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CP-2008-2
CCPC SPECIAL MEETING AGENDA PETITION CP- 2008 -2 RANDALL BOULEVARD COMMERCIAL SUBDISTRICT JUNE 15, 2010 �I1111111�111111�111�111111 PETITION CP- 2008 -2 RANDALL BOULEVARD COMMERCIAL SUBDISTRICT EXPANSION E. DAVIDSON E N G I N E E R I N G GROWTH MANAGEMENT PLAN AMENDMENT RANDALL BOULEVARD COMMERCIAL SUBDISTRICT SECTION 27 TOWNSHIP 48 SOUTH, RANGE 27 EAST APPROXIMATELY f 51.496 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: MAY 14, 2009 Revised: AUGUST 21, 2009 Revised: SEPTEMBER 9, 2009 Revised: MAY 7, 2010 3530 Kraft Road, Suite #301 • Naples, Florida 34105 • Phone: 239.434.6060 • Fax: 239.434.6084 www.dav1dsonenaineerina.com Davidson Engineering, Inc. RESPONSE TO ORC REPORT DATED 4 -2 -2010 CP- 2008 -2 (AMENDMENT 10 -1) CIVIL ENGINEERING • PLANNING • ENVIRONMENTAL DAVIDSON E N G I N E E R I N G May 7, 2010 State of Florida Department of Community Affairs Mike McDaniel, Chief Office of Comprehensive Planning 2555 Shumard Oak Boulevard Tallahassee, FL 32399 -2100 (850) 488 -8466 Re: Proposed Comprehensive Plan Amendment 10 -1— CP- 2008 -2 Randall Boulevard Commercial Subdistrict DEPARTMENT OF COMMUNITY AFFAIRS — OFFICE OF COMPREHENSIVE PLANNING In reply to the Department of Community Affairs for Collier County Objections, Recommendations and Comments Report issued April 2, 2010, we offer the following responses: L Consistency with Chapter 163 Part II F. S., and Rule 9J -5 F.A.C. Objection (Land Use Guidelines): The text amendment does not establish meaningful and predictable guidelines and standards in the Collier County Growth Management Plan identifying the types of land uses and maximum densities and intensities of the uses that are allowed in the Randall Boulevard Commercial Subdistrict. The proposed amendment states that "Allowable uses shall be limited to all permitted and conditional uses of the C -4, General Commercial District, in the Collier County Land Development Code, Ordinance No. 04 -41, as amended, except that the following uses shall be prohibited...." This proposed amendment language defers to the Collier County Land Development Code the establishment of the land uses that are allowed within the Randall Boulevard Commercial Subdistrict; and this deferral does not establish meaningful and predictable guidelines and standards in the Growth Management Plan for the land uses that are allowed in the Subdistrict. Further, such deferral creates a self - amending comprehensive plan whereby amendments to the Land Development Code have the effect of changing the land uses that are allowed in the Subdistrict without such change undergoing the plan amendment process consistent with the requirements of Chapter 163, Part II, Florida Statues. Rules 9J- 5.005(5) and (6); and 9J- 5.006.(3)(b) and (c), F.A.C.; and Section 163.3177(6)(a), F.S. Recommendation: Revise the plan policy (text amendment) to establish meaningful and predictable guidelines and standards identifying the land uses and the maximum densities and intensities of the uses that are allowed in the Randall Boulevard Commercial Subdistrict. 3530 Kraft Road, Suite 301 • Naples, Florida 34105 • Phone: 239.434.6060 • Fax: 239.434.6064 www Dnv1dsnn Fnnineerina. com DAVIDSON E N I N E E R I N Response: The format and text the applicant now proposes in response was previously approved by the DCA in the Golden Gate Area Master Plan for another subdistrict which contains commercial uses. The following is the applicable section of the approved text of the existing "Pine Ridge Road Mixed Use Subdistrict" attached: "...as allowed in the Commercial Intermediate District (C -3) of the Collier County Land Development Code in effect as of the effective date of the adoption of this Subdistrict [Ordinance No. 03 -01, adopted January 16, 2003], are permitted within... " We propose that paragraph (f.) of the Randall Boulevard Commercial Subdistrict be amended to add the following language as a reference: "the permitted and conditional uses of'the C -4, General Commercial District in the Collier Land Development Code in effect as of the effective date of the adoption of the amendment of the subdistrict [Ordinance No. 2010 -. Adopted January /February _, 2010] ". Please also note that the text as transmitted already places a limit of 411,950 square feet of ,Moor area on all of the uses The amended text is enclosed. 4. Objection (Transportation Planning): The proposed amendment does not coordinate land use planning with transportation planning. The proposed amendment would increase the number of trips generated from the subject amendment parcel because of the intensification of the land use. Based on the County's staff report, the proposed amendment would generate peak hour tips that would exceed the available capacity on Randall Boulevard (Links 132 and 133). The amendment would generate 477 peak hour trips on Link 132, which has a remaining available capacity of 214 trips. The amendment would generate 318 peak our trips on Link 133, which has remaining available capacity of 214 trips. Randall Boulevard needs to be widened from 2 lanes to 4 lanes in order to maintain the adopted level of service standard both with and without the impact of the amendment. The amendment is not supported by data and analysis demonstrating that the road improvements that are needed to maintain the adopted level of service standard on Randall Boulevard are coordinated with the Capital hnprovements Element Five -year Schedule of Capital Improvements and the Transportation Element Future Transportation Map. The proposed amendment is not consistent with the Transportation Element Objective 5 and Policy 5.1. Rules 9J- 5.005(s) and (5); 9J- 5.006(l), (2), (3)(b)(1), (3)(c)7, and (4); 9J- 5.016(1), (2), (3), and (4); 9J- 5.016(1), (2), (3), and (4); 9J- 5.019(2), (3), (4), and (5), F.A.C.; and Sections 163.3177(6)(a), (6)(b), and (6)(j); and 163.3177(2), (3), (8), and (10), F.S. Recommendation: Revise the Capital Improvements Element and Transportation Element Future Transportation Map to include the road improvements that are needed to maintain the adopted level of service standards on Randall Boulevard. Support the amendment with data and analysis demonstrating that Amendment CP- 2008 -2 is coordinated and consistent with the Capital Improvements Element and Transportation Element. 2 bNOMML. glow DAVIDSON E N G I N E E R I N G Response: Collier County's Transportation Element Objective 5 and Policy 5.1 are referenced as the basis for the inconsistency objection. The Objective and Policy are attached Policy 5.1 expressly permits approval of a FLUE amendment which accesses or has a significant negative impact on the LOS of a deficient roadway segment or an adjacent deficient roadway segment, if "specific mitigating stipulations are also approved" In conjunction with approval of the Randall Boulevard Commercial Subdistrict amendment, the County and Developer are entering into a Developer Contribution Agreement in which the Developer is contributing without compensation to the County more than ten (10) acres of property in the Subdistrict to widen Randall Boulevard from two (2) to eventually six (6) lanes. Such a donation has been found by Collier County Review Staff as providing sufficient mitigation for the proposed project's impacts, thereby demonstrating consistency with Objective 5 and Policy 5.1. Furthermore, the applicant has revised and enclosed the Greenhouse Reduction Analysis indicating the potential savings in Greenhouse Gasses, fuel consumption as well as associated costs savings that would result from the project H. Consistency with State Comprehensive Plan Obiection: The proposed Comprehensive Plan amendments related to the objections raised above are not consistent with and do not further the following provisions of the State Comprehensive Plan (Chapter 187, Florida Statues) for the reasons noted in the objections raised above in Section 1: (e) Goal 15a. (Land Use); Policies 15.b.1, 15.b.2, and 15.b.6; (the amendments related to Objections 2, 4, 5, 6, 7 and 8); (f) Goal 17.a (Public Facilities); Policy 17.b.7; (the amendments related to Objections 2 and 4); (g) Goal 19.a (Transportation); Policies 19.b.3, 19.b.9, and 19.b.13; (the amendments related to Objections 2 and 4); and (h) Goal 25.a (Plan Implementation); Policy 25.b.7; (the amendments related to Objections 1 through 8). Recommendation: Revise the plan amendments as recommended for the objections raised above. Response: The justification and responses provided above are evidence of the proposed amendment's consistency. 3 LP DAVIDSON E N G I N E E R I N G For additional information, please contact me at (239)434 -6060 ext 2983 or by email at tim ,davidsonen inei eering com. Sincerely,I Tim Hancock, AICP Director of Planning El Collier County Growth Management Plan (VI) OBJECTIVE 5: The County shall coordinate the Transportation System development process with the Future Land Use Map. (III)(V)(VI) Policy 5.1: The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment or if it impacts an adjacent roadway segment that is deficient, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year planning period, unless specific mitigating stipulations are also approved. Traffic analyses to determine whether a petition or application has significant project impacts shall use the following to determine the study area: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Transportation Element: Objective 5 & Policy 5.1 Page 1 of 1 (VI)(VIII)(X) 2. Pine Ridge Road Mixed Use Subdistrict This Subdistrict is adjacent to the northwest quadrant of Interchange Activity Center #10, west of the Naples Gateway PUD, and comprises 16.23 acres. It consists of Tracts 1, 12, 13 and 28 of Golden Gate Estates, Unit 35, as recorded in Plat Book 7, Page 85, of the Public Records of Collier County. The intent of the Pine Ridge Road Mixed Use Subdistrict is to allow for a mix of both retail and office uses to provide for shopping and personal services for the surrounding residential areas within a convenient travel distance and to provide commercial services appropriately located along a collector roadway, Livingston Road. Well- planned access points will be used to improve current and future traffic flows in the area. Within this Subdistrict no more than 35,000 square feet of office - related uses on +3.2 acres are permitted within the eastern portion of this property, which includes a portion of Tract 28 and a portion of Tract 13. A maximum of 80,000 square feet of gross leaseable retail or office area, as allowed in the Corn ercial Intermediate District (C -3 ) of the Coffier County Lan Development Code in effect as of the effective date of the adoption of this Subdistnct fprdinance No 03 -01 adontAdjanijary 16 20031 are Permitted within the westem- 10.52 acres of this property. The C -3 uses are not an entitlement. Such uses will be further evaluated at the time of rezoning application to insure appropriateness in relationship to surrounding properties. A rezoning of the western 10.52 acres is encouraged to be in the form of a Planned Unit Development. Regulations for water management, uniform landscaping, signage, screening and buffering will be included in the rezoning ordinance to ensure compatibility with nearby residential areas, and shall be subject to the following additional criteria: • There shall be no access onto Livingston Woods Lane. • Shared access shall be encouraged • Building heights shall not exceed 35 feet. • There shall be a minimum setback area of 75 feet along the northern property line. • Driveway access, parking, and water management facilities may be allowed within the 75 foot setback area along the northern property line, but none of these uses shall be located closer than 30 feet to this line. • No freestanding automobile parking lots, homeless shelters or soup kitchens shall be permitted. • Within the eastern portion of Tract 28, 2.2 acres, more or less, shall be preserved as wetlands and no development shall occur within that area. • Within the western 10.52 acres, a loop road shall be constructed through the property to provide access from Pine Ridge Road to Livingston Road and to reduce traffic at the intersection. See Map 6 for a detailed map of this Subdistrict. (X) M Plan Amendment by Ordinance No. 2007 -19 on January 25, 2007 05/07/10 596578v9 DEVELOPER CONTRIBUTION AGREEMENT EMERGENT DEVELOPMENT THIS AGREEMENT ( "Agreement') is made and entered into this day of 2010, by and between Emergent Development Group II, LLC, a Florida limited liability company hereinafter referred to as "Developer," whose address is 3055 Terramar Drive, Naples, FL 34119, pursuant to the authorization set forth in the Agreement & Restrictive Covenant document filed with the GMP Amendment petition and The Board of County Commissioners of Collier County, Florida, as the governing body of Collier County, hereinafter referred to as "County" and Urika Oil, Inc., a Florida corporation, hereinafter referred to as "Urika"; PAC of Collier, Inc., a Florida corporation, hereinafter referred to as 'PAC'; Big Corkscrew Island Fire Control & Rescue District, hereinafter referred to as 'Fire District'. RECITALS: ' WHEREAS, Developer has legal control over pp r i tely 36.22 acres of property in unincorporated Collier County, Florida, (the "BDG P reels ") which a commercial planned unit development is proposed in combination wi oth ds r 1r ced herein; and WHEREAS, County owns + acr c in unincorporated Collier County (the "County Parcel ") of which is leased t . th tat to 3, Division of Forestry Service; and WHEREAS, Fire D' ct corporated Collier County one t 2.31 acre parcel on which is located afire Ouse a i tion building and a communication tower ('Fire District Parcel A ") and own ano er 5 acre unimproved parcel ( "Fire District Parcel B ") which abuts the southern boundar : of ire District Parcel A (collectively the 'Fire District Parcels "); and WHEREAS, Developer also has or will have control over + 5.46 acre parcel in unincorporated Collier County which is currently unimproved (the "Swap Parcel ") and which is proposed to be exchanged for the Fire District Parcel B; and WHEREAS, Urika Oil, Inc. owns and operates a service station and convenience store at the intersection of Randall Boulevard and hmmokalee Road (the "Urika Parcel'), and WHEREAS, PAC of Collier, Inc. owns and operates a shopping center on a parcel (the "Shopping Center Parcel") located between the Urika Parcel and the Fire District Parcel A; and WHEREAS, County will be widening and/or reconstructing and/or realigning the intersection of Randall Boulevard and /or Immokalee Road in connection with the widening (the 'Road Project'); and WHEREAS, the Road project will require the County to acquire lands from the EDG Parcels, the Urika Parcel, the Shopping Center Parcel, the Fire District Parcel A, and the County Parcel which will negatively impact the size, location and types of uses which exist or which may be allowed on these parcels; and WHEREAS, the impacts to the County Parcel will require the County to relocate the facilities of the Division of Forestry Services to other property; and 1 of 14 05/07/10 596578v9 WHEREAS, the Road Project will require changes to the existing access from Randall Boulevard to the Urika Parcel and the Shopping Center Parcel; and WHEREAS, the County would otherwise incur obligations to compensate the owners of the various parcels for lands needed for the Road Project; and WHEREAS, Developer proposes to develop the EDG Parcels, Fire District Parcel B and the County Parcel as a commercial planned unit development (the "Proposed Development "); and WHEREAS, PAC of Collier, Inc. proposes to expand and develop the Shopping Center Parcel by combining it with Fire District Parcel A, as a commercial planned unit development (the "Proposed Development B "); and WHEREAS, Developer has filed an application with the County (Petition CP- 2008 -2) to amend the County Growth Management Plan for the Golden Gat ea Master Plan (the "GMP Amendment ") to add the Proposed Development parcel the GMP's existing Randall Boulevard Commercial Subdistrict which presently cope g o only the Urika Parcel and the Shopping Center Parcel; and I WHEREAS, the Developer will also be the Proposed Development parcels forn th Commercial Planned Unit Develop t; d WHEREAS, this t ksilstrucfu available to serve the Propoled D e' p c Development occur on the p blic c Mies; and n with the County to rezone classification of Estates to insure that adequate public facilities are nt with when the impacts of the Proposed WHEREAS, it is to coed that this Agreement provides the specific mitigation stipulations necessary to cXply with GMP Transportation Element Policy 5.1 to make the Proposed Development and Proposed Development B consistent with the GMP; and WHEREAS, the parties have agreed to certain terms and conditions set forth below; and WHEREAS, after reasoned consideration by the Board of County Commissioners, the Board finds that the terns and conditions set forth below are in conformity with contemplated improvements and additions to the County's transportation network, and are consistent with both the public interest and with the County's comprehensive plan, and other regulations pertaining to development. WITNESSETH: NOW, THEREFORE, in consideration of Ten Dollars ($10.00) and other good and valuable consideration exchanged amongst the parties, and in consideration of the covenants contained herein, the parties agree as follows: 1. All of the above RECITALS are true and correct and are hereby expressly incorporated herein by reference as if set forth fully below. 2. The Developer will dedicate 80 feet of right away (50 ft within the existing utility easement + 30 ft additional) along the entire Randall Blvd frontage of the property as depicted in the attached Exhibit " ". Total acreage + 6.06 acres. 2of14 05/07/10 596578v9 3. One (1) year prior to the estimated commencement of construction of the Road Project, the Developer will acquire from the Fire District the Fire District Parcel B thru an exchange of the Swap Parcel, plus a cash equivalent equal to the tax assessed value as of the date of this Agreement, of the .46 acre difference between the parcels. Then the Developer will exchange the +5 acre Fire District Parcel B with the County owned 5.46 acre County Parcel, plus a cash equivalent equal to the tax assessed value as of the date of this Agreement, of the .46 acre difference between the parcels. Finally, the Developer will purchase, for cash, based on tax assessed values at the same time as the aforementioned transaction, the Fire District Parcel B, and then donate it to the County to provide for water management from the widened roadway and the Proposed Development. At the time construction commences on the Road Project, or sooner, the Developer shall construct the water management improvements to a size sufficient to accept and treat CFS of water management from the Proposed Development in addition to roadway as depicted in the attached Exhibit " ". All materials excavated from Fire District Parcel B are the property of the Developer for use as fill on the P osed Development site. 4. The Developer will provide for a to a ess route thru the Proposed Development that will assist in accommodating traf l ovem is through the Urika Parcel and the Shopping Center Parcel. The design of thes acce ints ill be a joint effort between the County Transportation Department, their Road ject ginee ' " consultant, the Developer and the owners of the Urika and Shoppin ter els. eveloper shall grant Urika and PAC an easement for ingress and egress, and ili s. a ge = + .5 acre. 5. The De el p ,t s erein, will agree to relocate the Forestry Service facility to the Swap Site — el ' 'na cial obligation of the County to facilitate this forced relocation. The Developer 'll ur -full liability insurance coverage during the relocation, and assume full financial respon bi i y or the relocation. 6. The Ownersof the Urika and Shopping Center Parcels agree to provide local access roadways thru their existing sites, consistent with the County's drafted transportation designs (CH2MHill Option 22a) that are jointly created with the County. Should the design wish to be changed from CH2MHi11 Option 22a at any point during the term of this Agreement, written approval for the proposed changes will need to be granted by the Developer, Urika and PAC prior to the changes going info effect. 7. The County shall reserve capacity within its transportation system for 390,950 square feet ( "SF ") 315,950 for retail and remaining 75,000 SF for office for the Proposed Development. The dedications and other improvements and contributions by the Developer satisfy all on -site and off -site mitigation and fair share requirements for the Proposed Development, including compensating rights -of -way for turn lanes. Prior to award of the First Contract for the Road Project, Developer shall be limited to and is approved to construct up to 100,000 SF of retail uses ( "Phase 1 "). At any time, Developer may construct above 100,000 SF upon pre - payment of transportation impact fees for any subsequent phases. 8. Attached as Exhibit " " is the master plan for access to the Proposed Development, and the Urika and Shopping Center Parcels. The County may require construction of turn lanes for necessity of public safety; however, the access points depicted in Exhibit " " shall not be closed, modified, restricted or relocated unless agreed to in writing by the County and the Developer, PAC and Urika for their respective access points. 3of14 05/07/10 596578v9 9. The costs of all traffic signalization at Eighth Street and Randall Boulevard shall be the responsibility of the Developer. 10. The Developer through an option purchase agreement with the owner of the Swag Parcel, has or will have control over a + 5.46 acre site on the SE comer of Randall Blvd and 8` St NE, parcel # 37801360006. If the GMP Amendment and rezoning for the Proposed Development are approved as required by paragraph fifteen (15), the Developer agrees to exercise this option purchase agreement within ninety (90) days of approval of the rezone, which date can be extended by the County Manager and Fire Chief for good cause shown. 11. In addition, the Developer agrees to provide at its sole cost and expense both financial and professional support up to a maximum of dollars for the preparation, design, entitlement and development of the Swap Parcel to receive relocation of the Forestry Service facility (see below for details). 12. In addition, PAC agrees to provide at its sole f d expense both financial and professional support up to a maximum of dollars tion, design, entitlement and development of the Swap Parcel to receive the relo ' n o sting Fire District facility, or an equivalent value in cash, at the Fire District's iscret n sw for details). 13. PAC, per the terms herein, will ee reloe Fire Station facility to the Swap Site — eliminating a potential fiadull o i io f the County to facilitate this relocation. PAC will ensure full liability i&Wan e • ver a the relocation, and assume full financial responsibility for the relocaton. 14. The Fire Dis :ct etolase to the Forestry Service the south half of the Swap Parcel. The term of the leas . sh b or a period of 99 years and the lease payment shall be the same per year as currently e s etween the Forestry Service and the County, or less if agreed to by the Fire District, County d the Forestry Service. 15. In the event that Developer's GMP Amendment Petition CP- 2008 -2 and the Planned Unit Development rezoning of the Proposed Development are not approved to include all of the uses and building square feet requested in Petition CP- 2008 -2, Developer may terminate this Agreement and if so terminated all parties to this Agreement shall be held harmless and relieved of any and all liability with respect to any and all of the rights and obligations of this Agreement. 16. PAC agrees to acquire the existing Fire District Parcel A with an address of 13240 Immokalee Rd, parcel # 37744080003, for the tax assessed value of the land only. PAC shall lease back to the Fire District the District's existing administration building located on the back portion of Fire District Parcel A. Said lease shall be for a period of years at a cost of dollars ($ .00) per year. The Fire District shall at its sole cost and expense maintain and insure the administration building and the portion of Fire District Parcel A leased to the Fire District. 17. There exists on Fire District Parcel A a communication tower facility which is leased from the Fire District to American Tower. American Tower in turn subleases a portion of its facilities to Collier County for emergency management services. A copy of those leases are attached as Exhibit . PAC agrees to assume the leases and be bound by the obligations of 4of14 05/07/10 596578v9 said leases. The Fire District agrees to swap the +5 acre Fire District Parcel B with the Swap Parcel. The .46 acre difference in the two parcels will be accommodated for by the exchange of cash in equal value to the .46 acres based on assessed value as of the date of this Agreement. 18. PAC agrees to provide both financial and professional support for the preparation, design, entitlement, and development of the Swap Parcel to receive the existing Fire Station facility, or an equivalent value in cash, at the Fire District's discretion. 19. The Developer and PAC agree to work directly with the Fire District, the County and the Forestry Service to design the detailed site plan for the Swap Parcel. Attached as Exhibit is a preliminary conceptual site plan. 20. The Developer agrees to design and construct water /sewer lines to the eastern edge of the Proposed Development to make service available to the Swap Parcel. It will be the financial responsibility of the Fire District to construct the site and building improvements necessary to tap into those lines. All other financial responsibi r the design, entitlement and construction of the Swap Parcel will be borne by the VDev and PAC, as r eferenced within this Agreement.The construction of private and in a tructure improvements, and relocation of the Forestry Service facility and th Fire n fa 'lity shall occur in the following sequence prior to commencement of constructio*of th d P 'ect: A. Developer and PAC a7 site grading, corIlLpel areas for Pys i facility on relocation ninety (90r Road Proi c sole expens e shall obtain permits, complete p hg e ild pads and on -site water management f e F restry Service facility and the Fire District ar ith the site to be turn-key ready to receive the tion facility and the Forestry Service facility no later than to the planned commencement of any construction on the B. Developer shall relocate the Forestry Service facility to the Swap Parcel, and PAC will relocate the Fire Station facility to the Swap Parcel, with both facilities relocated and fully operational, no later than sixty (60) days prior to the planned commencement of any construction on the Road Project, pending the availability of water /sewer access from the OrangeTree Utility Company ( "OTUC ") at the Swap Parcel. If water /sewer access is not yet available at the time the Road Project commences, the extension of the water /sewer lines to reach to the Swap Parcel will be embedded in the Road Project construction tasks, and the relocation of the Forestry Service facility and Fire Station facility to the Swap Parcel will be scheduled to occur within 30 days after water /sewer access is made available to the Swap Parcel. Responsibility to accommodate vehicular access into and out of the existing Forestry Service and Fire District sites, from the commencement of the Road Project until water /sewer access becomes available, will fall on the Transportation Department. C. Developer shall take no more than five (5) business days to relocate the Forestry Service facility so that operation of the facility can resume thereafter; however if relocation of the Forestry Service facility takes longer than five (5) days, Developer shall provide temporarily an operating facility acceptable to the County 5of14 05/07/10 596578v9 and Forestry Service until the facility has been relocated, and an occupancy permit granted. D. PAC shall take no more than ten (10) business days to relocate the Fire District facility so that operation of the facility can resume thereafter; however if relocation of the Fire District facility takes longer than ten (10) days, PAC shall provide temporarily a facility acceptable to the County and Fire District until the facility has been relocated, and an occupancy permit granted. E. The Developer shall obtain permits at its sole cost and expense for the water management facilities to be located on the Fire District Parcel B and Developer at its sole cost and expense shall excavate and construct the on -site water management facilities on Fire District Parcel B, to be completed no later than sixty (60) days prior to the planned commencement of any construction on the Road Project. The Developer shall obtain perrmo construct and maintain at its sole cost and expense, a sixty (60) foot wide to ocal access road open to the public and water management facili ' local access road shall be constructed in the approximate locati d pict in Exhibit _. The water management on the EDG P els be designed and constructed to accommodate utilities and to ac an "treat w `er management from the access road and convey wat ag t m the Road Project and the improved EDG Parcels /P s D elo me .t the Fire District Parcel B. The private local access ad i r ` . en ref enced herein shall be completed no later than sixty (60) da s pri `r armed commencement of any construction on the Road Project Th R ne and /or development and construction of Phase 1, as contemplated n ection 7 herein, shall not trigger any of the obligations in this Section 22. F. Urika shall obtain permits, construct and maintain at its sole cost and expense, a sixty (60) foot wide private local access road open to the public and water management facilities. The local access road shall be constructed in the approximate location depicted in Exhibit _. The water management on the Urika Parcel shall be designed and constructed to accommodate utilities and to accept and treat water management from the access road and convey water management from the Road Project and the improved EDG Parcels/Proposed Development to the Fire District Parcel B. Urika shall grant easements for ingress and egress, utilities, and water management to Developer and County and PAC in compliance with the terms of the immediately preceding sentence. The private local access road improvement referenced herein shall occur in conjunction with any contemplated Rezone on the Urika Parcel, or will be completed no later than sixty (60) days prior to the planned commencement of any construction on the Road Project. G. PAC shall obtain permits, construct and maintain at its sole cost and expense, a sixty (60) foot wide private local access road open to the public and water management facilities. The local access road shall be constructed in the approximate location depicted in Exhibit _. The water management on the 6of14 05/07/10 596578v9 PAC Parcel shall be designed and constructed to accommodate utilities and to accept and treat water management from the access road and convey water management from the Road Project and the improved EDG Parcels /Proposed Development to the Fire District Parcel B. PAC shall grant easements for ingress and egress, utilities, and water management to Developer and County and Urika in compliance with the terms of the immediately preceding sentence. The private local access road improvement referenced herein shall occur in conjunction with any contemplated Rezone on the PAC Parcel, or will be completed no later than sixty (60) days prior to the planned commencement of any construction on the Road Project. 21. Relocations of the Forestry Service facilities and the Fire District facilities within close proximity to their current operations are deemed to be revenue neutral for purposes of all impact fees and no impact fees shall be charged or collected for the facilities to be relocated and/or constructed on the Swap Site. 22. The burdens of this Agreement (incl th option to purchase), shall be binding upon, and the benefits of this Agreement shal `in re t all successors in interest to the parties to this Agreement, including any Propert . Swa 23. Developer acknowledg at th ''lur of this Agreement to address any permit, condition, term or restriction shall no 1W W rel .ve th ` pplicant or owner, or their successors or assigns, of the necessity of c n la , brdinance, rule or regulation governing said permitting requirements, co it or estrictions. 24. In the even statf of federal laws are enacted after the execution of this Agreement, which are appli b1 94o and preclude in whole or in part the parties' compliance with the terms of this Agreemen en in such event this Agreement shall be modified or revoked as is necessary to comply with such laws, in a manner which best reflects the intent of this Agreement. This Agreement shall not be construed or characterized as a development agreement under the Florida Local Government Development Agreement Act. 25. All parties shall execute this Agreement prior to it being submitted for approval by the Board of County Commissioners. This Agreement shall be recorded by the County in the Official Records of Collier County, Florida, within fourteen (14) days after the County enters into this Agreement. County shall pay all costs of recording this Agreement. A copy of the recorded document will be provided to all parties upon request. 26. This Agreement shall be governed by and construed under the laws of the State of Florida. The parties shall attempt in good faith to resolve any dispute concerning this Agreement through negotiation between authorized representatives. If these efforts are not successful, and there remains a dispute under this Agreement, the parties shall first use the County's then current Alternative Dispute Resolution Procedure. Following the conclusion of this procedure, either party may then file an action in the Circuit Court of Collier County, which shall be the exclusive venue with respect to any disputes arising out of this Agreement. 7of14 05/07/10 596578v9 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their appropriate officials, as of the date first above written. ATTEST: DWIGHT E. BROCK, Clerk 0 , Deputy Clerk Approved as to form and legal sufficiency: w, County Atto ey M Jeffrey A. Klatzko BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA Lo 8of14 Fred Coyle, Chairman 05/07/10596578v9 AS TO DEVELOPER AND PARTICIPANTS: Signed, sealed and delivered in the presence of Witness Name: Witness N EMERGENT DEVELOPMENT GROUP II, LLC, A Florida limited liability company By: John P. Sullivan, President (Attorney -in- Fact) Witness Name: Witness Name: Witness Name: Witness Name: rat C Inc. Maria Cabrera, President Urika Oil, Inc. (Corporate Seal) Francisco Colasso, President Big Corkscrew Island Fire and Rescue District IM 9of14 05/07/10 596578v9 Witness N Witness Collier County Board of County Commissioners LIM Fred Coyle, Chairman of the Board [NOTARY BLOCK ACKNOWLEDGEnENTS COIFOL#OW ON NEXT PAGE] 10 of 14 05/07/10 596578v9 State of Florida ) )ss. County of ) The foregoing instrument was acknowledged before me this day of 2010, by John P. Sullivan, President of Emergent Development Group II, LLC, a Florida corporation. He ( ) is personally known to me or has ( ) produced as identification. NOTARYSEAL State of Florida County of The foregoing ins JU( 2010, by Maria Cabrerpersonally known to me o NOTARY SEAL Notary Public Printed N Expiration Date ,nt v 'Icknowledged before me this day of ent of PAC of Collier, Inc., a Florida corporation. She ( ) is ( ) produced as identification. Notary Public Printed Name Commission No. Expiration Date 11 of 14 05/07/10 596578v9 State of Florida ) )ss. County of ) The foregoing instrument was acknowledged before me this day of , 2010, by Francisco Colasso, as President of Urika Oil, Inc., a Florida corporation. He ( ) is personally known to me or has ( ) produced as identification. NOTARYSEAL STATE OF FLORIDA COUNTY OF COLLIER The foregoing 2010, by Control & Rescue Di NOTARY SEAL Notary Public Printed Name Expiration Date l` /I i asracknowledged before me this day of , Big Corkscrew Island Fire - County, FL, who is personally known to me or has produced as identification. Notary Public Printed Name Commission No. 12 of 14 Expiration Date 05/07/10 596578v9 State of Florida ) )ss: County of Collier ) The foregoing instrument was acknowledged before me this day of 2010, by Fred Coyle, as Chairman of Collier County Board of County Commissioners. He (_)is personally known to me or has ( ) produced as identification. NOTARY SEAL Notary 13 of 14 IIIoLa Expiration Date 05/07/10 596578v9 SCHEDULE OF EXHIBITS 14 of 14 CIVIL ENGINEERING • PLANNING • ENVIRONMENTAL DAVIDSON E N G I IN EEP.ING May 7, 2010 State of Florida Department of Community Affairs Mike McDaniel, Chief Office of Comprehensive Planning 2555 Shumard Oak Boulevard Tallahassee, FL 32399 -2100 (850) 488 -8466 Re: Proposed Comprehensive Plan Amendment 10 -1— CP- 2008 -2 Randall Boulevard Commercial Subdistrict The followin¢ are the comments and responses to aeencv comments that were attached to the DCA response to CP- 2008 -2, the Randall Boulevard Commercial Sub - district Amendment: FLORIDA DEPARTMENT OF TRANSPORTATION In reply to the Florida Department of Transportation letter issued March 4, 2010, we offer the following responses for Collier County Proposed Comprehensive Plan Amendment 10 -1 (Amendment CP- 2008 -2 Randall Boulevard Commercial Subdistrict): FDOT Comment 4: While the amendment results in a potential increase in site - generated traffic, the site is not located in close proximity to State roadways. The amendment is therefore not likely to significantly impact state roadways. Response: Acknowledged FDOT Comment S: The department notes that the revised text in the Land Use Designation Description section of the Golden Gate Area Master Plan states that allowed land uses are those "that are permitted and conditional uses of the C -4, General Commercial District, in Collier County Land Development Code." The department recommends defining allowed land uses explicitly in the comprehensive plan because 9J- 5.005(6), F.A.C., states, "Goals, objectives, and policies shall establish meaningful and predictable standards for the use and development of land and provide meaningful guidelines for the content of more detailed land development and use regulations." Response: Please see the response to Item 3. Obiection (Land Use Guidelines) on page 2 of the previous letter which provides a remedy for this concern. 3530 Kraft Road, Suite 301 • Naples, Florida 34105 • Phone: 239.434.6060 • Fax: 239.434.6084 www . nnvidsnnFnninaarinn corn DAVIDSON E N G I N E E R I N G SOUTHWEST FLORIDA REGIONAL PLANNING COUNCIL In response to the Southwest Florida Regional Planning Council letter issued March 3, 2010, we offer the following responses for Collier County Proposed Comprehensive Plan Amendment 10- 1 (Amendment CP- 2008 -2 Randall Boulevard Commercial Subdistrict): 8. Is the Amendment consistent with the Strategic Regional Policy Plan: 4. Petition CP- 2008 -2 At the CCPC meeting, the petitioner proposed changes to the requested amendment to reduce the size of the development form from 431,950 square feet to 411, 951 square feet (finally per the County summary document to 370,950 square feet), increase the Randall Boulevard center PUD from 21,000 square to 31,000 square feet, and provided additional data and analyses. The CCPC recommended that County staff recommendations and text relating to the proposed project's allowable square feet figures, the C -4 zoning district, and the discontinuance of the Corkscrew Island Fire Station and Florida Division of Forestry Fire Tower be approved. Subsequent to the CCPC meeting, the petitioner provided additional data and analysis concerning the "need" for the commercial development and additional data concerning the requirements of HB 697. County staff expressed concerns about the "needs" information that was submitted, which dealt mainly with petitioner's conclusions reached about a grocery use as part of the development proposal, yet the proposed subdistrict text did not require a grocery store. The County staff was concerned because the petitioner claimed that the grocery store would reduce vehicle trips and provide enjoyment opportunities for the area's residents. Based on the information submitted, the County staff expressed concerns as to its accuracy. Based on the County staff report, the proposed amendment would allow a development that would result in the following County findings: The proposed site specific commercial amendment is a departure from the residents' established version for Golden Gate Estates; Response: The record created at the CCPC and BCC during the hearings for this petition repeatedly cited the work performed by the Horizon Study Master Committee and their recommendations applicable. The Horizon Study committee which was made up of residents from the Estates recognized repeatedly the need for additional commercial opportunities that would serve the need of residents of the Estates. It further recommended specifically that future significant commercial should be located on the periphery of the Estates. This project was conceived and designed to be in concert with the Horizon Study Committee recommendations. DE DAVIDSON E N G1 N E E R IN G Additionally, this petition was supported by individual residents, neighbors and the Estates community in general. It's location on the edge of the Estates and at the intersection of what will be ultimately two six lane arterial roads in the future was a significant factor in gaining community support. Secondly, the need for larger scale retail uses in the Estates which are not and cannot be provided for in the current designated neighborhood centers which can accommodate no more than 2 to 3 acres of commercial on any eligible corner was an additional concern. Lastly, this location would have the effect of reducing the trip length for more than half of the Estates residents in securing basic commercial needs and services. These were all factors that resulted in broad community support for this petition. 2. The Golden Gate Area Master Plan (GGAMP) limits new commercial projects in the Estates to uses generally found in the C -1 through C -3 zoning districts of the Collier County LDC, which are intended to serve the basic shopping needs of the area's residents; Response: This petition is designed to expand an existing commercial subdistrict which currently allows uses such as convenience stores and gas stations which are not permitted in the Neighborhood Centers. Neighborhood Centers are small commercial developments totaling generally less than 30,000 square feet each and serve the purpose of Convenience Commercial needs. Due to the small size of the Neighborhood Centers parcels and their limited ability to buffer adjacent residential parcels through creative site design, use limitations were approved that reflected the small scale nature of these corners. 