Appliance Stores
Sporting Goods, Hobby, Book, & Music Stores
Office Supplies, Stationery, & Gift Stores
Prepared On: 10(16(20099:24:56 AM
) 2009 ca Richard Ellis, Illc. This Information has beeP'l obtained from sour~s believed reliable. We have P'lot verlfied It and make no guarantee, WarTanty or representation llbout It. Any
)roJectlons. opinions, llssumptloP'ls or estimates used areforexllmpl eonlyaP'lddonotrepresenttheOJrrentorfutureperformanceoftheproperty. You and your advisors should conduct a
careful,lP'ldependentlP'lvestlgatlonofthepropertytodetermlP'letoyour satlsfactioP'l the sultablllty of the property for your needs. Source:Clartlas
$5.2
$0.0
$5.2
$4.8
$0.3
$0.8
$0.2
$0.4
$OA
$0.0
$0.1
$0.1
$0.4
$0.0
$0.0
$OA
$0.5
$0.0
$0.5
$0.0
$0.0
$6.8
$5.2
$0.0
$0.6
$0.0
$0.6
$OA
CBRE
CB RICHARD ELLIS
Opportunity
(Gap/Surplus)
in $M
$13.5
$9.1
$4.4
$3.4
$1.1
$3.2
$0.1
$1.1
$0.5
$0.7
$0.2
$1.7
$9.1
$6.9
$0.4
$1.9
$14.2
$6.7
$5.5
$1.2
$0.7
$31.7
$13.5
$7.8
$3.5
$3.6
$2.2
$1.1
Page 6 of 10
MAPPING CENTER
(If....!f.toc..o.il
,,,,,..
Retail Opportunity Gap Report (Store Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd ~ 5 mile radius
2008 Demand
(Consumer Exp.)
in $M
$385.1
$74.2
$64.1
$4.5
$5.6
$9.8
$5.3
$4.5
$8.8
$6.6
$1.5
$5.1
$1.8
$0.3
$46.8
$43.1
$16.9
$1.0
$3.3
$22.0
$7.6
$3.7
$0.6
$3.1
$44.4
$40.4
$38.4
$2.0
$1.3
$2.7
Total Retail Stores
Motor Vehicle &. Parts Dealers
Automotive Dealers
Other Motor Vehicle Dealers
Automotive Parts, Accessories, & Tire Stores
Furniture &. Home Furnishings Stores
Furniture Stores
Home Furnishing Stores
Electronics &. Appliance Stores
Appliance, Television, and Other Electronics Store
Household Appliances Stores
Radio Television and Other Electronics Stores
Computer and Software Stores
Camera & Photographic Equipment Stores
Building Material &. Garden Equipment &. Supply Dealers
Building Material & Supply Dealers
Home Centers
Paint and Wallpaper Stores
Hardware Stores
Other Building Materials Dealers
Building Materials, Lumberyards
Lawn and Garden Equipment and Supplies Stores
Outdoor Power Equipment Stores
Nursery and Garden Centers
Food &. Beverage Stores
Grocery Stores
Supermarkets and Other Grocery Stores
Convenience Stores
Specialty Food Stores
Beer, Wine, & Liquor Stores
Prepared On: 10/16/20099:24:56 AM
2008 Supply
(Retail Sales)
in $M
$119.9
$4.3
$2.1
$2.1
$0.1
$1.9
$0.3
$1.5
$0.8
$0.8
$0.0
$0.8
$0.1
$0.0
$61.2
$58.8
$4.9
$0.0
$0.0
$53.8
$18.4
$2.5
$0.2
$2.2
$10.7
$10.2
$10.2
$0.0
$0.5
$0.0
@ 2009 CB RJchard Ellis, Inc. This Information has been obtained from sources believed reliable. We have not verified It and make no guarantee, warranty or representation about It. Any
projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. You and your advisors Should conduct a
careful, Il'ldependentlnvestlgatlorl of the propettyto determine to your satisfa ctlon the suitability of the property for your nee<:ls. Source: Clartlas
CBRE
CB RICHARD ELLIS
Opportunity
(Gap/Surplus)
in $M
$265.2
$69.9
$62.0
$2.4
$5.4
$8.0
$5.0
$3.0
$7.9
$5.8
$1.5
$4.4
$1.7
$0.3
$-14.4
$-156
$11.9
$1.0
$3.3
$-31.8
$-10.8
$1.2
$0.3
$0.9
$33.8
$30.2
$28.2
$2.0
$0.8
$2.7
Page 7 of 10
MAPPING CENTER
(:t[,I,IfelOUoll
""..