3. Approval of the proposed subdistrict circumvents the master planning process and limits public involvement; Response: As cited above, this petition is consistent with the recommendations of the Horizon Study Master Committee. This is a group of Estates residents appointed by the Collier County Commission to make recommendations regarding the future of Golden Gate Estates (GGE). Over the course of a two-year public process, this committee held 6 official public participation meetings and the public was noticed and welcomed at the more titan 20 working meetings of the Committee. The committee also worked as a technical working group on the County Interactive Growth Model (CIGM). In the development of the CIGM model, one strategy recommended by the committee was "to locate the sites for facilities on its (the Estates) periphery in which the service area is sufficient to penetrate GGE so that the coverage provides the necessary level of services" The work performed by the Horizon Study Master Committee provided for extensive public involvement including the mailing of surveys to 2,150 households in the Estates that returned a 28% return rate. This amendment is consistent with 3 DAVIDSON C N G I N F E R I N G the recommendations, goals and work of the Horizon Study Master Committee and enjoys the support of community organizations and residents within the Estates. 4. The proposed development will most likely alter the semi -rural character of the Estates area by increasing noise, light and traffic; Response: This location is adjacent to one six lane arterial roadway with Randall Boulevard being planned as a six lane arterial in the future. There currently exists a gas station and convenience store and commercial multi - tenant building within the existing Randall Boulevard Commercial Subdistrict. A Fire Station and Forestry station are currently located within the boundary of the project and are planned for relocation to a parcel immediately East of the sub - district, across e Street Additionally, the presence of over 1,300 homes in the Orangetree PUD immediately to the north across Randall Boulevard represents a more urban transitional condition. The project is supported by adjacent residents who have remarked publicly that they would rather have this project as a buffer from the eventual road noise that will be generated as the Randall Boulevard is widened This immediate area has transitioned over time from semi -rural to a more suburban environment As such, the type and scale of development that is being proposed can be compatible with adequate buffering. To that end, the project is proposing a 75' native buffer between the development and the residential properties to the South. Building placement, massing and additional site related land use constraints will be addressed at the zoning stage to further strengthen the compatibility of the project with the surrounding area. 5. The intensity and scale of the proposed development is consistent with commercial intensities found in urban areas; Response: As identified in the Horizon Study Committee recommendations, this part of Collier County is grossly underserved in the area of retail commercial services. This requires long trip lengths to obtain many necessities and is a recurring complaint of residents, particularly in the Northern portion: of the Estates. The smaller Convenience Commercial uses that can occur in the existing Neighborhood Centers are not sufficient in size to accommodate mid to full size retail establishments such as grocery stores and mini - anchors like home and office supply stores, clothing stores, hardware stores, etc. Due to it's location on the periphery of the Estates, the project will allow for residents to have access to a wider range of retail shopping opportunities while minimizing impact on the rural character of the area. M DAVIDSON ENGINEERING 6. The project's Primary Trade Area (PTA) and Secondary Market Area (SMA) has been identified for a demand for community commercial serving uses in 2010 of about 8,714 square feet, increasing to approximately 195,034 square feet by 2030. (It should be noted that 210,000 square feet of community commercial land uses are proposed in CP 2008 -1 as seen above.); Response: With respect to commercial demand, CP- 2008 -1 was not transmitted for approval and thus should not be included in analysis of the demonstrated need for this project The petitioner provided data during the transmittal hearing that supports the need for this project The information included in the transmittal package to DCA and approved by the Board of County Commissioners as part of their deliberations included an exhibit, which identified the available and planned commercial development in the Primary and Secondary Trade Area for the project This table identified the demand that has been shown through the BCC adopted County Interactive Growth Model with respect to Neighborhood and Community Commercial areas that are necessary to serve the existing and future residents of the Estates. Staffs analysis included all existing and potential commercial development, including applications that were ultimately not transmitter. Furthermore, their analysis did not differentiate between the types of commercial addressed in the CIGM. The CIGM recognizes commercial developments consistent with the definitions provided by ULL• Convenience Center — contains a minimum of three stores and is typically no larger than 30, 000 square feet. Convenience Centers are usually not anchored by supermarkets, but by alternative stores, such as a minimarket. These centers are located to serve the immediate neighborhood as well as to capture sales from commuters. Neighborhood Center — provides for the day -to -day living needs of the immediate neighborhood. They are typically anchored by a supermarket and range from 30, 000 to 100, 000 square feet. Community Center — generally ranges from 100, 000 to 500, 000 square feet. Community Centers offer consumers a variety ofproducts -- both soft lines (apparel) and hard lines (hardware and appliances). Though department stores are not typically found in Community Centers, small - scale department stores sometimes can be found there. Some typical anchor tenants are super drugstores (e.g., CVS, Eckerd's), discount department stores (e.g., TJMaxx), or supermarkets (e.g., Safeway).' 'Dollars and Cents of Shopping Centers / The SCORE 2008, by ULI and ISCS LMM M) G DAVIDSON E N G I N E E R I N G By definition, the small Neighborhood Centers qualify as Convenience Centers since they are not physically capable of accommodating an anchor of sufficient size. The proposed project will initially fulfill the role of a Neighborhood Center and possesses the ability to serve as a Community Center in the future. If you look at the attached Exhibit GI which identifies the projected demand for Neighborhood and Community Centers in the Primary and Secondary Trade Areas, you find that the current trade area demand is at 444,495 square feet Again, this information is taken from the CIGM which has been approved by the Collier Board of County Commissioners for forecasting. Currently, within the PTA and STA of the project, Orange Blossom Ranch is permitted for up to 200,000 square feet of retail and office development. Orangetree PUD is currently permitted for up to 60,000 square feet or retail and office development. If you add these two projects together, a current DEFICIT remains of 184,495 square feet on paper, but in fact since neither Orange Blossom Ranch nor Orangetree have constructed a Neighborhood or Community center, the total demand of 444,495 square feet is currently unmet Exhibit GI assumes a typical phasing schedule for commercial development coming on -line within all three developments over the next 20 years. Included in the analysis is an additional 170,000 square feet of retail development within the Orangetree PUD which is in review but has not received approval to date. That development is also shown as being phased in over time which is a practical assumption. Exhibit GI shows that in the next 10 year planning horizon, with the percentage retail build out of each of the three projects at 59% for Randall Boulevard, 75% for Orange Blossom Ranch and 70% for Orangetree, the demand still exceeds the supply by 149,040 square feet in 2020. This analysis is limited to only the PTA and STA for this project When you factor in the whole of the Estates as shown in Exhibit HI, the deficit in 2020 grows to 311,351 square feet The question of demand is answered emphatically in the CIGM in that there exists today a significant deficit in Neighborhood and Community commercial to serve the residents of the Estates. Exhibits GI and HI show an appropriate phasing approach for all existing and planned projects within the project service area that are capable of meeting this need, yet there remains in 2020 and beyond a deficit of Neighborhood and Community commercial services for Estates residents. Simply put, the small neighborhood centers will not meet either the Neighborhood or Community demand identified in the CIGM model. Additional commercial projects must be approved to meet that demand, and this project is well located to achieve that objective. DE DAVIDSON E N G I N E E R I N G 7. The petitioner's market analysis identified that in the proposed project's PTA and SMA approximately 473,963 square feet of community center commercial land uses could be supported. However, the analysis did not less out the already approved community commercial supply of 200,000 square feet on 44 acres in the Orange Blossom Ranch PUD; Response: The analysis shown in the attached exhibit GI and discussed under item 6 above in detail accounts for the square footage contained in the Orange Blossom Ranch PUD. 8. The CIGM identifies a deficit of community commercial land uses in the Estates and Rural Settlement area will exist in year 2010 in the amount of 63,817 square feet and increase to 412,216 square feet by build -out. However, this deficit does not take into account the potential commercial square footage supply in the pending Big Cypress DRI, which is located approximately 6 miles from the proposed project site. The proposed DRI is likely to provide commercial and employment opportunities to residents residing in the eastern areas of the Estates; Response: The Big Cypress DRI is not yet approved However, the potential commercial square footage in Big Cypress is intended to serve the needs of the population associated with the project If an analysis were required that included the Big Cypress DRI potential commercial, it would also have to include the future residents as a population to be served. Based on past news articles, that population could total as many as 22,000 residents. This would have to be added to the demand side of the model While there will be some overlap in the Secondary Market areas of Big Cypress and the Randall Blvd Property, the fact that over 50,000 cars per day pass through the intersection of Randall Blvd and Immokalee Road make the location of the Randall Blvd Commercial Sub - district unique in that it represents the greatest opportunity to capture existing trips on the road This will serve to reduce green house gasses, fuel consumption and roadway congestion in the area. The Big Cypress DRI would be at the Eastern terminus of the Estates and would not have the same effect on the transportation network that the proposed project will have. 9. No significant public facility impacts, except those related to the transportation network are expected to occur as a result of the approval of this amendment; Response: Please see the attached draft Developer Contribution Agreement (DCA) that details the proposed transportation mitigation elements to address the proposed impacts. 7 DAVIDSON E N G I N E E R I N G 10. Approval of this request to add 390,959 square feet of commercial uses at the subject location may be deemed consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan, if the mitigation is approved by the BOCC; Response: Collier County's Transportation Element Objective 5 and Policy 5.1 are referenced as the basis for the inconsistency objection. The Objective and Policy are attached. Policy 5.1 expressly permits approval of a FLUE amendment which accesses or has a significant negative impact on the LOS of a deficient roadway segment or an adjacent deficient roadway segment, if "specific mitigating stipulations are also approved ". In conjunction with approval of the Randall Boulevard Commercial Subdistrict amendment, the County and Developer are entering into a Developer Contribution Agreement in which the Developer is contributing without compensation to the County more than ten (10) acres of property in the Subdistrict to widen Randall Boulevard from two (2) to eventually six (6) lanes. Such a donation has been found by Collier County Review Staff as providing sufficient mitigation for the proposed project's impacts, thereby demonstrating consistency with Objective 5 and Policy 5.1. Additionally, the DCA contains language with regard to the possible phasing of the project which demonstrates further compliance with Objective 5 and Policy 5.1. 11. The project consists of assembled properties that can accommodate community commercial uses. County staff is aware of no other assemblage in the Estates designated lands, except for land contained in the GMPA CP- 2008 -1 and the Orange Blossom Ranch 200,000 square feet; 12. The project will be served by central water and sewer; 13. The site has access to Randall Boulevard, a collector road that will eventually become a 4 -laned divided highway; and 14. All development in the Subdistrict will be subject to lighting requirements found in Policy 5.1.1. Given the information available in the County's submittal, Council staff has reviewed the proposed amendment request and finds it not regionally significant due to the fact the proposed development allowed by this amendment is just below the DRI threshold and therefore does not have the magnitude, location and character to be significant. Council staff's agrees with the County staff that this project is not consistent with the Golden Gate Area Master Plan and there is no "need" for a project of this size at the current time. Council staff finds that the proposed development, given the development location and character concerns of the project, is not consistent with the SRPP. DAVIDSON E N G I N E E R I N G Response: The project need has been established through the analysis under items 6 and 8 above and as found in exhibits G1 and ffi (attached) which address specifically the demand for Community and Neighborhood Commercial in the Estates. Most retail developments of this size are brought "on- line" in successive phases as further illustrated on Exhibits G1 and HI. In the original analysis provided by staff, all commercial acreage was considered as being "equal" in providing for the needs of the residents of the area, regardless of its size or ability to provide a higher level of commercial service such as a supermarkets or home goods stores. Further complicating staffs analysis was the inclusion of multiple commercial applications which were all required to be factored into the analysis at the time. Many of those petitions have been withdrawn or are not included in this cycle and therefore should be removed,/rom consideration. The project is consistent with the Golden Gate Area Master Plan in that it is an expansion of an existing commercial sub - district in a location that complies with recommendations made be a citizen driven committee appointed by the Board of County Commissioners to address the future growth of the Golden Gate Estates. 10. The effects of the Proposed Amendment on Regional Resources or Facilities Identified in the Strategic Regional Policy Plan: 4. The proposed development that would result if this requested amendment is approved is just below regionally significant thresholds for a DRI and therefore will not have regionally significant impact on regional resources due to its magnitude, location or character. The need for additional commercial development in this planning area of the County was not finalized by the petitioner with the County staff. Council staff supports the County finding that the proposed amendment is not needed at this time. Response: Please note the responses above, specifically items 6, 8 and 9. 11. Extra - Jurisdictional Impacts that would be Inconsistent with the Comprehensive Plan of the Affected Local Government: 4. The development that would result if the proposed amendment is approved has the potential to have extra jurisdictional impacts that would be inconsistent with the County's Comprehensive Plan. Transportation impacts from a project this size could impact the regional roadway network without proper mitigation. The proposed amendment due to its magnitude was identified by the County staff to exceed the need in the subject planning areas of the County. Council staff found that the project is inconsistent with the SRPP due to the lack of need for the project based on the County staff analysis. 6 DE DAVIDSON ENGINEERING Response: Please note the responses above, specifically items 6, 8 and 9. 12. Compatibility among local plans including, but not limited to, land use and compatibility with military bases: 4. If approved, this amendment will result in commercial development that has not been shown to be needed and therefore inconsistent with the local plans. The proposed amendment will provide for commercial development at a location that is not currently approved for commercial and because is just below DRI magnitude and because of its location and character, it will have significant but not regional impacts. The proposed amendment will not impact any military bases. Response: Please note the responses above, specifically items 6, 8 and 9. 13. Impacts to significant regional resources and facilities identified in the Strategic Regional Policy Plan, including, but not limited to, impacts on groundwater recharge and the availability of water supply: 4. If approved, this amendment will result in an increase in development and thereby result in more impervious surfaces in the planning area. This action will reduce the groundwater recharge on the subject site. Because of the magnitude, location, and character of the proposed development, the requested amendment will have significant impacts on County resources, but does not reach the level of development to have significant impact on regional resources. Because of the proposed development that would result from this amendment was determined to exceed the need in the subject planning area, the potential impacts on regional resources will not be addressed at this time. Response: The project if approved will be required to meet all water management requirements of the South Florida Water Management District including but not limited to water quality and quantity standards. The project is not identified as being in an area of significant recharge. By limiting discharge of storm water to a rate similar to the pre - development condition, the water management system will have to be designed to "hold" water in significant volumes to allow for pre - treatment and limited discharge rates. This will help improve recharge to surficial aquifers. The issue of demonstrated need for the project has been addressed previously in this document 10 L11E, DAVIDSON E N G I N E E R I N G 14. Affordable housing issues and designation of adequate site for affordable housing: 4. The proposed amendment will not have significant regional impacts on affordable housing in the County. The development that would result from the proposed amendment would be located in a part of the County where sufficient affordable housing is available due to the current economic situation of southwest Florida. Response: Acknowledged 15. Protection of natural resources of regionally significance identified in the Strategic Regional Policy Plan including, but limited to, protection of spring and groundwater resources, and recharge potential: 4. The commercial development that would result from this amendment will have significant impacts on County resource, but because the proposed development will be below DRI levels it will not have the magnitude, location or character to significantly impact regional natural resources, recharge potential or groundwater resources. There are no springs requiring protection on or near the subject site. Response: Due to the transportation mitigation strategies contained in the attached Developer Contribution Agreement, the applicant has addressed the issue of "impact on County Resources ". 16. Compatibility with regional transportation corridors and facilities including, but not limited to, roadways, seaports, airports, public transportation systems, high speed rail facilities and intermodal facilities: 4. The commercial development that would result from this amendment does not have the magnitude, location or character to significantly impact regional roadways, airports, public transportation systems, high speed rail facilities, and intermodal facilities. There are no seaports in southwest Florida and the proposed amendment will not significantly impact water access in the region. Response: Acknowledged. 17. Adequacy and compatibility with emergency preparedness plans and local mitigation strategies including, but not limited to, the impacts on and availability of hurricane shelters, maintenance of county hurricane clearance times, and hazard mitigation: The commercial development that would result from the proposed amendment will not significantly impact the adequacy or compatibility with emergency preparedness plans and local mitigation strategies. The proposed commercial project will not significantly impact 11 DC DAVIDSON E N G I N E E R I N G the availability of hurricane shelters, maintenance of county hurricane clearance times, or hazard mitigation. Response: Acknowledged 18. Analysis of the effects of extra - jurisdictional impacts which may be created by the amendment: 4. Due to the location and sub - threshold magnitude of the proposed development that would result from the requested amendment, there are not regionally significant extra jurisdictional impacts created by the requested amendment. Response: Acknowledged For additional information, please contact me at (239)434 -6060 ext 2983 or by email at tim - davidsoneneineerinc.com. -- Sincerely], Tim Hancock, AICP 12 CHANGES TO DOCUMENTS TO REMOVE TRACT 71 FROM THE APPLICATION 6 -1 -10 CIVIL ENGINEERING • PLANNING • ENVIRONMENTAL DAVIDSON E N G I N E E R I N G June 1, 2010 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 — additional revisions to address parcel change. Dear Ms. Mosca, As identified in our correspondence dated May 27, 2010, one of the participating property owners with respect to the application to amend the Randall Boulevard Commercial Subdistrict has asked to be removed from the application. He was previously added for purposes of addressing the Randall Blvd road design effort and the Transportation Mitigation component of the application. His property is not a part of the community scale development that is the "core" of this application. As it became clear that his concerns with the Randall Blvd redesign may not be resolvable, it made sense for his property to be withdrawn. But in keeping with our obligation to be consistent with the mitigation requirements of Policy 5 and 5.1, we've continued working closely with the Transportation Dept to resolve the redesign challenges at the Immokalee Rd/Randall Blvd intersection, and the final redesign now emerging should satisfy our mitigation requirement. The property being removed is Tract 71, the location of an existing gas station. This property is currently zoned for commercial development and the net effect on the overall application is the removal of 10,000 square feet of "new" retail square footage that was allocated to this Tract. Additionally, the verbiage for the GMP Amendment will revert back to the prior land uses for Tract 71 while the balance of the property owners within the district will be subject to the previously requested and transmitted land uses and constraints. Information was provided to you on Friday, May 28`I' in order to allow for as much review time as possible, particularly with regard to any revisions to the GMPA language. At that time we were advised that any additional changes to the application resulting from - the removal of Tract 71 could be included in a separate section within the submittal. This 3530 Kraft Road, Suite 301 • Naples, Florida 34105 • Phone: 239.434.6060 • Fax: 239.434.6084 www.DavidsonEnqineerina.com De DAVIDSON E N G I N E E R I N G cover letter and associated attachments will serve to identify those changes. This information includes and incorporates the information previously provided on May 27`h The changes necessitated by the removal of Tract 71 are as follows: 1. Exhibit A: The application for GMPA has been amended to remove any reference to Tract 71 and the amended application is attached. The total acreage of the sub - district will not change. 2. Revised GMPA language is attached that reduces the overall developable square footage downward from 411,950 square feet to 401,950 square feet. The development standards for Tract 71 will remain as they are currently with the proposed land uses and restrictions applying to all other parcels in the district. Additionally, a commitment to construct a grocery store with a minimum size of 35,000 sq. ft. within the first 100,000 sq. ft. of retail development has been added. 3. Exhibits D, E, E.1, F and G are informational maps that identify the project boundaries with respect to location, zoning, land use designation, etc. Since Tract 71 is currently part of the Randall Blvd. Commercial Subdistrict, these exhibits are not being amended but it should be noted that any reference to Tract 71 or the Randall Blvd Center PUD is for informational purposes only and is not affected by the application to amend the Subdistrict. 4. Exhibit J includes deeds with reference to Tract 71 (parcels Ws 37745120001 and 37745180009). For purposes of review, pages 9 through 15 of this section should be disregarded. 5. The EIS (Exhibit M) still includes references to the ecological properties of Tract 71 but has no bearing on the proposed amendment and has therefore not been amended. 6. The TIS (Exhibit N) has been revised to correct and clarify the square footage for the project and the timing for which any development is anticipated to occur. The TIS indicates that no more than 100,000 sq. ft. of commercial development can come on line prior to 2014 per the Phase I Randall Blvd design which will become part of the Developer Contribution Agreement (DCA). The TIS then shows project build -out by 2018 after the widening improvements to the Randall Blvd from Immokalee Rd to 8th St NE are implemented, also per the DCA. This is an aggressive build -out schedule but one that the applicant felt represents the most conservative approach when viewing roadway capacity issues. 7. The applicant also recognizes that the Market Needs analysis included in the "Response to ORC Report" dated April 2, 2010 utilized different years when compared with the TIS regarding how square footage would come on line. The Market Needs analysis is based on the CIGM data (Exhibits G1, Gla, Glb, H1, Hla and Hlb) and has moved the build out date to 2020 instead of 2030 as was previously submitted. This was done to conform more closely to the TIS data but since the CIGM data is provided for each five year increment, an extrapolation to 2018 was not possible. Therefore, an unavoidable 2 year gap exists due to the limitations of the data contained in the CIGM analysis. LAE DAVIDSON E N G I N E E R I N G 8. The GHG analysis presents a different type of analysis based on number of households that will see a reduction in vehicle miles travelled due to the presence of new retail in this location. The revised report which is attached definitively shows a reduction in Greenhouse Gasses would result from this project. While the report carries the potential reduction out to 2060 which is the projected build - out of the Estates area, it has been amended to more clearly show the potential reduction in a shorter period such as 2020. Please see the new table inserted in the report for this information. This summary of changes is being provided to assist with the review process and should you need additional information of clarification on any of the above items, please do not hesitate to contact me Sincerely, 7� Aolr- Tim Hancock, AICP Director of Planning DE iRN APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER DATE RECEIVED, PRE - APPLICATION CONFERENCE DA 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. 0 0 SUBMISSION REQUIREMENTS GENERAL INFORMATION Name of Applicant(s): Emergent Development Group, Inc Company: Emergent Development Group. Inc Mailing Address: 933 Honeysuckle City: Grapevine State: TX Phone Number: (214) 529 -9636 Fax Number: Zip Code: 76051 Name of Agent`: Tim Hancock, AICP THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company /Firm: Davidson Engineering Mailing Address: 3530 Kraft Rd, Suite 301 Exhibit A - GMPA.Application I w�ww.davidsonengineering.com E DAVNDSON City: Naples State: FL Zip Code: 34105 Phone Number: (239) 434.6060 Fax Number: (239) 434.6084 Email Address: tim(cDdavidsonengineering.com C. Name of Agent *: Bruce Anderson * THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company /Firm: Roetze/ & Andress Law Firm Mailing Address: 850 Park Shore Drive City: Naples State: FL Zip Code: 34103 Phone Number: (239) 649 -2708 Fax Number: (239) 261 -3659 Email Address: banderson(a)ralaw.com D. Name of Owner(s) of Record: Please see pages 3 & 4 of this Exhibit for the list of property 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 pas 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 Please see pas 17 -20 of this Exhibit Percentage of Stock Exhibit A - GMPA Application www.davidsonengineering.com DAYWPAIN C. ra F G. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Please see pas 21 -23 of this Exhibit Percentage of Interest 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 pa 24 of this Exhibit 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 pg 25 of this Exhibit If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address Please see Exhibit K Percentage of Ownership 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 Acquired Individual Ownership 1. 37744080003 2. 37744120002 3. 37750040008 Corporate Ownership 4. 37746760004 5. 37746720002 6. 37748480104 7. 37748480007 Big Corkscrew Island Fire Control 6127186 Rescue District Big Corkscrew Island Fire Control 116100 Rescue District Collier County 8129185 CAB of Collier Inc. 12121100 CAB of Collier Inc. 12121100 Randall Land Trust Agreement 1131108 Emergent Development Group Inc. Randall Land Trust Agreement 4128106 Emergent Development Group ll LLC Exhibit A - GM PA Application s www.david son engineenngxom DIE DAVIRR9N Trust Ownership 8. 37745200002 Angela Iglesias 12115106 9. 37746840005 Randall Land Trust Agreement 4128106 10.37746800003 William M. Grant Revocable Trust 10127195 11. 37748520006 William M. Grant Revocable Trust 1015105 12. 37748560008 William M. Grant Revocable Trust 1131108 13. 37750000006 William M. Grant Revocable Trust 9111197 If Petitioner has option to buy, indicate date of option: Properties Under Option: Folio Number(s) Owner(s) of Record Option Term Individual Ownership 14. 37750120009 Richard and Anna Eckstein 4121108 — 4120110 15. 37750080000 Joseph and Alicia Cabal 2125108 — 2124110 Existing Randall Boulevard Commercial Subdistrict Properties to be Included with Authorization: Folio Number(s) Owner(s) of Record Acquired Corporate Ownership 16. 37745120001 PAC of Collier Inc. 1/15/99 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. DESCRIPTION OF PROPERTY A. Legal Description: Please see Exhibit O for Survey and Legal Description B. Section: 27 Township: 48S Range:27E Exhibit A - GMPA Application 4 www.davidsonengineering.com e D, YIPSON 10 C. Tax I.D. Number (Folio #): 37744080003, 37744120002, 37750040008. 37750120009 ,37750080000.37744040001, 37746760004 .37746720002.37745200002. 37746840005 .37746800003,37748480104, 37748480007 ,37748520006.37748560008, 37750000006 D. General Location: ± 56.496 acres located immediately south of Randall Boulevard. bordering 8" Street NE on the east and extending to the Corkscrew Canal to the west. E. Planning Community: TAZ: G. Size in Acres: H. Zoning: Present Future Land Use Map Designation (s): TYPE OF REQUEST Rural Estates 396 + 56.496 ac E — Estates (STAN --4) & PUD — Planned Unit Development Estates Designation & Randall Boulevard Commercial Subdistrict A. Growth Management Plan Element(s) OR Sub - Element(s) to be amended: Future Land Use X Golden Gate Area Master Plan Immokalee Area Master Plan Capital Improvement Transportation Housing Coastal & Conservation Recreation & Open Space Intergovernmental Coord. Potable Water Sanitary Sewer Solid Waste Drainage Natural Groundwater Aquifer B. Amend Page 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. (Proposed GMPA Text Amendment Language). C. Amend Future Land Use Map(s) designation, FROM: Estates Designation & Randall Boulevard Commercial Subdistrict TO: Randall Boulevard Commercial Subdistrict Exhibit A — GMPA Application www.davidsonengineering.com E DAVIDSON D. Amend other Map(s) and Exhibits as follows: (Name & Page #) subject property. E. Describe additional changes requested: No additional changes are being requested 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 % x 11 shall be provided of all aerials and /or maps. A. LAND USE 1. X Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. Please see Exhibit D (Location Map). 2. X Provide most recent aerial of site showing subject boundaries, source, and date. Please see Exhibit E (Aerial Plan). 3. X Provide a map and summary table of existing land use and Zoning within a radius of 500 feet from boundaries of subject property. Please see Exhibit F (Zoning Map). B. FUTURE LAND USE DESIGNATION 1. X 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. Exhibit - GMPA Application 6 www.davidsonengineering.com E DAVNDSON C. ENVIRONMENTAL X Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE 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. Please see Exhibit E1 (Aerial Plan w /FLUCCS Overlay) and Figure 5 on page 6 of the amended EIS (Exhibit M) for soils information. 2. X Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and /or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). Please see Exhibit E2 (Species Survey Data Table). 3. N/A Identify historic and /or archaeological sites on the subject property. Provide copy of County's Historical/ Archaeological Probability Map and correspondence from Florida Department of State. Please see Exhibit H (Historical /Archaeological Probability Correspondence). D. GROWTH MANAGEMENT Reference 9J- 11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. No Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J- 11.006(1)(a)7.a, F.A.C.) If so, identify area located in ACSC. 2. No Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S.? 3. No Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187(1)(c), F.S.? (Reference 9J- 11.006(1)(a)7.b, F.A.C.) Exhibit A — CMPA Application 7 wv,,w.davidsonengineering.com E DAV�D�Sa4N 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 and /or intensity to the uses permitted in a specific land use designation and district/subdistrict identified (commercial, industrial, etc.), or is the proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J- 5.006(5) F.A.C.). If so, provide data and analysis to support the suitability 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, F.A.C.). The proposed amendment will result in an increase of up to E. PUBLIC FACILITIES 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 existing RBCS is served by private well systems. The further discussion. b) X Sanitary Sewer: Exhibit A - GMPA Application a www.davidsonengineering.com DAV�DFSQN C) X Arterial & Collector Roads: Name of specific road and LOS Please see the TIS (Exhibit N) d) X Drainage e) X Solid Waste The existing RBCS is currently served by Waste Management. The solid waste generated by the future RBCS GMPA will not adversely impact the current level of service. Please see Exhibit P for further discussion. f) N/A Parks: Community and Regional: systems. If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and /or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1. 1.2 and 1.1.5). X Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services). Please see Exhibit I (Existing Public Services). Exhibit A - GMPA Application e w vjkv davidsonengineering.com Wffl "?WN 3. X Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. Service Provider Channe Schools: Collier County Schools N/A Fire Protection: Big Corkscrew Fire Demand for services will increase minimally but will be offset by the collection of impact fees and ad valorem taxes. EMS Service: Collier County Demand for services will increase minimally but will be offset by the collection of impact 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 Figure 8. (page 21 of the Exhibit M) for a zoning map with a Flood Insurance Rate designation. 2. STAN --4 Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) Please see Exhibit M (page 24 of 35) 3. N/A Traffic Congestion Boundary, if applicable 4. N/A Coastal Management Boundary, if applicable 5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). Exhibit A — GMPA Application 10 www.davidsonengineering.com E DAV .'DPON G. SUPPLEMENTAL INFORMATION X $16,700.00 non - refundable filing fee, made payable to the Board f County Commissioners, due at time of submittal. 2. N/A $9,000.00 non - refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 3. X Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) Acknowledged 4. X Proof of ownership (Copy of deed). Please see Exhibit J (Property Deeds) 5. X Notarized Letter of Authorization if Agent is not the Owner (see attached form). Please see Exhibit K (Notarized Letters of Authorization) 6. X 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may be required. Maps, aerials, sketches shall include: North arrow; name and location of principal roadways shall be at scale of 1" _ 400' or at a scale as determined during the pre - application meeting, identification of the subject site, legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal -size folder. For all oversized exhibits, at least one copy must be submitted at 8-1/2 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. Exhibit A - GM PA Application wvw,,.davidsoncngineering.com OVE MX 1950N DISCLOSURE OF INTEREST INFORMATION Exhibit A — GMPA Application 12 www.davidsonengincering.com e DAYNDMtI DISCLOSURE OF INTEREST INFORMATION A. Individual Owners Big Corkscrew Island Fire Control Rescue District 13240 Immokalee Road Naples, FL 34120 Ownership: Tax ID /Folio #: Legal Description: Acreage (Prop Appr / Survey) Ownership %: Ownership: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey) Ownership %: Local Goverunent 37744080003 THE WEST ONE /HALF (' /z) 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% Local Government 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% Exhibit - GMPA Application B www.davidsoncngineering.com DE I DISCLOSURE OF INTEREST INFORMATION A. Individual Owners Collier County 3301 Tamiami Trail E. Naples, FL 34112 Ownership: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Local Government 37750040008 GOLDEN GATE EST UNIT 23 TR 126 OR 1154 PG 691 5.46 ac / 5.46 ac 100% ExhibitA - GWA Application 14 www.davidsonengineering.com DE DISCLOSURE OF INTEREST INFORMATION A. Individual Owners Richard M. & Anna Eckstein 2451 8th Street NE Naples, FL 34120 Tax ID /Folio #: 37750120009 Legal Description: GOLDEN GATE EST UNIT 23 N 150FT OF TR 127 Acreage (Prop Appr / Survey): 2.34 ac / 2.34 ac Ownership %: 100% Exhibit A - GMPA Applicaboo I s wwwdavidsonengirneering.com ED E RA%Y.W ON DISCLOSURE OF INTEREST INFORMATION A. Individual Owners Joseph 1. & Alicia Cabal 1585 W. 76th Street Hialeah, FL 33014 Tax ID /Folio #: 37750080000 Legal Description: GOLDEN GATE EST UNIT 23 S 180FT OF TR 127 Acreage (Prop Appr / Survey): 2.81 ac / 2.81 ac Ownership %: 100% Exhibit A - GMPA Application 16 www.davidsooengineering.com E D aVHD501V DISCLOSURE OF INTEREST INFORMATION B Corporate Owners PAC of Collier, Inc. (Florida Corporation) 5141 Seahorse Ave Naples, FL 34103 Tax ID /Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Stockholders / Officers: 37744040001 GOLDEN GATE EST UNIT 23 E1 /2 OF TR 54 LESS THAT PORTION FOR R/W AS DESC IN OR 3111 PG 0500 2.55 ac / 2.51 ac 100% (l) 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 www.davidsonengineering.com DE DISCLOSURE OF INTEREST INFORMATION B Corporate Owners CAB of Collier, Inc. (Florida Corporation) 5141 Seahorse Ave Naples, FL 34103 Tax ID /Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID /Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Stockholders / Officers: 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% 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% (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 18 www.davidsonengineering.com e D "VNDSON DISCLOSURE OF INTEREST INFORMATION B Corporate Owners Emergent Development Group, Inc. (Florida Corporation) 3055 Terramar Dr Naples, FL 34119 Tax /Folio ID #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax /Folio ID #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Stockholders / Officers: 37748480007 THE EAST V2, 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 11.24% (.29 ac) 37748480104 THE WEST V,, 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 25% (.645 ac) John P. Sullivan, Pres, VP, Treasurer, Secretary (100% ownership) 3055 Terramar Dr Naples, FL 34119 Exhibit A - GMPA Application N wwxv.davidsonengineei"ing.com DE C Trusts DISCLOSURE OF INTEREST INFORMATION Angela Iglesias Revocable Trust 3209 W. Woodlawn Ave Tampa, FL 33607 Tax ID/Folio #: 37745200002 Legal Description: GOLDEN GATE EST UNIT 23 TR 72 Acreage (Prop Appr / Survey): 5.15 ac / 5.15 ac Ownership %: 100% Trustee: Angela Iglesias 3209 W. Woodlawn Ave Tampa, FL 33607 Successor Trustee: Manuela Spencer 3213 W. Woodlawn Ave Tampa, FL 33607 Beneficiary: Angela Iglesias, as Owner and Trustee (100 %) 3209 W. Woodlawn Ave Tampa, FL 33607 Successor Beneficiaries (2): (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 ExhibitA - GMPA Application 20 www.dividsonengineering.coin FM6 1E Li DAYNDSON C Trusts DISCLOSURE OF INTEREST INFORMATION Randall Land Trust Agreement 2900 14th Street N. Naples, FL 34103 Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID /Folio #: Legal Description: Acreage (Prop Appr / Survey) Ownership %: 37746840005 GOLDEN GATE EST UNIT 23 W 180FT OF TR 90 2.81 ac / 2.81 ac 100% 37748480104 THE WEST '/,, 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 %2, 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) Trustee: Lisa Aldikacti 1500 Bonita Lane Naples, FL 34102 Beneficiary (2): (1) Timothy J. Cotter Trust (50 %) Timothy J. Cotter Trustee and 100% Beneficiary 1471 Mandarin Rd Naples, FL 34102 Exhibit A - CM PA Application 21 www.davidsonenginccring.com IE PAVnD50N eeei�. c, (2) Adell S. Cotter Trust (50 %) Adell S. Cotter Trustee and 100% Beneficiary 1471 Mandarin Rd Naples, FL 34102 Exhibit - GMPA Application 22 www.davidsorrengineering.com DAVHDSON C Trusts DISCLOSURE OF INTEREST INFORMATION William M. Grant Revocable Trust 102 N. Harvard Blvd Los Angeles, CA 90004 Tax ID /Folio #: Legal Description: Acreage (Prop Appr / Survey) Ownership %: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID /Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: 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 18OFT 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% Trustee: William M. Grant 102 N. Harvard Blvd Los Angeles, CA 90004 Successor Trustee (2): Beneficiary (1): 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 Exhihit A - GMPA Application 2:i www.davidsonengineering.com L ME PAYIDS0N DISCLOSURE OF INTEREST INFORMATION D Limited Liability Companies Emergent Development Group II, LLC 3055 Terramar Dr Naples, FL 34119 Tax/Folio ID#: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Owners / Officers: 37748480007 THE EAST 1/2, 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) 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 24 www.davidsonengineering.com Lj P°sY�4$O.l� DISCLOSURE OF INTEREST INFORMATION E Contract for Purchase Emergent Development Group II, LLC 3055 Terramar Dr Naples, FL 34119 Option Purchase Agreements for: Tax /Folio ID #: Legal Description: Acreage (Prop Appr / Survey) Ownership %: Tax/Folio ID #: 37750080000 Legal Description: Acreage (Prop Appr / Survey): Ownership %: Owners / Officers: 37750120009 GOLDEN GATE EST UNIT 23, N 150FT OF TR 127 2.34 ac / 2.34 ac 100% GOLDEN GATE EST UNIT 23, S 18OFT OF TR 127 2.81 ac /2.81 ac 100% 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 - GMPA Application 2 , www.davidsonengineering.com DC RN GROWTH MANAGEMENT PLAN POLICIES Exhibit A — GM PA App Iicatinn 26 www.davidsonengineering.com IE DAVIWS N Randall Boulevard Sub - District: The proposed Growth Management Plan Amendment (GMPA) 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 of land use type. The proposed GMPA is the first step toward to a commercial rezone that will provide appropriate interconnections within the subiect property and to existing parcels and roadways to the west, north and east. This proiect will create a near fully integrated site with access constraints that do not adversely 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 proposed GMPA furthers the intent of goal #3 by providing " in demand" services to existing and future planned residences in the area. The service demand is further outlined in Exhibit L (Market Conditions Study). Please see the responses to the F.L. U.E. policies above. Goal 3 as further defined by Obiective 3.1 and Policy 3. 1.1 addresses specifically the placement and designation of Neighborhood Centers within Golden Gate Estates and their compliance with design criteria established for them. These centers serve to provide very limited services to portions of the Estates, but due to the design and land use limitations contained in the GMP with regard to these centers, they are insufficient in size and location to provide the necessary retail services for the existing and future Estates emulation. The general ineffectiveness of these centers to achieve their intended purpose was hikhlizhted by the Horizon Study Master Committee in a report to the Board of Commissioners in September of 2008 which states "The romotion of commercial and industrial land uses in the study area which assist in altering the current transportation modal splits are necessary to reduce traffic congestion and trip lengths. "" In order to provide needed retail services to the Estates, you have primarily two options. The first is to convert lands wholly within the Estates at maior intersections into retail nodes. The second is to convert lands on the periphery of the Estates along established travel routes into commercial centers. It is the intent of this application to identify an additional 48.84 acres of land that lie adjacent to and across the street from existing commercial development and/or commercial zoning as an appropriate location fo new commercial services. The subiect property lies on the periphery of the Estates at the intersection of hvo critical roadways that are well travelled by Estates Residents. The subiect property is bordered to Exhibit A - GMPA Application 27 www.davidsonengineering.com e DAn[?SON the North by commercial zoning that is underzoinz development alone with higher density residential. To the West is an existing canal and within the proiect boundary lie two fire stations, a gas station and a small retail center. Only 10 residential structures are adiacent to this proiect which will permit the proiect to provide vegetative or hard structure buffers to further protect these properties not only from the impact of this proiect but also from the future roadway noise from Randall Blvd. as it is widened. When compared to locating a similar center wholly within the Estates, it would be difficult to find a location at the intersection of two key roads where the potential impacts to residential properties would be less that what is proposed for this proiect. By locating this proiect where residential impacts are minimized and where the existing traffic patterns would result in a hi hg er de rg ee of "capture" of existiniz residents who drive by this site on a daily basis, the proiect helps preserve the rural character of the overall Estates by providing the required services on the periphery and reducing trip lengths while minimizing the impacts to residential parcels. Lastly, the petition seeks to permit C -1 through C -3 uses within the PUD and a limited number of C -4 uses. While neighborhood centers are restricted to C -1 through C -3 uses as a way of limiting the external impacts from development on these small parcels, a larger parcel has a greater ability to insulate and buffer adiacent parcels from those impacts. C -4 uses that are not allowed in C -3 include or example garden supply stores, car washes, hospitals, medical laboratories, florists, movie theatres, indoor recreation, and similar uses. Not all of these uses may be deemed compatible at the time of rezoninz but to preclude the ability to request these types of uses on a large, well situated parcel is not appropriate at the GMP Amendment review stage. HB 697Reauirements 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 website- 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 key component repeated throughout the proposed strategies or compliance with HB 697 and the reduction of Green House Gases (GHG) is the reduction of vehicle miles traveled (VMT). VMT is identified by DCA Secretary Tom Pelham as a "key factor" in his report titled "The Role of Local Land Use and Transportation Planning in Reducing GHG °. The proposed proiect will add retail, once, medical and general commercial uses in an area of the county that has repeatedly been identified as being grossly underserved in retail services. Unlike more urban settings where strategies ofproposing higher densities may contribute to reducing the average vehicle miles travelled, the rural residentially dominated Estates will not allow for higher densities. As Exhibit A - GMPA Application 28 www.davidsonengineering.com De RAMIYSON a result the most logical and reasonable method to reduce VMT is to locate necessary services where they are most easily accessible to residents in the Estates The proposed Land Use Change will brine 360,950 additional square feet of commercial retail and office space to the intersection of Randall Blvd and Immokalee Road With the exception ofa few small scale retail businesses in the immediate area the nearest shopping center lies 5.5 miles to the west of the subiect site and]] miles west of the eastern edge of the Estates The nearest shopping center to the North lies 20 miles away in the Immokalee community, 12 miles by road north of the Northern eaee of the Estates area. The size of the proposed proiect will allow for a fi ll range of retail convenience services that will substantially meet the needs of the surrounding community. This will result in a reduction of VMT ranging between 5 and 10 miles each way for many basic goods and services Secondly, the proiect will create iobs in a location where there are relatively few moderate and large scale employers outside of the Collier County Public School System Locating businesses in the Estates will help shift the AM and PM peak hour traffic patterns on all County Roads in the area While the proiect will create additional traffic on roads adiacent to the subiect property its primary impact to the road system will be to reduce trip lengths for Estates residents thereby improving capacity on these roads as well as contributing to a reduction in GHG in accordance with HB 697 Exhibit - GMPA Application 29 www.dacidsonengineering.com 3. Randall Boulevard Commercial Subdistrict - The Randall Boulevard Commercial Subdistrict, containing approximately 56.5 acres is located on the south side of Randall Boulevard and Immokalee Road CCR- 846). extending from 8th Street NE west to the Corkscrew Canal. Tye This Subdistrict is comprised of the following properties: Tracta 54, 55, 71, 72.89. 90, 107 108, 125. 126 and 127. Golden Gate Estates, Unit 23; and the East 169 feet a Tract 54, Golden Gate Estates, Unit 23. Recognizing the unique development pattem and ..i...rart. rist:. s Af surrounding land uses, the This Randall Rgulpvard gal Subdistrict has been designated on the Golden Gate Area Future Land Use Map and the Randall Boulevard Commercial Subdistrict Man. See Map 14 It is the intent of this Subdistrict to provide commercial goods and services to the surrounding area. Development intend in this Subdistrict shall not exceed 401,950 square feet of floor area. All development in the Subdistrict shall comply with the following requirements and limitations: a. All eeramereial 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 wide 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. C. Shared parking shall be required with adjoining development whenever possible. IL Tract 55 shall only be utilized for native preservation and water management areas. The eastern boundary of Tract 55 shall contain, at a minimum. a 50 -foot wide retained native vegetation buffer. Q. The following limitation shall apply to Tract 71 only: 1. Development shall be limited to 21.000 square feet. 2. 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 • Veterinary Clinic with no outside kenneling; The following limitations shall apply to Tracts 72.89.90. 107, 108, 125, 126. 127. and Tract 54: 1. Development intensity shall be limited to 380,950 square feet of floor area of which no more than 305,950 square feet shall be retail development. Included in this amount is an allocation of 20,000 square feet for each of the east and west halves of Tract 54 (40.00 sq ft total). The project shall include a grocery anchor with a minimum of 35,000 square feet gross floor area CGFA) prior to any certificates of occupancy being issued beyond 100.000 square feet (GFA) of retail development 2. Allowable uses shall be limited to the permitted and conditional uses of the C -4 General Commercial District in the Collier Land Develol2men Code in effect as of the effective date of the adoption of the amendment of the subdistrict rOrdinance No 2010- Adopted lanuary/February except that the following uses shall be prohibited: • Tire Dealers Automotive Retail (Group 5531) • Automotive Parking (Group 7521) • Communication Services (Group 48991 • Drinking Places (Group n 8131 • Fishing Piers (Group 7999) • Glass and Glazing work (Group 1793) • Health Services (Groups 8059 - 80691 • Specialty Outpatient Facilities (Grou p 0 8931 • Houseboat Rental Lakes Operations Party and Pleasure Boat rental (Group 7999) • Large Appliance repair service (Group 76231 • Marinas Group 4493 and 44991 • Miscellaneous Repair Services (Groups 7622 -7641 7699) • Liquor Store, unless operated by a Grocery Retailer (Group 5921) • Used Merchandise Store (Group 5832) • Automatic Merchandising Machine Operators (Grou p 9621 S • Direct Selling Establishment (Group 5963) • Escort Services, Massage Parlors, Tattoo Parlors Turkish Baths Wedding Chapels (Group 7299) • Betting Information Services Bath Houses Billiard Parlors Bookies and Bookmakers Cable lifts Carnival Operation Circus Companies, Fortune Tellers. Go -cart racing operation Off -track betting. Ping Pong Parlors. Rodeo Animal Rentals Rodeos Shooting Ranges, Trapshooting Facilities (Group 7999) • Parole offices. Probation offices. Public welfare centers refugee services. settlement houses (Group 8322) • Tow -in ap rking lots (Groups 7514. 7515. 7521) • Animal Specialty Services (Group 0752) At time of rezoning consideration shall be given to imposing appropriate restrictions on the amount of development allowed in this Subdistrict prior to discontinuance and relocation of the Big Corkscrew Island Fire Station and Florida Division of Forestry fire tower uses. 4. lPlaceholder for transportation mitigation requirements) v Trebilcock planning engineering Traffic Impact Statement Randall Boulevard Commercial Sub - District GMPA Comprehensive Plan Amendment Petition CP- 2008 -2 Collier County, FL 5/28/2010 Prepared for: Emergent Development Group Prepared by: Trebilcock Consulting Solutions, PA Trebilcock Consulting Solutions, PA • 6660 Mangrove Way, Naples, FL 34109 Ph. 239.566.9551 Fx. 239.566.9553 www.trebilcock.biz Randall Blvd Commercial Sub - District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 TPohilCOCH Pill pill . 118111111,11111 Mac 2?. 20111 Michele Moen. AI( 'I Principal Plainer Collier Count, ('omprc6e "I limll iqu 'S00 North I lorsc. hoe 1)rice Naplia I luridu 1.110.1 Still Idandall 13uuleva til GPIPA ( 1'-211118 -2 1 nfc Impact Stalemonf - -( onfinmlion nl De%elupment Phasing Dear Ms- MI"Ca I liv purpose of thie Ivan-!.. n) eonlil'm dial Oil I l Impact SWtcnmal (IISI lift fie suhjacd pni ci del iueludcTwo Pil;.ses of aua INS is. Weec,tlua Ill a P11:ue 1. whlddeoll,Ws of 100.0011 sl nf Coll III lei riul drednpna•nl ('hopping Colic, 1 and woudl he annpleled 1" 20141 [ :,III,, approval hackg¢mnd growth Talc. Ia mntinwul :nmuol gro.vih rate i, used) tw roaJw;ty trallla:md ®ut1porle11 n,1 e0uvni1u 11,11, fill... the (1,1,1,19 .cork I , wn, Ilr yslcm ilnpruccntcnls (ltc 1.n orcl Pia" I will nol cuuec any le"I nl "mce (allure,. N the prOeV( hu11d 0111 11'hasc 2 in 16c ywr ^_(119) Ihr u.aumpliou of impmcime RanJall ItOU le, all nr a A lancTIN ided condition wu. ..lade. Kendall 14 1, is s6ou n a, a 1 -Iaoc I'ucdIte m the eounly\ 1030 1 ono ltange I ran +pur'tuli0n Plun Al huild out Ilse road ndltork impacted be Om plojocl .ea.a operating It u s18'f .ante Iced of .eTCwc Ilse p olcct hulhl out e. b. vnnd the aountl , .cork pout..... horvon. >o the o.,ump1 io.. to 11,11..... Ituu.hdl M'd to made b 'ed 11,1 he 1.T n'os of 16e 101 1al dcaien and m"lilwanl dere ..pet rvmlr ibullonr 1011,11) the pruio.'1 pr.gna,. IT order to comply 0116 I ranspOrutlion LICIT i 1. m order I0 ,n forward roil, I'h:ne'_.'011c au :q.pllea 6le .croon of RM111o11 Rlcd would Ileetl In t1 widened. or Ow Counts .mitt aced miligotiou Oom Pease Mme know if you h;nc au) yue ,11,111, or need auc I'urlhel a +.isiunr.' will. 161,, iW", Sil lv. Nnnnan.1, '1 ri7+dc,ck. All P.1 I R,gistmttnn No 47 116 ireoilcoek Consultlnp S ltlions. PA • 5660 Man9tmre VJaY Paples. I 37109 Ph 239.166 9:.51 lr. 239 566 9553 erne tte7 curd bit Randall Blvd Commercial Sub - District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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 of Traffic and Transportation Engineering. I 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 Randall Blvd Commercial sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Table of Contents Page Confirmation of Development Phasing Letter 2 Statement of Certification 3 Table of Contents 4 Project Description 5 -6 Trip Generation (Internal Capture; Pass -By Capture) 7 -10 Trip Distribution and Assignment 11 -12 Background Traffic 13 Existing and Future Roadway Network 14 -15 Project Impacts to Area Roadway Network -- Roadway Link Analysis and Intersection Analysis 16 -18 Improvement Analysis 19 Mitigation of Impact 20 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 and Phase 1 Intersection Improvements (2 Sheets) Appendix D: 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 (2 Sheets) 4 Randall Blvd Commercial Sub - District GMPA TIS —May 2010 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 B and 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 relocated off site), an 8 pump gas station with convenience store (3,448 sf to remain), a 20,000 sf retail shopping area (to remain), and the Big Corkscrew Island Fire Control District offices with 3 bay fire station (to be relocated offsite). The areas to remain are excluded from the trip generation calculations, since these areas contribute to the existing background traffic. Two phases of development are evaluated in the traffic study. The initial phase 1 would be completed by 2014 and the final phase (buildout) would be completed by 2018. The phase 1 development would consist of the shopping center land use. 5 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 _ Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Table 1— Development Program Note: The 8 pump existing gas station (3,448 sf) and 20,000 sf of retail to remain will not be included in the trip generation analysis, since these uses are part of the existing background traffic. The Phase 1 Shopping Center Size is 100,000 A Likewise in phase 2, the shopping center size is 303,502, which is Phase 1 plus the shopping center area being built out by 2018. The two existing PII within the project are the Randall Boulevard Center PUD (21,000 sf buildout -3,448 sf existing) and the Mir -Mar PUD (20,000 sf build out and built out) 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. 11 Running Build - Land Use ITE Land Use Code Size Total Out Size Year Shopping Center (Phase 1) 820 100,000 sf 123,448 2014 Shopping Center (Exist PUD) 820 17,552 326,950 2018 yo General Office Building (Phase 2) 710 50,000 sf 401,950 2018 Note: The 8 pump existing gas station (3,448 sf) and 20,000 sf of retail to remain will not be included in the trip generation analysis, since these uses are part of the existing background traffic. The Phase 1 Shopping Center Size is 100,000 A Likewise in phase 2, the shopping center size is 303,502, which is Phase 1 plus the shopping center area being built out by 2018. The two existing PII within the project are the Randall Boulevard Center PUD (21,000 sf buildout -3,448 sf existing) and the Mir -Mar PUD (20,000 sf build out and built out) 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. 11 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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, 81h 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 Tables 2A & 26. More detailed calculations of the project's trip generation can be found in Appendix G. Table 2A —Phase 1 Project Trip Generation (Unadjusted) — Average Weekday Table 26— Buildout Project Trip Generation (Unadjusted)— Average Weekday 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, since they will be relocated offsite. The existing 8 pump gas station (3,448 sf) {Part of Randall Blvd Center PUD) and 20,000 sf of retail (Build out of Mir -Mar PUD) to remain are not included, since these uses are part of the background traffic 7 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 The internal capture 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 5.4% for the three land uses. The detailed results of the internal capture calculations can be found in Appendix H. The pass -by capture 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 MOT 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 MOT 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. Tables 2C and 2D provide a summary of the net new trips for the project, accounting for internal capture and pass -by capture. E? Randall Blvd Commercial Sub - District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Table 2C —Phase 1 Project Trip Generation (Adjusted for Internal Capture and Pass -by Capture)— Average Weekday Notes (1) -- Internal Capture Calculated per ITE "Triangle" Methodology. (2) - -Peak hour volume cannot exceed 10% of projected adjacent street peak hour volume. Randall Blvd Commercial sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Table 2D— Buildout Project Trip Generation (Adjusted for Internal Capture and Pass -by Capture) — Average Weekday Notes (1) -- Internal Capture Calculated per ITE "Triangle" Methodology. No internal capture values available of AM, so overall daily 4% value is applied. (2) - -Peak hour volume cannot exceed 10% of projected adjacent street peak hour volume. 10 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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 Tables 3A and 36. A graphical depiction can be viewed in Appendix B. Table 3A— Project Phase 1 Traffic Distribution for Peak Hour /Peak Direction (New External Trips) 11 Project Traffic Project Traff ic Distribution of Phase 1 Projected Phase 1 Projected ID # Roadway Link Roadway Link Location Project Traffic PM Peak Hr, Peak PM Peak Hr, Peak Entering Volume Exitine Volume N. of Oil Well Rd 5% 12 13 46 45 S. of Randall Blvd 20% 49 51 44 W. of Wilson Blvd 15% 36 38 43.2 W. of Collier Blvd 10% 24 26 so 132 E. of Site 60% 146 153 132 W. of Everglades Blvd 5091 122 128 133 E. of Everglades Blvd 40% 97 102 E. of Everglades Blvd 10% 24 26 120 121 E. of Desoto 5.0% 12 13 a:. 135 S. of Randall Blvd 5.0% 12 13 135 N. of Golden Gate Blvd 3.0% 7 8 S. of Randall Blvd 2.5% 6 6 138 11 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Table 3B— Project Buildout Traffic Distribution for Peak Hour /Peak Direction (New External Trips) 12 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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 2% to 5% growth rate, a review of the nearby Orange Blossom Ranch PUD TIS, and a review of the Collier County Traffic Operations Department 2009 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 years 2014 and 2018. Table 4— Background Traffic without Project (2009, 2014 and 2018) 2009 AUIR Peak Hr, 2014 Projected Peak 2018 Projected Peak Peak Dir Projected Hr, Hr, ID # Roadway Link Roadway Link Location Traffic Annual Peak Dir Background Peak Dir Background Background Traffic Growth Rate Traffic Volume Traffic Volume Volume 46 N. of Oil Well Rd 277 3.0% 376 376 45 739 S. of Randall Blvd 1,549 3.3% 1,947 2,075 44 W. of Wilson Blvd 1,613 3.3% 2,094 2,160 43.2 W. of Collier Blvd 1,650 3.2% 1,971 2,191 132 E. of Site 669 2.0% 739 800 132 W. of Everglades Blvd 669 2.0% 739 800 133 E. of Everglades Blvd 669 2.0% 739 800 120 E. of Everglades Blvd 377 3.3% 443 505 121 E. of Desoto 377 3.3% 443 505 135 S. of Randall Blvd 299 2.0% 330 357 135 N. of Golden Gate 299 2.0% 330 357 Blvd 138 1 1 S. of Randall Blvd 1 75 1 2.0% 1 83 1 90 13 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Existing and Future Roadway Network The existing roadway conditions are extracted from the 2009 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 D for Graphic Maps of 2015 and 2030 CC MPO Financially Feasible Plans). The future 2014 roadway network improvements include: Immokalee Rd four - laning north of Oil Well Rd and the four - laning of Oil Well Rd east of Immokalee Rd. No improvements to Randall Boulevard are assumed for this study in 2014, although an improvement to this roadway would be anticipated and is shown in 2018. With the pending Big Cypress project, continued development in Orangetree and mitigation proposed for this project, the expansion of Randall Blvd to at least four -lanes is reasonable. 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. 14 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Table 5— Existing and Future Roadway Conditions Noter 2U = 2 -lane undivided roadwav: 4D = 4 -lane divided roadway; 6D = 6 -lane divided roadway 15 Buildout Exist Peak Dir, Exist Exist Min Future ID # Roadway Link Roadway Link Location Roadway LOS Std Peak Hr Capacity 2018 Volume Roadway ;6D N. of Oil Well Rd 2U D 860 4 4D 46 45 S. of Randall Blvd 6D E 3,670 6D 44 W. of Wilson Blvd 6D E 3,790 6D 6D 43.2 W. of Collier Blvd 6D D 3,629 6D 6D M, OWN tt 132 E. of Site 2U D 900 2U 4D 132 W. of Everglades Blvd 2U D 900 2U 4D 133 E. of Everglades Blvd 2U D 900 2U 4D D 11010 4D 4D 120 E. of Everglades Blvd 121 E. of Desoto ;2U D 1,010 4D 4D M 5. of Randall Blvd D 900 2U MM 2U 135 135 N. of Golden Gate Blvd 2U D 900 2U 2U 138 S. of Randall Blvd 2U D 900 2U MEN' 2U * Noter 2U = 2 -lane undivided roadwav: 4D = 4 -lane divided roadway; 6D = 6 -lane divided roadway 15 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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 and 2018). The existing 2 -lane Randall Boulevard is projected to operate at a satisfactory LOS with or without the project in 2014 (Phase 1). Randall Boulevard would need to be improved prior to the project buildout in 2018. Tables 6A and 6B illustrate 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 /Immokalee Road and Randall Boulevard /Everglades Boulevard. The Randall Boulevard /Immokalee Road signalized intersection was recently under construction as part of the six - laning 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). 16 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Table 6A— Roadway Link Level of Service (LOS) —With and Without the Phase 1 Project in the Year 2014 Table notes: LOS 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. 17 ,. Min LOS i exceeded without gq gg ' t l } q d f„Y Y� ,C�' t ,.,q:M•. �{ ............... !"4 �.,�,A >> V'! 5 ..I vF i, n W. of Cc ier Blvd H E. of Everglades Blvd 'G.... w. *' E. of Everglades Blvd •.,. fll £V r L R A y 5 j r l' S. of Randall Blvd N. of Golden Gate Blvd £. Sian" sa�s � � ® ®® ®_ • � � Table notes: LOS 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. 17 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -1 Table 6B— Roadway Link Level of Service (LOS) —With and Without the Buildout Project in the Year 2018 Table notes: LOS 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. 18 2018 Peak 2018 Projected Min LOS Dir, Peak %Capacity Peak Hr, Peak exceeded Min LOS Hr Project Dir Traffic without exceeded with ]D# Roadway Link Roadway Link Location Capacity Impact Volume with Project? Project? Yes /No Volume Project Yes /No im W1 2,179 1.7% 376 No No 46 N. of Oil Well Rd 3,670 4.1% 2,075 No No 45 S. of Randall Blvd 3,790 3.0% 2,160 No No 44 W. of Wilson Blvd 3,629 2.1% 2,191 No No 43.2 W. of Collier Blvd 2,179 20.6% 800 No No 132 E. of Site 2,179 17.2% 800 NO No 132 W. of Everglades Blvd 2,179 13.7% 800 No NO 133 E. of Everglades Blvd E. of Everglades Blvd 2,179 3.4° %0 505 No NO 120 E. of Desoto 2,179 1.7% 505 No No 121 900 4.1% 357 No No 135 S. of Randall Blvd N. of Golden Gate Blvd 900 2.4% 357 NO NO 135 900 2.1% 90 NO NO 138 S. of Randall Blvd Table notes: LOS 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. 18 Randall Blvd Commercial sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Improvement Analysis Randall Boulevard is not proposed to be improved to either 4 or 6 lanes in the Phase 1 project horizon of 2014 and is depicted as a 4 -lane facility in 2018 (project buildout). 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 7 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 6 -Lane Improvement Scenario —With and Without the Project in the Year 2018 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. 19 2018 Projected Min LOS 2018 6 -Lane % Peak Hr, exceeded Projected Min LOS Randall Boulevard Improved Capacity Peak Dir without Peak Hr, Peak exceeded Roadway Link Capacity Project Background Project? Dir Traffic with Project? Location Volume Impact Traffic Volume with Volume Yes /No Project yes /No w /out Project ` �' 8.6% 800 Na 1,099 fJ0 � W. of Site, 3,492 12.8% 800 No 1,248 No E. of Site 3,492 W. of Everglades 10.7% 800 No 1,174 No 3,492 Blvd E. of Everglades 8.6% 800 No 1,099 No 3,492 Blvd 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. 19 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 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 - laning. 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 Horizon Study Master Committee presented to the CCBCC on September 29, 2008. Refer to applicable excerpts in Appendix F. gut Randall Blvd Commercial Sub - District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix A: Initial Meeting Checklist 5 Sheets 21 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 NI T IFNI)IN A INITIA1. MLLIINC (IILCKLINI Suggestion: Ilse this Appendix as a tcorkzhrel to ensure that nn important elements are nverlonked. Cross nut the items that do not appiv. Data :A:vil I. 2008 Tung 10 3 anx I oc36011 : (olliu Couirt) 1'ranspo mki -ion igyi_C _i People Attenclin_: Name. I )raanicution. and I dephonc Xumi+er. I ) ,I_iehuci ( riccn. (bl her C cunt I ransport.ition 774-M 1), ') lohn Podczerccinsl: o. ( 'ullier Cotm(y Irauaportation. 774- 81_4_2 l Jack Sit lho ut Iuno <:dnr Dc_ck m)cni (iruup 941-97c)-4600 i) Tim Ilanc oel.�Guyi� son Cn�in_erur 4:4 -606Q r,) Nunnan 1 rchicock,_ I ichdcock ton ultimg tis lution ,_i66 9551 Studs Proparm: Preparer's Nmnc and Fnlc Norman I, I_rehilcocl..11CP' £? L. (kuanization: hehilrncn Cousultin_ Solutions- PA Wdre,s & 1'e1cphonc Number: 6660 Mangnwc Was, Na , I I 3,41111 i66 9 »l dc, 148 -388? mob Ket'ioser(s): Rccic�cer's `:ape $ Tide John flodcrertkin,kv_ Pmlttt Manaticer Collier C'uwitr I ranspurtaucon Plannutg Department Applicant: ,Xpplicaut s Name e Inns yam c_ DocloLicnt of Southnnst Florida. Inc. Address: 1600 1 "Imam{ I rail, Suite 200. Port Charlotte. Fl. ,3848 I ilephonc ssuml cr. 941-979-4600 22 Randall Blvd Commercial Sub-District GMPA TIS—May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP-2008-2 Manic: Randall IIOUIC; nrd JMIP the " n1h . ide of Randall Mid. just Cast of InallokakV Rd. S'cctwti, _6 27 S, I oi.lnshni 48S, Ran Jae ')71 !:uidL,„ lope: dl. I 11: Uo,L- , 8_0, 710, 710 icsocctjl_c•I�, I'mposed nwnher ot'deNelopirein units I Miti, I )—S000 't-S11111puig Cenlcl: 75JNO sf ()HILU I kscription I he nrolect is for j ( lomh Mallaoanent Plan All)clikIllient mth tl platilled Commercial C ial Planned ['Iia Dcvekqjmiciitl /unnn -, I:. - -I stale Cu:nprcli;'iuitc phut FCCOHAULlid,111011 J, OlnlliCrCilll PI coned I alt DC%CI0PlaCM I 111dia", i the 111,011111iliar\ Ntwh IN PC: sFllajj 5Clllc I IS 'Eli Millor 7 IS %la-ion 115 X Studv Area: Wdnionot nincrsc,:hoie, io he amliwe,L Randall 111 rdlmillokilee Read I lorl/oll Vcnrls I I inic Fiduo: till -Site BOIL of Wax_ I Ull! Lille 1lJlPJ0�CjnCJlt, tiou I Ce 1,! 1 rip "il-n- I :Inoll Rates: I I [-,_Lnu)('T_eneratmn. ditiou Reductions in Frip Generation Rates: None Pa,,[,c fill,, Internal trip. UIL D1 I iansnlit LISC: Other: llorima fear RoadwaN Network Improvements: 23 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 1Icthodnla_n & Assumotinus: V'utt -iI1C Ir[I IIIC CSIinT<ll L'5'. Sit< -trip emteration: _� I rip dktrlhu oimethod: _ I r,tllic mdltod: I rif is ur,mth i.pc 24 Randall Blvd Commercial Sub-District GMPA TIS—May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP-2008-2 Sped a I Features t Crom pi c I imin,n� study or 1) 1 iur C.\pC I ic I Ice) \Ccldcins locations. dislaIlLe Qaeaim': t :Access locallo:l & cuWlLilrnlion: I ramie conliol sie,['.! "'ICIII lo",tw.0 N_ I ruJ COanra ILV,i, on-site parkin.,- nce,k I ),Ita ""m cc, B�I,o 111ops _ _ Prior swdh rqvlts: aIjd Rok iem process: Rccloilcincill, kjj,CejjjjjQoLIs Sj( 25 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix B: Project Site Location Map, Trip Distribution Map, Existing Background Traffic Map, Project Build out Traffic Maps 5 Sheets 26 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 N, - - annaaMa!9n ,n,suYnriM r yGh Icy k ,• rl r iSh y�y »xxo y+0wd- . : ?II 4t;!e��l t CH ) t w T O Il,r , a 5 I Iw!na a UJ, t. VN A ` Project F t 5 Randall Blvd GMPA Site Location Map 27 e.2008 6o,, Map Oat, a ARG NA VT hQ ° »xxo : ?II 4t;!e��l CH ) VN A ` Project F t 5 Randall Blvd GMPA Site Location Map 27 e.2008 6o,, Map Oat, a ARG NA VT hQ ° Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 T7 vph 565 vph y 'vph 75 eject t vph......., ' 66 669 vph 9 vph 299 , v h p _ 75 s vph ..e.ww+r a,o «.ww:. uw wa w.ec ..••.•... .- Randall Blvd GMPA - -2009 Existing Background Traffic Map - -Peak Hour s uaNAVT M, W. Randall Blvd Commercial Sub-District GMPA TIS—May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP-2008-2 5% 20% F3707o 15% )0/0 Z� , FI-5-0/ol Everglades Blvd alencia 2 trances. 8th St. 2.5% 16th St) I IRandall Blvd GMOAA Trip Distribution Map I ...... i io IAM dirg wvme WVTFO 0 WO, wmw Ir Everglades Blvd alencia 2 trances. 8th St. 2.5% 16th St) I IRandall Blvd GMOAA Trip Distribution Map I ...... i io IAM dirg wvme WVTFO 0 WO, Randall Blvd Commercial Sub - District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Q0 It ■ Ci7 I`� t17 t3) ICA M Q— cY ■ ■ 4 2 ■ 7� i2 > ■ fi 00 n '3 C (n CL CL • > > > > > { • a.. UO + frynpl ■ r. 4Yl 1✓/ � C}) 1r7'1 Vt ]� CL Q/y t C_ > 00 0) a— �— CL > > CC) (3) Q_ > OD z M: Y N � (n C r �L tl {ll > > .(7- i Q0 It ■ Ci7 I`� t17 t3) ICA M Q— cY ■ ■ 4 2 ■ 7� i2 > ■ fi 00 n '3 C (n CL CL • > > > > > { • a.. UO + frynpl ■ r. 4Yl 1✓/ � C}) 1r7'1 Vt ]� CL Q/y t C_ > 00 0) a— �— CL > > CC) (3) Q_ > OD z M: Y Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 t r W 41 J X y —! - M y0 h� ■ 0 I '+ CL s2 . O CO o > 'Q > ° r LO N r o i >o CL-0 >8R d N 1 S7 tvj M LO -Z 457 N : Z5 C6 C3 0 CO �- t�? N • • F 1 i pp ♦� . 1� M > OwaJ y/� r ,x4 air. k+ 31 t r W 41 J X y —! iY N y0 h� ■ 0 I '+ it 31 t r 3 L) W � p�sqp Sd. U 00 CL V° 3 m 1 ,pv CL (�} k > Ad O D n` lmA 0 pe�Fy� r Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix C: Project Master Concept Plan and Phase 1 Intersection Improvements 2 Sheets) 32 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 1008 -2 33 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix D: 2015 and 2030 Collier County Roadway Network Financially Feasible Plans (2 Sheets) 35 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 20701 nuq Ra,eVr T ransporrafion Plan I —w I'Igure 12.0 2015 Nnanelaly 1 WbW lilghwp. Plan n•Y•EN p 5 R 8 •c •c «� R 011••N n f FNw• •• _- Nm G} _ N! fmmoMnlee Area ZN, na• «pawwcN� NrpNU•• 4G � x a J x Legend Number of Lanes by Color —4 0 __. 10 ••w YCE m0 I l r 36 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 2030 Long Ra+{ge Tmusportariou Plan :"Q rc IE -J 211.W CnnevnineA nnJ f ontinl;e.I 4inancinll. Pe.,ih a Ph. 1111' 37 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix E: Big Cypress Concept Plan and Information (2 Sheets) 38 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Collier Enterprises I Page 1 of 2 AhoutI Rig C.Npress C mmrc'.ill C,mmunlll,, CIA, Agrculinr Comorac D lopnra; RGVponsibthly Town to Qig Cypress At a Glanee Eastern Collier Comly, near Oil Well Road, betty m Golden Gate Estates I.:ocati on and Ave Mara Development of 2,800 acres to include no more than 9,000 central units Concept and moot 270 acres of commercial space Preservation of7,000 to I 1 000 acres Schools, health facilities, parks, shopping, library, restaurants, enterkinmem, Amenities and reaeatien,artsand colturalacttvtes, government services, youth programs. Satvices sports facilities i i h is Ifvoress See and Lo,atl on bL v a]03 iAAq AMI Q2I,L d HrH, SUITE Yin- 11,41 El rLic All,M1,rI - ' dt4F`E :nryilPM1G G`e'LW fnllreiEMerP�ar.I.I.ai.aQemonG lne All iipM1k itzeieeA. http: //w . colliercntcrpriscs .com/indcx,l)hp ?page= BigCypressAtAGImee 39 9/8/2009 Randall Blvd Commercial Sub-District GMPA TIS—May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP-2008-2 40 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix F: Excerpts from Horizon Study Master Committee Presentation 2 Sheets 41 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 42 • • N L N 0 O N L -0 L U CO CU C =E of O o w°�•� Cn oU N .O OM .N� C UU) _ O �U 42 • • N L N 0 Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 1008 -2 "0 CU n� 1U W }� L vJ .}' ^.i U) =3 M 0 0 •� c>3 a- a +� Co C/) L • �' �- Q Co U N o C E O E E 0 0 �U 0. k CU ++ V/ N L U C (n Q Q -0 U N (13 O O 0) M :z:j a-t O -0 O U_ U) (nn- M a) C (13 L _�� C/) U O 43 O n��� W L O O C_ ^� O W C U (� > a) O U W C Q 0 E c a) c>3 CZ 0 i U .O 3i - _0 0 (D a) °4- ■ 0 N Randall Blvd Commercial Sub - District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix G: Trip Generation Calculations 4 Sheets 44 Randall Blvd Commercial Sub - District GMPA TIS —May 2010 • Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 • Randall Blvd GMPA Summary of Multi -Use Trip Generation Average Weekday Driveway Volumes May 27, 2010 24 Hour AM Pk Hour PM Pk Hour Two -Way Land Use Size Volume Enter Exit Enter Exit Shopping Center303.502 Th.Sq.Ft. GLA 13975 181 116 656 683 Medical - Dental Office Building 25 Th.Sq.Ft. GFA 903 46 12 23 63 General Office Building 50 Th.Sq.Ft. GFA 782 95 13 23 112 Total Driveway Volume 15660 322 141 702 858 9 C 4" 743 3" 444, 4" 4"& Note: A zero indicates no data available. TRIP GENERATION BY MICROTRANS 45 Randall Blvd Commercial Sub - District GMPA TIS -May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 • Randall Blvd GMPA Summary of Trip Generation Calculation For 303.502 Th.Sg.Ft. GLA of Shopping Center May 27, 2010 • 46 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2 -Way Volume 46.04 0.00 1.00 13975 7 -9 AM Peak Hour Enter 0.60 0.00 1.00 lei 7 -9 AM Peak Hour Exit 0.38 0.00 1.00 116 7 -9 AM Peak Hour Total 0.98 0.00 1.00 297 4 -6 PM Peak Hour Enter 2.16 0.00 1.00 656 4 -6 PM Peak Hour Exit 2.25 0.00 1.00 683 4 -6 PM Peak Hour Total 4.41 0.00 1.00 1339 AM Pk Hr, Generator, Enter 0.00 0.00 1.00 0 AM Pk Hr, Generator, Exit 0.00 0.00 1.00 0 AM Pk Hr, Generator, Total 0.00 0.00 1.00 0 PM Pk Hr, Generator, Enter 0.00 0.00 1.00 0 PM Pk Hr, Generator, Exit 0.00 0.00 1.00 0 PM Pk Hr, Generator, Total 0.00 0.00 1.00 0 Saturday 2 -Way Volume 61.27 0.00 1.00 18596 Saturday Peak Hour Enter 3.02 0.00 1.00 917 Saturday Peak Hour Exit 2.79 0.00 1.00 846 Saturday Peak Hour Total 5.81 0.00 1..00 1763 Sunday 2 -Way Volume 29.52 0.00 1.00 8958 Sunday Peak Hour Enter 0.00 0.00 1.00 0 Sunday Peak Hour Exit 0.00 0.00 1.00 0 Sunday Peak Hour Total 0100 0.00 1.00 0 Note: A zero indicates no data available. • The above rates were calculated from these equations: 24 -Hr. 2 -Way Volume: LN(T) .65LN(X) + 5.83, R ^2 = 0.78 7 -9 AM Peak Hr. Total: LN(T) - .59LN(X) + 2.32 R 12 - 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 = 0.62 Sat. Pk Hr. Total: LN(T) - .65LN(X) + 3.76 R ^2 - 0.83 , 0.52 Enter, 0.48 Exit Sun. 2 -Way Volume: 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 Transportat on Enq neers Trip Generation, 8th Edition, 2008. TRIP GENERATION BY MICROTRANS • 46 Randall Blvd Commercial Sub - District GMPA TIS -May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 • • 47 Randall Blvd GMPA Summary of Trip Generation Calculation For 25 Th.Sq.Ft. GFA of Medical - Dental Office Building May 27, 2010 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2 -Way Volume 36.13 10.18 1.00 903 7 -9 AM Peak Hour Enter 1.82 0.00 1.00 46 7 -9 AM Peak Hour Exit 0.48 0.00 1.00 12 7 -9 AM Peak Hour Total 2.30 1.88 1.00 57 4 -6 PH Peak Hour Enter 0.93 0.00 1.00 23 4 -6 PM Peak Hour Exit 2.53 0.00 1.00 63 4 -6 PM Peak Hour Total 3.46 2.50 1.00 87 AM Pk Ht, Generator, Enter 2.39 0.00 1.00 60 AM Pk Hr, Generator, Exit 1.23 0.00 1.00 31 AM Pk Hr, Generator, Total 3.62 2.38 1.00 91 PM Pk Hr, Generator, Enter 1.78 0.00 1.00 45 PM Pk Hr, Generator, Exit 2.67 0.00 1.00 67 PH Pk Hr, Generator, Total 4.45 2.50 1.00 111 Saturday 2 -Way Volume 8.96 9.17 1.00 224 Saturday Peak Hour Enter 2.07 0.00 1.00 52 Saturday Peak Hour Exit 1.56 0.00 1.00 39 Saturday Peak Hour Total 3.63 1.93 1.00 91 Sunday 2 -Way Volume 1.55 1.80 1.00 39 Sunday Peak Hour Enter 0.21 0.00 1.00 5 Sunday Peak Hour Exit 0.19 0.00 1.00 5 Sunday Peak Hour Total 0.40 0.00 1.00 10 Note: A zero indicates no data available. Source: Institute of Transportation Engineers • Trip Generation, 8th Edition, 2008. TRIP GENERATION BY MICROTRANS • 47 Randall Blvd Commercial Sub - District GMPA TIS -May 2010 • Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Randall Blvd GMPA Summary of Trip Generation Calculation For 50 Th.Sq.Ft. GFA of General Office Building May 21, 2010 0 48 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2 -Way Volume 15.65 0.00 1.00 782 7 -9 AM Peak Hour Enter 1.90 0.00 1.00 95 7 -9 AM Peak Hour Exit 0.26 0.00 1.00 13 7 -9 AM Peak Hour Total 2.15 0.00 1.00 108 4 -6 PH Peak Hour Enter 0.46 0.00 1.00 23 4 -6 PM Peak Hour Exit 2.24 0.00 1.00 112 4 -6 PH Peak Hour Total 2.70 0.00 1.00 135 AM Pk Hr, Generator, Enter 1.90 0.00 1.00 95 AM Pk Hr, Generator, Exit 0.26 0.00 1.00 13 AM Pk Hr, Generator, Total 2.15 0.00 1.00 108 PM Pk Hr, Generator, Enter 0.46 0.00 1.00 23 PM Pk Hr, Generator, Exit 2.24 0.00 1.00 112 PM Pk Hr, Generator, Total 2.70 0.00 1.00 135 Saturday 2 -Way Volume 2.51 0.00 1.00 125 Saturday Peak Hour Enter 0.23 0.00 1.00 11 Saturday Peak Hour Exit 0.19 0.00 1.00 10 Saturday Peak Hour Total 0.42 0.00 1.00 21 Sunday 2 -Way Volume 0.79 0.00 1.00 39 Sunday Peak Hour Enter 0.10 0.00 1.00 5 Sunday Peak Hour Exit 0.07 0.00 1.00 4 Sunday Peak Hour Total 0.17 0100 1.00 9 • 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) r 78,81 R ^2 - 0.82 , 0.17 Enter, 0.83 Exit AM Gen Pk Hr. Total: LN(T) - SLN(X) + 1.55 R ^2 - 0.83 0.86 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) - .81LN(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 fir. Total: LN(T) - .61LN(X) + -.23 R ^2 - 0.56 , 0.58 Enter, 0.42 Exit Source: Institute of Transportat on Engineers Trip Generation, 8th Edition, 2008. TRIP GENERATION BY MICROTRANS 0 48 Randall Blvd Commercial Sub - District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix H: Internal Capture Summary Exhibits (2 Sheets): 49 • • Randall Blvd Commercial Sub- District GMPA TIS —May 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 :2 04 O 6 S E All! F Z rAl w w ap050 ftl - x y Z � r � D.Z i -� �x J ~I # W $ - z - wa E LJi Uj Z m v ` 0 r g' w 6 w w r N � J , -* 1 y L -.� Z 0 o � � E Q V IMF S3 0 J. 3 it •:;�w tiy.;!:::x'. 4 ri7CtiGk, Z ".j E,14ion C;i86!£+ a #TE IDJ 50 Randall Blvd Commercial Sub - District GMPA TIS —Moy 2010 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 • • W Oz TL Vies PI 1 two o ` g w w 5 G 8� s NZO O E Ix >1a W W I � �aZg��a �X W � � c ° aI �i z d � � W jNN - f r� w�a o trK; �wi?r;!:.v' �,,r,,'x:nk �r,� FSS :cn C:r.�t1� i ■ ffE 1Q5 4a 51 N J Q Z Q Ln 0 W W Z H LL cr tn .J Q V SW G 0 � a Tm 0 X W to OG d uj 0 d to I i_ 4.. V t�? cr Q Or a 00 O N N' in t0 ®� `n m M O N us o 0 0 O L 0 0 O POi Obi O O ei O O O O O M N 0�6 m C-4 Ln M 110 Ln r- rq 00 0) Lr) &n Z: ' N et in a m o Ln N) O N .-I Ln N O m � N O r•i of of ai OI v o M w N O N dm' Ln Qai Ln Ln m N N Lin P I) O N Ol n � R O N ON N M III qcr �I O N O N Ln 000 lz O to m° hI N 00 O 0 0 M O O N O a`J cu C m E c a c a O 00 Ln m CL d v L. f6 n 00 a m m m m s0 E E a p m L E �_ Qi 0 Z U O O Ln rn o d O m N Lon O rn O zr Ln m 1-4 00 O O O O vJ -o t � U V E E = E c c O V E U C E 0 U C ti m c C L C OLn O O Q1 O O lz O Ln Ln a-1 ton O O rn 00 rn Loo 00 O O O tD N O ? Q OD 09 T = c c a Ln L c a $ 'x C, N w N p N O O d L Q! c 0 v E bl Ec E cu E F Z L L (� 0 O 0 O O O N O O 0 0 e-I O O O R 1a D fl N a H M O O s `o .0 d 2 c Ln Qt O in f® O M Ln a, O'. O' O N i a. fl. N m L a a fu m IL- O L Y c � c � c 4J m M t O O F- v- m s LA c0 � (1) Q +' c O� 0 c Q Q (11 E -4. O Y Ln Y 41 Q) u a- 3x a O Y lJi N N C.- m 0 O N -C +� i ate-• E t LJ'1 0 O c r4 M 3 •C ,c .. •< o o L o O_ x 0 N Y L 0J m ON t S in E a m O E U 'Q O " ,O U O_ c L N c ('O ro tiA :� VI N � O E _ ' a N aJ c E 'a G.' a .0 •O O U O U c = N � Q t v Q U CC L L a M a L o (6 � O � 0 N W v t 'U O - L O .0 O t6 L !n N 4J O N 3 > L U C c E a E •o -0 O 0 O 3 E O_ = 01 'L m OJ -r- :t _V, m O u to c � aa, � 3•�0 ��� u N c _ .0 N `= 0 E n v a.0 v Eo E ? c o a 3 � C G C �C u " m 0 U U E D Y L m -o . c Y c u; O 0 aJ 3 E E 4-;' Q 0 o_ Y O m O a _O pp w tip 00 'n C N V U trf Go , O O oyA C tiO L C 00p iL.. m L C n m L Ln L— O O N v tiA 1 m p to N to Zn cu i H -ru C Z N vii O — h M t E a N D u me y m Q E to v O E a fl N > .Q L O U m v t E G. 0 o O .L a o 3 _ o "Co C a~ m Ln Sr aJ T6 u E N O > ei E aL w -0 ° m ° U d FW- 0 3 O: n EXHIBIT Gla Primary & Secondary Trade Areas I 900,000 ---1 Demand vs Supply 800,000 700,000 In 2010, the built Supply Gap is 444,495 I sqft. The Supply Gap still exists in 2025. 