Retail Opportunity Gap Report (Store Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 5 mile radius
2008 Demand
(Consumer Exp.)
in $M
$17.4
$15.1
$0.6
$0.6
$1.1
$42.9
$32.1
$10.8
$18.9
$13.7
$0.9
$3.4
$0.9
$7.3
$0.3
$0.9
$2.6
CBRE
CB RICHARD ELLIS
2008 Supply
(Retail Sales)
in $M
Opportunity
(Gap/Surplus)
in $M
$13.2
$11.2
$0.5
$0.5
$1.1
$37.1
$27.5
$9.6
$18.4
$13.1
$0.9
$3.4
$0.6
$7.3
$0.3
$0.5
$2.6
$2.7
$2.5
$0.2
$3.7
$1.8
$-0.3.
$1.6
$0.0
$0.5
$1.9
$1.2
$1.2
$0.1
$0.6
Health & Personal Care Stores
Pharmacies and Drug Stores
Cosmetics, Beauty Supplies and Perfume Stores
Optical Goods Stores
Other Health and Personal Care Stores
Gasoline Stations
Gasoline Stations with Convenience Stores
Other Gasoline Stations
Clothing & Clothing Accessories Stores
Clothing Stores
Men's Clothing Stores
Women's Clothing Stores
Children's and Infants' Clothing Stores
Family Clothing Stores
Clothing Accessories Stores
Other Clothing Stores
Shoe Stores
Jewelry, Luggage, & Leather Goods Stores
Jewelry Stores
Luggage, & Leather Goods Stores
Sporting Goods, Hobby, Book, & Music Stores
Sporting Goods, Hobby, & Musical Instrument Stores
Sporting Goods Stores
Hobby, Toys and Games Stores
Sew, Needlework, Piece Goods Stores
Musical Instrument and Supplies Stores
Book, Periodical, & Music Stores
Book Stores and News Dealers
Book Stores
News Dealers and Newsstands
Prerecorded Tape, Compact Disc, and Record Star
" "
;PL.'
$2.5
$0.2
$6.8
$5.0
$2.5
$1.6
$0.4
$0.5
$1.9
$1.2
$1.2
$0.1
$0.6
$4.2
$4.0
$0.1
$0.1
$0.0
$5.8
$4.6
$1.2
$0.5
$0.5
$0.0
$0.0
$0.2
$0.0
$0.0
$0.3
$0.0
$0.0
$0.0
$0.0
$3.2
$3.2
$2.8
$0.1
$0.3
$0.0
$0,0
$0.0
$0.0
$0.0
$0.0
Page 8 of 10
MAPPING CENTER
";l 2009 ce Rlc:hard Ellis, (nc:. This Information has been obtlllned from sources believed reliable. We have not verified It and make no guarantee, warranty or representation about It. Any
JroJectlons, opinions, assumptions or estimates used are for example only and do not represent the ""rrent or Mure performance of the property. You and your advisors should c:onduct a
careful, Independent Investigation of the property to determine to your satisfaction the sultab1l1ty of the property for your needs. Sourc,,: Clartias
Prepared On: 10/16/20099:24:56 AM
U:f,I.1f . lOCAl{
J6I.-'t
Retail Opportunity Gap Report (Store Type)
Prepared For: Emergent Development Group
13299 Immokalee Rd At Randall Blvd - 5 mile radius
2008 Demand
(Consumer Exp.)