600,000 500,000 400,000 300,000 200,000 By employing a timing and market viability 100,000 component to when potential supply comes online, a reasonable projection closely matches Estates Demand thru. 2030. 2007 2010 2015 2020 2025 2030 —4—CIGM Demand Proposed Supply�] (100,000) (200,000) (300,000) (400,000) (500,000) 2007 EXHIBIT Glb Primary & Secondary Trade Areas F—Commercial Surplus / (Denci By approving the expansion of the Randal I Blvd Commercial Subdistrict, and by bringing online other market viable commercial projects, the existing supply gap can close thru 2030. 2010 2015 2020 2025 2030 --a — Surplus / (Deficit) I M� W XI W rl —1 N 0000 N 00 C N r � OI m M O N O O O O Ln 0 Ln fl LM Lei M Cl O Ili O O O M C', 0� O O O M VO tDD N � -a O0 CD M N In M 00 Iz O Y O � -a O0 O Y U lD tD M 08 0 0 0 O O O O V- ' O tD t0 tD N to O to 0 0 O IA f- --. m M O N M 01 O 0) O O O M O a OO c-i 00 M O O O O O O O m Ln d m M -4 O d' LD to ri Ln ` NI Ct d' M M N to e-I N r, c �. LU O) Q- U N m !io a U N vYi 0Ln N 'O - a� a O O Ol N e-1 O O O O O O O ri _° a In ° O O ON Q0 LO 00 In Ln O Ln O O O to O '^ 'u Ln tD l0 M 0� O 0� O O O M et N— N O 1-1 Ln to H O O O O O O O O ate.+ �' -O N N ~ m 00 m V a. > E eq N * .l c�-I Lo O vi N w E Y m E V O N L O '✓3 .O m O N m N w 01 0) to O O O O O O d +�- i} O O O O O O O O N IO U D Itt 00 M 00 C O O O O O 00 0) M ct tD TI 0 0 0 O O O rd CU 0= Q V Mj M M w O O O tD tD N ° C N ri � O O (u1 Y Y Y Q Y U C O1 O � a r O O '" v t'' a N c o > O C. N cMI Op cl n ^ c � a u n• > N a M tD N M N In Ln IA v w m N a G u 2 O d Y Ln N O L °U m y ¢ Y v ca E v rn m ° c w In O C N N {.' V a 0 O > U c w o E co Co E _+ O C L L Y ° 3 0 o v w c 4 > a a a� '►1 _a _a m a v a to o Q ca v c r aS N .X t �° 3 0 00 �n v a v a a�i a¢ a d y � 3 N c o a v a 3 d E n c ri r, CO Q In N N Q o M 0) O w 'n M ° -o v °o a -m v E o c c -a c E o N ° Ln v 0) E a au E E -0 4-- E W H E U O a, O v m U a O y o M m M C t a� ( s 41 O p s° °u o 41 V c ao ocn p F H 1 � E oan c E z m s LA E 'v u O O on a 0 Z O Z U to to N ^I 11 EXHIBIT H1 a Total Estates (2 Miles East of CR 951) 1,200,000 - Demand vs Suppty _ _... 1,000,000 �.. 800,000 - -- — - - 600,000 - - -- -. -- -- - - - - 400,000 - If the Estates is taken as a whole, there's plenty of demand to 200,000 - - - - -- - -- support the addition of Neighborhood - -. and Community scale commercial - __ with a Supply Gap thru 2030. 2007 2010 2015 2020 2025 2030 -- 4—CIGM Demand Proposed Supply EXHIBIT Hlb Total Estates (2 Miles East of CR 951) Commercial Surplus / (Deficit) - Even if all the Neighborhood and (1000000) Community commercial projects are builtout by 2030, the supply (200,000) gap remains per the full Estates (300,000) 1 population 2 miles East of CR951. (400,000) ___..�__ _ __- _ . --------------_ - - -- (500,000) (600,000) 20Q7 2010 2015 2020 2025 2030 —*—Surplus/ (Deficit) Greenhouse Gas Reduction Analysis Collier County GMPA 2008 -2 For Proposed 56 -acre Commercial Project SE corner Randall Boulevard and Immokalee Road Collier County, Florida Revised June 2010 Client File No: 2008 -08 -01 FKI Keystone Development Advisors, LLC A LAND DEVELOPMENT CONSULTING COMPANY 12355 COLDER 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 update the analysis and calculations of the Greenhouse Gas (GHG) and Vehicle Mile Traveled (VMT) reduction for the proposed 2008 -2 GMP Amendment. The proposed amendment consists of 285,950 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 (CGIM) population projections for years 2010 through 2060. The market area boundary with Transportation Analysis Zone (TAZ) delineation was also provided by EDG. We then identified the homes located east of the project by Transportation TAZ and those homes west and south of the proposed project by TAZ 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. Homes east and north of the proposed center have to drive a minimum of 5.75 miles from the proposed center to present day 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 TAZ 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 TAZ 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 shopping centers in Collier County. 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 cast of the proposed project will save a minimum of 11.5 miles roundtrip, for every trip not made to the existing shopping alternatives. According to the provided CGIM data there are 3,554 homes within the primary market area east of the subject property in 2010. In addition there are 2,070 homes west or south of the subject property in 2010 for a total of 5,624 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 of the proposed center (and within the market area), there will be a reduction in VMT of 40,871 miles. Assuming 100% of the homes described above make one roundtrip to the proposed center 40,871 miles will never be driven based on the number of 2010 households. For households west and south of the proposed project, Table 1 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 TAZ centroid to proposed center versus the closest existing center: Table 1. TAZ ID# Miles Reduced (calculated from TAZ centroid) Round Trip Distance Saved/Reduced 2010 Households by TAZ 214 2.5 miles 5 miles 380 215 1.5 miles 3 miles 509 216 4.5 miles 9 miles 502 217 0 miles 0 miles 96 393a 5 miles 10 miles 15 400 4.5 miles 9 miles 429 402 0 miles 0 miles 139 Based on the specific number of homes in each TAZ and the round trip miles saved for every trip the households west and south of the 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, 393a, 400 and 402 make one roundtrip to the proposed center 11,956 miles will never be driven. The total reduction in VMT if every household in 2010 made a single dedicated trip to the proposed center within the market area boundary is 52,827 miles. The next logical question is: how many trips will be made to the center by the typical household per week? According to the Food Marketing Institute the average number of trips to a grocery store per week is 2 per consumer (each person over 18). Because the proposed center may or may not include a grocery store as a tenant, a general retail land use was used to estimate trips to the center for the retail portion of the project. A trip generation analysis indicates each household will make about 2.15 dedicated trips to the subject shopping center at build -out (this statement will be qualified later in the report). According to employment factors used in DCA's Fiscal Impact Analysis Model, the proposed center will generate 732 new jobs in Golden Gate Estates at build -out as shown below: Retail 1 job /600 sf x 285,950 sf = 476 Office, General 1 job /320 sf x 50,000 sf = 156 Office, Medical 1 job /250 sf x 25,000 sf = 100 Total = 732 The location and distribution of each new employee is assumed to have the same distribution as the households in the market area. The average roundtrip savings per employee ranges from 9.4 miles in 2010 to 9.1 miles in 2060. The range is due to the distribution of available new households from now until build -out (there are more future households closer to the project). The weekly reduction in VMT at build -out due to employment is therefore: 732 employees x 9.1 miles /trip x 5 trips /week = 33,306 miles /week saved. Since the exact make -up of the future retailers is not known at this time, the following trip generation categories and two -way rates were referenced from the 1TE Manuals and used to determine a baseline of activity for the project: Shopping Center (820) 43 trips per 1,000 sf General Office (7 10) 11 trips per 1,000 sf Medical Office (720) 36 trips per 1,000 sf Please note, the above trip generation rates were researched and are used independently from any current or future Traffic Impact Study for this project. The trips generated in this study are used with caution to understate and minimize the trips generated by the project to ensure a conservative result is realized. The trip generation calculations are assumed to include employees and consumers /customers both entering and leaving the project at build -out. Build -out Trip Generation per day: Gross two -way trips generated by the project = 13,746 One -way trips are then 13,746/2 = 6,873 Employment trips are 5 days /7 days x 732 trips = 523 Net one -way trips 6,873 — 523 = 6,350 Not all trips to a shopping center are unique or originate from home (a "dedicated" trip). 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 shopping centers in the immediate area 35% of the trips will be pass -by and 65% will be dedicated. The daily reduction in VMT due to the proposed project at build -out is therefore: 9.1 miles /trip x 6,350 trips x 65% dedicated trip rate 37,560 miles /day 9.1 miles /trip x 523 employment trips 4,760 miles /dav 42,320 miles /day The annual reduction (without rounding) in VMT based on the number of households in 2060 is 15,439,392 miles. Note the above number is about 7,408 miles less than multiplying the daily rate by 365 days due to rounding in the above calculations. To estimate the number of trips based on households instead of square footage of retail, the total number of dedicated trips generated is divided by the number of households at build -out. This calculation follows: Household trips per week = 6,350 trips /day x 65 %x 7days/week/13,437 households = 2.150 This factor of 2.150 trips per household was used to prorate the number of trips based on the quantity of households in a given year as estimated by the C1GM. GREENHOUSE GAS REDUCTION The fleet fuel efficiency rate provided by Collier County Transportation Planning is 20.8 miles per gallon. 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 and the present number of households 3,625 tons of GHG would be reduced if the GMP amendment was approved and developed in 2010. As shown in the table below, as the number of households increase over time, the corresponding reduction in VMT and reduction in CO2 emissions increase. Table 2. Year Households VMT Reduction CO21keduction (tons) 2010 5,624 7,693,760 3,625 2015 7,052 9,115,532 4,295 2020 8,401 10,530,271 4,961 2025 9,631 11,803,407 5,561 2030 10,686 12,873,729 6,066 2035 11,534 13,708,233 6,459 2040 12,188 14,331,934 6,753 2045 12,672 14,777,006 6,962 2050 13,024 15,089,480 7,109 2055 13,268 15,299,536 7,208 2060 13,437 15,439,392 7,274 In 2060 when Golden Gate Estates is essentially built -out residentially, 7,274 tons of GHG per year will be eliminated due to the reduction in VMT. The chart below shows the reduction in carbon dioxide in 5 year increments through 2060. 8,000 2,000 6,000 5,000 4,000 3,000 2,000 1,000 Tons CO2 Reduced by GMPA 2010 2015 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 $2.95. The annual savings by consumers, assuming the GMP amendment is approved and developed will be $2.95 x 369,892 gallons in 2010 = $1,091,182. Assuming the price of fuel never increases, the annual savings in ycar 2060 by consumers will be $2,189,721. The chart below shows the reduction in consumer spending on fuel in 5 year increments through 2060. Annual $ Savings /Year on Fuel $2,000,000 51,500,000 - 51,000,000 - $500,000 - $- 111 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 U $ Saved /Year CONCLUSIONS The calculated annual reduction in Vehicle Mile Travel (VMT) for the proposed 2008 -2 GMP Amendment is 7,693,760 in 2010 and 15,439,392 by 2060. The calculated annual reduction in Greenhouse Gases is 3,625 tons in 2010 and 7,274 tons by 2060. The calculated annual savings to consumers due to reduced fuel consumption is $1,091,182 in 2010 and $2,189,721 by 2060 (in 2010 dollars and assuming the cost of fuel does not increase over time). PETITION CP- 2008 -2 RANDALL BOULEVARD COMMERCIAL SUBDISTRICT TRIGO & ASSOCIATES EMERGENT DEVELOPMENT GROUP RECORD SURVEY EXHIBIT MAY BE FOUND ON FILE IN THE BOARD'S MINUTES AND RECORDS DEPARTMENT COLLIER COUNTY GOVERNMENT CENTER ADMINISTRATION BUILDING FOURTH FLOOR CIVIL ENGINEERING - PLANNING - ENVIRONMENTAL May 14, 2010 Ms. Michele R. Mosca, AICP Principal Planner Collier County Government Comprehensive Planning Department 2800 North Horseshoe Drive Naples, FL 34104 DAVIDSON ENGINEERING RE: Comprehensive Plan Amendment Petition CP- 2008 -2, to Expand the Randall Boulevard Commercial Subdistrict of the Golden Gate Area Master Plan Element ORC Response Books Dear Ms. Mosca, Included with this cover letter is a complete copy of the transmittal to the Department of Community Affairs with the following additions or changes: ® 1. Updated authorizations have been provided at the end of Section K. 2. The responses to the ORC report from the Department of Community Affairs is appended at the rear of the binder (previously submitted and 3 -hole punched). Included in the ORC response is an amended Green House Gas study and an amended TIS for the project. The balance of the document is a copy of the original DCA submittal. If you have any questions or need additional information, please feel free to contact me at (239)434 -6060 ext 2983 or by email at tim(a,davidsonengineering com. Sincerely, Tim Hancock, AICP Director of Planning Cc: Bruce Anderson Jack Sullivan 3530 Kraft Road, Suite 301 - Naples, Florida 34105 - Phone: 239.434.6060 - Fax: 239.434.6084 www.DavidsonEngineering.com CIVIL ENGINEERING • PLANNING • ENVIRONMENTAL • LAND DEVELOPMENT SERVICES September 9, 2009 Ms. Michele R. Mosca, AICP Principal Planner Collier County Government Comprehensive Planning Department 2800 North Horseshoe Drive Naples, FL 34104 DF= DAVIDSON E N G I N E E R I N G RE. Comprehensive Plan Amendment Petition CP- 2008 -2, to Expand the Randall Boulevard Commercial Subdistrict of the Golden Gate Area Master Plan Element 4 ' Review Dear Ms. Mosca, Included for your review are the following items: One (1) original and three (3) copies of the revised GMPA submittal package. In response to your comment letter issued September 3, 2009, we offer the following: EXHIBIT 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 listing/heading — "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. 3530 Kraft Road, Suite 301 Naples, Florida 34105 Phone: 239.434.6060 Fax: 239.434.6084 unuu rinviricnncnninwarinn rnm DE 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 staff provide suggested changes as soon as practical for review and discussion. EXHIBIT J- PROPERTY DEEDS • Folio No. 37745180009: Provide current deed for Tract 71. (previously requested) Response: The current deed for Tract 71 has been added to Exhibit J. Please see Sheets 13 -15. EXHIBIT 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 Island 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 50b. 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 1 -10, 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. DE DAVIDSON E N G I N E E R I N G • Exhibit I -213: Provide the commercial data, etc. for the Urban Estates PCD. (previously requested) Response: The information for the Urban Estates PCD has been provided which affected the numbering and placement of subsequent pages. EXHIBIT N- TRAFFIC IMPACT STATEMENT • Comments pending Response: Transportation Staff met directly with Norm Trebilcock, AICP, P.E. to review required changes. Those changes have been made and are included in the revised TIS under Exhibit N. The revised TIS was also e- mailed to Transportation 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) Response: Calculations and data source far level of service standards have been added and are shown on page 5 of Exhibit A HB 697- GREENHOUSE GAS REDUCTION • Relocate data and analysis from sufficiency response letter to GMPA 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 apart of the 3rd 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 meat (239)434 -6060 ext 2983 or by email at timnadavidsonen ingr eerie .com. Sincerely, Tim Hancock, AICP Director of Planning Cc: Bruce Anderson Jack Sullivan TAB A CIVIL ENGINEERING • PLANNING • ENVIRONMENTAL • LAND DEVELOPMENT SERVICES September 9, 2009 Ms. Michele Mosca Principal Planner Collier County Development Services 2800 North Horseshoe Drive Naples, FL 34104 DE DAVIDSON E N G I N E E R I N G 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 Boulevard Commercial Subdistrict (RBCS) Map. The map changes being requested include 18 parcels of land totaling t 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 GMPA 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 Kraft Road, Suite 301 Naples, Florida 34105 Phone: 239.434.6060 Fax: 239.434.6084 w .davidsonengineering.com DE DAVIDSON E N G I N E E R I N G Service 5+ acre parcel located at the southwest corner of Randall and 8h 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 8`h 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, Tim Hancock, AICP Director of Planning cc: R. Bruce Anderson John Sullivan LIST OF EXHIBITS Application to Amend the Growth Management Plan and Supporting Documents Professional Qualifications Sheet Proposed GMPA Text Amendment Language Location Map Aerial Location Map Aerial Plan w/ FLUCCS Overlay Protected Species Survey Data Table Zoning Map Future Land Use Map Historical/Archaeological Probability Exhibit Proximity to Public Services Exhibit Property Deeds Application Authorization Agreements Market Conditions Study Environmental Impact Statement • Resume • FL UCCS Mapping • Master Concept Plan • Preserve Management Plan • SFWMD Approved Jurisdictional • Protected Species Survey • Historical/Archaeological Probability Correspondence Traffic Impact Statement Boundary Survey Level of Service Comparative Analysis Utility Availability Statement Exhibit M -1 Exhibit M -2 Exhibit M -3 Exhibit M -4 Exhibit M-5 Exhibit M -6 Exhibit M -7 DE DAVIDSON ENGINEERING Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit El Exhibit E2 Exhibit F Exhibit G Exhibit H Exhibit I Exhibit J Exhibit K Exhibit L Exhibit M Exhibit N Exhibit O Exhibit P Exhibit Q OIL Pi6y!Rr 4,1M APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER DATE RECEIVED PRE - APPLICATION CONFERENCE DA 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 GENERAL INFORMATION A. Name of Applicant(s): Emergent Development Group, Inc Company: Emergent Development Group Inc Mailing Address: 933 Honeysuckle 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 Engineering Mailing Address: 3530 Kraft Rd, Suite 301 Exhibit A - GWA Application 1 www.davidsonengineeting.com mml?hQN City: Naples State: FL Phone Number: (239) 434.6060 Zip Code: 34105 Fax Number: (239) 434.6084 Email Address: tim(a)davidsonengineering.com 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: Naples State: FL Zip Code: 34103 Phone Number: (239) 649 -2708 Fax Number: (239) 261 -3659 Email Address: banderson(a- )ralaw com D. Name of Owner(s) of Record: Please see pages 3 & 4 of this Exhibit for the list of Property 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 pas 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 pas 17 -20 of this Exhibit Exhibit - GMPAApplication 2 www.davidsonengineering.com DE 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 pas 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 pq 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. F All Name and Address Please see pa 25 of this Exhibit Percentage of Ownership If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address Please see Exhibit K Percentage of Ownership 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 Acquired Individual Ownership 1. 37744080003 2. 37744120002 3. 37750040008 Corporate Ownership 4. 37746760004 5. 37746720002 6. 37748460104 7. 37748480007 Big Corkscrew Island Fire Control 6127186 Rescue District Big Corkscrew Island Fire Control 116100 Rescue District Collier County 8129185 CAB of Collier Inc. 12/21/00 CAB of Collier Inc. 12121100 Randall Land Trust Agreement 1131108 Emergent Development Group Inc. Randall Land Trust Agreement 4128106 Emergent Development Group lI LLC Exhibit A - GMPA Application www.davidsouengineering . com DE 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 If Petitioner has option to buy, indicate date of option: Properties Under Option: 12/15/06 4/28/06 10/27/95 10/5/05 1/31/08 9/11/97 Folio Number(s) Owner(s) of Record Option Term Individual Ownership 14. 37750120009 15.37750080000 Richard and Anna Eckstein 4121108 — 4120110 Joseph and Alicia Cabal 2125108 — 2124110 Existing Randall Boulevard Commercial Subdistrict Properties to be Included with Authorization: Folio Number(s) Owners) of Record Acquired Corporate Ownership 16. 37745120001 PAC of Collier Inc. 1115199 17. 37744040001 Urika Oil Inc. 113197 18. 37745180009 Urika Oil Inc. 11113197 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. 111. DESCRIPTION OF PROPERTY A. Legal Description: Please see Exhibit O for Survey and Legal Description B. Section: 27 Exhibit A - GMPA Application Township: 48S Range:27E 4 www.davidsonengineering.coni EDAVID�ON C. Im E. G. I:9 IV. Tax I.D. Number (Folio #): General Location: t 56.496 acres located immediate[' south of Randall Boulevard bordering 8' Street NE on the east and extending to the Corkscrew Canal to the west. Planning Community: Rural Estates TAZ: 396 Size in Acres: ± 56.496 ac Zoning: E — Estates (STAN --4) & PUD — Planned Unit Development Present Future Land Use Map Designation (s): Estates Designation & Randall Boulevard Commercial Subdistrict TYPE OF REQUEST A. Growth Management Plan Element(s) OR Sub - Element(s) to be amended: Future Land Use X Golden Gate Area Master Plan Immokalee Area Master Plan Capital Improvement Transportation Housing Coastal & Conservation Recreation & Open Space Intergovernmental Coord. Potable Water Sanitary Sewer Solid Waste Drainage Natural Groundwater Aquifer B. Amend Page 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. (Proposed GMPA Text Amendment Language). C. Amend Future Land Use Map(s) designation, FROM: Estates Designation & Randall Boulevard Commercial Subdistrict TO: Randall Boulevard Commercial Subdistrict Exhibit A - GMPA Application 5 �n,ww.davidsonengineering.com K � I-` DIWIRMN A E. Amend other Map(s) and Exhibits as follows: (Name & Page #) Describe additional changes requested: No additional changes are being requested 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 % x 11 shall be provided of all aerials and /or maps. A. LAND USE 1. X Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. Please see Exhibit D (Location Man). 2. X Provide most recent aerial of site showing subject boundaries, source, and date. Please see Exhibit E (Aerial Plan). 3. X Provide a map and summary table of existing land use and Zoning within a radius of 500 feet from boundaries of subject property. Please see Exhibit F (Zoning Map). B. FUTURE LAND USE DESIGNATION 1. X 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. ExhibitA - GMPA Application 6 wwNA7.davidsonengineering.cmn D?tVID�ON C. ENVIRONMENTAL X Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE 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. Please see Exhibit E1 (Aerial Plan w /FLUCCS Overlay) and Figure 5 on page 6 of the amended EIS (Exhibit M) for soils information. X Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and /or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). Please see Exhibit E2 (Species Survey Data Table). 3. N/A Identify historic and /or archaeological sites on the subject property. Provide copy of County's Historical/ Archaeological Probability Map and correspondence from Florida Department of State. Please see Exhibit H (Historical /Archaeological Probability Correspondence). D. GROWTH MANAGEMENT Reference 9J- 11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: No Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J- 11.006(1)(a)Ta, F.A.C.) If so, identify area located in ACSC. No Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S.? No Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187(1)(c), F.S.? (Reference 9J-1 1.006(1)(a)7.15, F.A.C.) FxhibitA- GMPAApplicadon www.davidsonengi nee ring.coni UL P YI�D5ON 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 and /or intensity to the uses permitted in a specific land use designation and district/subdistrict identified (commercial, industrial, etc.), or is the proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J- 5.006(5) F.A.C.). If so, provide data and analysis to support the suitability 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, F.A.C.). E. PUBLIC FACILITIES 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: b) X further discussion. Sanitary Sewer: ExhibitA GWAApplication 8 \nlww.davidsonengineering.com F 'Fae PAY DSON C) X Arterial & Collector Roads: Name of specific road and LOS Please see the TIS (Exhibit N) d) X Drainage The existing RBCS is served by an existing permitted further discussion, e) X Solid Waste The existing RBCS is currently served by Waste Management. The solid waste generated by the future RBCS GMPA will not adversely impact the current level of service. Please see Exhibit P for further discussion. f) N/A Parks: Community and Regional: systems. If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and /or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1.1.2 and 1.1.5). completion of the current design process. 2. X Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services). Please see Exhibit I (Existing Public Services). 6xhibitA- GWAApplication 9 www.davidsonengineering.com pAXIDSQN F. 3, X Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. Service Schools: Fire Protection: EMS Service: OTHER Provider Collier County Schools Big Corkscrew Fire Collier County Identify the following areas relating to the subject property: Chanae N/A Demand for services will increase minimally but will be offset by the collection of impact fees and ad valorem taxes. Demand for services will increase minimally but will be offset by the collection of impact fees and ad valorem taxes. 1. D Flood zone based on Flood Insurance Rate Map data (FIRM). Please see Figure 8 (page 21 of the Exhibit M) for a zoning n with a Flood Insurance Rate desipnat&n. 2. ST/W --4 Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) 3. N/A 4. N/A 5. N/A Please see Exhibit M (page 24 of 35) Traffic Congestion Boundary, if applicable Coastal Management Boundary, if applicable High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). Exhi itA- GM PA Application in www.davidsonengineering.com ON RtV(IDSON G. SUPPLEMENTAL INFORMATION X_ $16,700.00 non - refundable filing fee, made payable to the Board f County Commissioners, due at time of submittal. 2. N/A $9,000.00 non - refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 3. X Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) Acknowledged 4. X Proof of ownership (Copy of deed). Please see Exhibit J (Property Deeds) 5. X_ Notarized Letter of Authorization if Agent is not the Owner (see attached form). Please see Exhibit K (Notarized Letters of Authorization) 6. X 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may be required. * Maps, aerials, sketches shall include: North arrow; name and location of principal roadways shall be at scale of 1" = 400' or at a scale as determined during the pre - application meeting, identification of the subject site, legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal -size folder. For all oversized exhibits, at least one copy must be submitted at B -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. E:xhibitA - CWA App]ication 11 www.davidscriengineering.com 0 DAVIDPON DISCLOSURE OF INTEREST INFORMATION ExPlibitA GMFAApplication �� wwwdavidsonengineering.com E a t£s og��osQr DISCLOSURE OF INTEREST INFORMATION A. Individual Owners Big Corkscrew Island Fire Control Rescue District 13240 Immokalee Road Naples, FL 34120 Ownership: Local Government Tax ID/Folio #: 37744080003 Legal Description: THE WEST ONE /HALF (' /Z) 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. Acreage (Prop Appr / Survey): 2.32 ac / 2.32 ac Ownership %: 100% Ownership: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey) Ownership %: Local Government 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% Exhibit A - GNPA Application 13 wwNA,,davidsonengineering . ron ��V�DgSON DISCLOSURE OF INTEREST INFORMATION A. Individual Owners Collier County 3301 Tamiami Trail E. Naples, FL 34112 Ownership: Tact ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Exhibit A - GMPA Application Local Government 37750040008 GOLDEN GATE EST UNIT 23 TR 126 OR 1154 PG 691 5.46 ac / 5.46 ac 100% 14 ww\n,,davidsonengineering.con? .S �Ay�osoN DISCLOSURE OF INTEREST INFORMATION A. Individual Owners Richard M. & Anna Eckstein 2451 8th Street NE Naples, FL 34120 Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: 37750120009 GOLDEN GATE EST UNIT 23 N 150FT OF TR 127 2.34 ac / 2.34 ac 100% Exhibit - GIAPA Application 15 wwmdavidsonengi need iig.com DFZVND�ON DISCLOSURE OF INTEREST INFORMATION A. Individual Owners Joseph 1. & Alicia Cabal 1585 W. 76th Street Hialeah, FL 33014 Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Exhibit A - GMPA Application 37750080000 GOLDEN GATE EST UNIT 23 S 18OFT OF TR 127 2.81 ac / 2.81 ac 100% 16 wtina.davidsonengineeririg.com tt;'. NAMWkRN DISCLOSURE OF INTEREST INFORMATION B Corporate Owners PAC of Collier, Inc. (Florida Corporation) 5141 Seahorse Ave Naples, FL 34103 Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Stockholders / Officers: 37744040001 GOLDEN GATE EST UNIT 23 El /2 OF TR 54 LESS THAT PORTION FOR R/W AS DESC IN OR 3111 PG 0500 2.5 5 ac / 2.5 1 ac 100% (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 ExhibitA - CHPAAppli"tion 17 w - �n,davidsonengineering.com L. Dlffl I PPN DISCLOSURE OF INTEREST INFORMATION B Corporate Owners Urika Oil, Inc. (Florida Corporation) 567 Parkwood Lane Naples, FL 34103 Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID /Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Stockholders / Officers: 37745180009 GOLDEN GATE EST UNIT 23 THAT PORTION OF TR 71 AS DESC IN OR 1854 PG 455 -458 1.14 ac /1.14 ac 100% 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 /4.011 ac 100% (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 Exhibit A - GvIPA Application 18 wnn�w.davidsonengineering.rom DAVI�SON DISCLOSURE OF INTEREST INFORMATION B Corporate Owners CAB of Collier, Inc. (Florida Corporation) 5141 Seahorse Ave Naples, FL 34103 Tax ID /Folio #: Legal Description: Acreage (Prop Appr / Survey) Ownership %: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey) Ownership %: Stockholders / Officers: 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. 2.34ac/2.34ac 100% 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% (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 Apphcaiioi; In www.davidsonengineerit-,g.com DAV11ARN DISCLOSURE OF INTEREST INFORMATION B Corporate Owners Emergent Development Group, Inc. (Florida Corporation) 3055 Terramar Dr Naples, FL 34119 Tax /Folio ID#: 37748480007 Legal Description: THE EAST 1/2, 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. Acreage (Prop Appr / Survey): 2.58 ac / 2.58 ac Ownership %: 11.24% (.29 ac) Tax /Folio ID#: 37748480104 Legal Description: THE WEST'h, 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. Acreage (Prop Appr / Survey): 2.58 ac / 2.58 ac Ownership %: 25% (.645 ac) Stockholders / Officers: John P. Sullivan, Pres, VP, Treasurer, Secretary (100% ownership) 3055 Terramar Dr Naples, FL 34119 Exhibit A - GJAPA Application 20 �,ti,�A,,davidsonengineering.coin DAV 1 [ C Trusts DISCLOSURE OF INTEREST INFORMATION Angela Iglesias Revocable Trust 3209 W. Woodlawn Ave Tampa, FL 33607 Tax ID /Folio #: 37745200002 Legal Description: GOLDEN GATE EST UNIT 23 TR 72 Acreage (Prop Appr / Survey): 5.15 ac / 5.15 ac Ownership %: 100% Trustee: Angela Iglesias 3209 W. Woodlawn Ave Tampa, FL 33607 Successor Trustee: Manuela Spencer 3213 W. Woodlawn Ave Tampa, FL 33607 Beneficiary: Angela Iglesias, as Owner and Trustee (100 %) 3209 W. Woodlawn Ave Tampa, FL 33607 Successor Beneficiaries (2): (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 Exhibit A — G4PA Application 21 �,ww.davidsonenginee.ring.con? DE DISCLOSURE OF INTEREST INFORMATION C Trusts Randall Land Trust Agreement 2900 14th Street N. Naples, FL 34103 Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey) Ownership %: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: 37746840005 GOLDEN GATE EST UNIT 23 W 180FT OF TR 90 2.81 ac / 2.81 ac 100% 37748480104 THE WEST 1/2, 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 1/2, 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) Trustee: Lisa Aldikacti 1500 Bonita Lane Naples, FL 34102 Beneficiary (2): (1) Timothy J. Cotter Trust (50 %) Timothy J. Cotter Trustee and 100% Beneficiary 1471 Mandarin Rd Naples, FL 34102 Exhibit A - GMPA Application 22 www.davidsonengineering.com .�VIDSON (2) Adell S. Cotter Trust (50 %) Adell S. Cotter Trustee and 100% Beneficiary 1471 Mandarin Rd Naples, FL 34102 Exhibit - GIAAPA Application 23 www davidsonengineering.com KIC D, fflD50N C Trusts DISCLOSURE OF INTEREST INFORMATION William M. Grant Revocable Trust' 102 N. Harvard Blvd Los Angeles, CA 90004 Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Tax ID/Folio #: Legal Description: Acreage (Prop Appr / Survey): Ownership %: 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 18OFT OF TR 108 2.73 ac / 2.73 ac 100% 37748560008 GOLDEN GATE EST UNIT 23, E 15OFT OF TR 108 2.27ac / 2.27 ac 100% 37750000006 GOLDEN GATE EST UNIT 23 TR 125 5.15ac / 5.15 ac 100% Trustee: William M. Grant 102 N. Harvard Blvd Los Angeles, CA 90004 Successor Trustee (2): Beneficiary (1): Exhibit P. — GIAPA, Application 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 www.davidsonengineering.com DAVIDSON DISCLOSURE OF INTEREST INFORMATION D Limited Liability Companies Emergent Development Group ❑, LLC 3055 Terramar Dr Naples, FL 34119 Tax/Folio ID#: Legal Description: Acreage (Prop Appr / Survey): Ownership %: Owners / Officers: 37748480007 THE EAST 1/2, 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) 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 2 -' wvvvw.d avid sonengineering.com pays 9N DISCLOSURE OF INTEREST INFORMATION E Contract for Purchase Emergent Development Group 11, LLC 3055 Terramar Dr Naples, FL 34119 Option Purchase Agreements for: Tax/Folio ID#: Legal Description: Acreage (Prop Appr / Survey) Ownership %: Tax/Folio ID#: 37750080000 Legal Description: Acreage (Prop Appr / Survey): Ownership %: Owners /Officers: 37750120009 GOLDEN GATE EST UNIT 23, N 150FT OF TR 127 2.34 ac / 2.34 ac 100% GOLDEN GATE EST UNIT 23, S 180FT OF TR 127 2.81 ac / 2.81 ac 100% 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 - GIAPA Application 26 ti,ww.davidsonengineering.com �?l�VID�ON GROWTH MANAGEMENT PLAN POLICIES ExhibitA GMPAApplication 2' www.davidsonengineering.com 011L, R,AVw ?RQN Randall Boulevard Sub - District: The proposed Growth Management Plan Amendment (GMPA) 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 of land use type. The proposed GMPA is the first step toward to a commercial rezone that will provide appropriate interconnections within the subject property and to existing parcels and roadways to the west, north and east This project will create a fully integrated site with access constraints that do not adversely 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 proposed GMPA furthers the intent of goal #3 by providing" in demand" services to existing and future planned residences in the area The service demand is further outlined in Exhibit L (Market Conditions Study) Please see the responses to the F.L. U.E. policies above. Goal 3 as further defined by Obiective 3 1 and Policy 3. 1.1 addresses specifically the placement and designation ofNeiehborhood Centers within Golden Gate Estates and their compliance with design criteria established for them These centers serve to provide very limited services to portions of the Estates but due to the design and land use limitations contained in the GMP with regard to these centers they are insufficient in size and location to provide the necessary retail services for the existing and future Estates Population The general ineffectiveness of these centers to achieve their intended purpose was highlighted by the Horizon Study Master Committee in a report to the Board of Commissioners in September of 2008 which states "The promotion of commercial and industrial land uses in the study area which assist in altering the current transportation modal splits are necessary to reduce traffic congestion and trip lengths.' In order to provide needed retail services to the Estates, you have primarily two options. The first is to convert lands wholly within the Estates at major intersections into retail nodes. The second is to convert lands on the periphery of the Estates along established travel routes into commercial centers. It is the intent of this application to identify an additional 48.84 acres of land that lie adiacent to and across the street from existing commercial development and / or commercial zoning as an appropriate location for new commercial services The subject property lies on the periphery of the Estates at the intersection of two critical roadways that are well travelled by Estates Residents. The subject property is bordered to Exhibit A - GMPA. Application 28 www.davidsonengineering.com DE ? Q� the North by commercial zoning that is undergoing development along with higher density residential To the West is an existing canal and within the proiect boundary lie two fire stations a gas station and a small retail center. Only 10 residential structures are ad iacent to this proiect which will permit the Project to provide vegetative or hard structure buffers to further protect these properties not only from the impact of this proiect but also from the future roadway noise from Randall Blvd as it is widened When compared to locating a similar center wholly within the Estates it would be ditficult to find a location at the intersection of two key roads where the potential impacts to residential properties would be less that what is proposed for this proiect By locating this proiect where residential impacts are minimized and where the existing traffic patterns would result in a hi her degree of "capture" of existing residents who drive by this site on a daily basis the project helps preserve the rural character of the overall Estates by providing the required services on the periphery and reducing trip lengths while minimizing the impacts to residential parcels Lastly, the petition seeks to permit C -1 through C -3 uses within the PUD and a limited number of C-4 uses. While neighborhood centers are restricted to C -1 through C -3 uses as a way oflimiting the external impacts from development on these small parcels a larger parcel has a greater ability to insulate and buffer adiacent parcels from those impacts C -4 uses that are not allowed in C-3 include for example garden supply stores car washes hospitals medical laboratories florists movie theatres indoor recreation and similar uses Not all of these uses may be deemed compatible at the time of rezoning but to preclude the ability to request these types of uses on a large well situated parcel is not appropriate at the GMP Amendment review stage HB 697Reauirements 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 website- 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 key component repeated throughout the proposed strategies for compliance with HB 697 and the reduction of Green House Gases (GHG) is the reduction of vehicle miles traveled (VMT) VMT is identified by DCA Secretary Tom Pelham as a "key factor" in his report titled "The Role ofLocal Land Use and Transportation Planning in Reducing GHG" The proposed proiect will add retail office medical and general commercial uses in an area of the county that has repeatedly been identified as being grossly underserved in retail services Unlike more urban settings where strategies o0roposing higher densities may contribute to reducing the averaze vehicle miles travelled the rural residentially dominated Estates will not allow for higher densities As Exhibit A — GMPA Application %° iA wnN.davidsonengmtei mg.com D�IE a result the most logical and reasonable method to reduce VMT is to locate necessary services where they are most easily accessible to residents in the Estates. The proposed Land Use Change will brint? 390,950 square feet of commercial retail and office space to the intersection of Randall Blvd and Immokalee Road. With the exception of few small scale retail businesses in the immediate area, the nearest shopping center lies 5.5 miles to the west of the subject site and 11 miles west of the eastern edge of the Estates. The nearest shopping center to the North lies 20 miles away in the Immokalee community, 12 miles by road north of the Northern edge of the Estates area. The size of the proposed proiect will allow for a full range of retail convenience services that will substantially meet the needs of the surrounding community. This will result in a reduction of VMT ranging between 5 and 10 miles each way for man by asic goods and services. Secondly, the proiect will create iobs in a location where there are relatively few moderate and large scale employers outside of the Collier County Public School System. Locating businesses in the Estates will help shift the AM and PM peak hour traffic patterns on all County Roads in the area. While the project will create additional traffic on roads adiacent to the subject property, its primary impact to the road system will be to reduce trip lengths for Estates residents thereby improving capacity on these roads as well as contributing to a reduction in GHG in accordance with HB 697. Exhibit A - GMPA Application 30 www.davidsonengineei'ing.com 16 UFAMD D P Y'RPPRN PROFESSIONAL QUALIFICATIONS Davidson En¢ineerine Tim Hancock, AICP 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, AICP Project 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 -rime in the private sector as a planning consultant for the last 6 years. He l currently holds a certification from the American Institute of Certified Planners and has been employed as a Project Planner at Davidson Engineering since November of 2006. 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 -1 for Mr. Sterk's detailed resume. Exhibit B - Professional Qualifications www.lavidsonengineering.coni De PAVIDSON Roetzel & Andress, LPA 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 Illinois and Florida. Mr. Anderson has an AV 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 Consulting Solutions, PA (Transportation Consulting) 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 Army 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 www.davidsonengineering.con-, TAB C D 3) Randall Boulevard Commercial Subdistrict — services to the surrounding 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: Tracts 71, 72, 89, 90, 107, 108, 125. 126 and 127 Golden Gate Estates, Unit 23; and the Fast 166 feet ef Tracts 54 & 55, Golden Gate Estates, Unit 23. See Map 14 the Randall Boulevard Commercial Subdistrict Map. 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 provide at a minimum, a 50 -foot buffer of retained native vegetation in which no water management uses are permitted on its eastern boundary. Tract 55 shall only be utilized for purposes of native preservation and water management 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 Development Code comprised of uses consistent with those identified in this section. • Veterinary Clinics with no outside kenneling. • Permitted and conditional uses allowed in the C -4 zoning district shall also be allowed except the for following: Exhibit C - proposed GMPA Text 1 wxvw.davidsonengineering.coin Amendment Language De DAVIDON Tire Dealers, Automotive Retail (Group 5531) - Automotive Parking (Group 7521) - Communication Services (Group 4899) - Drinking Places (Group 5813) - Fishing Piers (Group7999) 7641, 7699) - Liquor Store, unless operated by Grocery Retailer (Grout) 5921) - Used Merchandise Store (Group 5932) - Automatic Merchandising Machine Operators (Group 5962) - Direct Selling Establishment (Group 5963) - Escort Services, Massage Parlors, Tattoo Parlors, Turkish Baths, Wedding Chapels (Group 7299) - Betting Information Services, Bath Houses, Billiard Parlors. Bookies and Bookmakers, Cable lifts, Carnival Operation, Circus Companies, Fortune Tellers, Go -cart racing operation, Off -track betting, Ping Pong Parlors, Rodeo Animal Rentals, Rodeos, Shooting Ranges, Trapshooting Facilities (Grout) 7999) - Parole offices, Probation offices, Public welfare centers, refugee services, settlement houses (Grout) 8322) - Tow -in parking lots (Groups 7514, 7515, 7521 - Animal Specialty Services (Group 0752) c) Site design and architectural treatments: All or part of Tracts 54, 71, 72, 89, 90, 107, 108, 125, 126 and 127 shall at time of zoning provide information and conceptual design materials indicating the style and general architectural design of buildings. The focus of proposed design elements shall be to capture the rural nature of the surrounding area in the features and design of the t)roiect where practicably possible. ExhibitC - ProposedGMPATcxt www.davidsonengi nee ring. con Amendment Language TAB D vxvo. � m , wn�� map 4b Rou3530 KRAFT ROAD, SUITE 301 IR/All VHLL U V V L- U- V/`1 1t V V IVI rh X71 1 G NAPLES, FL 34105 MYRI SON PHONE: 239-434-6060 EXHIBIT D: LOCATION MAP TAB E IF l I i LEGEND RANDALL BOULEVARD GMPA SITE DOE3530K A ENGINEERING, INC . /�NDALL BOULEVARD GMPA SITE 3530 KRAFT ROAD, SUITE 301 1 V'1 NAPLES, FL 34105 ©AVNt3s9,N PHONE: 239-434 -6060 EXHIBIT E: AERIAL LOCATION MAP f t Aw 2 a Y T,. i' <.• `ti" rp .' ?- Cam' f ir"`1_:, .a.�^. or lk lam ` rr I r r / it �.�..�._..._,..�_�,...._. { it + r W�4 7"� � t ��k `� • t r . � L�P�' - ` ' �'�' � ^'6t ;' ��",a`aw4'Mt�., ;d.s,4rt.,k�} t 'ti � 1 � �. %F ;. • ' h 4 �f �,aa � 4�.i"* � - a � � tff r`1 � � � C v 1. • r r'1* ' ♦,. 1�. ,.y, . 1 t ?`N� .,�` rte; �a .�. . � ~��E L X�^' �,•� * � �� � � '� � .ems ��+ � LEGEND r.. _ I t1Gt`. A -•s '' ' INNOVATIVE DEVELOPMENT SITE DAVIDSON WOMAFTROAD,S'TEW INNOVATIVE DEVELOPMENT wn N NAPLES, 39434.5 EXHIBIT E: AERIAL LOCATION MAP i ��sQti r. PHONE. 239.43'4�p60 TAB E.1 m r w a �# ..... .. _ : b „ry , pop 321 310 - _. r - di1•E1 110 ,Y 821 -E2 i s •. f ice,,.. r ` i+ , s� . k-inr+ .. riot _ lh` y '� t""*-' - ,_� A A i, �. xw - �,f fir. i 4� "t; i•✓ #K h}'-„" d 3 t r�. a�iE y y w _ 3 3530 ON ROAD, SUITE INC. INNOVATIVE DEVELOPMENT T�Iw 3530 KRAFT ROAD, 3UiI'E 301 QA��St3N NAPLES, FL 34105 E N G I N E R I N C PHONE: 239434$060 EXHIBIT E1: '2007 AERIAL WITH, FLUCCS MAPPING LEGEND Ile INNOVATIVE DEVELOPMENT SITE a4 FLUCC8 MAPPING '. (� O 110, SINGLE-FAMILY RESIDENTIAL 910, DRY HERBACEOUS t i r7 821. PALMETTO PRAIRIE Q 411 -Et, PINE FLATINDODB (0.2b %EXOTIC INVADED) � � 021-EZ CYPRESS (MM% EXOTIC [WADED) � x��' • � �f •° ` � � A I--� 1�1 824+3. DRAINED PINE -CYPRE SS CABBAGE PALM (3%IX EXOTIC INVADED) `s. • \-+ .; "+ a t s i s.• ,l1 .s 7'?'$! 814. ROADWAY O 882 PPL EA a. _ 3 3530 ON ROAD, SUITE INC. INNOVATIVE DEVELOPMENT T�Iw 3530 KRAFT ROAD, 3UiI'E 301 QA��St3N NAPLES, FL 34105 E N G I N E R I N C PHONE: 239434$060 EXHIBIT E1: '2007 AERIAL WITH, FLUCCS MAPPING DEDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EXHIBIT E -1: 2009 AERIAL WITH FLUCCS MAPPING DAVIDSON NAPLES, FL 34105 ENGINE r. aI N � PHONE: 239 -434 -6060 t$WW Ift Pl1w TAB E.2 DE DAVID50N1 List of potential protected species according to each FLUCCS category present onsite. 110 NONE 175 —Burrowing Burrowing Owl � l Florida Sandhill Crane Speoryto cumcularia Grus canadensis pratensis SSC T _ 321 Audubon's Crested Caracara Polyborus plancus audubonii`4 _ T T� Beautiful Pawpaw Deeringothamnus pulchellus E E 1 Burrowing Owl Speoryto cunicularia SSC Curtis Milkweed Asclepias curtissii E Fakahatchee Burmannia Burmannia flava E Florida Black Bear Ursusamericanusfloridanus T i _ Florida Coontie Zamia floridana _ C _ _ Florida Sandhill Crane v Grus canadensis pratensis , T Gopher Frog Rana capito i e^ SSC =_ _ _ Gopher Tortoise Gopheruspolyphemus SSC Eastern Indigo Snake Drymarchon corais couperi - T T Southeastern American Kestrel Falco sparverius paulus T 411 Beautiful Pawpaw Deeringothomnus pulchellus E E Big Cypress Fox Squirrel Sciurus niger avicennia T Eastern Indigo Snake Drymarchon corais couperi T T Fakahatchee Burmannia Burmannia /lava E Florida Black Bear Ursus americanus floridanus i T Florida Coontie Zamia floridono C Florida Panther Gopher Frog —I Felis concolor coryi Rana capito E SSC E Gopher Tortoise Gopheruspolyphemus v� SSC Red- Cockaded Woodpecker ^ Picoides borealis T E Satinleaf Chrysophyllum oliviforme E Southeastern American Kestrel Falco sparverius paulus r Twisted Air Plant Tillandsia flexousa E 621 American Alligator Alligator mississippiensis SSC T(S /A) Everglades Mink Mustela vison evergladensis _ T Florida Black Bear + �rsus americanus floridanus T �` Florida Panther Gopher Frog Felis concolor coryi Rana capito E SSC E =� Limpkin Aramusguarauna SSC Little Blue Heron Egretta caerulea v SSC =Snowy Egretta thula a SSC Exhibit E2 - Protected Species Survey Data Table i www.davidsonengineering.com DE DAVIDSON Exhibit E2 - Protected Species Survey Data Table 21 www.da\iidsoiieiigiiiect-iiig.co)l) Tricolored Heron -�Wood Egretta tricolor SSC - -- ---- Stork - ]�;c te ria americana E 624D American Alligator tor mississippiensis SSC �T(S�JA3 Everglades Mink Mustela vison evergladensis T Florida Black Bear firsus americanusfloridanus T Florida Panther Felis concolor coryi E Gopher Frog ------------ Rana capito SSC Little Blue Heron Egretta caerulea SSC -A Snowy Egret Tricolored Heron Egretta thula 7-- SSC ��rej�a tricolor SSC Wood Stork i NONE Mycteria amen . cana E E 8-2 J NONE Exhibit E2 - Protected Species Survey Data Table 21 www.da\iidsoiieiigiiiect-iiig.co)l) 3530K DAVIDSON ENOAD,SUTE301. RANDALL BOULEVARD GMPA SITE 3530 KRAFT ROAD, SUITE 301 DAVI tic NAPLES, FL 34105 ENGINf EKING PHONE: 239 -434 -6060 EXHIBIT F: ZONING MAP TAB G $fit suh�1� nxp LEGEND RANDALL BOULEVARD GMPA SITE COLLIER COUNTY FUTURE LAND USE W ES (ESTATES DESIGNATION) MRBCS (RANDALL BOULEVARD COMMERCIAL SUBDISTRICT) MRS (RURAL SETTLEMENT AREA DISTRICT) ��3530 KRAFT ROAD, SUITE 301 ENGINEERING, INC. RANDALL BOULEVARD GM PA SITE 3530 K NAPLES, FL 34105 DAVIDSONPHONE:239- 434 -6060 EXHIBIT G: FUTURE LAND USE MAP TAB H EXHIBIT H: d6 aQT 7 h �eah Is T4r0 -0,11OR0 pir des on AOL yro f ie a r a itA YyP Y"^1� "� ro�, Y4"1=c2 R rda �:9t1i tlla Can Niiee anEf$ aw flirh df "fife 4iin5hiele of k lonaal 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 distribution 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, Celeste Ivory Assistant Supervisor Florida Master Site File mcivorv( dos state.fl.us 1 500 South Bronough Street • Tallahassee, FL 32399 -0250 • www. flheritage .com /preservation/sitefile 94n ')Ac AAAO —w i acn_ ')Ac fnzo f o „� Florida September 9, 2009 Master Sit #File(V Jessica Ramos Davidson Engineering, Inc. 3530 Kraft Rd., Suite 301 Naples, FL 34105 Email: Jessica (cbdavidsonen¢ineerine.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 distribution 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, Celeste Ivory Assistant Supervisor Florida Master Site File mcivorv( dos state.fl.us 1 500 South Bronough Street • Tallahassee, FL 32399 -0250 • www. flheritage .com /preservation/sitefile 94n ')Ac AAAO —w i acn_ ')Ac fnzo f o „� EXHIBIT H: Archaeological Probability Exhibit 2 EXHIBIT H: Archaeological Probability Exhibit 1 I K w I F I 0 v I o I N I N 1 I Y I {q9 I q 1 U I K. W I W I z I o � F I a U I O I I P 14 I O 10. E I I F K I I z o w I i o K I Y I W K 'i o li 0 w � K :a a x a o I F I I a I f i w I C7 I P K 1 m 1 I � I Y 5 i w I o U z W w i W m 1 a 1 } U I I K I I W 1 F I 13 1 WN I F 1 I W 1 W I a K I a v I w y I II w K N F I I t0 l I v z I o I N 1 e 0 0 n 1 w 1[ c o m I K I I o K m D Y 7 i m � _a 5 G o u w N m � O N O YN N ? r m a v N 10 ,c Yi q m u .+ w 3 Z: \Active Projmts\R\Randall Boulevard GMPA 08- 0014 \GMPA \4th Submittal \Exhibit H - Archaeological Probability Exhibit.doc EXHIBIT H: Archaeological Probabifity Exhibit Decoding Archaeological Site Types CODE SITE TYPE CODE SITE TYPE ABOB Aboriginal Boat SCLI Lithic Scatter / Quarry (prehistoric) AGRI Agriculture / Farm ** SCNQ Lithic Scatter / Non -quarry BLDG Building Remains - foundation, chimney SCSH Prehistoric Shell Scatter BRID Bridge SHRI Shrine ** BURII Burial(s) (historic) SING Single Artifact BURP Burial(s) (prehistoric) STIL Still CAMP Campsite (prehistoric) STOR Store CANA Canal TOWN Historic Town CAVE Cave TURP Turpentine Camp CCCC CCC Camp (forest) UANC Anchorage Midden - Underwater CIST Cistern UCAR Careening Midden - Underwater CLAY Clay Pit ** UDIS Underwater Disposal Midden DEST Destroyed (totally) UFRE Freshwater Submerged - Unspecified FIEL Old Field (historic) UNKN Unknown FORT Historic Fort UNSP Unspecified on Form HABI Habitation (prehistoric) USAL Saltwater Submerged - Unspecified HEAR Historic Earthworks UUNS Underwater - Unspecified HOUS House UWHF WharfMidden - Underwater INDE Indeterminate ** WALL Wall INDU Industrial WELL Historic Well INUN Inundated Land Site WHAR Wharf / Wharves LGTH Lighthouse WKER Prehistoric Earthworks MDBU Prehistoric Burial Mound WKSH Prehistoric Shell Works MDPL Platform Mound (prehistoric) WRFC Historic Shipwreck MDSH Prehistoric Shell Midden MIDD Prehistoric Midden(s) MILI Military Unspecified MILL Mill MISS Mission MLCO Cotton Mill MLGR Grist Mill MLLU Lumber Mill MLSU Sugar Mill MOUN Prehistoric Mound(s) NARF Nonartifact No Defining Artifacts NVST Naval Stores OTHR Other PALE Paleontological ** PLAN Plantation POPI Possible Paleoindian QUAR Prehistoric Quarry RAIL Railroad Line Segment REDE Redeposited Site REFU Historic Refuse RIDG Shell Ridge (relict) RING Prehistoric Shell Ring ROAD Historic Road Segment SALT Saltworks SCAR Artifact Scatter SCCE Ceramic Scatter 4 ** - Coding is too vague or otherwise to be avoided when possible. EXHIBIT H: Archaeological Probability Exhibit DECODING ARCHAEOLOGICAL CULTURES CODE CULTURE CODE CULTURE 19TH Nineteenth Century American NARF Non - Artifact: Culture ? 20TH Twentieth Century American NORW Norwood AFRO Afro - American ORAN Orange ALAC Alachua OTHR Other AMAC American Acqn. & Development PALE Palen - Indian AMER American PENS Pensacola ARC Archaic Unspecified ** PERI Perico ARCE Early Archaic POSR Post - Reconstruction ARCL Late Archaic POTA Potano ARCM Middle Archaic PREA Prehistoric - Aceramic ** BLG Belle Glade PREC Prehistoric - Ceramic ** BLGI Belle Glade I PREH Prehistoric - Unspecified ** BLG2 Belle Glade II RECO Reconstruction BLG3 Belle Glade III SAFE Safety Harbor BLG4 Belle Glade IV SEMI Seminole BOOM Boom Times Si St. Johns BRIT British Sit St. Johns I CADE Cades Pond SJ1A St. Johns IA CIVL Civil War SJ1B St. Johns IB CREE Lower Creek SJ2 St. Johns 11 DEPR Depression / New Deal SJ2A St. Johns IIA DEPT Deptford SJ213 St. Johns IIB DUTC Dutch SJ2C St. Johns TIC ELLI Elliots Point SP16 First Spanish 1500 -1599 ENGL Englewood SP 17 First Spanish 1600 -1699 EURO European Misc. ** SP18 First Spanish 1700 -1763 FREN French SPAW Spanish - American War FTWL Fort Walton SPN Spanish GL Glades SPNI Spanish - First Period GLl Glades I SPN2 Spanish - Second Period GL1A Glades IA SRSC Santa Rosa - Swift Creek GLIB Glades IB STAU St. Augustine GL2 Glades 1I STPB Statehood & Prebellum GL2A Glades IIA SWF Swift Creek GL2B Glades IIB SWFE Swift Creek - Early GL2C Glades IIC SWFL Swift Creek - Late GL3 Glades III TRAN Transitional GL3A Glades IIIA UNSP Unspecified on form ** GL3B Glades 1II13 WE Weeden Island GL3C Glades IIIC WEI Weeden Island 1 HICK Hickory Pond WE2 Weeden Island 2 HIST Historic - Unspecified WE3 Weeden Island 3 INDE Indeterminate ** WE4 Weeden Island 4 ITAL Italian WE5 Weeden Island 5 JAKE Jaketown ** WEI Weeden Island I KOLO Kolomoki WEII Weeden Island 1I LAMA Lamar WOD Woodland ** LEJE Leon - Jefferson WODE Early Woodland ** MALI MalabarI WOOL Late Woodland ** MAL2 Malabar II WODM Middle Woodland ** MANA Manasota WW1A World War I & aftermath MODE Modem (post 1950) WW2A World War 2 & aftermath MTTA Mt. Taylor 5 ** - Coding is too vague or otherwise to be avoided when possible. EXHIBIT H: Archaeological Probability Exhibit RNC 271 RNC 28 22 23 24 19 20 21 22 a we 27 A� 26 25 30 29 26 E� F 34 35 36 31 32 33 Q34 2 6 5 4 3 11 72 7 B 9 10 a i ,14 13 18 17 16 15 C.0. CN Q RBCS GMPA SITE 23 24 19 20 21 22 w+o�u etro. L— 26 25 ! 30 29 28 27 3 S' 2+ 35 36 31 32 33 34 � 1 ucum T _ xdurts uw a msaxiuV,wcwtoimrK r�ocan.�ry ♦ .q m xismrc sxucnwc (WT +o wu) ��--� �• momwrts .xcwcaocrri src (xar ro ruq L.� mo�ures nmanc asmicr TWP 47 TWP 48 CORKSCREW SE QUADRANGLE AREAS OF HISTORICAL /ARCHAEOLOGICAL PROBABILITY O ZAActive Projects\R \Randall Boulevard GMPA 08- 0014 \GMPA\4th Subn ittal\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 drained land crossed by Horsepen and Winchester Strands. Other wetland features include Bird Rookery Swamp and Shaggy Cypress Swamp. Alterations to the natural landscape include an extensive network of roads and ditches associated with the Golden Gate Estates development. Adjacent lands are predominantly ditched agricultural fields. State Roads 846 and 858 cross the map area. Previous Work: No systematic professional historical/archaeological survey has been conducted. The AHC's 1991 assessment included several localities within the Golden Gate Estates development. No sites were discovered. Recorded/Reported. Sites: There are two reported archaeological sites in this quadrangle. Neither can be plotted due to insufficient locational information in the FSF. 8CR79 is a small aboriginal sand mound that is probably located near Horsepen Strand (AHC 1988:108). The other is Fort Doane, constructed near Horsepen Strand at the end of the Second Seminole War (Florida Preservation Services 1987). Discussion/Recommendations: Based on the predictive model, the generally low and poorly drained conditions, flatwoods 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 Horsepen 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\Rdtandall Boulevard GMPA 08 -0014 \GMPA\ th Submittal\Exhibit H - Archaeological Probability Exhibit.doc EXHIBIT H: Archaeological Probability Exhibit USGS CORKSCREW SE: SITE INVENTORY SHEET Site No. Site Name T s) Comments CR00079 Camp Key H not plotted CR00660 Fort Doane 7 not plotted Z:\Active Projects\R\Randall Boulevard GMPA 08- 0014 \GMPA \4th Submittal\Exhibit H - Archaeological Probability Exhibit.doc TAB I DAVIDSONENGINEERING,INC. RANDALL BOULEVARD GMPA SITE � Q 3530 KRAFT ROAD, SUITE 301 NAPLES, FL 34105 EXHIBIT I: PROXIMITY TO PUBLIC SERVICES DAVIDSON PHONE: 239. 434 -6060 TAB J De My.19SON PROPERTY: BIG CORKSCREW ISLAND FIRE CONTROL DESCRIPTION: WEST 1/2 OF TRACT 54 FOLIO NUMBER: 37744080003 Exhibit) - Property Deeds www. davidsonengineering.com DE DAVIDSON Grcdtue toverlcrl the pr d rlhad is not .' twt llas it ever Ecn Iw[ ®It`iGocns ro. �. Tog"'e�`ifr .,a,li dl n,. r � '. I.meall.munla .a s KG—n.. e..ra. ,.d.nalnp .r .n mn a rrinl.rl,.rl. To Sur and to o17,75 1 Id.I.•..m\ i�nd ,L. .•. w 6.,.6 .ml al •old G•,d v, I•. m,n,..: d..a IL" ,Fq• " Al h.Ib .... I,a Wn,y Irll.e Ln.I,A d.ima el ,111. .... ,..m.....n .'A dlnd lr 7m. at •j�•!�+a n.' .,.,•m ";a..a .....,m ,.,h.rn•..m m D.amhr. n.'Ip1 g5 rp\ Hereived3 0.urnl rlly5!mno T:a n�l�r RacaGed 5 Clnss "C" Inlarylibia Personal PmPCrly Tad fLES t Of COUNTS Iln 1(fifness ddherrofr ❑....la aw.,l•,. i,.r .Ip,..a .,.d a..d.d oh,,.Y,. 'I.., d.,..ad ,r.. Sw..d �a.f./ d d laaad ........ .: IxI flA < J (x1,i{'[A.r�.F /ia/C� ,...,..� ��118R d�a c. Falulan . -. .. Ix).L'. NTF I n'a FILOF 1s C(IIINTY 1)t C011ia, 1 1 NFefs, CEATII' .In, - :Ai, av, n1a, m — dull ....av, :n ' 1 iv ue Counry Moma.tl ...ate ahm.+leau..m..4 e6rrvn.fir 1 pnnsld G. B,r,an. A ca iaa rtan Ywvn .. a ra �o..ral.e ino.w..oeaana Lave ^ sae.o-<wa a.m.. mr .bn 16'.r ..e.v.ea'. nmll h.ss n A.na • mn..u. n... In 4. eR Ere of I.. L. .mrr.a, a vi 1 --j 1711, ai/, 7 n ln a F p r t sY Fiss. Geoxg as s 645 10tCAve North Gam[- Naples, Fla. 33999 N os I ExhibitJ- Property Deeds www.davidsonengineering.com S W S71 n i 1 This Warranty peed Pl.nh d.. 27th. dr., 4 awe .1. n. "1 DORALJ G. M1,12 , a curial io 66 L.r.r.rr I,- n if "I rI., rm........ r.. BIG cOPNSCREW 1. W FSAC o13IlICf a w° r•A,r.r r...n.8b..bb.,. n (route 6, Satu[uary bed, Neples, Florida 33999 ° Irr.•.n.r..lb., .,.IL,I rI" ,n', ", p 1/o c nu,.........I r...., n. .. ............' .,,r - ........ ..r..x .n n. n..a., n, n......,... ..r 9 ..... .. •.x......a .,., rM ..........a . „.,. .n ...r......... q I d" ..r,..'.n.nrn.re s ItnfSifdl: I'I•,. b.. ,.,.d a..n.,,ld.n.lh,...1 .,r..,.m •.l s I0.00 ......m.ro e r,d.,..IF.....m.l...rIhm ..h. —'l ” I.....L. ..d.....d.dnn'L I.en'1•.' o...re.. Lannd.rr. ,r11 =, dAr,,..r 0 ...,.4n1 r.d.... ....I ...r.h.... n•n.. d. n•...1 - -1I .0..1 ..• ...... I...,,I .u....l.. ;n Collier Iz THE 'FFSf ONEA LC Ikl OP 1RMf 54. (%LIEN GAW CS' TES, MIDI SO. Jar ALN1SIIIG TO "" ,S, AS RFml�:O IN PLAT GOON J, BASES 9 NN SO, OF TTIE POBLIC RIDIffi OF CNYSEN CpLNM. F14AR] . Svjeot to Ev.,o, RaStSlctiaas and ReServeticaId r2 Recotd. Provided, haws e r that If the Grantee had not conpletea the on struction on the above described feel property of a facility m for the housing of fire fl,lbl—a and e4ulpmen1 for 119htln9 fires, before January I, 1988, then on January I, 1988, the "hove described V _ red property Shell r art [o and bxome the property of the Grentor. o or his successors or assigns, m Grcdtue toverlcrl the pr d rlhad is not .' twt llas it ever Ecn Iw[ ®It`iGocns ro. �. Tog"'e�`ifr .,a,li dl n,. r � '. I.meall.munla .a s KG—n.. e..ra. ,.d.nalnp .r .n mn a rrinl.rl,.rl. To Sur and to o17,75 1 Id.I.•..m\ i�nd ,L. .•. w 6.,.6 .ml al •old G•,d v, I•. m,n,..: d..a IL" ,Fq• " Al h.Ib .... I,a Wn,y Irll.e Ln.I,A d.ima el ,111. .... ,..m.....n .'A dlnd lr 7m. at •j�•!�+a n.' .,.,•m ";a..a .....,m ,.,h.rn•..m m D.amhr. n.'Ip1 g5 rp\ Hereived3 0.urnl rlly5!mno T:a n�l�r RacaGed 5 Clnss "C" Inlarylibia Personal PmPCrly Tad fLES t Of COUNTS Iln 1(fifness ddherrofr ❑....la aw.,l•,. i,.r .Ip,..a .,.d a..d.d oh,,.Y,. 'I.., d.,..ad ,r.. Sw..d �a.f./ d d laaad ........ .: IxI flA < J (x1,i{'[A.r�.F /ia/C� ,...,..� ��118R d�a c. Falulan . -. .. Ix).L'. NTF I n'a FILOF 1s C(IIINTY 1)t C011ia, 1 1 NFefs, CEATII' .In, - :Ai, av, n1a, m — dull ....av, :n ' 1 iv ue Counry Moma.tl ...ate ahm.+leau..m..4 e6rrvn.fir 1 pnnsld G. B,r,an. A ca iaa rtan Ywvn .. a ra �o..ral.e ino.w..oeaana Lave ^ sae.o-<wa a.m.. mr .bn 16'.r ..e.v.ea'. nmll h.ss n A.na • mn..u. n... In 4. eR Ere of I.. L. .mrr.a, a vi 1 --j 1711, ai/, 7 n ln a F p r t sY Fiss. Geoxg as s 645 10tCAve North Gam[- Naples, Fla. 33999 N os I ExhibitJ- Property Deeds www.davidsonengineering.com DE D�VI�D " PROPERTY: BIG CORKSCREW ISLAND FIRE CONTROL DESCRIPTION: TRACT 55 FOLIO NUMBER: 37744120002 Exhibit J - Property Deeds 3... www.davidsonengineermg.com DE DAVIDSON 2iB1i72 OR; 2631 PG: 1329 ! peaty m: IsrcMxe.eu- warc.ae,l auMlrre rnnl.gel NfOWO it 0111CIU UUUf of fOLLIII CM, 11 Namr: Arna+TmslTwvRU Ol /ll /1110 rt 11-11" OUCH 1, IWA, OLU71N0,11 a iJ Amreac: ]1D T�leI T.w NSnb He fit HAI �I w w m I. W-10 111.00 ThhINNremem ASprw py'. NANCY DRESSLER of ACIIO11THil QVMEf MIS: Mr<W.ry M1kMaMmou wElbrnmal a'omllpom 010%lttNro nxnaONe in a Iitle wunxe rommbmem iswea M n. PICK 11 popelry /.ppnnan nnn IJenafr.r IPnlwl xumMm: 39044120002 GWMNIq SS /UI'. FILE NO: 59120130 WARRANTY BEED eu ve ,e !,� .,,�uYn.sv,uu,nvuwrw,w,W``v W.nw.v„i i.u,. • TLla Wanevty DMd Mmn J,k (> "my Jl A.D. 2n .pr DONALD G. CANNAN, TRUSTEE AND PPP ISCILLA D. CANNA", TRUSTEE OF THE DONALD AND PRISCILLA, CANNAN REVOCABLE TRUST DATED MAY 31, 1995 wlwx.,.Iaumr. M.ftIM1k4 Yk".." wpmuryJ.I1A. A.— n: 356 WEST 18TH STREET, 0101 SAN BERNARDINO, CA 92405 w BIG CORKSCREW ISLAND FIRE CONTROL k RESCUE DISTRICT I �I wMxn Yns wfNe wdmsh. 13240 IMMOKALEE ROAD NAPLES, FL 34120 WITNFBWETH: 1TN yiOlraMUL for aw M e,wJntlun ul IN wm nl SIO.N Wlhr., aw ower raWapk cumWenli,m. 3 raalM Wrrrwlu pera-0y mYnwkJSwCOLpY lMnu. Nrlaw. Wlh, alkm. r<moa, rtkaur.wnrrynwv'unlirms unw Yk : LL THE EAS-T' 15 law FEET m COLLIER Cwnry. SS. vu: THE EAST 150 FEET AND THE WE 390 T OF TRACT 55, GOLDEN GATE ESTATES, UNIT NO. 2],' �DIt ` 1-TTHE PLAT THEREOF, OF gRECORD IN PLAT BOOK '1, fi�"ANUa9 \'v j ;?MiE PUBLIC RECORDS OF ni COLLIER COUNTY, FLORIDA(, GRANTOR WARRANTS SURGE j �PERPY-IS„rtINIMP OVED, NON- HOMESTEAD PROP RTY I I n AND THAT IT 1S NOT eON�IGUOUSAITG- THEIRS HOMES TEAD. I Op, Th. n III ."I `h ` Ii. TIDGMER Wm 11 Inmr u MrIJ lw aqn Nelfrb #Mi^II i n.nrwrn pperWwme. To Hne eod to HOK ek M ke L ma tru,w mrMr ..,•an.nu iw,.W l nMeroMOWy.ainlrt M MRr -.,.t AAAJ wtl m la sunpk; wl are ynMw pu eoN rypl aM huful aMbrYy a wll aw.onr<y utl hla1: mil Ne Mamur pe.MY wIY+'arnM. me luk w wtl WY wW wJl yAw yk uma yainu 1pe lawNlNM+ul Ml pnwm'Mwmrwrrr, aw War uW hw is Rm Mall ernumbram'es, evr'<M UUs rww•MkmWmmDenmMr n. 1999, rcrenunn. nvrNpom aw eawr,nnu uoama. it wr- IN WITNEEE WHEREOF, G.mm m. Mrcnnw -,I-..T I h. aw.ea me mY aw Ynr rnn.Mrvn urXren. I sgrc . Sake aN'Del1,1 m OurAereMe: �'..E 9nrJ w nA1z4N ALD G. 'A! ➢IAN, TRU99'EE i�u stlwrrrrt'""=r,n n�- - �WISCI LA.�. C ., IfI jntIb 6eW IR+SCILLA D. CANNA", TRUSTEE wYnu SIMUaR- �✓�ar�lLr _ ____._. _ ,SJ Wa.eu tksuu: µ /� \iA _ rLJ I Ywelol" III.. rw M —I.dpd Mlwe me mi "Y or . 2000 DONALD G, CANNAN, TRUSTEE AND PRISCILW D. CANNAN, TRUSTEE OF THE ONALD AND PRISCILLA CANNAN REVOCABLE TRUST DATED MAY 31, 1995 n iMaM perwWlly krorn w rrc or wIw MsMre Nrwu[w CoWWMbn eaPlrtsa 'ITS i�1 r)' -n) -- riJ NrmMr: Aim, Name: NWry Ntlk Exhibit) - Prope.rtyDeeds a voww.davidsoiieiigiiieeriiig_com D DAVHID a \ I= F J s tl n WF n II ttt OR: 2631 PG: 1330 "1 LIFORNIA ALL•PURPOEE ACKNUWLUw -- State of California 5 as, � � rol'•'r V County of < C<y� � On ( +�Wefore me. /+ TT / aJ C �n .rnnzs (yan�tr / -- personally appeared kz&" , Z- . - - -!L ...... r Xpersonally known to me proved to me on the basis of satisfactory evidence to be the personts) whose names) 4 are" subscribed to the within mslrumenl and acknowledged to me Thal executed r - -1he— same in air, authorized +; end that r therT W. j �, s �9pfa lfpwq �fhe instrument the persons , or Comfit ���� the anti) Xp�n'¢ehalf of which the personts) , av KIWAC - rumnnt Th,Vh the oescrlptlon of Attached !' '' THIe or Type M Document i Document Date: �'.� e_) Signerts) Other Than Named Above:. V tfpnd�nd otticlal seal. r Y' J 'Y)J,ISUns rWyry on Me uxurrwm � y�j�nho erollrer tlocu.nerrn Number M Peg" . SIG1L- capacity(lee Claimed b $17nN n � �� "Se Signer's Nam'' 1 ? Cif Individual Corporate Officer — Tusk)'. paMer— Limited General Atlomey M Fact TIUaIBeS. Guardian w Conservator Other Signer Is RepreseMrng v0ephle Tius ,yea! 5 !S' E 1MI Mtllin N"+'YY+auuVOn'tlIS'! C• 9We•K v0 Ba, iMi >' CM•�atl. CP tli111 Yai V Exhibit] Property Deeds s tmww.davidsoiie.ngineering.com DG ?S PROPERTY: DESCRIPTION: FOLIO NUMBER: PAC OF COLLIER INC. EAST'/20F TRACT 54 37744040001 Exhibit J- Properry Deeds 6 vVww.d avid son engineering.com DC DAVhD50N 2424199 OR: 2504 PG; 2958 umm u arum sersl of taunt ass, It 11112 /91 at 11:4111 II1Qf 1. I=, t6sl em 111141.61 FVuW,Agmdcp�by; ac 111I t1." D.vwj sswu* u IDq, 102•11 1116.0 DAVID1.8U%eRUCK P.A. UU: $too N. Tmiwi Vail. Bier 301 am 1111NM Naplar,Fioeda 34103 1161 11112111 Is MI FW& Bu No. M3616 1111111 11 24113 (941)261-{464 (Arr do" Oil lice rr rwmdo,a Mhmotm) WARRANTY DEED i THIS WARRANTY DEED, made Ohs-e ` day of( =L 1999, by GERALD L. BRAY and MARIAN M. BRAY, husband and wife,, w drag h P. O. Sox 11017, Naples, Flo" 31102 -9908 sed CRORGE A- CANNAN, a married whose address Is 696 N.E. loth Avenue, Naples, Florida 34120, as Tenants in Common, hamiulty caged the Gnotor, to PAC of Collier. Ina., a Florida corporation, whose post office address is 1902 40th Terrace S.W., Naples, Florida 34116, hereinafter called the Grantee. (Whereve used herein the lam "G their heir, lel d representatives, owponOons) WITNESSETH: TIM 001100 DORM ($10.00) and beraby grants, bargains, ask oa11in land *mate in Co t' The oast Os}H&V thereof: recorded in Plat Subject to aamwnls. restrictions Folio Number: 37744040001 GraKntes Tax I.D. No.: parties to this instrument and the successors and assigns of of the sum of Ten and 1 hereby aclmovAcclVd, mo the Grams, ail that 54, Golden t 23, aword4 to the plat Page 9 and 10, - of Collier County, Florida. Orewor Bother warrants Out the within deaaibed premises is coo-homestead property. nor h it wwv low to Grmtoes homestead property. and Grantor's legal address is as first shown above. TOGETHER WITH all One muemems, hereditaments and app rtemnces thereto belonging or in anywiao appertaining. TO HAVE AND TO HOLD tin same in fees simple forever. AND the Grantor hereby covenants with aid Grantee than the (enamor is IawBdly wind of said lead in fee *mills that the Grantor has good tight end lawful authority to sell and convey aid had, dot the Grantor hereby fbily warrants the title to said lend and will dallied the same against the _ ... .. _... _.__... wwwdavidsonengineering.com ErhibitJ Property Deeds DE * ** OR: 2504 PG: 2559 * ** wcmft subsequent to Decaober 31, 1998, zoning, building coda+, and other restrictions imposed by govunmWal authority, outstanding oil, gas and ninerd interests of record, if any, remiaione and eu manb common to the subdivision. IN WITNESS WHEREOF, the said Grantor has signed and sealed these prawns the day and year fast above written. as to all Grafton: 1 • WitrtasS ��-�ttyyqt�" ., Grantor. GERALD L. RRAY_ A Printed Name STATE OF 8 COUNTY OP P/ TfaDwegang Warranty , 1999, day of s,ially by GERALD L. BRAY and hu e. Who arc �yy known to k wn to � moor who Gave produced ee 4 _f P as identification. '�'- -- My Commission Exphes: (Notary Sal) #'* «.c.�...aaaw«, 2� �w!� of Notaryy /I %27-1 rN�YwyN lNl //,u�t�O - (�C:7 /�' /� /. STATE OF Printed Name of Notary 7( /P COUNTY OF C 5- The fmvsohw Warranty Deal was ecknoowiedged before are this -eddgy of >� 1999, by OHOR�A aranied persoq whoiperaonelly lrrtown to me or produced �F //? ✓�/ ICY /S G/C PnSC. as identification. My Commission Expires: (Notary Soap Primed Nance of Notary Exhibit) - Property Deeds www.davidsooengineering.com pVE PON PROPERTY: DESCRIPTION FOLIO NUMBER: Exhibit Property Deeds URIKA OIL INC. TRACT 71 (LESS AND EXCEPT) 37745120001 . _ . y.. .. www.davidsonengineering.com D DAVIDSON {ha..a.e.�e anarte er end PMe. I.IIFP ACNdddo 1. Wrnw1e w A l.. In.,.. MweaA &V Lo. JP .1 Nose ww Awhn xwm aolw, wee. Pnpp PdCBllFxl NFMMiIOH oxly MO MOM 01W1µ pRll {(E FMYwMpx IlFllpgEp 2134683 OR: 2268 PG: 1224 "MASS to pnam omul of mum cum, N 11111!/0 M 0:1411 mm 1. Ran, MR Eml 11)114.11/ uc nl Ism a"zlu 1.01 RAW MCdo 1111.1E nlnlni A fulfill uE ENlf 1121 Mimi m 1Eftn It 11112 .1 nneenao.1 WAflMNTY DEED THAI NDENTIME. made Inn ✓ day of JANUARY, 19�, oe E MIRIAM E. CANNAN, huW.W and w 14. w . EaaW sot,odY Nhmbn ,Mpwtively. and whoes Into Whom Address Y 671 IOIn AvanN N.E., N.pin, Cdpx CWmy dl E�, an uMlvtled 1Nm Wadi. 19141 mtstan, W RY K. RICNAROSON. nW aM wd., whose Show EaCmRy NMllbnre M nNradlNOly. and wMn pa, o1Me etlU,nn is pM0 IL, INC.. Sb..1 N,W %We E W. n arNnkled m. hued., 11/61 dro a, I "Oramei I. Wtl URIKA OIL, a Florida calpmtlion MnearM'1. WITNEEEETN, IMI Ine are..,, he nb In conudmnion of IM Sum o1 Ten ombn. and mMr good And eYWNe eorubarabN 1. Fran.' In nand hard W a,.,.., the mn�l of which Is aeL enede Fed, has prmud, swpalMrywM tom 10 dos gFww- and prmlN's hers And angne fondest, IM Mllowinp deaerined nos propenY. E and Mono In COLLIER COUNTY, FLORIDA. In,wic TRACT 71. GOLDEN BATE ESTATES. UNN N0. 23, secONbp le N FIAT tlrrwl as need, In For look 7.Pap.EL Ia. FWC Resm4 of OWL, Co.,. Odddhs LEMANO Sx aT MM t..In Fat. An de orked In M. /L � Wne aubpn yopenY i. mdlwr M�esC \ e won Gnmor'. nhmeMw a nice is boated M BT %fT• N.E.. N.p1es. hm1. Florida ]9964... Id the In. pshon. MlsraeL / Soln Elder 5. W.. N chda ]]9". as b The One OuMer imeeeal. / 1 Bp] end ap.ubep n1r11�1an. of t artl. ArM reel eeun MPee ror me veer TOGETHER with all IbeC I ee Mbnpine or m envwev .ppenaiMnp m the wish n �Xl�� AND W pnnm, ocv C ilh IM 1 d.. IMoI s 1 Cy eaad w ,M ref pnm Ill empty; IMT prm. Me ond t w1. RY tM teal pro V; that grantor fully / wwnnle the rife to IM .1 or dy wpl defend Ile n nn tM Ahead owme of aR Parton. 1 whOrNA6 1; and dab a.Npl e. eln . IM nos pro ) a from .11 ancumbnnces, \- N WITFIEfi9 WNFI¢pF, Beemor T- d63R 'o -no ...l In. fee And n.r Inw.bov. wml.n. 6NMd. Salad and CeIIVwW In me Sign ( •t 1 r ISEALI Aneve',,,YYY,,,,,,��� DE A!CANNFOR qty -- Ned o 'nAbor G vMNIAM E. CANNAN ISEALI Wllv.t ena on jam. 1 �:.1...f 61pn gbove CHARLES E. RICHARDSON ISEALI WIm N. / /.� �,��, Wmee a '0olh - /I MARY K. NCNARDSON ISEALI Pfm Nine a we... as 1. Both STATE OF FLORIDA Exhibit) - Property Deeds 10 Nvww.davidsoit en gin eering.com DGDAVN OR: 2268 PG: 1225 COUNTY OF COLLIER TN fe,,Ylp .Mrum.M wes nNnowWJpetl pelaro me Ihb k_y day of – . 19 i by OEOROE A. CANNAN, who b: (CHECK OMEI: 1 1 personally known to me. o ri. W wM hey pmtluped 1 ° 4 " to ItlanulmNnq any who did lake an oinh. pp av x.., •.n.0 x.nmv WUnruJ wM•. Pl NNne y i.. 'v fJ�ppV(y MWyPWIL,Sak WFyep i NOTARY PUBLIC. BWe of Fallen at Loo }$'wnWN", We mmun, My COmmiWr meal,, b: }mo1M W; MY Comminlon eapkes: STATE OF FLORIDA COUNTY OF COLLIER TM No dr P in daumeM wn meknowlki belme me Ihia �` Jay el 19 y. py MIRIAM E. CANNAN, who b: ICHECK ONE(: 1 1 pwaowelly brown to me, or W -'✓ r M1 wM Ma Protluoetl I " /'r nMenWicelmn, enJ who JM rake an oelh. STATE OF FLORIDA ( ( / '-a a.. COUNTY OF COLLIER l \I�.} ) TM hne-i i. _'I- - n eokrwwletl bel Wu " Jey el 19 y CHARLES E. RICHAROBON, r I Y. ICHECK ONE(: 1 1 pr ly�y.. n to ad" w r / ' (, -0who {,\V I IJen11fICMIM, erW robe dlJ ub en etlR \ ?I�1 ..•Mwvn Ikexwdeaded •u :. )016rgeyrJ r e°MNHk.Swr NEMk jj AbeW AK�d, '1 C°NMMAMr % a1 M.pp NOTARY PUBLIC, She" of None. et Large MY Commbvman mlmpm b: My Commbvion enplroa: STATE OF FLORIDA COUNTY OF COLLIER Th. brepolnp Mtlrumem wu acknowledged belore mn Ibb l_ do, of 19 r CY MARY K. RICHARDSON, who b: ICHECK ONE): I l pwamnlly knownloFine, of Y,1f ia)T as nNntilKefon, 1 J andhe. pKp M1ntlrmatl and who old lake m Dell,. / Plant ...1�wx•• leeMtlrww. 8i9n OowA NruyNMk,AOrw NOT RY \ a �k��p,[Ip ComIWw NUIXyn, endow, wn^fMYO�eiwnKrgen�. NOTARY MISLIC. 81anMFbJJe +ILaI SRn m��e Me Commiuion ve: TMVrvYmµwmw,n..., MY Commiaeion eapins: Exhibit) Property Deeds 11 tvnvw.davidsonPngineering.com DE ttt OR: 1268 PG: 1226 "t Cannon, at al to Culesso at of EXHIBIT "A' A parcel of land lying in the northeast quarter of Section 27. Township 48 South, flange 27 East, Collier County. Florida. being a portion of Golden Gate Estates Unit No.23. Tenet 71, according m plat recorded In Plat Hook 7, Pager 9 and 10, Public Records of Colllar County, Florida. more particularly described as follows: Commencing at the center line Intersection of Bill Street N.E. and Randall Blvd.. proceed North 89- 40'50" West 2.660, 00 lost to a point; thence South 00.18'10" West 50.00 feet to is concrete monument, on the southerly iii -way easement line at Randall Blvd. and the point of beginning al the pemel herein described; Thence leaving said right -of -way South 0019'10' West 227.00 fact along the East line of said [tact 71; thence North 89- 40'60" West 30.00 feet: thence South 72.19'10" West 120.34 feet: thence along an arc for 12.67 feet of a curve concave to the right with a radius of 40.00 fast: "me North 6941 west 26.48 feet: thence North 1647'00" West 34.00 feet: thence North 00- 19'-10" Eest 157.50 feet: thence North 4SWAB' West 70.00 feat: thence North 2242'.18" West 9.02 feet to a point on the said southerly right-of way easement of Randall Blvd: thence slang the said right -of -way South 89,40'.50" East 209.00 feet to the point of the beginning. Subject to easements an 0 acres mom or less. Exhibit) - Property Deeds 12 www.davidsonengineering.com l DE DAVIDSON eNeiNEeairc PROPERTY: DESCRIPTION: FOLIO NUMBER: 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 Exhibit J Property Deeds 13 www.d avid sonengineering com DE 2138682 oil 2268 pG: 1222 uplink uttm As japN pi at ii N ,, cm 22111 TI11N.N Ise Al Ibs1 Iltl; � -•It TTTf,N 1IIIIIII&M r ! OIftC Yl1U R tllfl WARRAN"I'4' DWI! I HIS iNDENTURH made this Jay of n�t'.:_�.,. 19%, between FLORDA CUMb7UN1TV BANK. a 1- 7orida henking corporation, Okla First Bank of Immt*alec. whow address is: 1400 N 15th Street, Immukatue, FL 34142, of she County of Collier. State of Maids, Gnnlor, eqd URIICA (111., INC., A FLOKIVA CORPORATION, whose tax idemifxation number is _, and .whge pu.l'oRite alkiruis is 567 E'arkwood Lane• Naples. FE. 34103, [irsnax . t > _. - •. ?� WITNI SSETH: That milli 'fit r, fur and in wnsitTeiattuttof the sunl of Tun jolters IS1o.W1 and tither good and valuable co llside*'Q'o to laid 6:rantr in liana paid by said Grantee, the roccipl of which is hereby ackr*%vIWgO has grauF��! k$1Lk� aME.f!?IAl!t W! Said Grantee. and Grantee's heirs and assiam liirever, the T'c7lpwin}'ile i(ilkd TyNL i eiii3, (yQ'andjbeiag In Collier County. Florida. to -wil: A parcel Df land lying'eru,[f1e ndrrlseasI quarlcrQlSmAon P7 -fawnahip48 Suuth, Range 27 E'att, Collier C'oulay.,�{1 Fid x. being a pnrr(.'kofGdil*n Gate !+orates Unit Nu, 23, Traci 71 , acotsrding m 1fUu;Yec{rdsnl in Plat Botdc -1; i'rtgp'9, Public Records of Crilier County, Norkta, more partIC4T tly dracrilxvl ac kdll*s:, Commencing a[ the tinier Ili, iniefsectibrU4 Bih'Kireet N. R. and RandalI Blvd., prutrut) North 8940' -50' West 2.6W.W feel to a point; theecc Sowih 11.19 %to' Wuxi $0.00 f ct to a concrete monument, ern the scullwrly right -uf -way easernenr one of Randall Blvd. and the paint t>f hcginning ot'Ihe pawl herein described: thence leaving said right of-way South DD- 19' -10' West 227,00 fcei almg oho earl tins of said trace 71; thet>ce NI>Pth 89.10' -SU' West 30.OU Pecl: thence South 72- 19' -10' West 126 -34 teen; thence along an arc hr 13.57 tees of a curve concave io the right with a radius of 40.00 fort; Ihencc North 89�4U' -5O" West 26.48 fcot: thetre North 16- d7' -W' West 34 -00 feet, !!lent North Do- 14'.ED" [last 157.50 feet; thence North 4- 59' -10' West 70.00 feet; theme North 22- 42' -IN' west 9.02 feet wa point on the said southerly right -of -way easement of Randall Blvd.: thencc along the said right•W' -way South 119- 40' -30" East 2119.00 feet to the point of for hagianing., Exhibit) - Property Deeds 14 tvww.davidsonengineering.cmn DE DAVnD50N ' ** 41; 2261 PG: 1223 "t Subject to eaeemet ua and TeRfitttone of record: conuirdng 1.140 wras more or tees. SUHIfi'T TCl razes far the year 1997 aril subsequent years and cwrdiiions, limitations, ronliction5. tamraems and reservation (if MCMd. 'fax Fulrtr Number: 37745ISOMP9 and mid Grantor does hcmby fully warrant the tale to said land, and wal defind the same against the lawful claims of atl persons whu111150CWT, "Grantor* and 'Grantee" are used for singular or plural, as uaoext requires. IN WI1V:SS WHFRF' -0I ;, Gntrr(or has hereunto set Granivr's hand and seal the day and year first above WILLOW Signed. sealed and dclivcrtd in our presence: -- �'.,y.WURTIiLR';ZOMMUNITY HANK, a Florida bankrnQ 7RST RANK OF IMMOKALLE .•,,,-.., C-13 anory Type or Pnni Name: Val 1 ' ... �'. ''' ' i I •1 ... ;, • 1' � - .•• ; .. Witness 2 'Type or Print Name: STATE OF FLORIDA `� :/:�.: -• _. •- ...,..•���1; `� . COUNrY OF COLLIER .,. President THE FOREGOING INSTRUMENT was ackn(xs'ledged betot'e HE this -, .11 day at i)'.fe Cmik C , 19St/�! by SI'EPHrN I., PRICE, as President uC PLURIdA Ct3MMl1NITY RANK, a Florida bnnking cogrormian. on behalf of the corporeaUOn. who is personally known tv me in who has produced _, as identification. t, This Inslrttmenu Prepared By: AANIFEL A. BURLYNSKI ESUUIRF' BURZYNSKI & PFEUFFF.R N I'ARY Pl18LIC {SEAt.1 1124 C,oWlette Road 'rype or Print Name: Napkis, Fk+r 4 N 102 S:rial NumbtT (if anyl: My ('ommission Espiias: „y,r�„cIy rY +.ewiw ExhibiT J Property Deeds 15 www.davidsonenginee. ring.com DE, NWIDSRN PROPERTY: DESCRIPTION FOLIO NUMBER: ANGELA IGLESIAS TRUST TRACT 72 37745200002 Exhibit)- Propei -ty Deeds 16 www.davidsonengineering.com l DC DAVIDSON Preoared by IM S. Giovinco 2202 N. Westshme Blvd., Suite 200 Tampa, Florida 33606 When recorded remm lo' ]an S. Giovincc _ nO2 N. Weslsbore Blvd., Suite 200 Tampa, Florida 33606 3959694 OR; 4169 PG; 299 RBCOIDID In OFFICIAL WORDS of WLLIIR COUNTY, FL 01/17/2007 at WISH DRI6XT S. BROCA, CLBRA RIC FBR 27.00 DOC -.70 .70 Rata: IAN S 6109300 2202 N NISTSXORR BLVD 1200 YAXPA'FL 33607 QUIT -CLAIM DEED 1. IDENTIFICATION OF GRANTOR Grantor's time and address is: Angela Iglesias and Aida Iglesias (deceased) 3209 W. Woodlawn Ave. Tampa, FL 33607 The word "1" or'Yme" as used means 2. IDENTIFICATION F Grantee's name and d ss i9: Altg� 4 1 3 trust, of Angela December 1, 2006, and any amen 3209 W. W Tampa. FL Angela Iglesias's tax identificatrob ` ' The word "you" as hereafter used means the Grantee to 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. �uB RUM The terms 'T" "me," "you," "grantor," and "grantee," shall be non- genderApecific ((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) Property Deeds 17 www.davidsonengineering.com DE DAVIDSON c OR: 4169 PG: 3000 All of tract 72, Unit 23, GOLDEN GATE ESTATES, according to plat thereof recorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florida The Property Appraiser's Parcel Identification Number is 377115-26Dx2— 5. CONSIDERATION Good and valuable consideration plus the sum of Ten Dollars ($10.00) received by me from you. 6. CONVEYANCE OF REAL PROPERTY For the consideration described in Paragraph 5,1 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. Executed on December Angela Iglesias 3209 W. Woodlawn Ave. Tampa, FL 33607 Signed in the presence of 22202 02 N. W estshore Blvd. (Date) Suite 200 Tampa, FL 33607 Witness STATE OF FLORIDA COUNTY OF HILLSBOROUGH Fxhibit J ProperK), Deeds .. 18 Signed in the presence of LFkS 6ro, cn (Date) 2202 N, Westshore Blvd. Suite 200 Tampa, FL 33607 Wimess www.davidsonengineeri ng com DC DAVI�DSON *** OR; 4169 PG; 3001 Mkt: instrument was aclmowledged before me this Lrday of QCC.eool , 2006, by /y Angelalglesias dAida Iglesias (deceased), who rhos produced_ ♦ n as identification. n _— Notary Public - State of Florida E fxm,.om,niur s m�anrreas mrow m,Pwnv+*a�� Exhibit J - Property Deeds - 19 ._ www.davidsonengineering.com D DAVIDSON PROPERTY: DESCRIPTION FOLIO NUMBER: CAB OF COLLIER INC. THE WEST 150 FEET OF TRACT 89 37746760004 Exhibit) - Properly Deeds 20 ivww.david son engineering.com DE DAVrD50N ..roh e• M�vWJJ� A. WmPnNh. D,M J. tk Law arnpnwh. P 4&to W. A aM0 TaMaml Trill tWM 210 Napsm plrida $4103 $41. M4484 M No.: 00370 Fk1M Cr No 0083810 2131614 OR! 2159 PG., 2150 mm 1, mm walw M mm awn. IA 111111111 f! HIM No I. Owl M. Ilim.w ne m 11.50 10[.11 1121.1 4v: M AI 71411 to HIS N ispace Move Thk Um For Rxadli0 Datet Warranty Deed Thie Wwwdy Owd merle tl.b 21st dq of 0"e ber. 3000 WW OW m mPOOaftso=borwn M N& 10811AVINM KNOW FW W PIROO &AN a ramr. hm.. a pied" w wra11pM0�: Woos! ph aw Nee wow 1a !:t WrrNE88ETIi, d"W wN a81r 0eod WA ahuMa n 101at73q WWlbetlWW.. Ia The The Wm Want 1b Yeal Of Teel q. GOLDEN OU \TE MW& In pW RNek T. P&M 1 End bn. M the PuMk PamM Mn*ncmom N=dW.. pno@ tN 3774900M to h" n1d apwMiYllwr, Nil ) DOLLARS ($10J00) Nil aaabl w ww b hatNby I and mvm fomvw. Me mi PIER: UeN Ne. 2% emordlna M 1M Plal 1Mnef. e1 MW&o1 COW CWAty,Fb1Na. aYenlor Ywtlwr wrnnes tlrl We wMNn do*WiMd Pr r IM nYniwnwrMd Naperty. ner It a ewdquww b OraMer'e homeehM WaMrQ'• end Onnlel'e letel eddreee la M flW ebrwn abew. o w craft raww. gNalN Wkm OR. an NMl mmNrral mm M W". v Aw. and lahW= Kw OMMK b G@INlma b N1a albWelm. TOOEIl1ER wla 81 Nw *WTWb, twNdnNMm1 and appulb W'm Vomb beWVN or h XVW%l aPP' TO HAVE AND TO HOLD. tlw erne In lee WN4" 10r9w AND 8w pmdw hwaby eewnaflb W lh NW as W ft M bander k W NY behod d geld WW ki ba 1Nrob: thd No WW& ha yl/fNllb 01tl8N 1N WkOW Mild pA dNltlldtlwINI1NNptlNltlM I1W118 G18ai 0111 PaINOaaMwIIp8Y0f• W Exhibit I Property Deeds 21 www.davidsonenginee. ring.com D DAVIDSOfJ { *' OR; 2154 PG; 2451 : *: IN wrtNE86 NMERWF. oWIW hee hveuho set armWt hvd ane eW are day end Vast fM above whom SW W. Melee and delWW In our mosente; Omh*ofcamer t The k ' wwnnd am e ewdM PVW. %ft U It Dalae Ar I ti� wlw.' a xm Y /N_ Cpvwka Exhihit J - Property Deeds 22 wwv✓.davidsoiengineei ing.com DE MYR RN PROPERTY: CAB OF COLLIER INC. DESCRIPTION: THE EAST 180 FEET OF TRACT 89 FOLIO NUMBER: 37746720002 Exhibit J -- Property Deeds. 23- www davidsonengtneering.com DE DAVNDAON 2 Warranty Deed TM Wer" De ad msde MC 2100y a December, IOW teMm Oeofpe Cenem, a m6e11ed la mon wrwa peer anoe edwae w aft 04.11. 10dr Awmre, Maples, redda 01120 grrder, w4 140200 pwrw' Darn d ,ere nwCw w rm erIP,C el MAie's. and w s1a ogler gm 014 ye111 M C"m e, ,e aped, ha p7ned, ben Idosi g described end, ebWe. pa" 1! TM ESN 180 het of TrM a. OOUWN own-to marl tl PM6 feet 7. PKN a and 10,0160 PUNIC Perri 11 110 11 NUmhw: Parem of s"Asy2m ww w hell law mmme" l w and W NO/101) DOLLARS (p10.W) w4 mw, M race" Man Is hereby lee's helm and usl faew, the le -rNM: aocording to the pet tMmof. of auny, mew". am" 1111111111 wrlulb D1111 M ermdn daalad phmi a n non4wm stem property, nor is it a momm b armaw Y I1011leebedd ptopoty w4 Otlnl0l'e krpel7rddleae N a lkat shown ebeve. Stilplog b Stan far polenn erM tndh012y: SOW WgYp f4 mMrN Murat a mdad, If or% n4 mwmft s ara.wwrwnb dmnefl b M a0dhwwn. TOORTHER wen .n 6.a lanemene. hwmdlWaene and apWrwearose 0w.e bawrwlw w In anywbe appMCYrle. M HAVE AND M HOLD, 2e UM In ble M" W&K. AND M pampr nemby awmr wds wler seat penw 0w e,e praner In Wahey Lewd of woM hard In be Clnrpre; 90 M re, Im No good rVd wW awful wreemy to sea will Convey CaW W &. 041 ee awdor hereby Folly wrrre the an to tsld lw d w,d wll daI Ow Carne spinal to Iwrtul delrr0 al Y paters whareoaw. Exhibitj Property Deeds 24 www.davidsonengineering.com 2731613 OR; 2759 PO: 2448 n=m it emcm rinw at conin Lam, n Itlt! /!NI at 11:2LW MM 1. u6m, em p�y1dJ {t pnMh E q, em 1171n.n ASWayallaw "1 nl 11.51 Dap J, esernpnmh, RA. nl'•.ii 1!lS.N 4010 N. Tmnl M Trail SUN- 210 his: a I to ueee a4��wooM r f FW& Bw No. oMlp _18Dae Above This Lee For Rsowdlp DMCI Warranty Deed TM Wer" De ad msde MC 2100y a December, IOW teMm Oeofpe Cenem, a m6e11ed la mon wrwa peer anoe edwae w aft 04.11. 10dr Awmre, Maples, redda 01120 grrder, w4 140200 pwrw' Darn d ,ere nwCw w rm erIP,C el MAie's. and w s1a ogler gm 014 ye111 M C"m e, ,e aped, ha p7ned, ben Idosi g described end, ebWe. pa" 1! TM ESN 180 het of TrM a. OOUWN own-to marl tl PM6 feet 7. PKN a and 10,0160 PUNIC Perri 11 110 11 NUmhw: Parem of s"Asy2m ww w hell law mmme" l w and W NO/101) DOLLARS (p10.W) w4 mw, M race" Man Is hereby lee's helm and usl faew, the le -rNM: aocording to the pet tMmof. of auny, mew". am" 1111111111 wrlulb D1111 M ermdn daalad phmi a n non4wm stem property, nor is it a momm b armaw Y I1011leebedd ptopoty w4 Otlnl0l'e krpel7rddleae N a lkat shown ebeve. Stilplog b Stan far polenn erM tndh012y: SOW WgYp f4 mMrN Murat a mdad, If or% n4 mwmft s ara.wwrwnb dmnefl b M a0dhwwn. TOORTHER wen .n 6.a lanemene. hwmdlWaene and apWrwearose 0w.e bawrwlw w In anywbe appMCYrle. M HAVE AND M HOLD, 2e UM In ble M" W&K. AND M pampr nemby awmr wds wler seat penw 0w e,e praner In Wahey Lewd of woM hard In be Clnrpre; 90 M re, Im No good rVd wW awful wreemy to sea will Convey CaW W &. 