in $M
$46.1
$22.3
$23.8
$20A
$3A
$9.5
$0.7
$3.7
$2.1
$1.6
$0.8
$4.3
$23.3
$16.7
$0.9
$5.7
$36.1
$16.6
$14.9
$3.1
$1.6
$94.1
$46.1
$18.9
$9.8
$8.8
$6.8
$3.7
2008 Supply
(Retail Sales)
in $M
$23.7
$0.0
$23.7
$22.2
$IA
$1.9
$0.2
$1.3
$1.0
$0.2
$0.1
$0.3
$0.6
$0.0
$0.0
$0.6
$1.3
$0.6
$0.6
$0.1
$0.0
$31.3
$23.7
$0.5
$1.9
$0.8
$3.2
$1.3
Cl 2009 CB Richard Ellis, Inc. This Information ha~ been obtained from sour~s believed reliable. We have not verified It and make no guarantee, warranty or tepresentatlOrl about It. Any
proJections, opinions, assumptlorlS or estimates used are for example only and do not represent the current or future p"'rformance of the property. You and your advisors should conduct a
careful, Independent Investigation of the property to determine W yoursatlsl'a ctionthe suitability of the property for your needs. SourO!: Clartlas
General Merchandise Stores
Department Stores excluding leased depts.
Other General Merchandise Stores
Warehouse Clubs and Super Stores
All Other General Merchandise Stores
Miscellaneous Store Retailers
Florists
Office Supplies, Stationery, & Gift Stores
Office Supplies and Stationery Stores
Gift, Novelty, and Souvenir Stores
Used Merchandise Stores
Other Miscellaneous Store Retailers
Non-store Retailers
Electronic Shopping and Mail-order Houses
Vending Machine Operators
Direct Selling Establishments
Foodservice & Drinking Places
Full-Service Restaurants
Limited-service Eating Places
Special Foodservices
Drinking Places. Alcoholic Beverages
GAFO
General Merchandise Stores
Clothing & Clothing Accessories Stores
Furniture & Home Furnishings Stores
Electronics & Appliance Stores
Sporting Goods, Hobby, Book, & Music Stores
Office Supplies, Stationery, & Gift Stores
Prepared On: 10/16/20099:24:56 AM
CBRE
CB RICHARD ELLIS
Opportunity
(Gap/Surplus)
in $M
$22.5
$22.3
$0.1
$-1.8
$2.0
$7.7
$0.5
$2A
$1.0
$1.4
$0.7
$4.0
$22.7
$16.7
$0.9
$5.1
$34.8
$16.0
$14.3
$3.0
$1.6
$62.8
$22.5
$18.4
$8.0
$7.9
$3.7
$2A
Page 9 of 10
MAPPING CENTER
UUneLOCAf(
K/lri
Retail Opportunity Gap Report (Store Type)
CBRE
CB RICHARD ELLIS
Prepared For:
Emergent Development Group
Location
Longitude
Latitude
1. 13299 Immokalee Rd At Randall Blvd
2. 13299 Immokalee Rd At Randall Blvd
3. 13299 Immokalee Rd At Randall Blvd
1 mile radius
3 mile radius
5 mile radius
-81.599136
-81.599136
-81.599136
26.278142
26.278142
26.278142
"
"i.
.z
'2.,
~~
1
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'!
i
j_ k,',__ .
Po~~-Ft~R~.rlt
:!
;- ,';
; '_. ,.c..__.__..!,____
Map Cfafifli1l2009 Google
Prepared On: 10/16/2009 9:24:56 AM
Page 10 of 10
.., 2009 C8 RiChard Ellis, Inc. This Informatlon has been obtained from soun:es believed reliable. We have not verified It and make no guarantee, warrarlty or representation about It. Any
roJectlons, opinions, assumptions Or estimates used are for example only and do I'IOt represent the current or future performance of the property. You and your advisors should conduct a
careful, Independent Investlglltlon of the property to determine to your sat Isfactlon the suitability of the propeJty for your needs. Source: Claltlas
MAPPING CENTER
{t(Alf.lOCMf
""'"
Greenhouse Gas Reduction Analysis
Collier County GMP A 2008-2
For
Proposed 56-acre Commercial Project
SE comer Randall Boulevard and lmmokalee Road
Collier County, Florida
November 2009
Client File No: 2008-08-0 I
[R]
Kevstone Development Advisors. LLC
A LAND DEVELOPMENT CONSULTING COMPANY
12355 COLLIER BOULEVARD, SUITE B NAPLES, FLORIDA 34116
TELEPHONE: (239) 263-1100 FACSIMILE (239) 236-1103
dave@keystonellc.net - www.keystonellc.net
INTRODUCTION
The purpose of this report is to analyze and calculate the Greenhouse Gas (GHG) and Vehicle
Mile Traveled (VMT) reduction for the proposed 2008-2 GMP Amendment. The proposed
amendment consists of 295,950 sf of new retail uses with 75,000 sf of medical and general office
located at the intersection of Randall Boulevard and Immokalee Road with a planned grocery
anchor within Golden Gate Estates, Naples, Florida.