041 ee awdor hereby Folly wrrre the an to tsld lw d w,d wll daI Ow Carne spinal to Iwrtul delrr0 al Y paters whareoaw. Exhibitj Property Deeds 24 www.davidsonengineering.com l DE D50N * ** OR; 2959 PG; 2449 * ** IN WnWOW WHEREOF. Or W has t ra pl V ices bed YlW "M d dq a Y enl Yews Wraren, BlprlW, mmW wW delt+ared in our presaeoe: r BUN ofFWW comw or Oealer mrfletl pwmwhDulo Rimy5w .N p.MYrYY ♦* � Ca �es1 Exhibit J - Property Deeds i George 25 cA,ww.davidsonengineering.com D' DAVIDSON PROPERTY: DESCRIPTION FOLIO NUMBER: Exhibit]- Property Deeds RANDALL LAND TRUST AGREEMENT THE WEST 180 OF TRACT 90 37746840005 26 www.davidsonengineering.aom DE D,AVNDSON 4146040 OR; 4344 PG; 0927 RECORDED in orlICIAL RECORDS of COLLIER COUNTY, IL 03/31/2005 at 12:59PH BRIGHT e. BROCA, CLRRI ! RIC 111 35.50 DOC•.70 .70 Prepared by and return to: Hato: TIHOTB 3 COTTER Dm Bailey, Eq. 519 97H ST 1 5313 3455 Pine RidgeRoeQ Suite 102 RDLIS PL 34102 Naples, Florida 34109 Property 1D: 37746840005 ;37748480104;37748480007 Prepared without opinion of title WARRANTY DEED TO TRUSTEE UNDER LAND TRUST THIS WARRANTY DEEDmade the 28th day of March, 2008 by Daniel Bailey,IndivfduaBy and as Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement, hereinafter called "Grantor°, to Lisa Aldlkacti, as Successor Trustee under that certain land trust dated April 2% 2006 and called the Randall Land Trust Agreement (hereinafter referred to as "Trustee") withfull power and authority to protect, consmve 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: 1500 Bonita Lane, Naples, Florida �w1TNESSaTH�\� That the Grantor, for and in on e o all ($10.00) and other good and valuable consideration, re a h w eveby grants, bargains, sells, aliens, reudses, releases, v d s all a certain land situate in Collier County, Florida, to-wit: C 1 ' A 100% inter / est In the folio � E �� The West 180 feet of Tract No. Gate - nit No. 23, according to the plat thereof recorded in Plat Book 7, P fg eerds of Collier County, Florida. Tax M;37746840005 A 75% Interest In the following: Golden Gate Estates, The West 12, Unit 239 Tract 107, according to the plat thereo` f recorded in Plat Book 7, Page 9, of the Public Records of Colder County, Florida. Tax ID: 37748480104 A 50% interest in the following: Golden Gate Estates, The East'A, 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 PROPERTY IS VACANT LAND AND IS NOT THE HOMESTEAD NOR CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR 1 Exhibit) Property Deeds 27 www.davidsonenginee.ring.com DE DS01N 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 described real estate in fee simple with the appurtenances upon the trust and for the purposes set forth in this Deed andin the RandaULand TrustAgreemeat 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 many part thereof, to dedicate pub, streets, highways or alleys and to vacate any subdivision orpart thereof; 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 many pat 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 donate, to dedicate, to mortgage, pledge or otherwise entomb any part thereof, to lease said property, or any part thereof, from time to time,' byleasestocommenceinpmesentior future, and upon any terms and 'od or pai t exceeding in the case of any single demise the tern of 99 y d to renew or extend 1 s ilpoa any terms and for any period or periods of time and to am d, �t an the erms and provisions thereof at any time or times hereafter, to t tions to lease and options to renew leases and options a of a reversion and to contract respecting the manner of e o p t s, to partition or to exchange said property, or any part th or nal submit said property, orany, part thereof to condomim �jq lace restrictions the o or any part thereof to grant easements or charges of my 'i release, convey 'ght, title or interest in or about or easement appurtenant to said many part thenso deal with said property and every part thersofin all other ways, and ce 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 m times hereafter. In no case shall my party dealing with the Trustee in relation to the real estate into whom the real estate or any part of it shall be conveyed, contracted to be sold, leased or mortgaged by Trustee, be obliged to see to the application of my 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 idtb, 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 identification or status of any named or umremed beneficiaries, or their heirs or assigns to whom the Trustee tray 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 claming 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 effect, 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 Exhibit ] Property Deeds ?H www.dail idsonengineering.com DE DAV I�D$"ON 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 bust, that the successor or successors in trust have been appointed properly and vested fully with all tare title, estate, rights, powers, 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 theTusteein connection with said property shall be as Trust= 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 actual possession of the Trustee shall be applicable for the payment and discharge thereof, end it shall be expressly understood that any representations, warranties, covenants, undertakings and agreements hereinaftr made on the part of the Trustee, while m 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 purpose a 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 responsibility is assumed by nor shall a or enforceable against the trustee individually on account of any' drT ant ofany representation, warranty, covenant, undertaking or a e said 1Yust expressed or implied, all such personal liability, if any, b ' sl waived and rel all persons and corporations whomsoever and whatsoever/ all ^thxeticp oftlu co 'tion from the date rd'9te filing for record of this Deed. The interest of the b i 1S 'an t I d Trust Agreement referred to previously end of all persons yo be only in the earnings, avails and proceeds arising from ire rotherdisposition th andthatinterestisdeclared to be personal property, and fidary under ' I ve any title or interest, legal or 1. equitable, in or to thereat estate but only as interes gs, avails and proceeds from that real estate as aforesaid. fj., G.�}. 1 11 In the event of the death of thetrastee, uccessor trustee under 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 ceatificate of the Trustee or of any successor trustee, tide 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. This deed is given and accepted in accordance with Section 619,011, Florida Statues. The Tuatee shall have no personal liability whatsoever for action as trustee under the trust agreement referred to shove or by virtue of taking title to the land described above and the sole liability of Trusteehereunder shall be limited to the property which theTusteeholds anderthe trust agreement referred to above. And the Grantor by this Deed fully warrants the title to the above-described real rotate and will defend the title against the lawful claims of all persons whomsoever. "Grantor", "Grantee, "Trustee" and 'Beneficiary" are used for singular or plural, as context requires- 3 Exhibit J Property Deeds 29 www, d avid sonengineering.com DFm DAVrDSOtJ *** OR: 4344 PG: 0530 * ** IN WTPNESS WHEREOF, the said grantor has signed and sealed these presents the day and year above written. Signed, sealed and delivered in our presence' Wr ws SC -LL Daniel Bailey, IadlviduaB e dated April 28, 2006 and sailed the Randall Land Trust Agreement fitness f /�' //`sscU STATE OF FLORIDA ELI � tj \ COLMYOFCOLL07t EXECUTION OF the foregoing' a was sworn lobbscribed before me this 281 day of Mmcb, 2008 by Daniel Bailey du andas Trust r that certain land trust dated April 28, 2006 and called th d d me or who has produced sufficient vi b low) and who did not take an oath. r p� Description ofidentifica[ion eese /Oy /NOTARY PUBLIC [NOTAR 3 Y egf,/Ie� ��- � -�'�� ^ B6IWICE B. TOMA860 KY NIaaSB10NIlAamn 1..^j avRVC2ETaIAx11 uoaumu. n+bn®,�m Exhibit.] Property Deeds 4 30 www.davidsonengineeri ng.com De RA D50N PROPERTY: WILLIAM M. GRANT REVOCABLE TRUST DESCRIPTION: THE EAST 150 OF TRACT 90 FOLIO NUMBER: 37746800003 Exhibit] - Property Deeds 31 www.davidsonengineering.eom YFm DAVIDON ---E.P. Aoove lbo Lbc For RmmdW Daol Deed in Lieu of Foreclosure This IndelMUre, a.ae ,wa ]tf �-FF�E�nL6B9�m5 man oftla Bale afFload a e5aa poa olBS aa6amb69]54M 8qy OOVANNI M. O3LRp.a[ryk REVOCABLETROSFDA11Sp 9gy1999. vLuaPmlo®w Wd�myN.lSPme APL NI�.fimtra: pa Wll J M.GR 7 p�ibm Ri* Ratl, sage 101, JLplm,94 NlM,Omae; ]ba W Wa Gtaaw, (wand m [avodmatlmafdY awa ds„ al0a pp � eWC vago" waiamun4lo eemW abmtl UvoW, aal oawr ifbe[ Lyarlmrka8ed ,bvey3'Oaas,bvltlwedxW blbe nidO�gava Gnome, Wab"rmd Lemur WaaoedeameLW M6.b Mk A➢ of Ran 125, DOIDEN GA]E ESfATFS3 [INR 23, maa�aio8 b a[ pat Ihnrn( aeorded b PW Bdok ], Page 9, af0a PoMk PnooMa olGOilln Ceemry, FIdd4. ILeEm 150 fttt ofTnw 90,Op[➢EN WIE BSfATPS, IBIIT23, anotNagmUK pial Aeaof a.a dmPbl Bmk 1. Page 9,of lhePWRcRmmda.A/rAa:���...�. .._ .. utl anddgeaame b'{e^••' 77500WW6 ava 37746g00pp3). .nm avy ma W gamma 'ne .m m vmaidW bmae h aP9m. ^Jan w e aoW W mP SIMgtl®and. .. . — �.Y@ha0 [Ymnn. Soo.ba AwWm UM. does Deedoeby for -- ^a L.t.!' �T.Y [P6m the boll [WrmoIW IA Mmpg beaem Yhuvmai M. Dino. Wgle, mo, µ�aM. Gvn Pnvubk Rup OUe69/IS,1999, Palo daW Deampm 19, 2W3, gad teeoadrtl lavmy 5, e[ Cwmy.FbaOa:aM mEMVduvWmeol aaW BtBmb u�d Nw 24 _ .. Reeaef, 410. Page 10K hb@ Reardv ofCLl4c CUmy, Media. bathe loWlPNw,W [unot13Sg000.Op. mW aegage =2 YhovamV M. Oam, ab91e, =5 F. Qao. mmtq and Wi1Rw M. Ome X"oeaW Ttm Dab M5 1999, BRlmlbag. ours altleemdea Bepambet15, 20M m O &l RaoNa Book 4106 Palo 1]60, ofae PUNT[ Ram,, of C= Cauoty. FlmSda, Npeatyimlpaloopaln®afR610,1gpM. 3). Mo boMao imovad3e Omelopaea of Flwiaa, 12.0 + FloaNe [JmiW IJWOhy CPaPmY. Vlavami M. dno, single. DavaMn P. Otro', a�maa^a,� ]a aaaem Paaaeta VM. I.W. a MaSaa IihM 13aMtlry Ca�aw, le owsw Pmae oM LLC. • f1wMa IJOYiM IJIBRAy ^mow. laaaa aPumm X,IJL,aFIpdA iLelad ILb➢OY cbeaap '. W Emut Plopvda 104 hRd JYy16. 100]. and aemdelm, 31. M0], a WlcW Reue40e Book 3191 Pap 445.ofda Pohle laema aCHARLOM Calaq, FWW. and aedgmf ae Willem M. Aam Romable Tenet Dead 9/IMM b 6mooea AW July, D. 200], and 19ma1N Agaa IS, 2M1, a OMi R[[mk Book 31W. Page 1268. PWIC AemNa a C24ARLO S C." Fladtla, ma ea[detd se haalmmt amNM srpaodm N. 200]. a t1 &nl Remada Beck 3210, Page INO, PWIa R qda of (11ARIpITy fly., nam aoi a ®4aes in bowmen eiald July 25,2001,eM amdod Omaba4, 200], to OflaW Re[adt 089. Page M46 pe,, Reeadt efNL Loamy, Pbdaa ma modiBad N amovea aeodod O[mbet 4. M. an OAmI R-ae, Book 42M, page ggR9, PWW Rmada of Cg11GROloaY. Florida ,a she - wealploolial amofslSawm. Tha DadBmadao/aa roevgenw ofatr alk w- —' ofthel�mofWe nmmllbbili npW mBeaad�a6 dolWavmWefWa Naa andbvw ioapdedm be addiamNammb ryaflhe hhW no6vlhe Nwa Grtnwaaemb Wt aertducdenof tla deM oxMaea We [aNlm'm ofOUpeamallaMhyefWe debut emtivaa Noaa temmbly rul platy 4e uo eamtlm.IVW[of WO eubjea rolptopetry at Ote tlm of lhie[a^voyaac[. Onlawflmhwrata 1pat lh[aubfal rttluedmaea mayeWlbea able va hmW BstgmuymadaWOml oamihaaao, and Ooou aakma'kdBet thatMWaahl aoe.lovt babm due ooda aM Ptomiawy Nohy[). Mli.Meagmlergaagn I{a ae iaaWmOf ae Gnomt and Da Wee lhal lbve ml6eamnger of the Re wib the limmlyl tle Lm is Pmpaty aaCvniecoftla MOn &+8mmeefneaxd mlhe hULao®ga) above. Gwlw hm[bY Ommlen PMo-etlomro We alAjt o rtB GrnntorSignotwo(s) XawBem Ploeedan the Aollowing Page Bn Purpose Exhibit) Property Deeds www.davidsoilengineenng.com 4213907 OR: 4395 FG: 2023 Thi+bemm' ®P[epaW wBhwn Opioloopr uWM1010 p" M bt tL W18ff, 96 DanBWry,Amaeym Jew t 01:D 09 /iil10M of 09:01/1 M[®f 1, MIM N55 Piu RMgepwa 102 6 , MIw SSOM0.10 Napin, FL 34109 w OM 11.50 5A 6A Ortaol48oesm0: M .00 7101.M u.naehSocBa e: will 1,10 use 1.00 m s W MIMI 5155 Ptn 1400110 nit MlIM M 11109 ---E.P. Aoove lbo Lbc For RmmdW Daol Deed in Lieu of Foreclosure This IndelMUre, a.ae ,wa ]tf �-FF�E�nL6B9�m5 man oftla Bale afFload a e5aa poa olBS aa6amb69]54M 8qy OOVANNI M. O3LRp.a[ryk REVOCABLETROSFDA11Sp 9gy1999. vLuaPmlo®w Wd�myN.lSPme APL NI�.fimtra: pa Wll J M.GR 7 p�ibm Ri* Ratl, sage 101, JLplm,94 NlM,Omae; ]ba W Wa Gtaaw, (wand m [avodmatlmafdY awa ds„ al0a pp � eWC vago" waiamun4lo eemW abmtl UvoW, aal oawr ifbe[ Lyarlmrka8ed ,bvey3'Oaas,bvltlwedxW blbe nidO�gava Gnome, Wab"rmd Lemur WaaoedeameLW M6.b Mk A➢ of Ran 125, DOIDEN GA]E ESfATFS3 [INR 23, maa�aio8 b a[ pat Ihnrn( aeorded b PW Bdok ], Page 9, af0a PoMk PnooMa olGOilln Ceemry, FIdd4. ILeEm 150 fttt ofTnw 90,Op[➢EN WIE BSfATPS, IBIIT23, anotNagmUK pial Aeaof a.a dmPbl Bmk 1. Page 9,of lhePWRcRmmda.A/rAa:���...�. .._ .. utl anddgeaame b'{e^••' 77500WW6 ava 37746g00pp3). .nm avy ma W gamma 'ne .m m vmaidW bmae h aP9m. ^Jan w e aoW W mP SIMgtl®and. .. . — �.Y@ha0 [Ymnn. Soo.ba AwWm UM. does Deedoeby for -- ^a L.t.!' �T.Y [P6m the boll [WrmoIW IA Mmpg beaem Yhuvmai M. Dino. Wgle, mo, µ�aM. Gvn Pnvubk Rup OUe69/IS,1999, Palo daW Deampm 19, 2W3, gad teeoadrtl lavmy 5, e[ Cwmy.FbaOa:aM mEMVduvWmeol aaW BtBmb u�d Nw 24 _ .. Reeaef, 410. Page 10K hb@ Reardv ofCLl4c CUmy, Media. bathe loWlPNw,W [unot13Sg000.Op. mW aegage =2 YhovamV M. Oam, ab91e, =5 F. Qao. mmtq and Wi1Rw M. Ome X"oeaW Ttm Dab M5 1999, BRlmlbag. ours altleemdea Bepambet15, 20M m O &l RaoNa Book 4106 Palo 1]60, ofae PUNT[ Ram,, of C= Cauoty. FlmSda, Npeatyimlpaloopaln®afR610,1gpM. 3). Mo boMao imovad3e Omelopaea of Flwiaa, 12.0 + FloaNe [JmiW IJWOhy CPaPmY. Vlavami M. dno, single. DavaMn P. Otro', a�maa^a,� ]a aaaem Paaaeta VM. I.W. a MaSaa IihM 13aMtlry Ca�aw, le owsw Pmae oM LLC. • f1wMa IJOYiM IJIBRAy ^mow. laaaa aPumm X,IJL,aFIpdA iLelad ILb➢OY cbeaap '. W Emut Plopvda 104 hRd JYy16. 100]. and aemdelm, 31. M0], a WlcW Reue40e Book 3191 Pap 445.ofda Pohle laema aCHARLOM Calaq, FWW. and aedgmf ae Willem M. Aam Romable Tenet Dead 9/IMM b 6mooea AW July, D. 200], and 19ma1N Agaa IS, 2M1, a OMi R[[mk Book 31W. Page 1268. PWIC AemNa a C24ARLO S C." Fladtla, ma ea[detd se haalmmt amNM srpaodm N. 200]. a t1 &nl Remada Beck 3210, Page INO, PWIa R qda of (11ARIpITy fly., nam aoi a ®4aes in bowmen eiald July 25,2001,eM amdod Omaba4, 200], to OflaW Re[adt 089. Page M46 pe,, Reeadt efNL Loamy, Pbdaa ma modiBad N amovea aeodod O[mbet 4. M. an OAmI R-ae, Book 42M, page ggR9, PWW Rmada of Cg11GROloaY. Florida ,a she - wealploolial amofslSawm. Tha DadBmadao/aa roevgenw ofatr alk w- —' ofthel�mofWe nmmllbbili npW mBeaad�a6 dolWavmWefWa Naa andbvw ioapdedm be addiamNammb ryaflhe hhW no6vlhe Nwa Grtnwaaemb Wt aertducdenof tla deM oxMaea We [aNlm'm ofOUpeamallaMhyefWe debut emtivaa Noaa temmbly rul platy 4e uo eamtlm.IVW[of WO eubjea rolptopetry at Ote tlm of lhie[a^voyaac[. Onlawflmhwrata 1pat lh[aubfal rttluedmaea mayeWlbea able va hmW BstgmuymadaWOml oamihaaao, and Ooou aakma'kdBet thatMWaahl aoe.lovt babm due ooda aM Ptomiawy Nohy[). Mli.Meagmlergaagn I{a ae iaaWmOf ae Gnomt and Da Wee lhal lbve ml6eamnger of the Re wib the limmlyl tle Lm is Pmpaty aaCvniecoftla MOn &+8mmeefneaxd mlhe hULao®ga) above. Gwlw hm[bY Ommlen PMo-etlomro We alAjt o rtB GrnntorSignotwo(s) XawBem Ploeedan the Aollowing Page Bn Purpose Exhibit) Property Deeds www.davidsoilengineenng.com oP Deed in Lieu of Foreclosure PAGE TWO Sued eNN and deMvaedm tle prtmem M wrreBSCNO. i W1'INPd3 N0.2 * *' OR: 4395 PG: 2024 r :e SI'AIEWPLOBN�AL /F: COUN(Y OF the (magab{ hump xu admrLriged bef . tleh dry I SEAT. 30tlB. by YbwN M. qcq aLo ivme pmaoo.uyawamova..,eeb . we . apoau<w ✓_ n vcacTi7�r —n1cC w Exhibit I Property Deeds 33 www.davidsonengineering.com DE DAVNDSON PROPERTY: RANDALL LAND TRUST AGREEMENT DESCRIPTION: THE WEST'' /2 OF TRACT 107 FOLIO NUMBER: Exhibit) Property Deeds 37748480104 34 www.davidsonengineering.com DC West 'h of Tract 107 Parcel No. 37748480104 property owned free and clear 36762802 Carman s/t Otero Enterprises 50% and Seaside Development 50% Price $206,000 4045/3916 Seaside Development conveys to Bailey, Trustee of Randall Land Trust 41132772 corrects previous deed by defining a 50% interest 432913280 Otero Enterprises conveys a 25% interest to Baily, Trustee of Randall Land Trust 4344/527 Bailey, Trustee conveys to Aldikaeti, Trustee of Randall Land Tmst 4360/2498 Otero Enterprises conveys to Yhovanni and Osvaldo Otero their 25% interest 436314138 Otero conveys 25.000/. to EDG, Inc. Document stamps paid At this point ownership = 75.00% Randall Land Trust — 25.00% EDG, Inc. 4366 /4028 Aldikacti, Trustee conveys to EDG, Inc. an 11.24% interest retains a 63.76% interest At this point ownership = 63.76% Randall Land Trust = 25.00 %+ 11.24% EDG, Inc. = 36.24% 4384 /2880 Aldikacti, Trustee conveys to EDG, lne. a 63.76% interest At this point ownership = 00.00 Randall Land Trust = 25.00 %+ 11.24 0/.+ 63.76% EDG, Inc. _ 100% 4388/3201 EDG, Inc. conveys a 38.76% interest to EDG 11, LLC At this point ownembip = 38.76% EDG II, LLC = 61.24% EDG, Inc. New deed puts property back to same as 4363/4138 of. = 75.00% Randall Land Trust = 25.00% EDG, Inc. Exhibit j Property Deeds 35 www.davidsonengineering.com DIE DAVIDSON Prepared by and retum to Dm Bailey, F9. 3455 Pi -Ridge, Road, Sale, 102 Naples, Florida 34109 Property ID: 37746840005 ;37748480104;37748480007 Prepared without opinion of title 4146040 OR: 4344 PG: 0527 BCORDRD In OFFICIAL "CORDS at COUIll Count, 9L 03/31/2,08 at 12:59Pa DRIM F. 8ROCR, CIRRI RC FBI 35.50 Eau; oOC -.70 ,70 TIIOM 3 COTTIR 599 9TH 8T 11313 RAPLIS FL 34102 WARRANTY DEED TO TRUSTEE UNDER LAND TRUST iTHIS WARRANTY DEF.Dmade the 28th day of March, 2008 by Daniel Bailey, Individually and as Trustee under that cer udn Sand trust dated April 28, 2006 and called the Randall Land Trust Agreement, hereinafter called "(bautor ", to Lisa AM&acA as Successor Trustee under that certain land trust dated April 2$ 2006 and called the Randall Land Trust Agreement (heminad erreferred to as "Trustee") with fall power and authority to pratect, conserveandto sell, or to lease or to encumber, or to otherwise manage and dispose of the property herebudla deacnbed and whose Post Office address is: 1500 Bonita Lane, Naples, Florida _ i That the Grantor, for and in o 0 11 ($10.00) and other good and valuable consideration, 'pt ereby grants, bargains, sells, aliens, remises, releases, v s all certain land situate in Collier ! County, Florida, to-wit: � A 100% interest in the folio Q The West 180 feet of Tract No. n Gate nit No. 23, according to the plat thereof recorded In Plat Book 7, P rds of Collier County, Florida. Tea ED: 37746840005 A 75% Interest in the following: Golden Gate Estates, The Wert 112, Unit 23, Tract 107, according to theplat thereatrecorded in Plat Book 7, Page 9, of the Public Records of Collier County, Florkla. Tax 1D: 37748480104 A 50% interest in the following: j Golden Gate Estates, The Ent 'b, Unit 23, Tract 107, according to theplat thereof recorded in Plat Book 7, Page 9, of the Public Records of Colder County, Florida. Tax ID: 3748480007 PROPERTY IS VACANT LAND AND IS NOT THE HOMESTEAD NOR CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR 1 Exhibit) - Property Deeds 36 avvaNadavidsonengineering.com l DE DAVIDSON 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- described real estate in fee simple with the appurtenances upon the trust and for the purposes set forth in this Deed and in the Randall Land Trost Agreement dated April 28, 2006 ('Must Agreement). Full power and authority is hereby granted to said Trustee to improve, subdivide, protect cause A sell, lease, encumber and otherwise manage and dispose of said property or any part thereof to dedicate peaks, streets, highways or alleys and to vacate my subdivision or part thereof and to r subdivide said property as often as desirai, to contract to sell, to grant options to purchase, to sell on my tease, to convey eithawithor without consideration, to otevey said property or any part thereof to a successor or successors in trust and to gramto such successor or suoceaeota intrust all of the title, estate, powers and authorities vested in said trustee, to donate, to dedicate, to mortgage, pledge or otherwise encumb ,e' part tbereo£ to lease said property, or any part thereof, from time to time, byleasestocommmceinpreeseatior fume, and upon any terms and eriod or patio not exceeding in the rase of soy single demise the term of 99 to renew or extend le onanyteansandforanypedod or periods of time and to am ify; l es an e s and provisions thereof at any time or times hereafter, to t bons to lease and options to renew leases and options of a reversion and to contract respecting the manner of e o a, to partition or to exchange saidptoperty, or any part tb eel submit said property, or any, part thereof to condomini lace restrictions or any part thereof to grant easements or chargasofmy release, convey t, title or interest in" about oreasament appurtenant to said manypartth deal with saidproperty and every part thereofin all other ways, end it would be lawful for myperson owning the same to deal with the to or different from the ways above specified, at my time or times hereafter. - in no case shall my party dealing with the Trustee in relation to the real estate or to whom the real estate or any part ofit shall be conveyed, contracted to be sold, teased or mortgaged by Trustee, be obliged to see to the application ofmy purchase money, ram or money borrowed or advanced on the premises, or be obliged to ace to the terms of the said Trost 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 TrustAgreemem or the identification or status of my named or unnamed beneficiaries, or their hears or assigns to whom the Trustee may be accountable; and every deed, trust deed, mortgage, lease or otherinstroment executed byTmstwm relation to the real estate shall be conclusive evidence in favor of every person relying upon or claiming under my such conveyance lease or other instrument a) that at the time of its delivery the I Trust created by this Deed and by the Trust Agreement was in full force and eff&4 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 bindingupon all beneficiaries under those instruments, c) that Trustee was duly authorized and empowered to execute and deliver Exhibit J - Property Deeds 37 www davidsonenginee.ring.com DG DAV[DSON OR; 4344 PG; 0529 every such deed, trust deed, lease, mortgage or otherinshument and d) ifthe conveyance is made to a successor or successors in trust, that the successor m successors in trust have been appointed Properly and vested fully with all Ilse title, estate, rights, powers, duties and obligations of the Predecessor in tmst. 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 orindebtedness incurred or entered into by the Trustee in connection with said property shall bees 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 0 the trust property in the actual possession of the Trustee shall be applicable for the Payment and discharge thereof, and it shell be expressly understood that my representations, waneties, 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 m 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 responsibility is assumed by nor shall erted or enforceable against the trustee individually on account of any' tofan covenant, undertaking ore 'YV Y representation, warranty, e said Trust expressed or implied, all such personal liability, if my, b ' 1 waived and ral all parsons and corporations whomsoevermd whatsoever all,be oftln 'lion from the date ofthe filing for record of this Deed. / r The interest of the b4ug Previously and of all persons Pi and proceeds arising from the to be personal property, and n equitable, in or to the real estate that real estate as aforesaid. MbW In the event of the death of thecoessoz trustee ands the trust agreement referred to above shall be Marilyn Jolms, 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. This deed is given and accepted in accordance with Section 689.07 1, Florida Statutes. The Trustee shall have no personal liability whatsoever for action as trustee ender the trust agreement referred to above or by virtue of taking title to the land described above and the sole liability of Trusteehereundershall be limited to theproperty which the Trustee holds under the trustagrem at referred to above. And the (rmador by this Deed fully warrants the title to the abovedeseribed real estate and will defend the title against the lawful claims of all persons whomsoever. "G mtOr,, "Graatce ", trustee" and "Beneficiary" are used for singular or plural, as context requires. Exhibit J - Property Deeds www.davidsonengineering.coni PE r�SON 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 prese.m �. q n^�n %}I �OIJLVJ wi ess Daniel Bailey, IndMdnail nd ee �EE11'�gE �. SELV Trustee under that certain bud April 28, 2006 and called the Randall Land Trust Agreement Witness i4Nte� �. ®ivv�v5so STATE OF FLORIDA � COUNTYOFCaLLIFit EXECUTION OF the foregoing' t was sworn t scribed before me this 28' day of March, 2008by Danielll ey duall andas Trus r that certain land trust dated April 28, 2006 and called th mom who has produced sufficient i b ow I and who did not take an oath. n '-a Fg, // >16Bl c i 711AtA880 arcwaaeuoasrorniu R,giv RNanpy,V,4y 4 Exilibit J Properly Deeds 39 www.davidsonengineering.com D DAV�DSON PROPERTY: EMERGENT DEVELOPMENT GROUP INC. DESCRIPTION: THE WEST %Z OF TRACT 107 FOLIO NUMBER: 37748480104 Exhibit ) Property Deeds 40 www.ciavidsonengineering.com DE DAVIDSON west V. of Tract 107 Parcel No. 37748480104 Property owned free and clear 3676/2802 Cannon s/t 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 4344/527 Bailey, Trustee conveys to Aldikacti, Trustee of Randall Land Trust 4360/2498 Otero Enterprises conveys to Yhovauni 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, Inc. 4366/4028 Aldikacti, Trustee conveys to EDG, Inc. an 11.24% interest retains a 63.76% interest At this point ownership = 63.76% Randall Land Trust = 25.00 %+ 11.249/6 EDG, Inc. = 36.24% 4384 12880 Aldikacti, Trustee conveys to EDG, Inc, a 63.76% interest At this point ownership = 00.00 Randall 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 43 63/413 8 of: = 75.00% Randall Land Trust = 25.00% EDG, Inc. Exhib.it J Property Deeds 41 wtirw.davidsonengineering.coin DE * ** 4110343 OR: 4363 PG: 4138 * ** THIS WARRANT,' DEED, goods dre 14th dry MMry, 3008 by Yhovgool Olen,. lair hrogo, "O,sed0 Otero, v scurried mm , hersk eaYed the Mmgss' ro Imago'ea Devehpmma O o" Iola, • N,,, Corperetlm, wbCx Pmt Cffin add. is 3085 Tmrwer Drive, lassies, Flmlda 34119, hen6efe, ca01 roe Goeme: Meow uM A in she ,mmv'8'eelw' wd - lase - fmchl a all S, p Mw m µ4 we-1 and de As, keal .epu n,nmmoad.,aw liadrwa,ai. gadognxeexmn wdoe•isa•',eggw W I T N E S S E T H: That the gnomm, for sod m nmidem og of em mm of TSN AND Wflo 8 ($10.00) DCllara and older vehuWe cpvaidmadme, nr<ip wbvwf h hereby aclmowledged, heeby :pavly bapaa, seth, slims. remiem, relax{ —o Yr sed gm&aa mm the garage 4 0e1 certdn lad simeh to COId3ER CCCOy, Shle fFlmSda,vm: A 11.34% interest N Golden Gale Estates, The Eam fS, Us t, 23, Tract 107, acc rdblg to We Plat thereof recorded N Nat lank 7, Page 9, Craig Rblh Rearels of C lW,r Cegoy,Noddo. FOSO M794MON07 A 25% Imelen in GBbden G Estates, The Wal N, Unit 23, Tnd 107, aeerdlng to We pit tberaf regarded le Pia Bock 7, Pgee 9,Cfthe Ptddlc3tWjrACgLColUer Comty, Norids. Fogg 83774MU104 Propeaybveaatlad md'eoot Weh /e6 R c i`OmKI.d Cfthe anon,. sonless to ..ft, reakl Cdr a roe.Y.6 —. ar reel$_\ \eu4 to asses for abet year 3007 god thereafter. TOC.ETf1ER, wIW eh @e r.�Z � as Werew bebo8m6 or N mYwiee TO(iE HE TO HAVE AND TO HOLD, ♦e^ 5 �+ AHD, We nuevre hereby wva ' Wd gamin Wt Newp,t uy eehN of said trod he Re a®pk; ,het the grmlon have Hood right auWody WWI oba d Imo and busby wens, she dde m said lad end nil defend the ware lzw chime oft wEmomever, end,bal Sid lad is hen of lag acemblmw,eacepamamw E C?- DI 8N7NE53 WHEREOF, the aN gnome Mao land eWad three p,exow she dry and year Ms. above wmmn- Slgad, emled and aebverd to Me mere. of, DCC14D H 01ICH6 HMH3 of MUM LOUR, It cum c� 05/2113000 at 12:51P8 NICE /. 6WC8, Glax Wimm 1558mtmc =a !15050.00 TWS MSTRUMENT PREPARED BYAND RETURN TO: DC in 11.60 Thvothy J. Cotta, D, DM-.70 1505.10 Timothy J. Cotms, FA We: 5999M Skeet North, Suhe 0313 Timor W3H1 Naple, Fhvida 34102 599 579 5111313 I.,* Appmieus Pearl ldntifintim(FO13o)Numbse: NOW It 34102 3T74141I0607, 31734N80104 j (%)MTVOFC(). R PREPAftWWTIHOIHOPINIONOFTfILE The foregoing mrtr went war e.U.M.6ged before me this 14W day of May, 2008 by Yhovami Otero THIS WARRANT,' DEED, goods dre 14th dry MMry, 3008 by Yhovgool Olen,. lair hrogo, "O,sed0 Otero, v scurried mm , hersk eaYed the Mmgss' ro Imago'ea Devehpmma O o" Iola, • N,,, Corperetlm, wbCx Pmt Cffin add. is 3085 Tmrwer Drive, lassies, Flmlda 34119, hen6efe, ca01 roe Goeme: Meow uM A in she ,mmv'8'eelw' wd - lase - fmchl a all S, p Mw m µ4 we-1 and de As, keal .epu n,nmmoad.,aw liadrwa,ai. gadognxeexmn wdoe•isa•',eggw W I T N E S S E T H: That the gnomm, for sod m nmidem og of em mm of TSN AND Wflo 8 ($10.00) DCllara and older vehuWe cpvaidmadme, nr<ip wbvwf h hereby aclmowledged, heeby :pavly bapaa, seth, slims. remiem, relax{ —o Yr sed gm&aa mm the garage 4 0e1 certdn lad simeh to COId3ER CCCOy, Shle fFlmSda,vm: A 11.34% interest N Golden Gale Estates, The Eam fS, Us t, 23, Tract 107, acc rdblg to We Plat thereof recorded N Nat lank 7, Page 9, Craig Rblh Rearels of C lW,r Cegoy,Noddo. FOSO M794MON07 A 25% Imelen in GBbden G Estates, The Wal N, Unit 23, Tnd 107, aeerdlng to We pit tberaf regarded le Pia Bock 7, Pgee 9,Cfthe Ptddlc3tWjrACgLColUer Comty, Norids. Fogg 83774MU104 Propeaybveaatlad md'eoot Weh /e6 R c i`OmKI.d Cfthe anon,. sonless to ..ft, reakl Cdr a roe.Y.6 —. ar reel$_\ \eu4 to asses for abet year 3007 god thereafter. TOC.ETf1ER, wIW eh @e r.�Z � as Werew bebo8m6 or N mYwiee TO(iE HE TO HAVE AND TO HOLD, ♦e^ 5 �+ AHD, We nuevre hereby wva ' Wd gamin Wt Newp,t uy eehN of said trod he Re a®pk; ,het the grmlon have Hood right auWody WWI oba d Imo and busby wens, she dde m said lad end nil defend the ware lzw chime oft wEmomever, end,bal Sid lad is hen of lag acemblmw,eacepamamw E C?- DI 8N7NE53 WHEREOF, the aN gnome Mao land eWad three p,exow she dry and year Ms. above wmmn- Slgad, emled and aebverd to Me mere. of, cum c� Wimm 1558mtmc mot Olen n+l e9rr ✓ IOYJ 6975 Intl NE,Ngplgg ng.34120 Wima 8l PliCled Name Wimesg M261gogeu.. WArms..7Jf Wibwe M2PriN dNeme gMOt 6p754pM1 gdrtl NR Naples Fla,idu 3CIle STATE OF NORIDA j (%)MTVOFC(). R The foregoing mrtr went war e.U.M.6ged before me this 14W day of May, 2008 by Yhovami Otero and OavakloM r,,ga e ^msU kw t have produced es identlficatiw. SEAL .('� n- vae.gp mHAgsD R�✓ fwius:x�eC.n /y,7gxy PUbllg fir ✓ tltly°°°"f6 "'IlI3iRA/Y P_G //-SSU Rested Nohry Neme My C mmiartc Ries! Elk36p.Mou Exhibit J - Property Deeds 42 www.davidsonengineei,ing.com DEDAVN PROPERTY: RANDALL LAND TRUST AGREEMENT DESCRIPTION: FOLIO NUMBER: THE EAST/20F TRACT 107 37748480007 Exhibit) Property Deeds 43 www.davidsonengmeering.com D DAVNDSON East %: of Tract 107 Parcel No. 37748480007 3716/2825 Cannon sh Otero Enterprises and Seaside Development Price $206,000 3716/2826 Mortgage to Cannon $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,'rrustee conveys to Aldikacti, Trustee 4361/3879 Otero Enterprises coveys to Yhovanni Otero and Osvaldo Otero Document stamps paid on'' /, of mortgage $67,800 4363/4138 Otero conveys an 11.24% to EDG, Inc. Document stamps paid 43662312 Otero sells and conveys a 38.76% to EDG 11 Price $230,000 At this point ownership = 50.00% Randall Land Trust = 38.76% EDG II = 11.24% EDG, Inc. 4366/4197 EDG, Inc. conveys to Aldikacti, Trustee an 11.24% interest 43842881 EDG II conveys to Milikaeti, 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 436612312 of., = 50.00% Randall Land Trust = 38.76% EDG II = 11.24% EDG, Inc Exhibit J Property Deeds 44 www.davidsonengineering.com DE DAVHDSON 4146040 OR: 4344 PG: 0521 DCOIDID it OFFICIAL WORD of C014211 COMI, 11 03/31/2000 at 12:59VK DEICES F. 110C2, CL211 DC 111 35.50 j DOC -.70 ,10 Prepared try and realm to: Zeta: 4110521 d Den Bailey, Baq. COT0 3455 Pine Mat Road, SWW 102 599 15A DS A 13311 9 Nsplea,florida34309 PAP1A6 11 91102 Property ID: 37746840005 ;37748480104;37741410007 Prepared without opinion of title WARRANTY DEED To TRUSTEE UNDER LAND TRUST THIS WARRANTY DEED made the 28th day ofMarcb, 2008 by Daniel Batley, Individually and as Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement, hereinafter called "Grantor ", to Lisa Aldlkactl as Successor Traistee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement (hereinafterreferred to as "Trustee ") with fall power and authority to protect, conserve and to sell, or to lease or to enommber, or to otherwise manage and dispose of the property hereinafter described and whose Post Office address is: 1500 Bonita Lace, Naples, Flcridt, n 91'0 - -- That the Grantor, for and valuable consideration, r aliens, remises, releases, County, Florida, to-wit: A 100% interest In the 1 The West 180 feet of Treat No.Y thereof recorded in Plat Book 7, Tax ID: 37746840005 A 75% interest in the following: ($10.00) and other good and ereby grants, bargains, sells, certain land situate in Collier No. 23, according to the plat of Collier County, Florida. Golden Gate Estates, The West 1/2, Unit 23, Tract 107, according to the plat thereof recorded in Plat Book 79 Page 9, of the Public Records of Collier County, Florida. Tax ID: 37748480104 A 50% interest in the following: Golden Gate Estates, The East r/.y UnR23, Tract 1075 according to the plat thereof recorded in Plat Book 7, Page 9, of the Public Rewrds of Colder County, Florida. Tax ID: 3748480007 PROPERTY IS VACANT LAND AND IS NOT THE HOMESTEAD NOR CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR 1 Exhibit I I Property Deeds 45 www.davidsonengineering.conl DFm DAVrD50N This conveyance is subject to: 1. Taxes and Assessments for the year 2007 and subsequent years, 2. Zoning and other government regulations. OR: 4344 PG: 0528 TO HAVE AND TO HOLD the above - described real estate in fee simple with the appurtenances upon the trust and for the purposes set forth in this Dead and in the Randall Land Trust Agreement dazed 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 my part thereof, to dedicate parks, streets, highways a alleys and to vacate any subdivision or part thereof, 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 eitherwith or without consideration, to convey said property or my part therenfto a successor or successors in trust and to grmtto mch mocessm m successors in trust all of the title, estate, powers and authorities vested in said trustee, to dmate, to dedicate, to mortgage, pledge or otherwise encumb ypart thereof, to lease said property, or my part thereof, from time to time,' by leaser to commence inprassenti or future, and upon any tams and eriad or pert , not exceeding in the case of my single demise the tam of 99 y to renew or extend a my tams and for my period or periods of time and to am es the arms and provisions thereof at my time or times hereafter, to t tions to lease and options to anew leases and options t of a reversion and to contract respecting the manner of e o s, to partition or to exchange saidproperty, oranypartth nal submit said property, orany, part thereof to condo mini Ljq lace restrictions the or any part thereof to grant easements or charges of any release, convey 'ght, title or interest in or about or easement appurtenant to said ormyparttla deal with said property and every part thereofin all other ways, and oonsi it would be lawful for my person owning the same to deal with the to or different from the ways above specified, at my time or times hereafter. In no case shall my party dealing with the Trustee in relation to thereal estate onto whomthe real estateor anypart of it shall be conveyed, contractedto be sold, leased or mortgaged by Trustee, be obliged to see to the application ofauy, purchase money, rent ormoney borrowed or advanced on the premises, or he 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 my act of the Trustee, or be obliged or privileged to inquire into my of the terms of the Trust Agreement or the identification or status of my named or mounted 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 ender my such conveyance lease or other instrument a) that at the time of its delivery the Trost created by this Deed and by the Trust Agreement was in hill force and effect, b) that the conveyance or other instrument was executed in accordance with the trusts, conditions and limitations contained in this Deed and in the Trost Agreement and is binding upon all beneficiaries tender those instruments, c) that Trustee was duly authorized and empowered to execute and deliver Fxhihitj- Property Deeds 46 www.davidsonengineeriug.conm DE DAVIDSON E GINEF"ING OR: 4344 PG: 0529 every such deed trust deed, lease, mortgage or other instrumant and d) if the conveyanceis madeto a successor or successors in trust, that the successor or successors in trust have been appointed properly and vested fully with all the title, estato, rights, powers, 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 orindebtednms incurred or entered into by the Trustee in connection with said property shall be 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 actual possession of the Trustee shall be applicable for the payment and discharge thereof, and it shall be expressly understood that my 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, warranties, cuvenams, undertakings and agreements by the Dustee or for the propose 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 responsibility is assumed by nor shall r�#e erted or enforceable against the trustee individually on account of gr mtofmyrapresetation, warranty, covenant, undertaking or ag said Trus expressed or implied, all such personal liability, if my, bein sl waived and rele d all persons and corporations whomsoever and whatsoever �tknotitr� ofthr co 'lion from the date efthe filing for record of this Deed. The interest of the b previously and of all persons and proceeds arising from th to be personal property, and equitable, in or to the real esl that real estate as aforesaid. Crust Agreement referred to e only in the earnings, avails and that interest is declared any title or interest, legal or gs, avails and proceeds from In the event of the death of the-T `G Ht' `r�ccessor trustee under the trust agtammt 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 desen'bed herein shall be deemed to be held by the successor trustee and to pass to the successor trustee without the requirement of recording my further or additional documents. , This dead is given and accepted in accordance with Section 689.071, Florida Statutes. The Trustee 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 Trusteeheremder shall be limited to theproperty which the Trustee holds underthe trust agreement referred to above. And the Grantorby this Deed fully warrants the title to the abov"escnbed real estate and will defend the title against the lawful claims of all persons whomsoever. "Grantor", "Grantee ", "Trustee" and "Beneficiary" are used for singular or plural, as context requires. 3 Exhibit J Property Deeds 47 www davidsonengineering.caan DE DAVIDSON *** 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 presence: � wi ess h, Daniel Bailey, I Trustee under that certa(nlaud trust dated April 28, 2006 and called the Randall Land Trust Agreement !J- °V✓iness STATE OF FLORIDA 00� ODUN1YOFCOLLIER EXECUTION OF the foregoing' twassworat scribedbefore me this 28i°day of March, 2008 by Daniel Bailey dust] andas Tru d r that certain Ian nd trust dated April 2s, 2006 and called th wn to me or who has produced sufficient i d ow) and who did not take an oath Az — NOTARY of identification /7y NOTARY PUBLIC B78MtCEE.70MASSO �qV� stews j��x �wuac,,u. nmvae.ra 4 Exhibit) - Property Deeds 48 www.davidsonengineering.corn PE 11 �DON PROPERTY: EMERGENT DEVELOPMENT GROUP II, LLC DESCRIPTION: THE EAST 1/20F TRACT 107 FOLIO NUMBER: 37748480007 .. Exhibit J - property Deeds 49 www. d avid smnengineering.com DE DAVIDSON East '/z of Tract 107 Parcel No. 37748480007 3716/2825 Carman s/t Otero Enterprises and Seaside Development Price $206,000 3716/2826 Mortgage to Carman $156,000 4034/1866 New deed to redefine % interest as 50% each 40493916 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 '' /° 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 II = 11.24% EDG, Inc. 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% of mortgage At this point ownership =100% Aldikacti, Trustee New deeds (two) puts property back to same as 4366/2312 of = 50.00% Randall Land Trust = 38.76% EDG II = 11.24% EDG, Inc. Exhibit i - Property Deeds to www.davidsonengineering.com k DE DAVIDSON ID TTT 4283995 OR: 4444 PG: 1268 TTT Boon M ollum HNus of COHit Nun, It N 116 /na at o1:NAM HIOB 1. IMCL CLI11 Re Re 10100 THIS WSmuml NT PREPARED By AND REN TO: Dg-.10 .10 Tlnothy L Coda. Eq. Dm: TiadbY I. Caw, PA nary a Cora 59991 Sbxt Nalb, S.Rak 313 D1 IB B 113" Naples, Florida 34102 IAPL10 R HIN Prspwty Apps W n Paul ldmd9aedov (FO6o11Jambw: 3Tl454550u EPARED PR WITROUT OPD10NOPrtTITbaTh Lim Par R¢ iµ De. TIRE WARRANTY DEED. vte is 26th dwi d AP all- no, b6 ad rAMI [heue I dMddaLead Trup Tsades aYV Ibae cereals Yed vase apsamty _ « alWSae poN otfiAS m1Aaa bm3M Tasrammv lsfl q NapOq MM- 34119�dMrte'meM+l AW Poa- tLma: (IPAnawr ,od d.rYn AA. Av,w, vssa e aad V-- NI Me p dff ,o Ado noArvnem W e1e M.+. 4YOl ,rp,memm�wnsdaWR^*AnW.ldeub. saes W aremvn m✓mMms�mrymedemf W IT N E S S ET R: That Ws 9 m ' -faaod ioc®.ide.dsssfie Ow afTfNAND WIWS (ilb.bb) Ddhss .d ahm salable casid ®dove, smalq whsted h pevby eclm.WW. bmd+y rasats• bmP 135, mEa, afiaq eamieR, rtl.,csv" ad ..d mIha pnteed d.A amda bvd.la.. an COIA.DA COmty, S ss of Flmlda, viz.: A 35.16% IaDreO AAA tht lollowbtg: Gsldaa Gala Eahtq The Fart 5f, u h 21, T a 10], aaardkt to tM plat Nor f aeaorded W Plat Book ], Page 9. of 6e PobRC Rxode dCaEM Co.nq, Flsdda SabjMhenweaM redtricDssrad tom for ie Yar3b09 avd lhertaDer. Q ;NOTTHE T PROPERTY IS VACANT O N OR CONTIGUOUS TO THE HONSSTEAD OF TEAS TOOEMER wli A the dwell bdovYib a M esywise appv.laisg. h TO RAVE AND TO im the pas.rmgsw npu ea.Iehh. sPeRPe had and w01 "ad is aamcabda �ower,.sd tbet Wd hod'u 6e<s[el1 essumbrmsee, aacept.xee uwMg C M MRS WREREOPI a. MR, pmM1 ha ee.ld meee Prteen. 0e dry and Yam firs sbsw: mdMV. Siped, x.kd end da0vamd As ie K. .F, �meu9 fD.i6'Rdratl e' n(rl;aA' lye InOddaaDy ad as Trudm and. Waoua ql 5ep+.. iat tmlah lad trust apussel ddN APrR 3Y °. �(/ SSO i; �. IBbd ua alled[W ReodeR LevdTwtApumeat muter> /�M/i ISbb Bmi.Iwe,Nep6a Fbriy Nlb2 W' Ml PrioledNSme . M2 sip. ,TlBVw� 1 KlickbyY� Wihd0 Y2P.Name COUNTYOF CDLLIER STATEOFFI.ORIDA The faagstag tsav oat was ,,l .ldpd befom ao IIAI9 261 day d February. 2009 by Lba Mad "' cps ®am doled Mw Us, 2006 ad u0d is Aldil=d, LWMN-UY -6 as Tnm.e mdm"eami Ib 1"smn to v. a hue pwdsed Rmdall I d Trust Apaames4 Fh as idaORficadw. �C' /s✓ Cc . /_ SEAL , /arias NdvYPsNka� F "! 9Nil L101M1W I�l£ILe" M.4S6.D drlapM1dls•pdsatNraY Prided NdmyNwa 519t>♦o.pl9aLpg/D1 4V�I6961Np MW DYIY M< FRs No:RAND.EDCA WRSE Exhibit J Property Deeds 51 wxA ?w.davidsonengineering.com DE PROPERTY: DESCRIPTION FOLIO NUMBER: EMERGENT DEVELOPMENT GROUP INC. THE EAST %2 OF TRACT 107 37748480007 Exhibit] Property Deeds c2 www.davidsonengineering.cam DC DAIORSON East '/: of Tract 107 Parcel No. 37748480007 3716/2825 Carman s/t Otero Enterprises and Seaside Development Price $206,000 371611826 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 Trost 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 an 1/2 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 EDO B Price $230,000 At this point ownership = 50.00% Randall Land Trust = 38.76% EDG 11 =1124% EDG, Inc. 4366/4197 EDG, Inc. conveys to Aldikacti, Trustee an 11.24% interest 4384/2881 EDG II conveys to Aldikaeti, Trustee a 38.76% interest Document stamps paid on $52,000 representing 38.76 °h of mortgage At this point ownership =100% Aldilmeti, Trustee New deeds (two) puts property back to same as 43662312 of. = 50.00% Randall Land Trust = 38.76% EDG II = 11.24% EDG, Inc. Exhibit J - Property heeds 53 www.davidsonenguree.ring.com DE 9ft ]HIS MSTRUMHNIPREPAIfED BY AND AETIB2N TO: Timohy Eag. Timothy J. . Code,, h, PA 599 91b plum North, Suite # 313 Naples, Florida 3402 Pmlmty Appian Pemel l4mdfios0 ®(Fe !io) Nu,vbua: 3Tf18101001; 3TpH10110 PREFAB® WITHON'OPDiIONOF TITLE 4110343 OR: 4363 PG: 4138'" "m to "at= Jerome of mum main, n 11/2712100 at 12:5111 Mimi 1, M, OU mH 21MII.m H1 all v. /1 e0f -.10 1515.11 TIM J C1131 911of1211 low IL 11113 THL4 WARRANTY DEED, mode me 140, day efMe,, 3008 by Yh ,nmel Otero, . dmele mnq.ad OmaMn own, a monome mm , hvmo oiled the ammq m Reen., Devabpmme ,e" Tve, a Ronan Coepaeodan, vbmae pmt ofEw Indent to 9655 Tart.m.r Dove, Nyln, P1Ptld. Min, heaeunion, coded do (fMn: (WA.nwr u MeP io, Iume "Fronlor" and "gruNae" Intl„dr old ,M Demo ,v " Lmvw,m, wd ,M 4Mre, legal ep. em orrandw 1p,af4diNduNr.00ddermvyvrsx .tl WmNa,.aaee) W IT N E S S E TH: The, the armmq b and an nomtdanden of do coat ofT AIOO W/iw$(510.0!1) Dollara and omer wluehe camidmaduo, mention Fbmmf a hmeby manneelodgnd, imody ,em , bwpean, nele, done, stations, neum, mavoys no emprms mum the twmen At tlat centime land aemro to C0a3 Camty, Some ofFlmitla, vh.: A 1114% imeent be CwMm Gale E.., The Pmt Yy Um, 33, Tram 101, .eeerM, m the pet donee, rerordedNPlat Beot],P.ge9, of me PVblle Pemrde MCWerGUty, Plmdda. Pope F39]Ip1SM11 A 35% elmen in Golden Gale Robins, The Wen % Uelt ", Teem Lai, nemrdag to the plot thereof tmmrded In PlatBanh ], Pape 9, vlehe Pob11e R1[Cemm COUty, Florida. Pmlle H]]IN80161 Prapeeryavermtlantl eodavol X L ne S.bleel la euemanh, reoM M Q rvd m lbeeafter. „ TOG , wiW e0 N< eemeg, TO RAVE AND TO HOLD, AND, the Bmmnma banner o said guar met do gamma hero goad eWd mWa .odend and ell dokdemeame ' bwh .II ancumbranes, mcep[ lexm ante IN WITNESS W JtROF, the one nm W w ten, slew, ae.lne and enwmaa a eon Pee'me ng Pnmm�wlP�mmn cores.. ✓ W(l�mms pJ PrlmW NnmQe mm.1y13' F.2lJl¢F LG /m NSSU Wilmm dd Pratw Name STATEOFFLORIDA COLMT V OF CO� ead afNe new, In Yz. for m. year 3W1 end do.. b,loopap or to .o,wia, boned aealed mate men. the 61 and Yew Ent above The fomgoag heshommt was edmwledped before me the 14th day of May, 2008 by Yhoy®i Oero and osvaMa Produced anidwtilkwim. SEAL gt`e P TDM `° ' f /x•�s�' -„ v ma.o�,ro K-1 Im�y�Pobtin T.KAyf� t�. /r9 niF S5(% Pdmted NoeryNwe My COmmasloo Hxphce: Pile No 180e3 Exhibit J -- Property Deeds 4 www.davidsoiieiigiiieeriiig.coni PVlC Dm PROPERTY: WILLIAM M. GRANT REVOCABLE TRUST DESCRIPTION: THE WEST 180 OF TRACT 108 FOLIO NUMBER: 37748520006 Exhibit J - Property Deeds ss www.davidSonengbieerirlg.com DP,A VyIDSO 4 Tbk 1m,0mm1 PmpuM wwmn oPk;oO Br. Dm BMkNAP mY law 8455 PmeRMp ROM, Guile 101 Ulm FL ]A•6A GaupYS Sm Seek; GImIRt 5¢ S[cp: 4213908 OR: 4395 P&: 2025 "01919 l6 WI= 11=00 Of COT6R OW111, IL H/N12001 a 03:9211 PRIOR? 1. I6W, MU CONS 111111.11 6C" 11.50 Wf-,n 1115.21 w"I zoo 11X 00 Pete: 921 Will 5155 nn m 6 1102 MISS 14 2116 I6Paa Above TMs Lme TOtRmmdke DWl __ Deed in Lieu of Foredosure (Shomy£o1m-113619.02) This Indenture, ®aa mk Amy ur SEPT ,19oR hemm� v6ovwNw M. Draw., myk sand OEVALOOP. ,,,.tumid omaddm Swk6fFlmMa, w8ma Fm DRko-M000 k 697540a Soeu NE,N,91¢, FL J41HI.Grmlor,,od WLLLIAMPE filANf RRVl7CARLS TRLW[IAa'® 9AY1999, wkmepoe ®¢,ddr® kMMPina Rvlp Rmd, SWb 101, N,pM, FL J41P3, fkml¢; Witnesgeth: Tha dk ¢m quaDr, Imam w aamiea.dm arms mm ol6t0a0md Ddla.ab.M.amaam60a m ammm whm mMq aEa.w G1w¢, ehe m¢IP1 wbnm[k IwebY wmmwdedpd Pmeby p W a bq,mr wd atlle b me a,ia qma. otl gankek Mmo am aalno finesm, dk mm»Ph ammmee land, m wk Ibe Wm 196 hu .)72121 IW, GDmEN GAIE ESTA'IPS, UNIT)), aem,6ha m 010 phemmeo[ m -up0dm Phl Bmk ], A& 9, M0k Pohlk RemMS M'CeR1u Cmmy, flmb. GRA X OSYALDO F. OTE0.0 W THAT THE PROPERTY atuam CONYEYm I8 NOT THE HOMESTEAD PRWEen 11f]AfE9'IEAO PROPPAIV, m GRANTOR, GRANT TSPODSEm AJID ATM Rhotla Am. Nod,. In 07110. To mwMmeaomwfic doa wlm aDY ava ah Toauh ougLb m w ,ppemww8 mal , w ImdiMded mhmt . 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Fl ,iaaO libiw Cmpor, lao.,Ono Paama IX LLC,a 6odda fidW fibl0ry Clsmsaoy. Jmmsodes P. Y, LI.C, • Wmld, (10 oo, L"RIW Q�, and Eon pWo,,n, oa.4W l,ly 16. 1007, and eae Jed MY 31.600, It O®tial Jlemd Book 319J, Pqe MS, Ndt Po Rank hfW&IDTEE CLmy. M.,j,; ma .J,ad m Wiltlou M Gram Raw¢bk Tow W 911511999 k mlmanat N I* 35, M. a noordM Aged 15.100). w OBlaiol Rand, Book 7198, PW 1168, PwOa RaueMa of ULkRSARE Co o,, P1mMa, W mmgi m u,s®ml o ended SWam6a 14, M. in OffiaY Rewds Book J 110. Pap 1360. PIStle RemL of 6MR1.OT1E Cauq. Florida and am8ad m mmom00 dxM Jmy 25, 300'l,aod rauded Ondv 4. 300'1. M OdieM Rands Book438B, PW 1848. PaW.Moodi O&MMMU CouoW, R L'boa and moth ho m imeb0m, aemdM Oabbm4, 300y. fi Of&W AeadN Beek 4184. Pap 3840, 813611. RewN of (TJIJ.IER [bmay, Ploaaa, m tlx aelymllvmdpl om orf 550,000.00. TEe value ofWeprayny fi mi, emwyama. eatlule of4em,ntlemwbmav kJ1POm Iw, ud Ibert 4m,hlillaul avmi{m16n laaeimd gG1mm. ]Ids DeM k ma maeoded ao M Watlood amMq. k k me v9emlmafineq,moraod Gma md6krt msbe, lumen of tla fie.dm dk limwmotstr Om kp ¢ervMkfiverofine Mmyq¢ aonf &W m dk mh0mmhl.ma3Pis demawmt 1hm dwm u limn acoadN apbol0w oubjm P1We0Y Wbamuenl a me amad618 d,k N an abwedmvmad Modleees Wlabed tube fondm Nau. AottP a of m IMd w Mau of Fo acmwm by Gam¢ does NOr ,Rar dw Ikbiq and oblipi ao of ma G mMU eh Rommy noWs),aartd by ma obom -mka Mmgaem. and (lram Waoowkdkav dm roam woks. brpoaa dm uou aW RDOimmYNOWa). Grawor Signadure(s) Ha Pe Been Placed on the Folloning Page on Purpose Exhibit J - Property Deeds s A,ww.davidsonengine. ering.com PE DSO 3 * *' OR: 4395 PG: 2026 * ** Deed In Lien of Foreclosure PAGE TWO Slppb.+nlb � dellwmf mdrt pmaen[e ob Sign 61vn �� �- I6m11 fS% - rr Plele Prve — Y1xOVANNIM O'IFRO WNNFSSNO.1 wttNbssNO. x Sim %/ s sip (snU OSVA=F O O WI1NE35 NO.1 i STATE DF PLO A CVIMIYOF IM famgaivg vnvmom� w �cgom Puwmllylmwnbme mwbo6ezM STAIEOF I6w.7FFSEV COONKOF r The xortgnhR W. — ntlm dg A fin m 0 At Ny M 208. by Osvddo M. Om. who Wart pmomllYtnavamcmvhohwluvepiedpsd ` /'d /�L uulmd3mtim NOTARYPU C: 3 P� Smk )6s98 M iNDTARW.3EALl Camtlubo ' L�IonNO: PARBA xA'COIIY1d11Un LmM.hIT1.'EV' J Exhibit J Property Deeds 57 wwNro.davidsonengineering.com DE I PROPERTY: DESCRIPTION FOLIO NUMBER: Exhibit ] - Property Deeds WILLIAM M. GRANT REVOCABLE TRUST THE EAST 150 OF TRACT 108 37748560008 s www.davidsoitengineering.com DDSON Above Thl[l ft 0. aaog DAQ Deed in Lieu of Foreclosure (Sbnb F.. 116619,03) This Indenture, male g,h,f2Ldw a SEPT 2001, bewe n Grow RN1mRPR36e1 OF 9al'IHWFBf wzlft 33 ILC, • RbNdn umum Whaly CamPey. whmepsamm edbes h 160011mhw Tndl, Ewe 300. PM Chvh,55Phddb 33918: annex, d Na.1JMd M. GRANT RRWCARI£ TY108'r nATBD 9nd11999, whore Ps al- b bNSJISS Pim)HdFpmd, 6mb 191, NOpla, PL 3410. 0meG Wknesseth: _ pdd aneim.Sn+¢s4aaEe xfdh baby viaawldg6 b-ft sebvVin ad 'M ftsail mea.w Glronek hype mia bwe and +[gan foma, me fdbvbg dbcehed hM w Me rbe rwl 150 fm, of lw,a 09 CM 33,emmd6y to tlrz PM tha.f..n d' PW Back 9 .Pye 9, ofgb Publie Rmoed[ofC911 _ Uh \. m ge [nid ammm d b y my — 1R'Si��.....m aid hod. e0 li,^ �f� n6[imi tl<hw1Y [h®c Mml Pn+an[ .._ nn„w „e. alltlxwraeenmhiimmoml and gr he'vz.kµl rywm¢rgc.'�.a.a— ..,..,aw.a.. o.. —, — _ of CW1n [LUmY F1mHe, bawm (Mao Embpohn of 6mmoml Flodd[. 11C, n P3mwn fumed fm mw C�. Imw9[tivc Developing amW. LLC.. Flnido I�iod f3oh'INY C ®4aY. 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Gsw hveby nvvMm Poamnm m M anlm,w Pt W mY m Gembe GrcaforSignatare(s) Have Been Placed on the Folloning Page on Purrose Exhibit J - Property Deeds 57 tNww.davidsoriengineering.com 4213912 OR; 4395 PG; 2031 HmIo t in anti umm1 of maul town, n Ild[lolbwamiProp[ba Wimom Opw9ney. 01/31 /iwl at 03:02w MOST 1. ImtS, tun Dm B[1ry Agomrytllnw NO aS100.01 3x55 Pia Ridge POW,Swe 103 RE an 11.50 Nep1v M M109 we -.W 1515.00 9A law ae[aoh 6oc5mt 10 will Grsmk Sm Sx N: $115 PM awl 0 5102 Wine 15 111H Above Thl[l ft 0. aaog DAQ Deed in Lieu of Foreclosure (Sbnb F.. 116619,03) This Indenture, male g,h,f2Ldw a SEPT 2001, bewe n Grow RN1mRPR36e1 OF 9al'IHWFBf wzlft 33 ILC, • RbNdn umum Whaly CamPey. whmepsamm edbes h 160011mhw Tndl, Ewe 300. PM Chvh,55Phddb 33918: annex, d Na.1JMd M. GRANT RRWCARI£ TY108'r nATBD 9nd11999, whore Ps al- b bNSJISS Pim)HdFpmd, 6mb 191, NOpla, PL 3410. 0meG Wknesseth: _ pdd aneim.Sn+¢s4aaEe xfdh baby viaawldg6 b-ft sebvVin ad 'M ftsail mea.w Glronek hype mia bwe and +[gan foma, me fdbvbg dbcehed hM w Me rbe rwl 150 fm, of lw,a 09 CM 33,emmd6y to tlrz PM tha.f..n d' PW Back 9 .Pye 9, ofgb Publie Rmoed[ofC911 _ Uh \. m ge [nid ammm d b y my — 1R'Si��.....m aid hod. e0 li,^ �f� n6[imi tl<hw1Y [h®c Mml Pn+an[ .._ nn„w „e. alltlxwraeenmhiimmoml and gr he'vz.kµl rywm¢rgc.'�.a.a— ..,..,aw.a.. o.. —, — _ of CW1n [LUmY F1mHe, bawm (Mao Embpohn of 6mmoml Flodd[. 11C, n P3mwn fumed fm mw C�. Imw9[tivc Developing amW. LLC.. Flnido I�iod f3oh'INY C ®4aY. YbrmiM Omn n®Werom.Om+HO F.awm [ mmedmwmd Slmn Pmpvgm• 1b:.; W oaipw a WRllvg M fvem0avombh Ton D[tt.4 x1511999, h iaMSme datl Fehguy 1.3098, and ,vsd[d Igeeeh ld, lw& h(ImeW Rmmdc BOOkdI3B, Pye 3913, PadieRmoede efCbwer Cbmry, tbddg., aeemhg rtivYSa of lwebbtloms 5ggw adg6W pdetlp+lzm ofgl]S,Om.t9. Thu L)eed h n egrohm mnvpxnm of W e tige i0 emeidmgm of me romaam M gn pm9m1 Ihb Wry of gv debtor ugtiv gr Nme egmlbdn ewucN degb evmemeo(mid Non evahnor bawdbbe [dd1Ym[IVmeib. eqd lrasem Oi motel was of mn�avbjedwnnw9 gmn� 1flmnMmw�f -k-b Inman me sub-W sl PfWgnY 6m ro ntlagmel egWUme vain and 11M inn[ h go edagma ea¢SWnego4 om abnimnelsnd[aea Pon eM vW roNenimtlwesY[e9beneaebhbablvm dmugdumid PrtmwryNOh([). A ®Ata6nlAagmte h h tla lmmtlmafWe alma mlGSim hems vin be • slier Nine Gee wim tlm aev n mol tln Hen en ,"•hhw[ofOeMangeBmmmfee dln9s hm�meaMa)nbaw. Gsw hveby nvvMm Poamnm m M anlm,w Pt W mY m Gembe GrcaforSignatare(s) Have Been Placed on the Folloning Page on Purrose Exhibit J - Property Deeds 57 tNww.davidsoriengineering.com De DAVI�DSON * *" OR: 9395 PG: 2032 * ** Deed in Lieu ofForerlosure PAGE TWO ss¢m. m aali -f am m. f. � � Ism13 eama /T /f /ST /NE ST. /EX/Pi —' Pam vxov.*,a�M Orti¢2�t.m¢msMa¢,y.,or WPME4S NO. I OT010 PNIFlRR64E OPBOUIHWPST F39A8Jh a, r, a Fl¢aida LlmNMILbSgCmpny. Pain �n �n a� WRNES6180.3 � _ —_- Si � 8' P¢¢I "�' � m �,_,�5..�4 PaW OAVALaary P.OTRRn_MamylojM�a[ W IiNESS NO. I OT®t0 ®118RPp18E8 LW SOt11H WEST FlARIDh LLC, a The f¢ke¢i¢g Nmu�i xv aelm¢ W r, ... NSY y 3888. by YS¢ . M. Orq¢. MemBVig Mwdn ¢fOTPAO ENIkAPR35PS OP uc,�, LhbJUy Cmq Y, %;¢i m Ily umwulrcuwh¢ma2.a . ammm F[_ IL - -C � ... NOTARY P183L3C: mYmm 3hba YTK /.57'iNE �!, PFA,P� :ihaii3 Bkk�F1.ORmALL3uge iNOPARIALSFAI.f Cam¢btlmnpMa: c>miaoi¢¢N¢.: S AT OPIhlt'3wF COOM fss <f �M[Q fUpe Exhibit] - Property Deeds 60 v ✓ww davidsonengineering.com DMC PROPERTY: WILLIAM M. GRANT REVOCABLE TRUST DESCRIPTION: TRACT 125 FOLIO NUMBER: 37750000006 Exhibit] - Property Deeds 61 www.davidsonenginee)-ing.com DE lspbe Above Thh kam 3b, &mrEpg lJVO3 Deed in Lieu of Foredosure. This Indenture, P.a dd� M1�NiS1S���M9021 von oftle sole of °...AY er SEPT ,z00R Mwem movMrcI M. OYBRa Fb�Mmelprad6s atlyem b6%54pa Po I NB, NPk, FL 31120, Omomr, d wff A M. CRMT RRV'OCABIE TRUef WATER 911Bn999, v3ub (ny vlp6�m�...dy�m�y�k MM Pim Ri* R oQ,'" 101. N.pI V. a Ulm, TlbltiaN G,Wm, fm oM m cevldemdvo oflbe —vfsl„ ""Moo vaM1Uble wssidmumwGremm m IoM GeeoM .6' M"oofk"oft.rJ"MM"typyY �N�a�bid G� M, promee1 Ptld h)'Il:e mtl 11[oelMmopv= ue.er, lbe fe]Iw'b{dbfnLrd lmd.bwh: Page P AS of Tam 135. GOLDEN GATE ATE5. WNrf 23, ucoMkg w Wr plar ]b_or mcerdnd w Pht Boot ]. 9, of aN Pub9c RebNS er CeIXc Cemq, PMy. Bmt 1, Page 9, efye Public Recb McoSlor , Zu. . ), acrordipgw Us p1alWneof, remrdW wPlm .ml 3174e800 ,, 4 o n etlnMYtl6m s�.�vs�T Y > \el�u S,bj - .m And dv eW Gmwr d,M k by NUy vb U vtmmma. Vfitmm metl Molq the � Vauul We bvNl chvu ofW perons mpNamaMmavtl aubv Mmiividvah, md wdy iv®u�maM ye hekv leyl y ®artdemlirn,su. ykvam M. Obvo,e On,�rmolded 4rolvv 5. 1.13'!M . ..., M. [uvu Rnoobk 1Ym10bW 9�15,19W. Pyc10N.PWBc RCmlyof(oNm Lbmp,FlmiA, y]he ���.m,mv4e. que'm OIBCy1 Rmm &Bmk41N ^r1 W a1 Pkc W l amn ofs3560 W.00. 33. Mbyagc Lavtto 1'hovemi M. pem, aiggk, OcvYdo F. Oleo, mined mtl Book 41K P Gaol Rewohk Trm Ibed w15�J9w, m 541fvhu �, 2006. and]eevfded 6eplelebt15, .m.Y OdxtlalRumy Book 4104 Age 1160, ofPoe PPMk Anmh ofGNer bKloolPd„cW nm oFg610,000.60. )). m.op, ko—o 1. 1kmlopmml of F a' LIL, a Florida INkvN Ifabibry (beynY. 3'ioraoy !.f. Otm, eingle. Guvldo F. Otro, owned, imneative Puyu4 VN, LLC, a Pktltl.l ftd u"lly Coop . lenitive Poruers LLC, M v Fbdda Me100�],�h bol&R vrk' Bork 3n�3,MJkMM'C^ovuvY. and svmt RaRrde.3m.aued JdRle. &MWd Io William M. Gram hvocabk 'r"M iMM MSn9P9anti!veeM&& MeY U,2 7.aMpo,oMM Comb. 15.2 aotl ORciel Rugda Book 3199, Pate 12% P k Ramda of LTMRLO3TE Ju0'od 300], od IN ddod to I5. 200't y Se1B r 14. M7. i, O�ohl Rccwy Book 3210, PW 'MS Pobbc Ravrd�i�CTIggL M mo C000�, h ioe W u pM W or wmnem loud JWY 25.200T, we aebdd Omohu 4. W7, y Oak01 Remy Book 41911. Page 3948, P He Rend of COL U Cowry. Fleddo em oo yla N Io oomom mcualA CMoNo 4.3"], m OIReh1 RoaN Book 42M Pap 3850. Public Rmuda of Comm Coumr, FloMe mtheo k*al P oiaw aum ofw0,00080. Tek Weed b m Jpbrfe rneap,.of of We rNe 3o Dorm fim of ye rtdN,Im ofN PcS l llabWW of We debwr oM,, tk Nole egmlw Ik edamdbWraleeuotofdd Nue ant h mlialmkd w k addXiwd tuvilY. Gwlmutm yn Otmdumkoohhe dent oxvA aed IbeMhoMco oflk PUaoaal liability Mbe tleblor vn mdt Nov, y Aly W 1 Pmpeny lee oo,ddidwal m orma wb3emeai PPPmry utlt 11m of y'¢ Ivnreyavee. Gruver BmheybieR dw the wbleol rzducOmyem® nVk• •RlduMe nit avd] kldwehvo a "bioMl cmddeedoq and OlevuaclmoMOtlgu Wn agm and Y elnavdryhahwedmamdeaaMProlNUmy Npt(i), AmiMUgu la,BwF: hhthe ykniw ofrbe Glwmavd Gnote lkedvemlkonerger of yv lee whhd¢Iko so tlm dt Leou p�v �NmmOnewrttartlt MuRag� m roBmxee y Oe hmwtolR) abve. Mum haebY ammtlen Popua� to Ik udgeu nW GPalvOrSlgnatuWs) Have Been Placed on the Folleming Page on Purpose Exhibit Property Deeds 62 www.davidsonengineering.com 4213907 OR. 11!1,=11" 1023 Tlue 4vvmemp,ygNd wiyom Opyioo BY nt"on L 00:32 tle0101 mm, Ol Dav Bahy,AllPmeyN Lw o3 /! n at 11: n1 1. wu )455 Pim Rltlge ROat SIdk IN , "11 SS1100.00 FL M109 nc Ill 11.50 SA 6 A soo &o SAG GaO�a'h 0 "•.30 3150." OravketSm SS k: NP316 3.01 Kilt 330 1e00: 931 hint 3455 /in n "1 n /]" Will n Joni lspbe Above Thh kam 3b, &mrEpg lJVO3 Deed in Lieu of Foredosure. This Indenture, P.a dd� M1�NiS1S���M9021 von oftle sole of °...AY er SEPT ,z00R Mwem movMrcI M. OYBRa Fb�Mmelprad6s atlyem b6%54pa Po I NB, NPk, FL 31120, Omomr, d wff A M. CRMT RRV'OCABIE TRUef WATER 911Bn999, v3ub (ny vlp6�m�...dy�m�y�k MM Pim Ri* R oQ,'" 101. N.pI V. a Ulm, TlbltiaN G,Wm, fm oM m cevldemdvo oflbe —vfsl„ ""Moo vaM1Uble wssidmumwGremm m IoM GeeoM .6' M"oofk"oft.rJ"MM"typyY �N�a�bid G� M, promee1 Ptld h)'Il:e mtl 11[oelMmopv= ue.er, lbe fe]Iw'b{dbfnLrd lmd.bwh: Page P AS of Tam 135. GOLDEN GATE ATE5. WNrf 23, ucoMkg w Wr plar ]b_or mcerdnd w Pht Boot ]. 9, of aN Pub9c RebNS er CeIXc Cemq, PMy. Bmt 1, Page 9, efye Public Recb McoSlor , Zu. . ), acrordipgw Us p1alWneof, remrdW wPlm .ml 3174e800 ,, 4 o n etlnMYtl6m s�.�vs�T Y > \el�u S,bj - .m And dv eW Gmwr d,M k by NUy vb U vtmmma. 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Gram hvocabk 'r"M iMM MSn9P9anti!veeM&& MeY U,2 7.aMpo,oMM Comb. 15.2 aotl ORciel Rugda Book 3199, Pate 12% P k Ramda of LTMRLO3TE Ju0'od 300], od IN ddod to I5. 200't y Se1B r 14. M7. i, O�ohl Rccwy Book 3210, PW 'MS Pobbc Ravrd�i�CTIggL M mo C000�, h ioe W u pM W or wmnem loud JWY 25.200T, we aebdd Omohu 4. W7, y Oak01 Remy Book 41911. Page 3948, P He Rend of COL U Cowry. Fleddo em oo yla N Io oomom mcualA CMoNo 4.3"], m OIReh1 RoaN Book 42M Pap 3850. Public Rmuda of Comm Coumr, FloMe mtheo k*al P oiaw aum ofw0,00080. Tek Weed b m Jpbrfe rneap,.of of We rNe 3o Dorm fim of ye rtdN,Im ofN PcS l llabWW of We debwr oM,, tk Nole egmlw Ik edamdbWraleeuotofdd Nue ant h mlialmkd w k addXiwd tuvilY. Gwlmutm yn Otmdumkoohhe dent oxvA aed IbeMhoMco oflk PUaoaal liability Mbe tleblor vn mdt Nov, y Aly W 1 Pmpeny lee oo,ddidwal m orma wb3emeai PPPmry utlt 11m of y'¢ Ivnreyavee. Gruver BmheybieR dw the wbleol rzducOmyem® nVk• •RlduMe nit avd] kldwehvo a "bioMl cmddeedoq and OlevuaclmoMOtlgu Wn agm and Y elnavdryhahwedmamdeaaMProlNUmy Npt(i), AmiMUgu la,BwF: hhthe ykniw ofrbe Glwmavd Gnote lkedvemlkonerger of yv lee whhd¢Iko so tlm dt Leou p�v �NmmOnewrttartlt MuRag� m roBmxee y Oe hmwtolR) abve. Mum haebY ammtlen Popua� to Ik udgeu nW GPalvOrSlgnatuWs) Have Been Placed on the Folleming Page on Purpose Exhibit Property Deeds 62 www.davidsonengineering.com DAVHDSON Deed in Lieu of Foreclosure PAGE TWO Sj,rc,waw d.ti d pnu�v )noc Pon 'r��'ISri 57 ri6,2A� WrlNPSSNOA OJ �Q D . x�.N0.2 .2 .s 'T- *** OR: 4395 PG: 2024 * ** SIAIS ! courrrcos LL iLe rmveobg rmmmeo� wa eclmewkd�sd nef ye dry or 5 3We, M Yeovnoi M. qem, e4e mme pn�wylyfmwnwsn MONVLew pndund (� 6 �G l� nIC�" nideolifimien Exhibit J - Property Deeds f3 www davidsomiengineering.com DG DAVHDSON PROPERTY: DESCRIPTION FOLIO NUMBER: COLLIER COUNTY TRACT 126 37750040008 Exhibit - Property Deeds v4 www.davidsonengineering.com DAVIDSON UUUSU1 96955916 0SEP -6 PH2.26 001154 PAGE' roa& COUNTY, • >'. RECORDED OR BOOK 6 12_o00.99 asuidecntim g awrdfm gT' Q em te. .troy. WARRANTY DEW MIS a"MaTY DEED made the 29th day of August , A.D. 19 D5 by JDHN SLEZAK and IRENE C. SLEZAK, husband and wife hereinafter celled the granter, to COLLIER COUNTY, A POLITICAL SUBDIVISION OF THE STATE OF FLORIDA hmeicafter called the grantor, vho.e Poet office eddreee fe • 3301 E. Tamiami Tra11, Naples, Florida 33962 (Wherever card herein the term "grantor" and "grantee" include all the parties to this imtrueane and the heirs, legal smpresestetivea and aacigna of individuals, and the aucas ... to and eseigns of corpo.tioo.) WI W8RSATN: net the greater, for end is eon 'datetiom of the am of 610.00 end other velmbla weiderati.... .amipt vbeceof I. hereby acknowledged, hared, gran.., bergsim, .e11., citrus, remises, .tree.., Conran. sad mall.. unto Ne gvemae, .11 that certain lend aitu.te in Collier county, nlocida, vlc: ith and Tract 126, Golden Gete Eatatea, U.10b, in accordance ublic Records Subject to the plat recorded J. Plat Sock 7, Page 9, Of Collier County, Florida. HNceivad ee c an PI'S mi[h all r A e d pPC [ e maraca Delonglvg or - is my See PPat[aiai _ ryrye. TO EA9E AEO TO A01 a-. iv Eee vfmple x AND me greotm has Fyl remora vim amid ace r' at nor ie !--fully asiaad aT seLd lard vv s' San rl-b the gran a ovnsey esid t the oramm hereb fit and laxEUl suChosi[y W mete iba CSCle m acid Co Bell end lend cad rill 1.Emd the vet the !Orin, eln ,@4 par ens whomomec; and that said lend L five of a ,1 arcs an 1, �J_, m .eneli,rea'fr�t nv >�ak E$qo rufng eubaequme to Jri a of record end ran eiimivve au. us........ �y d Como. to the obdy+vll''�C, 1 // IR WITNESS RE.AOp, the acid grantor bee signed and reeled these or .... to the day and ,.as first .ban. writs STG Baled ad d !rated iv preaenae- / sm. i � L.S. L.B. Wifveae No. 2 � R E� A STATE Or , OEK MOUNT oa wrntAaoW I May CM,In Chat an this day, before m, as officer duly authorized in the grace and Cowry cfar eaaSd to Jake OHN MESAS gA IRENEPC eat$ SlyASppeerad to me Monet to be the yeraoals) described in d Fn emecated the foxgA4.9 ivoX.... 4... cad gghnav10499d before m that they 'acted the runs. tiTS986E San, in the Comery cod sort. ins[ nlot ... Id is 29th day My Comlesioo Return to preperer: J This instrument prepared by: P.R. Colman, Midwest Title Guaranis, TaweNO.TCail, Suite A, Naples. n 33940, in conjunction with the 11 L Exhibit j -- Properly Deeds os www.davidsonengmeering.con) De Dt�VI�D50N PROPERTY: RICHARD M. AND ANNA V. ECKSTEIN DESCRIPTION: THE NORTH 150 FEET OF TRACT 127 FOLIO NUMBER: 37750120009 ... ... ........ ........... . Exhibit) Property Deeds 66 www.davidsonengineering.com PC PRfl 4104571 OR: 4310 PG: 0667 MOHID in OFFICIAL HCORDO of C011I11 COMP, It 12/1012007 at 12:14PH DIIM 1. MCI, C1111 call 215000.00 Be In 11.50 nmm,,d by d mount m' WC -.70 1855.00 Leone Apel Reta: New House Title L.L.C. HI HOUSE TITLE L1C P. O. Box 20320 10 00I 10320 Tampa. FL 33633-1383 TAI@I 11 33833 1385 File Number: R07036883 (Spree Ahove This Line For neeording 0ta) Special Warranty Deed This Special Warranty Deed made this L_ day of A/bYGi0'7Gu-, 204�7 between Deutsche Bank National Trust Company, as Trustee for the Cerlifmate Holders of Soundview Home Loan Trust 2006-OPTS, Asset- Backed Certiikates, Series 20061 -OPT5 whose post office address is DB-RE, 6501 Irvine Center Drive, Irvine, CA 92618, grantor, and Richard M. Eckstein and Anna V. Eckstein, husband and wife whose post offcs address is 2541 Sth Street NE, Naples, FL 34120, grantee: �r, COU (whenever used herein the terms grantor and g ode all the pane `IM�j meot and the heirs. Icgal representatives, and assigns ofindividuals. and the successors and asaj rpomtions ^ Wilnenaeth, that said grantor, for and n si n o `4m-sum TEN D 01100 DOLLARS (SI0.00 and other good and valuable considerations to sai gr or in ban 'C said tee, re ipt whereoF is hereby acknowledged, has granted, bargained, and sold to th sai n e s rever, the following described land, simate, lying and being in the Collier 0un , a ' , THE NORTH 150 FEET OF O. I F EN E TES UNIT NO. 23, ACCORDING TO THE PLA EOF, AS RECD I P - K7,ATPAGE9,OFTHE PUBLIC RECORDS OF COL LINTY, FhORI- Together with all the tenements, hereditamems and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby fully warrants the title m 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 grantors hand and seal the day and year first above written. sand n'u.,rnn P.M -Pepe I Exhibit I Property Deeds 67 www davidsonengineering.coDi DE DAYI�l?50N Signed, sealed and delivered in our presence: _ a Th e fppregaing instrument was acknowledged Haciax. %$a.o✓w o Nalb0al Trot[ Comp y, u Trustee for a Backed Cerfifscates, Series 200t:OPT on produced -- es ide Pica, CgMY9bn a Notary Pudic - .PpHUI n'urmxrlMe✓.PaFe3 * ** OR; 4310 PG; 0668 * ** Deutsche Bank National Trust Company, as Trustee for the Certificate Holders of SouMview Home Loan Tr t 2006 -OPTS, Asset- Backed Certificates, Serial 20 OPTS by Option One Mortgage Corporation as e igney in �f GnGC/— 2007, by ae attorney 0 fact for Deutsche Bank can ew ome Loan Trust 2006 -OPTS, Asset - who V isVersonally known to me or C—) has INI ea 9; Conme Dang My C is n Expires: Exhibit) - Property Deeds 6e www.davidsoiiengineering. com DE DAVHDSON PROPERTY: JOSEPH I. AND ALICIA CABAL l DESCRIPTION: THE SOUTH 180 FEET OF TRACT 127 FOLIO NUMBER: Exhibit J -- Property Deeds 37750080000 69 www.davidsonengineering.comn De DAVIDSC1fJ 2 -26 -1997 IIr28F44 FPDI ALTO NAPES 911 293 6961 P 3 2160783 OR: 2296 PG: 2174 axd Prue E. Frathers #3101111 at 11:3111 awl W 1.0110U,IC�Im !L This Officer of Pmp by: An OtRctr of Associated Land TWO OtouP• INC . 101# 11000.01 For of Thill laic. 11C nl 11.10 ltlle eo1 -.11 11.00 Pam Ilh: t3wilfl# un flfls HU R Warranty Deed meurwr ru .x..-w'I�r�,nr.MUF.:nu+wroxrua, rw W.Mrnw Moo February 29. 1997. BETWEEN Bull V: Vamil sold Verne L. s i whose post office Wdrea is ' 2&h Ce Inn, Florida 33323 of dr County of 1 1;3, Oda. gtm". and forepll L Cabal and .U' is Me, ) whose Pon office 1 We ttect ialeah, 33014 of der County of Su of WITNESSETH: That c i the am of TOO (SI0.00) Dollars, sad odrr the mdpt w is hereby aekoow I in Nod pgW by aid builtined and sold to the `raim, grane, said succ and esoaid f . Ike foBnwtiog detcribed Wet, slfuar, )Yb* and Collier County, F The South 19tt feet o j12 127 rl InTATn' Omit No. 23, aeersrdio to the I r�agl�V eoorded in plat look 1, Pales 9 sad lo, of he 93b. -laibb a of Collier County, Florida. Subject to easernams and restdlviotu of mold, if evil. wt ktk are specifically not extended or reimposed hereby Subject to 1997 axes and assastoenu sod mitt grantor does hereby Wily warrant the idle to mid land, wd will defend the tame rylimt ON lawful del" of all pctaom whomsoever. rat' 1 J t Exhibit) - Property Deeds www.davidsonengineering.com DE DSON 2 -26 -1997 11 29p1.t FROM > TC, N4 -ES 941 263 4961 p d * ** OR: 2296 PG: 2175 * ** IN WITNESS WHEREOF. Glamor has hereunto wt grantor's hand and seal the day and year first above %Iiuen Signed, welsd and dellNvra4 in the Pmwwe of Prue E. Feathutx it V. �V, W�caldJL.i.� ._ rlr ue ra�>:T Oe TVre wda as rr.vr4�si Vetm 1. VaUell 1 Nsk Defso++ 1 STATE OF Florida / / 7.e- a�COU�TY Cower 1 HEREBY CER IF Partial Vassell and Vema L. Va 11 hu i r I kI produced tM IdenU i o are scribal caeouted tat (ore {o' t. bei ly herein hereof is of thalr own mid dead for tat W SWORN TO AND RI BED before toed Notuy olliclal will. the day and s aforesaid. Cilzj I To w perswwt!y tams t %) Idrnurred by Dllerf'r Ureare f 1 IdaebDod b) .My CaornnrtargMira'��i. �.. 1 _ nrarr raw as nTa war .0 r ,mw y r «e, .4., Exhibit J - Property Deeds 71 www davidsoliengineeril)g.corn rally appeared Emil V. will to Ine ur who have in MW Who that the examwitn merdhsrled. ' Public by my hand and .My CaornnrtargMira'��i. �.. 1 _ nrarr raw as nTa war .0 r ,mw y r «e, .4., Exhibit J - Property Deeds 71 www davidsoliengineeril)g.corn TAB K PC oVk�d:Qi N AUTHORIZATION nxmuit K - Authorization & Agreements www.davidsmiengineering.com """ °" r•+•++ rc. ca vutoo �oG31 �w�lrli" i TQ Wilobt rr MAC' 'L oN Eim. T hereby aub)dw 4 . TO Bmvd as my Agents in a request to ®mend afteting P party idcaHBed in the An ifmtt Date: -4Z Datw.,,.y��, ;? it a I hezi by cftgfY that t h9ve the aathoxity to mal 4mio"Im in hue, oo rm end oomptete to the 4 Date- NLLS I11'LE-ORLANDO Plan ewup, il, LLC. lut MVr /lU'aM&9Member ,DEVE PMWTokom ENC, on-Aug uwp)p& *ag Member and that the rjwup, ll, LLC, / MearBmBASent6er CHOOSE ONE OF TM FOLLOWING: j wiio b Pere mmy known to me, C'/,who� i FoaGon and dad take an Oath or—` !lkolld uortala Oath I POP tt dflAppjt=dnn 90/90 39vi OB5TSOANIAX3Q33 Ibbaacai TO M PAQE 1 C, RELS TITLE-nQRLAN7O I i 1 i. S • GW.gT a (ends en mv" PAGE b INC., Jam: �[YIiRV$!ts t�taar,l STAM ON CoLwryOP ) 6WOM to and sac o� Mathis 20 $y _� + Stte Pucin MY COM14fC83lox Commission 6 DD476499 O B O Expires: DM s8, �m9 ONE OF TEM FO awiaedrnn,waaattc aon �iOWtiVCr: ; i ti nand iOO� d to lne, I who has prodwbd take an O who not taken an � "— "W`- -es NTOUCE Jm ' t.re 8eetiou 837.06— 8E AWARE THAT- 1Qak es a adw want is ' 0 ff'"61 i getwmenps L4 w statwc th-m "Whoever °t l d ■ball Bee a g wil &the m neiot pd a Aablie xw vartt Im ths PeRfann2m4e or �°O & m aC .UO itad /or t itetst6e+0MAd degrrep„ powghable an provided by • I I I 90/£0 39V,d I I III Ppgo I t pfApplioat(o� i i 1 c 089TS0NNU1X3Q33 Lbb99C9i TO ❑c -eT _.. 2 DE � RESTRICTIVE COVENANT AGREEMENTS Exhibit 1% — Authorization &. Agreements in,ww.davidsomiengineering.com AGREEMENT AND RESTRICTIVE COVENANT THIS AGREEMENT AND RESTIRCTIVE COVENANT (this "Agreement ") is made as of the 2- SCkay 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 "); l (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) Yhovannh Otero and Osvaldo F. Otero, having a mailing address of 6975 40 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'). QBACTI VG \99999.99999 \6195098.3 3 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 ". 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 .owner of those certain Collier County, Florida real properties described as follows: (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 QBACTI V E \99999.99999 \6 ] 95098. 32 I7 of Collier County, Florida" and which real property is also 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). 1. 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 % 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 OE 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 (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 /OE Parcel ". J. For the purposes of this Agreement, the parties hereto acknowledge and agree that the Randall /OE 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 &OOtero Parcel'). QBACTI V E \99999.99999 \6195098. 33 5 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 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 "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 O" 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 ". QBACTI V E \99999.99999 \6195098.34 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: 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 arty portion thereof. Each of the Parcel Owners hereby appoint EDG, as their attorney -in -fact, with full power to do any and all things necessary or, in the subjective determination of EDG, advisable to be done "relative to the Parcels as fully and effectually as each of the Parcel Owners might or could do in their own right relative or in furtherance of the above referenced Comprehensive 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 mistake of fact or law in its capacity as such attorney -in -fact. This power of attorney is QBACTI VE\99999.99999 \6195098. 35 7 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 Manager. 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 C 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 Sharing. (a) Cost Sharing 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 Randall /OE Parcel — 16.776 %; (v) the owner of the Y &OOtero Parcel — 8.875 %; (vi) the owner of the OE Parcel — 7.380 %; and QBACTI V E \99999.99999 \6195098. 36 GO (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) of the Professional Expenses shall be made in accordance with the provisions of this Section 3. (b) Cost Sharing of Sales Expenses. EDG 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 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 %; (iii) the owner of the Randall Parcel — 7.826 %; (iv) the owner of the YOtero Parcel — 20.858 %; (v) the owner of the Randall /OE Parcel — 14.369 %; (vi) the owner of the Y &OOtero Parcel — 7.603 %; (vii) the owner of the OE Parcel — 6.321 %; and (viii) EDG — 14.3412 %. Each of the Parcel Owners acknowledge that the any or all of the Sales Expenses may be rendered or incurred by persons or entities who may be selected, retained or engaged solely by EDG. Payment by EDG 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 QBACTI VE \99999.99999 \6195098.37 E 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. 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 QBACTI VE199999.999W6195098. 38 10 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 Attorneys' 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 QBACTI V E \99999.99999 \6195098.39 11 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 Agreement. 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 Governing 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 Assigns. 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 writing. 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 QBACTI V E \99999.99999 \6195098.310 12 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 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 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 EDG /Eckstein_Option 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 fug 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: ANGEEA IGCMIAS, Individually and as Trustee of the of the Angela Iglesias Revocable Trust dated Decem_ er 1, 2006 Date: is • • -ir�r 0 The foregoing instrument was acknowledged before me this i yth day of mQ , 2008, by Angela Iglesias, individually and as Trustee of the AngdJa Iglesias Rev ble Trust dated December 1 2006, who is C__) personally known tome or has (provided F�. �2ro�ai0) �pg, as identification. Al Y MCIAUGHIIN Notary Public • Sfate of Floods My C0" asion Expires Jul 25, 2010 Commission 4 OD 577708 QBACTI V E \99999.9999916195098.311 Notary Public Printed Na My Commission Expires: 13 ZuUO/Arr,/ ZVkX I I I: 2y AM IIMUIHY J (;Ul*]Eg FA FAX No. 239 435 0300 P. 002 NZ9 CAB OF COLLIEki INC., a Florida corporation id e: .oat UAT. oFnw DA C ' WOF foregoing instrument was acknowledged. before me thii-A�day.cf 2004, by josle. A. Cabrera, as Pro$! . dant.oVCAB of Colll�r' Fl 'd- corP()ration, wh6 is POrso. . nil knpwrl to me or has Provided —iMb Ident6dation, 6WY P� )UP lq.. Ig (SEAL) ul,n- ...... 8ry Pubtle:PrIhIed Name ab ASSO My 00mmIssion Expires: 03731 13= E N "0 2 ':L =My 14 RANDALL.,, STA. : , , -1 k zeOPOU O.-F MY isi 4 13 b0ft me; 6f or has YOTERO: y, ";i HOAANNI OTERO bate STATE OF FLO, D ' COUNTY OF J The foregoing instrument was acknowledged before me;.this ffdday cf 2008, by Yhovanni Otero, who is (_ r ersonally known' to me or has rovidad ��pv as�idehtificatloD . (SEAL) Notary Public Printed Nan is ,� H��+^w�wW My Commission Expires: liN1C,��'`/: MI'�MM':Pa�P' D(P)FtES: HYµy r r1Ne i Q BACTI VE1999929999'.1 \01'15099.314 2 d b652B92LBL 'dND3 3dMJ0 J.3N2136.10 �Ob:OT 60 52 .:dd E�().d 00H HE 6H 'ox XV6 Hci A'u..ml P AH.mwIii WV fil:li 1Ad /C7 /vIv /nnn7 16 I OE: OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC, :a Florida limited liability Company Sy. ovan 'Otero anager Date: .- i Sy, OsvaldoFOtero, Manager Date: STATE OF PLO' DA , COUNTY OF�J The foregoing instrument was acknowledged .before me this day of f� R i 1.-. 2008, by Yhovanni, Otero, as Manager /Managing Member Of 4in o Enterprises of Southwest Florida; LLC, a Florida limit @d liability company, who is personally known to me or hs�6 O provided is tibni ' F"" h BERNICH 8.7Yi otary Public Signature (SEAL) a°� rxr ssN9a�aoe2 <ZF�2 A�7 / �G .-- �� Notary Public Printed Name MY (jemmission Expires; i STATE OF I- LORIDA COUNTY OF The foregoing instrument .was acknowledged before . me this day, of 2008; by Osvaldo F. Otero, ea Manages /Managing Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability company; whd is (w ) personally known to me or has ( ) proyidel _ -. as identjfcatlon. Notary Public Signature (SEAL) Notary Public. Printed NaMe My Commission Expires:, QEACTIVIh99!M) 9999Wi 1009913 15 E'd bHSZB92Lat 'dil0� HdH� 1HN?JBHA� - epfepT 80,22 ,ady too 'd BED 5Et 6E1 'ol,I XVd Vd 831100 r alowI1 N7 t1 :11 Ind /51 /8JV /8001 17 ArAl Z�/rx I I I: xz Am JIMMY J GUTTER PA FAX No.239 435 0300 PE.. OTERO ENTERPRISES OF sbYTHWEST ,FLOR-IDA , LM eFlcrda,Ilmiteo'iiEbility Company Ykapvanni Otero,,'Managar Date: Date: STATE--OF FLO pA The' fotegping, instrument wss, :acknowledged befiore me this ay of Member company, Who as identfiica'tlarl. #DD3731111 2 STATE _9F FL!, �5PA%e who is Notary Publio Si nature. O ,YPLiblic POnted Narbe MY 6QMeiss"Icin F:xpirta! W-14- by OSVEI(& f" Oforo, as SoYrtt§+nedt Florida, 4LC', .a ibla A"Yof Manogorimanagihg )fido llkfje q lieffillity. 'Irowided P. c 'd W., LUUL)/ ni A/ ZD/ r E I I I: 5z Am IIMUIhY J UUNER YA FAA No, 239 435 0300 P. 002 : YH. NI QT 0 Date A LID _CF LOT-g RAO" Date STATE 'OF FLORIDA The foregoing linSIrUmehi was acknowledged befor.e -me this �2 y YhovannK)tqro, Who is I "per,5onally know dr!',"' T7 2��ayof :tV:Tue or hikEi provided n _as ideriteic 94 A ��� fz. Co Q� -Publir Sign6ture (� 1,0 5270.9.0, 'Note Tubliq Printed NE D I "' yl"� 0 D I I' T"� ry r4y 'WE =VMMOW3�M'M .0.6mmitslon Expires STATE OF FL cc)UNTYIOFM��2 t Th f0regoft InstrPmot,was apk.naWledgeO 'before 'me thl 'PZ, L_ '. 20G& by. 9L AN.Ala. Otem, who is i as r p 1INNOnY 1 P12124 !N4me PEAL). s > 19 Y&OOTERO: �Y OV NNIOTERO Date OSVALDO F.. OTERO Date STATE OF F r LO DA: COUNTY OF' The foregoing .instrument was acknowledged before. me; day of fR I I. 2008, by Yhovanni Otero, who Is personally known'' to me or has }provided. as itlentlfioation. =CE2To (SEAL) NOtary PUbiICSlgnature ,Q n 110- - e� Notary Public Printed Name My Commission Expires: i. ( STATE OF FLOIRiDA• COUNTY OF . The Foregoing instrument was acknowledged before me this day of _ 2008, known by Osvaldo F. Otero, who' Is (• )' personally to me or has (__) provided _T as identification. (SEAL) QBAOPlVE%99999.9999%6195098. a 16 . b•d b8S2892LeL S0.0 'd ODED SEb 6H A Xvd NotetyPublic Signature Notary Public Printed Narks My Cbnimisslon Expires:' 'd21o9 3dU3 13W838A3 epb %OT 8di S2 .+dy 20 lid 831100 F AH10wI1 ITV S i :11 1 H1Sz1uV /B00Z l a L� T GROUP II,; company 1 Dace: M€lneging Member By: Eur=RGwT DBveLoPMF_wr c INC., a Florida corpomam its Managing Me bar BY. .1 P 8ulllvatt. Presid ®n Date: y_ %,".cll2rrGe STATE OF FLORIDA COUNTY OF T ho t tag Instrument was z 2008, t;l by who is - ( n personalty "k r. as identif l JONATHAN ALEXANDER Notary Public STAVE OF TEXAS My Gor nRt. Exp. 03.07.10 STATE OF FLOIRflJA� COUNTY OF ,,.. fare ping instrument was a D ei Group. Inc.. a F rici� carp Gawp II, LLC, a personalty known me or has [_ (SEAL) QSACT1V •900619'S8M 317 90/ZG 3DVd 089ISONNIAX3Q3d RELS TITLE- ORLANDO PAGE 04184 wwb3dged before me this Z Y-h' day of `snto A. HOUtanerl, try Man�agerManoghg 11, LLO, a Florida IlmfWd Wilily company, to me or hu L. —j Provided Commission Expires: /Z' %'z o� fudged Before this y of P. Supivan, p dent of EmeMSht t, as the a aging Member of company, Who is C__ _.� rid as Commission ei�ir>es: 21 /bb679O9 1TA cc'�T Prepared without 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 "); (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'); `- (d) 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. QBAC'I 11'F:16444110I A INITIALS' _ Iglesias CAB Randall Grant EDG EDG2 v.Otem O.Otero Otero Ent. 22 l 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 (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 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 those certain Collier County, Florida real properties described as follows: (1) "The West 180 feet of Tract No. 90, GOLDEN GATE ESTATES, QH,u'Trve.w4400n1.1 INITIALS: _ Iglesias CAB 2 Randall Grant EDG EDG2 Y.Otero OWtero Otero Ent. tt 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 Yz 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: (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 Parcel 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. QBA(TI VE%44901)1.1 3 INITIALS: _ Iglesias CAB Randall Grant EDG EDG2 Y.Otero O.—Oro Otero Ent. 24 The four properties described in this "Recital G" are hereinafter collectively 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 EDG Entities represent and warrant that they are the sole owners of that certain Collier County, Florida real property described as follows: "The West 1/2 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 (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: (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 "EDG2 /Eckstein 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 /Cabal Parcel"), pursuant to a written agreement (the "EDG2 /Cabal 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 Q B A C'r I V F. \634911111.1 INITIALS: _ Iglesias CAB 51 Randall Grant EDG EDG2 Y.Otero O.Otero Otero Ent. 25 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. Q. 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. 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 of1he 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 QBAC'r I V L16449001.1 INITIALS: _ Iglesias CAB Randall Grant EDG EDG2 Y.Otere 6Ote10 Otero Ent. M 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 Manager. EDG2 and each of the l 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 Q8 AC H \ EN64390111.1 6 INITIALS: _ Iglesias CAB Randall Grant EDG EDG2 Y.Otero O.Otero Otero Ent. 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 %. 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 %; QBAC'Irl v F: 64490111.1 INITIALS: _ Iglesias CAB Randall Grant EDG EDG2 Y.Otero O.Otero Otero Ent. (iii) the owner of the Randall Parcel — 15.010 %; (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. 3.3 EDG may provide each of the Parcel Owners one or more invoices (each of which is herein referred to as an "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 l 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 entities, 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 QBA( "r I t E�049001.1 8 INITIALS: _ Iglesias LAB Randall Grant EDG EDG2 Y.Otero O.Otero Otero Ent. U- 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 sole and absolute discretion, to contribute such amount as a loan which shall be due upon the earlier to occur 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, 2,4or5. 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 QBACI'I YIS \6449001,1 9 INITIALS: _ Iglesias CAB Randall Grant EDG ED—G2 Totem O.—Otero Otero Ent. 30 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 contract, EDG2 and each of the Parcel Owners shalt divide the net proceeds of sale based on the respective acreage of each of the Parcels. SECTION 5 — MISCELLANEOUS 5.1 Attorneys' 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 l 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 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 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 QBACI [%'Fi W49001.1 10 INITIALS: _ Iglesias CAB Randall Grant EDG EDG2 Y.Otero O.Otero Otero Ent. 31 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 Agreement. 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 Governing 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 Assigns. 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 / 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 EJDG 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 QBAC"I IVFp 6449 ()111.1 11 INITIALS: _ Iglesias CAB Randall Grant EDG EDG2 Y.O[ero O.Otero Otero Ent. 32 Parcels that EDG has elected to terminate this Agreement based upon the fact that either or both of the EDG2 /Eckstein Option or the EDG2/Cabal 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 previously 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 (e) 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. [THE REMAINDER OF THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK] QB AC HVE \6449001.1 12 INITIALS: _ j Iglesias CAB Randall Grant EDG EDG2 Y.Otero O.Otero Otero Ent. 33 IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written. Witnesses as to IGLESIAS Printed Name: Printed Name: • • Jl,, IGLESIAS: ANGELS IGLE Individually and as Trustee of the Angela Iglesias Revocable Trust dated December 1, 2008 Date: T e fo going instrument was acknowledged before me this �kh day of T, 2008, by Angela Iglesias, individually and as Trustee of th Angela Iglesias Revocable Tr st dated December 1, 2006 ho is A (_) personally known to me or has ( ) provided ♦, fj��ay N,e12 as identification. AMY MCLAUGHLIN �S No" PUblio . State of Florida My Commialan E:phsJUI25,2010 Commission M DD 577708 i:s Notary blic g e 1 Notary Pu lic Printed Na r e My Commission Expires: 34 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: ANGFXA IGLEWAS, lndivYdually and as Trustee of the of the Angela Iglesias Revocable Trust dated December 1, 2006 Date: Lisa Aldikacti, as Successor Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement Date: Y &OOTERO: YHOVANNIOTERO Date OSVALDO F. OTERO Date EDG: EMERGENT DEVELOPMENT GROUP, II, LLC, a Florida limited liability company a Date: Osmo A. Hautanen, its Manager/ Managing Member CAB: CAB OF COLLIER, INC., a Florida corporation 0 Jose A. Cabrera, President Date: YOTERO: YHOVANNIOTERO Date K4 OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC, a Florida limited liability company By: Yhovanni Otero, Manager Date: By: Osvaldo F. Otero, Manager Date: By: EMERGENT DEVELOPMENT GROUP, INC., a Florida corporation, its Manager/ Managing Member in John P. Sullivan, President Date: QBACTNE19999%99999W 195098.3 35 Witnesses as to RANDALL: Printed Name: P eJQ u1 e1 TMa $ S o 1 D.1 e h jl� 2,_ Printed Name: DE P FFC 8. � C LL STATE OF 1'� aR 1 PA COUNTY OF C�.L�- i ef- RANDALL: ��, 1 Lisa Aldikacti, =- individually 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 30 zt day of 2008, by Lisa Aldikacti, individually and as Successor Trustee finder that certain land trust qlated April 28, 2006 and called the Randall Land Trust Agreement, who is ( ) personally known to me or has (_) provided as identification. Notary Public Signature/ (SEAL) � Q AI I C& jC . 7 n 'Ch S d Notary Public Printed Name My Commission Expires: QBAC("T',(J449001 I 15 �� BERNICE E. TOMASSO ,"'4 tdq e' '?