METHODOLOGY
Our analysis began by reviewing data provided by Emergent Development Group (EDG) from
the Collier Interactive Growth Model (CGTM) population projections for years 2010 through
2060. The market area boundary with TAZ delineation was also provided by EDG. We then
identified the homes located east of the project by Transportation Analysis Zone (T AZ) and
those homes west and south ofthe proposed project by T AZ within the market area.
The proposed project was identified as a destination alternative to existing Neighborhood or
Community shopping centers. The closest alternative center is located at Collier Boulevard and
Immokalee Road and is 5.75 miles from the proposed center. Therefore every home located east
of the proposed project will save a minimum of 11.5 miles roundtrip, for every trip not made to
the existing shopping alternatives.
Homes west and south of the subject property have varying trip lengths to existing alternative
centers depending upon their location. There are 6 TAZ's within the proposed project's market
area west or south of the project. The centroid of each T AZ west or south of the project was
located relative to the project. The reduction in VMT for homes west or south of the project is
found by multiplying the distance saved from each T AZ centroid to the project by the number of
homes in the subject TAZ.
After calculating the reduction in VMT, a subsequent calculation is provided identifYing the
gallons of fuel saved. The quantity of fuel gallons saved is used in two additional calculations;
one for reduction in carbon dioxide and a second for saved fuel costs by consumers in Golden
Gate Estates.
VMT REDUCTION CALCULATION
The proposed project was identified as a destination alternative to existing grocery anchored
shopping centers on Collier Boulevard. The closest Neighborhood or Community shopping
center alternative is 5.75 miles from the proposed shopping center located at the intersection of
Collier Boulevard and Immokalee Road.
Therefore every home located east of the proposed project will save 5.75 miles, one-way, for
every trip not made to the existing shopping center alternatives on Collier Boulevard. According
to the provided CGIM data there are 3,569 homes within the primary market area east of the
subject property in 2010. In addition there are 2,055 homes west or south of the subject property
in 2010 for a total of5,624 homes within the subject's primary market area.
Based on the 11.5 mile roundtrip saved for every trip not made to the alternative centers for
homes east ofthe proposed center (and within the market area), there will be a reduction in VMT
of 42,771 miles. Assuming 100% of the homes described above make one roundtrip to the
proposed center 42,771 miles will never be driven based on the number of2010 households.
For households west and south of the proposed project, Table I shows the miles saved when
consumers choose the proposed center over the existing alternatives. The miles shown are based
on the difference between distances from the T AZ centroid to proposed center versus the closest
existing center:
TAZ Miles Reduced (calculated Round Trip Distance
ID# from TAZ centroid) Saved!Reduced
214 2.5 miles 5 miles
215 1.5 miles 3 miles
216 4.5 miles 9 miles
217 o miles o miles
400 4.5 miles 9 miles
402 o miles o miles
Table 1.
Based on the specific number of homes in each T AZ and the round trip miles saved for every trip
the households west and south ofthe proposed center (and within the market area), there will be
a reduction in VMT of 10,056 miles. Said another way, assuming 100% of the homes in TAZ
214, 215, 216, 217, 400 and 402 make one roundtrip to the proposed center 10,056 miles will
never be driven.
The total reduction in VMT based on 20 I 0 households for each dedicated trip to the proposed
center within the market area boundary is 52,827 miles.
The next logical question is: how many trips are made to the grocery store by the typical
household per week? According to the Food Marketing Institute the average number of trips to
the grocery store per week is 2.0 per consumer. For the purposes of this report a conservative
interpretation of the stated metric will be a consumer is a household regardless of the number of
consumers living in each household (I household = I consumer). We are also neglecting any
other trips generated by the center for needs other than groceries (i.e. dining, coffee, postal
services, medical office visits, personal service, etc).
Not all trips to the grocery store are unique or dedicated. There is the trip home from work
where one stops and picks up a few necessary items. There are also specific trips or dedicated
trips to the store by the household shopper where home is the origin and final destination. The
trip home from work is called a pass-by trip. Based on the location of the proposed center, the
transportation corridor and the lack of alternative grocery stores in the immediate area 35% of
the trips will be pass-by and 65% will be dedicated.
The adjusted weekly reduction in VMT due to shopping is therefore:
52,827 miles/trip x 2.0 trips/week x 65% dedicated trip rate = 68,675 miles/week saved.
The proposed center may generate up to 400 new jobs in Golden Gate Estates according to EOG.
The location and distribution of each new employee is assumed to have the same distribution as
the households. The average roundtrip savings per employee is calculated to be 9.56 miles.
The adjusted weekly reduction in VMT due to employment is therefore:
400 employees x 9.39 miles/trip x 5 trips/week = 37,573 miles/week saved.
The annual reduction in VMT based on the number of households in 20 I 0 is 5,524,878 miles
when the proposed GMP A is approved and built.
GREENHOUSE GAS REDUCTION
The fleet fuel efficiency rate provided by Collier County Transportation Planning is 20.8 miles
per gallon. Based on the reduction in VMT the volume of fuel conserved is 265,619 gallons in
2010.
Collier County Transportation Planning also provided the rate of 19.6 pounds of carbon dioxide
produced per gallon of fuel burned. Based on the rate of carbon dioxide produced per gallon
burned, 2,603 tons of GHG would be reduced if the GMP amendment was approved and
developed. It is important to note the amount of carbon dioxide produced will increase every
year until build-out of Golden Gate Estates. In 2060 a reduction of 4,798 tons of GHG per year
will be eliminated. The chart below shows the reduction in carbon dioxide in 5 year increments
through 2060.
Tons C02 Reduced bV GMPA
5.000
a"on
4,000
3,500
3,000
2.500
2,000
1,500
1,000
JUO
2010 2J15 2020 2025 2030 2035 2040 2045 2050 2055 2060
. Tons CO2
FUEL SAVINGS
According to Collier County Transportation Planning the average price of gasoline today is
$2.71. The annual savings by consumers, assuming the GMP amendment is approved and
developed will be $2.71 x 265,619 gallons in 2010= $719,828. Assuming the price of fuel never
increases, the annual savings in year 2060 by consumers will be $1,326,737. The chart below
shows the reduction in consumer spending on fuel in 5 year increments through 2060.
---- ~-----I
I
I
I
I
r--.------------------~-------.-------------------.---~-----
! Annual $ Savings/Year on Fuel
i
,
$1,400,000
$1,200,000
$1,000,000
$800.000
$600,000
$400,000 -
$200,000
$-
CONCLUSIONS
The calculated annual reduction in Vehicle Mile Travel (VMT) for the proposed 2008-2 GMP
Amendment is 5,524,878 in 2010 and 10,183,172 by 2060. The calculated annual reduction in
Greenhouse Gases is 2,603 tons in 2010 and 4,798 tons by 2060, The calculated annual savings
to consumers due to reduced fuel consumption is $719,828 in 2010 and $1,326,737 by 2060 (in
20 I 0 dollars and assuming the cost of fuel does not increase over time).
2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060
. $ Saved/Year
A final note is wortb bringing up; at this time there are other lands that could also host a grocery
store in the future. The calculations in this report are conservative given the proposed center will
have many more uses than just a grocery store. Demand for restaurants, professional services,
cafes and personal services will generate significant VMT and GHG reductions beyond what is
shown in this report.
CP-2008-2 Prima
Market Area T AZs
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AcaUAIlO SR, DONALD N=& AAREN M
44' 24TI-lAVE NE
NAPLeS.F~ 341~
ALtllKACTJ TR. ~ISA
RANDAL~ LANll'mUST AGREEMENT
UTD 4f2ll1O~
1500 BONITA LN
NAPLES.FL 84102';""';1517
A~VAIlEZ. ANHETTE M
~3 JNl.ET'COVE LI< W
NAf'!.l!S.F~ "'2ll-7lmS
ARANGO, WIL~lAM
~I~IANA GONZALEZ
2l1ll7IN~ETCQVE i.N W
NAPLes,F~ 34'211--7569
A\Jl>USTE. FRAIm
W1LDRfNE NUMA
27114 1NLE'f COVE LN W
NAf'!.l!S.Fl 341211--7543
_ANCO. ALEXIS
18121 SW 1I5SROCl
MIAMI,FL 8S187....5231
SEAlER HOMES CORP
11984 FAIRWAY lAKes DR
FORT MYERS,F~ 33913-8336
BEAlER HOMES CORP
11934 FAIRWAY lAKES tiR
FORT MYERS,FL 33S13-1l3S6
BIG CORKSCREW ISL FIRE CONTROl.
REl;CUE OIETRlC'T
13240 IMM~RO
NAPLES,FL 34120-1366
BO<<AANO, WALDEMAR 0
HENRIETTE M BClKRANO
IllSl HUNTER CREEl( OR
PUt4TA GOROA,Fl aavaz_,,35
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2761! INU!"T cave LN W
NAPU;S,FL $4120-76<3
ALDIKAC11 TR, USA
RANDAL I.l\ND TlWST Al!REEMENT
~GENT DEVELOPMeNttlllP1NP
EMeRGeNt DEVELOPMENT G~II UCl500
BI:lNITALN
NAPlES.FL 34102-1511
AMERICAN I:IDME MRTG SERV INC
,",OD REGEI'T aLVO STE 200
IRVlNG,TX 700_475
ARROYO. EMANlJEL-& IVE71E
;!SSil AMIIERWOOD LN
NAPi.ES,FL $411ZIl-'702l!
BAEZ. AI;IO~FO A S SYLVIA M
2763 INLET COVE LN W
NAP~ES.A. 34120-764~
EAIlRlENTOS. MAURICI0:6'<A'THYA
2778 INlEI' COVE LN W
NAPLES.FL 34120-7543
EEAZER HOMES CORP
11954 FAJRWAY LAKES OR
FORT MYERS,FL 33913-11335
BEAZER HOMES CORP
11934 FAIRWAY LAI<ES DR
FORT 1>IYERE,A. 3391ll-0335
BIG CO_CREW ISL FIRE CONTROL
RESCIJ!; DISTRICT
'3240 IMMOI<ALEE 1m
NAPLES,FL 94120..-1355
BCJLLTTR. ROBERTO
%O~ASSOC
45llD ElCl!CUT1VE DR STE 11D
NAPlES.FL 8411o-aB1i8
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BONITA LN
NAPLES,A.. S41Da--1517
ALMAlll?AR. PEbRO L-& DELORES 0
201l0 ..'1'H 1'ER SVV
NAPLES,FL 114116~7727
AMElAlW, PATRl(:j(
DIANA Dl"OI<tJ.AMQAKU
2761 OIWlGa GROVE TRl-
NAPI.ES.FL 34120-7827
ARTHUR. _<sMART
2828 AMBERWOODLN
NAPLI!S,FL 1141'10_7623
BAKER. PURT 0=& HEATHER v
;>aS7 AMBERWOOO LN
NAPLES,A. 3411!O-7522
ESAUPLAN. JEANoCLAUDE
LDUISETTE IlEAUPLAN
2785 INLET COVE LN W
NAPLES.FL 34120-7546
eEAZER,HOMES CORP
11934 FAJRWAY LAKES OR
FDRT MYERS.FL 2S913-8335
BERMUPEZ. EVARISTOIl& FEUClA.
27171NLE'f COVE LN W
NAPLES,FL 34120-754.
BLASCO, RAMON
61615 PACIFIc HEIGHTS DR
FERNDALE,WA OB".~
BOLL T TR, ROBERTO
... OAANGETREE MSDe
4IiODEXECUTIVEDRST'E 110
NAPi.ES.FL 34119-8000
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4500 EXECUTIVE OR GTE 110
NAl'LEiS,Fl ""'ll--'B!lIl
BRODAA. DANIEL
'30.' FANCY !;lAP HWY
CANA,vA 24817-S6&7
CABAll JOSEPH tar& 'AUClA
11l1l5 W711THGT
HlAlEAH,Ft !9014.....0331.4
CHA~ ~EL'IN
267' OAAIl$E GROVB TAL
NAPLl!S.Fl .41l!Qo-76l12
COLLIER CNTY
A POLITICAL SUBDIVISION OF FI.A
330' TAMIA!!I 'rilL E # os.,
NAPLES,FL S411~E151
COLLIER CN'TY
. -
CONCEPCION. JAVIER
AMELIO CONCEPCION
RAGLA M CONCEPCION
,95S11 NW 59TH AVE
HIAl.EAH,FL 33015-4852
COWART, TORSAN
EUGENIA FAANCIS-COWART
2875 Bl.OSSOM or
NAPLES.Fl ""20_762'
CROWDER. BRIEN KcI. 1\1 IIINETTE
'S7" CEJAR HAI,lMOCl(ClIl APT 2'4
NAPLES.Fl Stl112--3332
CULOTTA. SALVATORE-& V1NCENZA
287' BLOSSOM or
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NAPU5S.l'L 34111i-81!1lll
CAB COLllEA!NC
"41 SEAHORSE AVE
NAPLES.FL :941ll!-246S
CABAN. EIIEL VN
52' 24TH AVE NE
NAPLES.FL 3412.....2al12
CLEARy, MICAAElc& DEANNA
27S81NLEl' COVE Jjj W
NAPLES,FL 34120-'IS4.
COLLIER CN7V
PDl TAMIAMI TRL 1:
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CCl!>1BS. MICHAEL S
:9476.All AVE SW
NAPLES,FL 8l!I117-'301e
CONTRERAS. CARlOSa& LILIANA
21125 INLET COVE LN W
NAPLES,FL 311120-7669
COX. ROBERT SHANE=!. IllAIlIA C
237' BTHGT NE
NAPLES,a 34'211-3486
CRIJZ. JUANA MARLENE
2'tIB INLET COVE LN W
NAPLl!S.Fl ""211-7SB!!
CUNNlNGHAM.1!MRON=& StACEY
243. 11TH 5T NE
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NAPl.ES,FL 3411_9011
CAB COLLIEA INC
5'41 5EAHPRs5 AVE
NAPLES.Fl 841D3,-2466
OADENAS. CARLOs
OL.....lMRTlN;!Z
241. 8TIl ST >IE
NAPLEll.FL ;,.,._"
Cu;vEI.ANO. SIMON
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27B4 ORANGE GROVE TAL
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NAPlES.FL34112-t1&61
CONcePCION. JAVIER
AMELIO CONCEPCION
AAGLA M CONcePCION
191154 NW 59TH AVE
HIALEAH.Fl 33.'5-4852
CORDOVES.ERJC:
ERI2AROBA HERNANDEZ
27'0 INLET COVE LN W
NAPLES.FL .412.....75..
COX. ROBERT SHANE.. MARIA C
34'51OTH AVE SE
NAPLES.FL 3'1117-4620
CUADRA, JESUS
PIEDAtl GUEAAA
278' INLET COVE LN W
NAPLES.FL 34120-754'
CURL~. EILEEN
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54' 24TH AVE >IE NIl
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4'" ,.TN J>.VE NE
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ORUMONO. MFEL
AI>lOI!UCAVElEZ
LUANA lJRUMOND
285S BLOSSOM CT
I1IAPLEs.FL 84'20-75$
ElSHERBElNI. AMAL
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NAPLES.FL 84119-..8617
FAUST. 11M p,.& BELlNtlA S
2IllIl CITIlUS KEV LIME CT
NAPLESiFL &1120-7865
FLUEGEMAhl, VALERIE
'7'" INLET COVE LN W
NAPLES,FL 34,2O-754a
FREClERlCK, SUSAN J
2440 6TH 5T NE
NAPLES,FL 34120-0.4"
GARCIA. JUAN _cO MARYANI~E 0
2",' ORANGE GROVE 1'R/.
NAPLES.FL 34120-7527
GELClNEBE JR. ROBERT S
27'71 ORANGE GROVE TRI.
NAPLES,FL 34120-7a27
GLORY, ROBER"'&: DONNA
410 EASTERN BLVO
BAYVlUE.NJ 01172'''''''''2
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NAPLlIS.FL 3412ll-7!;14
DDAN. DANH
HANG TNGllYEN
E51.1'J1'LI!'I'ON RD UNIT lOS
AYER.l>1A E14n-1719
ECKmIN, RICHARD M"" ANNA V
2451 tmlST HE
NAPLllS.FL 34120-<1412
I!L$HERBElNI. AMAL
4488 SILl!ER _ DR
NAPLllS.FL 341111-8517
FEDERAL NAn MRTGl ASSN
INTERNAnONAL Pl.AZA 1/
1/1)121 OAUAB PICWY STE lOBO
DAllAS.TX TE254-OODO
FOULKE, THQMAso-a JOVCE M
!B2ll ORANGE GRll\lE TIlL
NAPLES.FL 84120-7625
FREYRE. ARTURO W'& MARIA A
640 OUAJL AVE
MIAMI SPRINGS.FL 3310G-a949
GAFliTO. FRANK
ANGELA GARITO
2111511 ORANGE GROVE TRl.
NAPLllS,FL 34120-7."
GENOVESE, MONICA
274 K1FlTLAND DR
NAPLES,FL 54110-0000
GOODY, ALEXIS;:i$ TAYME
4., 24THA\!j; HE
NAPLES,FL 34121l-281l9
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27-46 INLET COVE LN W
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2740 INlET COVE IN W
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2820 AMllERWOOD LN
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2"167 INLET COVE U4 W
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2714 INLET coV~ LN W
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27&1 !NLET COVE U4 W
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2734 INLET COVE LN W
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220 24TH AVE NE
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CAROL ANN Pv-MOII!OON
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2'186 INLET COVE LN W
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281!9lNu:r Cb\IE LN W
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'ZTI7 INlET COVEw W
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2B5IlBLOSSOM CT
NAPLES,FL 34120-7528
PlAMONDON, JOY LYNNE
581 24T'" AVE NE
NAPLES.FL 34'20-2352
PRATT, DOlolALDo. KIMBER!. Y
2825 INLET cove LN W
NAF'LES.FL 34'211-'I1l8.
RAH/iAAN, MOHAMMED M<& FAHMIDA
'3DIllI YALEWOOD Ofl
NAPLES.FL 3411D-85n
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2Il67 BI.OSSOM CT
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2B8D BLOSSOM CT
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27110 AMBERWOOD CT
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2746 ORANGE G\lTIlL
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2794 AMBERWOQO CT
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MARAY LOPEZ
'0~7 RANDAl.!- BLVD
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2807 ORANGE t;lROVE TAL
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.05 $TABLE AD
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PO BOX 11D2DB
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2llB7 BLOSSOM CT
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2715 .DAANGE GROVE'lRL
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2885 ORANG" GROVE TRl
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Attn.Tim Nance
PO Box 990596
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Attn,: Kim Retalllck
4500 Executive Olive, Suite 110
Naples, FL 34119
VaJcnCiB Golf & Country Club
Homeowner's Association, Inc.
13880 Treeline Ave South
Ft Myers. FL 33913
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CitrUs Greens @ Onmgetree'
properly Association
Attn: Tim Zoreneck
3150 Orange Grove
Naples, FL 34120
Waterways of Naples Homeowners
Association
Attn: Jake Sullivan
925 Orand Rapids Blvd
Naples, FL 34120
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OrllDg6lreS Homeowner's AssociBtion
Attn: Kim Retallick
4500 Executive Orive, Suite 1 J 0
Naples, FL 34119
Valenela Lakes @ OranlletrBe
Homeowner's Association, Inc.
Attn: Kevin CI81'k
I 169 I Gateway Blvd
Ft Myers, FL 33913
wwCl!#very.com
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