„"IaiRY�7 MY COMhQSS10NA DD373112 Fxp�tEq: Nm'+NIha30, 2005 ItWJNOiMY FI. NOneyp[mimtAC¢Ca. 36 1, 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 NO1100 DOLLARS ($760,000.00) PER ACRE OF THE PARCELS. IGLESIAS: ANGELA IGLESIAS, individually and as Trustee of the Angela Iglesias Revocable Trust dated December 1, 2006 Date: RANDALL: Lisa Aldikacti, individually and as Successor Trustee under that certain land trust dated April 28, 2006 and called the, --)Ran all Land Trust Agreement Date: � I 5-0— 4z�O CP EDG2: EMERGENT DEVELOPMENT GROUP, INC., 0, LLC,_a Florida limited liability company By: Osmo A. Hautanen, its Managing Member Date: By :EMERGENT DEVELOPMENT GROUP, INC., a Florida corporation, its Managing Member By John P. Sullivan, President Date: QBAC" I I V EIA49001.. I CAB: CAB OF COLLIER, INC., a Florida corporation By: Jose A. Cabrera, President Date: GRANT William M. Grant, individually and as Trustee of the William M. Grant Revocable Trust dated September 15, 1999 Date: EDG EMERGENT DEVELOPMENT GROUP, a Florida corporation By: John P. Sullivan, President Date: 37 Witnesses as to GRANT: Pc r Printed NXa Printed NS STATE OF CPA COUNTY OF 1-05 G a f Willi am . Grindividuall nand as Truste of the William M. Grant Revocable Trust dated September 15, 1999 The foregoing instrument was acknowledged before me this / 2 day of ?LP+Zi"`6v4 , 2008, by William M. Grant, individually and as Trustee of the William M. Grant Revocable Trust dated September 15, 1999, who is (_J personally known to me or has ( ✓) provided or;vcr5 V•ct,,1tA_ as identification. (SEAL) OBACTI V D6449001.1 16 �6e� Note Signature Notary Public Printed Name My Commission Expires: 41/2,e,/Z o i .Z i STATE OF CALIFORNIA COUNTY OF LOS ANGELES On this 12th day of September in the year 2008, before me, HAMI GABAYAN , a Notary Public in 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, (Seal) 34 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 N0 1100 DOLLARS ($750,000.00) PER ACRE OF THE PARCELS. IGLESIAS: ANGELA IGLESIAS, individually and as Trustee of the Angela Iglesias Revocable Trust dated December 1, 2006 Date: RANDALL: Lisa Aidikacti, individually and as Successor Trustee under that certain land trust dated April 28, 2006 and called the Randall Land Trust Agreement Date: EDG2: EMERGENT DEVELOPMENT GROUP, INC., II, LLC, a Florida limited liability company By: Osmo A. Hautanen, its Managing Member Date: By:EMERGENT DEVELOPMENT GROUP, INC., a Florida corporation, its Managing Member John P. Sullivan, President Date: QBACTIVE. b449001.1 CAB: CAB OF COLLIER, INC., a Florida corporation By: Jose A. Cabrera, President Date: GRAN William M./Grant, individually and as Trustee of the William M. Grant Revocable Trust dated September 15, 1999 Date: EDG: EMERGENT DEVELOPMENT GROUP, a Florida corporation By: John P. Sullivan, President Date: Witnesses as to EDG2: EDG2: -" /,/, gWinted game: . %. Date: STATE OF _ COUNTY OF 13 T ROUP i bili y pany its Managing Member The foregoing instrument was acknowledged before me this %s'uday of 2008, by Osmo A. Hautanen, as Managing Member of Emergent bevelopment Group 11, LLC, a Florida limited liability ompany, who is O personally known to me or has (5z) provided vw7( D as identification. ( *10NATHAN ALEXANDER Notary Public STATE OF TEXAS Comm. Exp. 03 -07 -10 Printed Name: Printed Name: QBAC'rn,r- ,r,4aonui 1 n Nota Public Sig ature T Notary Public Printed Name My Commission Expires: 3/7/7- oro By: EMERGENT DEVELOPMENT GROUP, INC., a Florida corporation, its Managing Member By: John P. Sullivan, President Date: 41 0 EDG: EMERGENT DEVELOPMENT GROUP, INC., a Florida corporation_ Name: Date: STATE OF T�o-9, COUNTY OF Teis -ra Yrt President The foregoing instrument was acknowledged before me this 1(0 day of ft ;. l , 2008, by John P. Sullivan, as President of Emergent Development Grqup, Inc., a Florida corporation, who is C personally known to me or has (_/ } provided ft 17r1 as identific (SEAL) BRITT"y V PORTER My Commleelon EKOrn Nmmber B. 2012 QBACTI V E\6449001.1 19 Notary Notary Public Printed Name My Commission Expires: 42 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: ANGELA IGLESIAS, individually and as Trustee of the Angela Iglesias Revocable Trust dated December 1, 2006 Date: RANDALL: CAB: CAB OF COLLIER, INC., a Florida corporation By: Jose A. Cabrera, President Date: GRANT: Lisa Aldlkacti, individually and as William M. Grant, individually and as Successor Trustee under that certain Trustee of the William M. Grant land trust dated April 28, 2006 and Revocable Trust dated September 15, called the Randall Land Trust Agreement 1999 Date: Date: EDG2: EMERGENT DEVELOPMENT GROUP, INC., II, LLC, a Florida limited liability company By: Osmo A. Hautanen, its Managing Member Date: By:EMERGENT DEVELOPMENT GROUP, INC., a Florida corporation, its Ma a 'n Member By: J 2u livan, President Date: 0 QBACTI V E%6449001.1 EDG: EMERGENT DEVELOPMENT GROUP, a Florida corporation By: Jo h . Sullivan, President Date: y� /�/�9 r; Witnesses as to YHOVANNI OTERO: YHOVANNI OTERO: Printed NameVd� �e • • -• �. inted ,. ie��iJ •i �� STATE OF JL COUNTY OF T" foregoing instr ment was acknowledged before me this % / ,Iday of PTE/97/�� 2008, by Yhovanni Otero, who is (_) personally known to me or has �) provided % !/ 5 L/e�S41SC- as identification. (SEAL) N to Public Signatur gg81WE "ET' P6iRE k l 41C (SEAL) ��,e.P(= .r MvcorualssXxleDO�4zsoz Notary Public Printed Name i EXPIRES: December 18, 2011 BwWT arawr,a•a M My Commission Expires: QBAC n V F. \6449001 I 20 Witnesses as to OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC: ,� Printed Name:e 9, /NE ST.Y6e'� Printed Name• Printed Name: Printed Name: STATE OF FL COUNTY OF OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC, a Florida limited liability company: By: ovanni Ot M Hager Date: .42-// /D, By: Osvaldo F. Otero, Manager Date: The foregoing instrument was acknowledged before me this/ / tit day of ,GE 6 , 2008, by Yhovanni Otero, as Manager /Managing Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability comp ny, who is (_) personally known to me or has ( �') provided L &RldEdeS LICE7✓ -sEas identification. ST. m CSOODO» E1(PIHES: p¢cenYrer 18, 2011 (SEAL) �, a,an„ w„,vwk.n STATE OF _ COUNTY OF Notary Public Signature, e,f 1ST //VL ST Notary Public Printed Name My Commission Expires: The foregoing instrument was acknowledged before , 2008, by Osvaldo F. Otero, Member of Otero Enterprises of Southwest Florida, LLC, a company, who is (_) personally known to me or as identification. (SEAL) QBACnvr\e449001 i 21 me this day of as Manager /Managing Florida limited liability has (_) provided Notary Public Signature Notary Public Printed Name My Commission Expires: W j Witnesses as to OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC: Printed Name: Printed Name: Name: i ` STATE OF _ COUNTY OF V4t(k OTERO ENTERPRISES OF SOUTHWEST FLORIDA, LLC, a Florida limited liability company: By: Yhovanni Otero, Manager The foregoing instrument was acknowledged before me this day of 2005, by Yhovanni Otero, as Manager /Managing Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability company, who is (_) personally known to me or has (_) provided as identification. (SEAL) STATE OF Ma,,j - .1,'64jey COUNTY OF 4 s s cx Notary Public Signature Notary Public Printed Name My Commission Expires: The foregoing instrument was acknowledged before me this 1— day of �1.p2, c- , 2005, by Osvaldo F. Otero, as Manager /Managing Member of Otero Enterprises of Southwest Florida, LLC, a Florida limited liability company, who is (_) personally known to me or has ( X �Qr✓ 'J as identifcati ) provided (SEAL) QB AC'l1 % Eo449001 _ I 21 21111-In Notary Public Printed Naj My Commission Expires: Ricnard J. Mono Notary Public of New Jersey My Commission expires 2 -26 -201 0 l� Witnesses as to OSVALDO OTERO: STATE OF If-&:y COUNTY OF C95 f.X t_ L % &i )j X117 10e( &VArLDO O RO 'Date The foregoing instrument was acknowledged before me this 1-7 day of 4jp g j c , 2009, by Osvaldo Otero, who is (____.__,) personally knno to me or has ( X ) provided as identification. (SEAL) QBAC"f 1V V. 6449001 1 22 Notary Notary Public Printed Name My Commission Expires: Richard J. Mormo — Notary Public of New Jersey My Commission expires 2 -28 -2010 47 DE M INDIVIDUAL PROPERTY OWNERS Exhibit I: Anthoi ization &,A preements www.davidsonengmeering.coni BIG CORKSCREW ISLAND FIRE CONTROL & RESCUE DIST 132401mmokal ee Road Naples, Florida 34120 Administration (239) 455 -1204 Fax (239) 455 -6497 Prevention (239) 348 -8006 Fax (239) 348 -8007 April 14, 2009 Mr. John P. Sullivan Via: E -mail Jack Sullivan Emergent Development Group II, LLC (emergentgroupl @yahoo.com) 3055 Terramar Drive Naples, FL 34119 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 910 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. You have advised that the County's Comprehensive Planning staff has granted an extension to May 8U' of its review and submittal deadline for you to add the County's and District's property and any other property to your GMP amendment application. Jack Sullivan April 14, 2009 Page 2 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 to your pending application. This 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 ( "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 he 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 By: ( Y Paul M. Plamondon, Chairman of the Board Jack Sullivan April 14, 2009 Page 3 State of Florida )ss. County of Collier ) The foregoing instrument was acknowledged before me this 14 day of 2009, by Paul M. Plamondon, Chairman of the Board, Big Corkscrew Fire and Rescue District. He (V) is personally known to me or has ( ) produced as identification. [Notary Seal] �. 584596 v-02 \ 120154.0001 WPM, 0 me. (Print Name: %14 (C lae( (.,. �,/ f 4 m ", -.94U fj My Commission Expires: 50 August 7, 2009 Mr. John P. Sullivan Emergent Development Group 11, LLC 3055 Terramar Drive Naples, FL 34119 Dear Mr. Sullivan: oc /C- -in%tc This letter shall serve as a supplement to the Fire District's April 14, 2009 letter of Limited & Revocable Authorization to you. Under the same terms and conditions of the April 14`)' letter you are authorized to add to your Growth Management Plan Amendment application CP- 2008 -2 the property legally described in the attached Exhibit "A." 5960)2 v-01 \ 120154.0001 Sincerely, Big Corkscrew Island Fire and Rescue District 'PaulBy: M Paul M. Plamondon, Chairman of the Board 50a -, sel Av will`i 9G' Tag E 6 a elk,�i:. see$.. Po .w':a�3�ee.BS•.'ea�.���a €ei'19. oa x ;�acz^-- _ 40008 c b�Qqn r�i �V v JAI �A v g p $ ti U4lp9 ~ I U � p 7�,i�srs nLSl.t .u.nu Le >maxra- rortsraaew, /f I'f� 111 NQOtlE'SQ'C I 6S0.0Y G. t c I =! vl W U J� R e5 4i h }zW z N N........... sab r r; Board of Collier County Commissioners Donna Fiala Frank Hales District 1 District 2 Mr. John P. Sullivan Emergent Development Group 1I, LLC 3055 Terramar Drive Naples, FL 34119 Dear Mr. Sullivan: Tom Henning Fred W. Coyle District 3 District 4 Jim Coletta District 5 It is the County'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 11, 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 understanding 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 County and an independent Fire D' tct will take some time to determine if it is in the County's best interests and upon what to s 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 County'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 shall 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) of the GMP Amendment by providing written notice by mail or a -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 Turner Building • 3301 East Tamiami Trail • Naples, Florida 34112.239- 252.8097 • FAX 239. 252.3602 51 L' This authorization includes percussion for Emergent and its agents and consultants to enter upon the County's Forestry Division property for the purposes of studies, tests and inspection, with prior approval obtained from the Forestry Division's representative, and without any interference to the activities of the Forestry Division. Emergent may not bind the County with respect to any of the matters set forth herein without the express written consent of the Board of County Commissioner following a public hearing. DATED: ilF—[ Ch/ higaa a{e464i'' on sufficiency) BOARD COUNTY COMMISSIONERS, COLLIER COUNTY, FLORIDA BY: dsxr�. DONNA •1A I .A, Chairman - - -- - ftiorney .. _ ® *j E DAVI?SON CORPORATE PROPERTY OWNERS Exhibit K — Authorization & Agreements w�m�ro.davidsgnengineering.cnm ( 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 11, 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. PAC of Collier, Inc. M rate Seal) By? /�'1! ��< i Maria Cabrera, President State of Florida ) )ss. County of CJ The foregoing instrument was acknowledged before me this _aILL day of , 2009, by Maria Cabrera, as President of PAC of Collier, Inc., a Florida corporation. personally known to me or has (x) produced �szl*o 164 RcX-0 n identification. [Notary Seal) 584196 v_03 \ 120154.0001 N a%y Public — Si ure JOSEPH P. LAPORTE, Jt4. Notary Public, State of Fliodda (� $ n CommisslordlD0676124 (Print Name: ' My comm. wpiros May 20, 2011 My Commission Expires: dal\ 53 EXHIBIT "A" 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 OF srceCtljF t� PAC OF COLLIER, INC. 0l�lS?REFAC�, Sp f 39��?,Y �3 Pp ^ +ar'UNs The undersigned associates themselves for the purpose of'r ing 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 term of existence of the Corporation is perpetual. The corporation shall be deemed to have commenced its existence on JANUARY 14, 1999. 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: l 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 limited 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 officers and employees whenever, in the judgment of the directors of the corporation, such loan, guaranty, or assistance may reasonably be expected to benefit the corporation. The loan, guaranty, or other assistance may be with 1 55 or without interest and may be unsecured or secured in such manner as the '>oard 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 o£, and otherwise use and deal in and with, shares or other 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 determine, 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 Florida, 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 will 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, limited 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 shall be common stock having a par value of $1.00 each. The consideration for the issuance of share may 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. 2 56 VI. INITIAL REGISTERED OFFICE, INITIAL AGENT, PRINCIPAL OFFICE, AND \CCEPTANCE OF REGISTERED AGENT: The initial registered agent office is 1802 40t" 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 - Articles, FL 34116 -6000. The undersigned, Armando Cabrera, by signing , 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: MARIA CABRERA JOSE A. CABRERA ADDRESS: 1802 40"' Street SW NAPLES, FL 34116 1802 40th Street SW NAPLES, FL 34116 3 POSITION: PRESIDENT TREASURER, SECRETARY, VICE PRESIDENT 57 VIII. DIRECTOR(S): There shall be TWO (2) director(s) of the : orporation. The names) and addresses) of the initial board of director(s) who shall serve until the first election are: NAME: ADDRESS: MARIA CABRERp, 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; however, if there shall not be applicable controlling provisions of law for the removal of officers or of directors, then the following shall apply: Any 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. Any officer may also be removed for cause by a two - thirds (Tina) vote of the full Board of Directors at a meeting of Directors called at least in part for the purpose of considering such removal. Any director of this corporation may be removed with or without i cause, and for any reason, upon a petition in writing of a majority of the 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 time 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 cgrporation against all liability 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 0 Directors approves such settlement and reimbursement as being in the interest of 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: 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 pecuniarily or otherwise interested in, or is a director, member or officer of any such firm, association 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 connected with any person, firm, association, corporation, or partnership, that is interested therein, pecuniarily or otherwise. Any director may vote and be counted in determining the existence of a quorum at any meeting of the Board of Directors of this corporation for the purpose of authorizing such contract or transaction with like force and effect as if he l or she were not so interested, or were not a director, 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 directors shall otherwise know the facts of such relationship or interests 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 � 5 59 of Directors at any meeting of all the Directors of the corporation called, at 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 methods 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. 021 -d-e- G/ �- JOW 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) 00 'N Jose M Borm *MP Cuumatlat CCMM gyp„ j' Eom August 15, 20M 0 Ij 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. o 1. The name of the corporation is: PAC OF COLLIER, INC. 2. The name and address of the registered agent and office is: J oSE .Armando Cabrera 1802 40t" Street SW Naples, FL 34116 -6000 %F qy r�T�C A ��D nF Having been named as registered agent and to accept service of process for the above stated corporation at the place designated in this certificate, l 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. C12&=— f�s/�5 . (Signature) I (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, at 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 methods 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. cz-w JOqX 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) 11�m e, JON MBUM * *ah' Camdsaion CL70768Y ''qn MOM AVUd 1 %2M2 CERTIFICATE OF DESIGNATION OF REGISTERED AGENTIREGISTERED 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 OFFICEIREGISTERED AGENT, IN THE STATE OF FLORIDA. F 1. The name of the corporation Is: PAC OF COLLIER, INC. r� 2. The name and address of the registered agent and office is: `' y ss s J oSE Armando Cabrera 1802 40'x' Street SW Naples, 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. (Signature) (Date) DIVISION OF CORPORATIONS, P.O. BOX 6327, TALLAHASSEE, FL 32314 61 f 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 that 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. 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) Francisco Colasso, President 62 State of Florida ) )ss. County of Collier ) The foregoing instrument was acknowledged before me this 15th day of April, 200"y Francisco Colosso, as President of Urika Oil, Inc., a Florida corporation. He ( is personally known to me or has ( ) produced as identification. [Notary Seal] ,p�MY 8s SUSANA M. SMITH Commission DD 835723 $` Expires November 9, 2012 „m'M'' Bonded lixu imy Fanhwmpfi0P895]p19 Notary Public — Signature (� (Print Name: �u.srN A /Y CJFI04�- My Commission Expires: 1 /- f - / Z 63 EXHIBIT "A" I.D. 377451 20001 PAGE 1224, PAGE 1 226 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' -1 0" 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 16-47-00" WEST 34.00 FEET; THENCE NORTH 00 -1 9' -10" EAST 157.50 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 1.140 ACRES MORE OR LESS. m. 0• oe .V 6 vemoo itz", .. I, the undersigned natural person, 1atfng da iaccrporntor of under the adopt the Articles nump�tion fa eorpocation. R1tTl= I The pane of the oorporatiam is Oviks On, 100 - A=XCLS Ix Principal Office The Principal office Of Orika Oil, InO. ahall be located I& 667 Packwood Lana, Naples, Pierida, 34103. M=Cln III m2mve Date The effective date at the oOrgoratioa, VVIlm Oil, Ina., is aasasiber 24, 1996. Duration The duration at the aarporatiac ehail be perpetoaL. ill== Y ones Me Purposes far WhLC& the opxpogatian is orOanired arc to angago in any lawful activity "Ithla the VUWPoaaa for Which a aorposatian may be organised Under the llorida 6ene"L Corporation Rat, Chagter 607 of the Eiorida statutes. LO Prappa"�4 bye Heliaaa P. Biddle Plorida Bqr Pa. 122634 3114'faM Ml lMi l C Nape &,FL 3u 112. (q4!) 944.Ogq) ST /TT'd IN 31MMUM 311dW3 9CisT 9665 -£Z -03a 65 H96a0001795 1 w ' Cl IN 31MMUM 311dW3 9CisT 9665 -£Z -03a 65 A4W=A yr H96000017951 2ML4Lja Stock The aggrognte number of shores which the corporation shall have authority to issue is Ton TbcussA (L0,000) shares, consisting of one class only, dasigneted as "Ceamoa stock ", of the par value of one 4o7.7 -er (81.00) per sham - AATICL$ VII Dirsctera The affairs of the eorporatiec shall be managed by a Board of Directors wboae number and gnalifiaatieeo shall be fivad by the Bylava. Who wm-&,s of directors canatitating the initial Board Of Directors aba11 be four N)_ The nsma and Addmaaa of the initial Directors are: President rcanclace Colasso 467 parkvcod Lasa Raplos, norida 34103 Vice President stalls Colasse 567 Parkeood Lane *wise, norida 34103 secretary Robert 8arsahLm Masi O.M. i9 street aitaad , vlovida 93196 Trenataer Laura Faranhav 11852 S.W. Ofm etreot b(inei, vicriAa 33186 AATICLB vIII Richt to Mebane Ora Shares The corporation shell o such tee and its awn as the shares frm ti9le to time, ape Board of Directors sbali Sla. ARTICL,H Is erecmative Rights Svery shareholder, upon the sale for cash of say nOW etomcc of this corporation of the some kind, class or series as that rich Prep &red by Heliads P. Riddle Florida Bar do. 922634 Si2['d A96Qe0-g1T951 11N 3idwo&w 38ic&a 9r :51 9661 -rz -036 M9600001 he already bolds, shall have.ahe right to paraiwso his PC* rmta chars tbarect (as mmmly • as mar be done dthont iaaumse. of £sectional shares) at the priab at ahioh it is offerad to others, AMC= 2 eeaietumd, 4Egiee ajj-JV=—t The add=oaa o!- the initial registerad offim of the eexporation ie 8176 Seat Tamiami. Tsail, Unit #i, &eple9, Florida, 33962, end the name of its 'initial rogistared agent at saoh addsesa Le Tds aOL S. MOM M ineoraerator The UWO and address of the laeospo.mt*C Is �nMA 2- R=DX80 81'16 Saet Tamiaad Tsail, Unit ill, E bplaa, FXA=Utad this 23rd day of aaemdbet, 1996- caopared by, Melinda P. Riddle ftorida Dow No. 722634 SS/£i'd W,�O <a7� H96000017951 Page -3- 1IM aLUUD&W 381dO L£ICUS %61- £Z -33a 67 handling of the Property and the Trustee shall have no right or duty in respect to such matters. The Beneficiary shall and does hereby indemnify 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 Tnrstee or to obligate the Trustee personally or as Trustee. 6. PROTECTION OF THIRD 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 ofthis 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 of its, 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 if it 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. I0. 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 4 85 I-- 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 advance made by the Trustee under the provisions of paragraph 12 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 RESPONSIBILITY 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 manner 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 permitted by law, the amount of all such expenses, advances or payments made by the Trustee, plus all its expenses, including attomeys' fees, incurred by the Trustee in said matters, including attomeys' 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 indemnify 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 5 NTA 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 RESPONSIBILITY 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 processor 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. Ifthe 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 if more 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 6 87 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. 15. 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 terms 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. 2900 14t' Street North #4 Naples, Florida 34103 If to 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 THIS AGREEMENT. The terms and conditions of this 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 7 .. 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 term Trustee shall thereafter mean and refer to said successor trustee. 20. TERM. The term ofthis Trust Agreement shall be fora period oftwenty -one (21) years from the date of this Trust Agreement, unless sooner terminated 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 of the right of redemption from sale under an order or decree of foreclosure) 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 of the 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 paragraph 14 regarding conveyance of title 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. To 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 of any 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 indemnify and hold the Trustee harmless 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 virtue 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. 89 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 tern '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 THIRD -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. 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) hereof, 9 .� the Beneficiary so assigning his interest under this Trust Agreement shall have no further liability or obligation under this Trust Agreement but only for any acts of the Trustee taken or performed 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 any one of the persons contained in the term Beneficiary if more than one person signs this Trust Agreement as the Beneficiary) shall not be deemed an assignment ofthe interest ofthe 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 shall 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 herein. IN WITNESS WHEREOF, the Trustee and Beneficiary have executed this Agreement the day and year written above. W Hess Dan Bailey P , me: �s WWitness Printed name: STATE OF FLORIDA WInve,SS 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 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. 10 91 WITNESS my hand and official seal in the County and State last aforesaid this 28th day of April, 2006. V rd * OpINICEE.TOWIS50 Notary Public ,/ [N y fwrdk .see. F,c %3'l�PIvigF 4 /ZvA -s4o Otyfw Egk�IDec0,2012 ::: _ 0 Witness J3fRNjgF E —I-- Printed name: Witness4ZK A// 'e-C Printed name: STATE OF FLORIDA CommkobA � 00 t1oE00 OooioOlMpph Mo0an1 NO W y ape. Adell S. Cotter, Trustee of the Adell S. Cotter Trust Agreement dated August 10, 1998 T n oth . Cotter, Trustee of the Timothy J. Cotter Trust Agreement dated August 10, 1998 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 [' ers (y kpown to mej 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. Notary Public ecAritea t�• leivirssr, [NOTARY SEAL] BOOM E.10MA060 Homy WAfk - Me of Rod" • my, Cow AL Epko Doe 0.2012 E4- - 0om"lin 1 DD NAA00 OOOY % pR1WWV1"AMR 11 92 AMENDMENT TO FLORIDA LAND TRUST AGREEMENTS THIS 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 Aldikacti hereinafter called the "Successor Trustee'; Adell S. Cotter, Trustee of the Adell S. Cotter Trust Agreement dated August 10, 1998, and Timothy I Cotter, Trustee of the Timothy I Cotter Trust Agreement dated August 10, 1998,hereinafter called the "Beneficiary", whether one ormore, 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: The West 180 feet of Tract No. 909 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, Floridg. Tax 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. Tax ID: 37748480104 A 50% interest in the following: 93 Golden Gate Estates, The Eas;0/ 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: d S'301'SR6. WHEREAS, the Beneficiaries desire to replace the Trustee under all above named tanE trust agreements; and WHEREAS, 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 above 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, THEREFORE, in consideration of the mutual premises herein contained the parties hereto agree as follows: I. RESIGNATION OF TRUSTEE. Dan Bailey hereby resigns as trustee under all above 2 named land trust agreements. 2. SUCCESSOR TRUSTEE. 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 above. Witness Printed name .a , �. o MiISSO T1an Bailey 1C _ e: Trustee -- Witness Printed name: 8. SILL STATE OF FLORIDA COUNTYOF.COLLIER t HEREBY CERTIFY that on this day, before me, an Officer duly authorized in the State aforesaid nand 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. ,WI.T�N�ESS my hand and official seal in the County and State last aforesaid this 28th day of March, o�rncGe P� (r_ rI 13ERNICE E TOMASSO -Notary Publt Wy coemasMOX # DW731 u crJE/uJ/ e _ e, /m/IfI7S5 d [NOTARY EXPo (M: Nw,m„a zaoe '\ rir� LQ, i�7 A0.Y a �aP Witness -F �J.e4% U/AL Lrsa ldikach Prjpted name: Y�oAnlptlOC fu. Successor Trustee Printed name: 66�1)t STATE OF FLORIDA COUNTY OFCOr.r Ju 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 is personall 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. 95 AotPubli ~�F Prin/tye�/dnazne Witness n Cc St LL Printed e: STATE OF FLORIDA F� "4 BERNICE E. TOMASSO �► b1Y COA4.OS$ION MDD373112 �F IXPIRES:NO ®fa So. 2008 �I v FL Nauypvm,.W�W [NOTARY SEAL] �l Adel] 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. WITNESS my hand and official seal in the County and State last aforesaid this 28th day of March, 2LL00hh8_�. Notary Witness �56 fy� Printed name: . ? o al095.9d �'i D� 'U �➢.C�CJ Witness pEE M RV & SE L L Printed name: STATE OF FLORIDA Al it SS d �""'�. BERNICE E. TOMASSO MY COMtASSIONWDD373112 �y.a, � IXPIRF$: Nov�)0, 2008 [NOTARY SE "°°'"'°�'"" ��>a�.�� Timothy Y- Cotter, Trustee of the Timothy J. Cotter Revocable Trust Agreement dated August 10, 1998 Beneficiary COUNTYOFCOLUER 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 Fis personally 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. 4Q otary Public [NOTARY SEAL] w Ka .TOMASSO IDN NDD373I I3 �30.3W8 dMptAYm Cn w 1 APR -16 -2009 04:21P FROM:GRRNT E HARRY A. OLIVAR Attorney at Law 426 S. Arden Blvd. Los Angeles, CA 900204736 (323) 935 -9458 6196690140 THE WILLIAM M. GRANT TRUST DECLARATION OF TRUST 1999 WILLIAM M: GRANT, Settlor WILLIAM M. GRANT. Trustee TO:13212068633 DATE: September 15, '1999 P.2 /19 APR -16 -2099 04:21P FROM:GRANT E 6196690140 DECLARATION OF TRUST T9:13212066633 THIS DECLARATION OF TRUST is executed on the date hersinbelow written by WILLIAM M. GRANT (herainafter referred to as 'Trustee "), on behalf of WILLIAM M. GRANT (hereinafter referred to as "Settlor"). The Trust created by this document shall be referred to as'THE WILLIAM M. GRANT TRUST." RECITALS The following facts and allegations are stated by Settior to be true and correct and are agreed upon by the Settlor and the Trustee: Recital A The Settlor is a single man, having been divorced, and presently resides in Los Angeles County, California. Settlor has one (1) child, being GEORGE GRANT, who is a resident of either Texas or Utah, from whom Settior is estranged. Settlor has two (2) brothers, ERIC GRANT, who is named as a beneficiary of the Trust Estate, and LAN GRANT, who is not named as a beneficiary of the Trust Estate. In addition, certain nephews and nieces are made specific beneficiaries of the Trust Estate. Settlors companion of many years, ROSALIA ('ROS1E ") BACON, is also named as a beneficiary of the Trust Estate. Recital e: In order to provide for the financial security of the $ettlor and the beneficiaries named herein, the Settlor has placed in trust with the Trustee, without consideration moving from the Trustee other than the promises and agreements contained herein, the initial sum of One Hundred Dollars ($100.00 }, receipt of which the Trustee hereby acknowledges, and the Senior has indicated that the Settlor will transfer to the Trust Estate certain other assets which are described In Schedule "A ", attached hereto and made a part hereof. Recital C: The objective which the Settlor wishes to achieve under the, provisions of this instrument is to provide the maximum financial security and comfort which can be provided by the efficient and prudent management out of the assets transferred to the Trust Estate at this time for the benefit of the Settlor and the beneficiaries named herein. For the guidance of the Trustee, but in no way placing any restrictions whatsoever upon the exercise of the discretion and ,powers hereinafter vested in the Trustee, the Settlor has stated that the income beneficiaries Therein are to be the primary beneficiaries of this trust during their IifeSmes and that they shall continue after the death of the Settlor to enjoy the same "standard of living" to which they were accustomed to during the lifetime of the Settlor. The interests of all other persons are subordinated to the interests of the income beneficiaries herein. Recital D: The Settior, or any other person, may at any time, with the consent P. 3/19 .. APR -16 -2009 04:21P FROM:GRANT E 61 96690140 TO:13212066633 P.4/19 of the Trustee, by any form of conveyance, including by Will, add to the Trust Estate, or any trust created herein, additional property, real or personal, whereupon such additional property shall become and be a part of this Declaration of Trust the some as if originally included herein- Recital E This instrument is revocable during the lifetime or the Sewor. The Settlor reserves the right and power to alter, 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 Senior may, at any time or times, by written instrument signed by the Settior and delivered to the Trustee, amend any provisions hereof to the extent as may be acceptable to the Trustee, or revoke this Declaration of Trust in whole or in part, or withdraw all or any of the Trust Estate, upon indemnifying the Trustee to the Trustee's satisfaction, and upon payment of all sum due the Trustee. Upon the death or incapacity (judicially declared) of the Settlor, this Declaration of Trust shall become irrevocable. If the Settlor revokes this instrument, the Trustee shall deliver promptly to the Settlor, or the designee of the Settior all or the designated portion of the trust assets with an accounting of the Trustee's acts since the preceding accounting. If the Settlor revokes this instrument entirely or with respect to a major portion of the assets subject to the instrument, the Trustee "shall be entitled to retain sufficient assets reasonably to secure payment of liabilities lawfully incurred by the Trustee in the administration of the trust, including Trustee's fees that have been earned, unless the Settlor shall indemnify the Trustee against loss or expense. Recital F: All property, real or personal, now or hereafter subject; to the terms and provisions of this Declaration of Trust (including income thereon or increments thereto) is designated herein as "Trust Estate ", and shall be held, administered and distributed in trust as provided herein_ NOW, THEREFORE, in consideration of the covenants herein contained, It is agreed that the Trustee accepts such rights in and title to the Trust Estate .as are conveyed or transferred to the Trustee hereunder, without liability or responsibility for the condition or validity of such rights or title; and the Trustee wilt hold, administer and distribute the Trust Estate, in trust, for the uses and purposes and upon the terms and conditions hereinafter provided- 2 100 APR -16 -2009 04:22P FROM:GRRJT E 6196690140 TO:13212065633 P.5/19 ARTICLE I DISTRIBUTION OF INCOME AND PRINCIPAL. A. Payments of Ineorrne and FdnQipjki io the Settlor During the lifetime of the Settlor, the Trustee shall make the following payments from-the Trust Estate: 1. The Trustee shall pay to or apply for the benefit of the Settlor in monthly or other convenient installments all of the net income, if any, from the Trust Estate, unless the Trustee is otherwise directed in writing by the Settlor, and so much of the principal thereof as the Settlor from time to time requests in writing. 2. If at any time the Settlor shall be unable to administer in a proper manner any payment otherwise due to the Settlor, or shall be declared incompetent by a court of competent jurisdiction, or should in the judgment of the Trustee be unable 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 paragraph shall not apply: and the Trustee. in the Trustee's discretion, may apply for the benefit of such Settlor such amount from the income and principal of the Trust Estate, up to the whole thereof, as the Trustee may from time to time deem necessary or advisable for the support, health, comfort, enjoyment and welfare of such Settlor until the Trustee either obtains the certification in writing by Settloes physician that the incapacity is removed and the Settlor is able to manage the Settlor's own affairs, or determines that such is the case. Any income not distributed under either Section 1 or Section 2 of this Paragraph A shall be added to principal. In making the determination as to whether the Settlor is able to administer any payments from the Trust Estate in a proper manner, the Trustee shall consult with the Settlor, if possible, with the physician attending the Settlor, and with the Settlor's attorney. The Trustee may conclusively rely on the written medical opinion of Settlor's physician. B. Payment of Expenses of Trust Administration, Funeral and Last illness Upon the death of the Settlor, the Trustee may in the Trustee's discretion, Pay or reserve sufficient funds to pay all expenses of management and administration ART. 1, p. 1 101 APR -16 -2009 04:22P FROM:GRANT E 6196690140 TO:13212068633 P.6�19 of the Trust Estate for the following year, including the compensation for the Trustee, if any, all of or any part of which may in the discretion of the Trustee be charged either to income or principal of the Trust Estate, to the extent allowed hereafter. In addition, the Trustee, in the Trustee's discretion, may pay the expenses of Settlor's last illness and funeral and any estate; inheritance, or other death taxes, together with interest, penalties, costs, Trustee's compensation and attorney's fees, whether attributable to property subject to probate administration or property included in the Trust Estate at to other outside transfers, from either income or principal, unless other adequate provisions shall have been made therefor. C. At Death General Power of Appointment in Settlor if Not Exercised Distribution to Named Beneficiaries Settlor shall have a general power of appointment over the entire Trust Estate, exercisable on behalf of one or more person and entities, including the Settlers own estate, as the Settlor shall appoint. The appointment may be made on such terms and conditions, either outright or in trust, as the Settlor shall direct either by Will or by a document delivered to and signed by the trustee, specifically referring to and exercising this general power of appointment. Unless within ninety (80) days after the death of the Settlor, the trustee has actual notice of the existence of a Will or a probate proceeding and no written document has been delivered to the trustee, it shall be deemed for all purposes hereunder that such power of appointment was not exercised (however, the provisions of this paragraph shall not affect any legal right which an appointee, or a beneficiary in default of appointment, may have against any distributes who receives distribution pursuant to the terms of this Declaration of Trust). Any part of the Trust Estate not effectively appointed by the Settlor in the manner described above shall be distributed as follows; i . The Trustee shall distribute all of the Settlor's jewelry., clothing, household furniture and furnishings, personal automobile, and other tangible articles of a personal nature, or SetBor's interest in any such property, not otherwise specifically disposed of, together with any insurance on the property, in accordance with the Settior's wishes which will be contained in a letter delivered to the Trustee prior to the Sattlor"s death. in the event no letter can be :located, the Trustee shall distribute whatever personal items he shall deem proper in his sole discretion, to such beneficiaries herein or associates of the Settlor. Any personal possessions not distributed shall be sold and the sale proceeds added to the residue of the Trust Estate. _ ART. 1, p. 2 102 APR - 16-2009 04:23P FROM:GRANT E 6196690140 TO:13212068633 2. The Trustee shall distribute Settlor s residence located at 102 N. Harvard Blvd., Los Angeles, California 90004, to ROSALIA BACON, if living, and if not, this gift shall lapse. 3. The Trustee shall distribute the sum of One Hundred Thousand Dollars ($100,000) cash to Settlor's son, GEORGE GRANT, if living, and if not, the gift shall lapse. Further, if the Settlor is not able to find Senior's son GEORGE within three (3) years of the death of Settlor, the Trustee shall distribute this gift, plus any aoarmulated interest, to the residuary beneficiaries of the Trust Estate, who are named as taking equal shares of the residue. 4. The balance of the Trust Estate shall be distributed in equal shares to the residuary beneficiaries named below. However, if any residuary beneficiary does not survive the Settlor, his or her share shall be distributed as indicated` a. One (1) share to CATHERINE ASPELL, a resident of Bend, Oregon, if living, and if not the sum of One Hundred Thousand Dollars ($100,000) shall be distributed to each of her children, and the balance of the share shall be distributed pro rata among the named residuary beneficiaries. b. One (1) share to LAURIE EIMANS, a resident of Covina, California, if living, and if not, the sum of One Hundred Thousand Dollars ($100;000) shall be distributed to her husband, and the balenoe of the share shall be distributed pro rata 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 Thousand Dollars ($100,000) shall be distributed to each of his children, and the balance of the share shall be distributed pro rata among the named residuary beneficiaries. d. One (1) share to GLENN E. GRANT, a resident of Naples. Florida, if living, and If not, the sure of One Hundred Thousand Dollars ($100,000) shall be distributed to each of his children, and the balance of the share shall be distributed pro rats among the named residuary beneficiaries. e_ One (1) share to ERIC GRANT, a resident of Jamul, California, if living, and if not, the sum of One Hundred Thousand Dollars ($100,000) shall be distributed to his wife TAMMY, if living, and the balance of the share shall be distributed pro rata among the named residuary beneficiaries. One (1) share to SCOTT GRANT, a resident of Irvine, 9'd 91?9LLftUZL ART. I, p. 3 1NVEE) W NW11M P.7/19 103 APR -16 -2009 04:23P FROM:GRANT E 6196690140 TO:13212066633 ARTICLE It 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 limitations stated elsewhere in this instrument, the Trustee is vested with the foilowing powers with respect to the Trust Estate and any part of it, in addition to those powers now or hereafter conferred by law., A. General Powers t. To invest and reinvest the Trust Estate in every kind of property, real, personal or mixed, and every kind of investment, specifically including, out not limited to, corporate obligations of every kind, stocks, preferred or common, shares of investment trusts, investment companies and mutual funds, mortgage participations, and life insurance policies on the life of any beneficiary, which persons of prudence, discretion and intelligence acquire for their own account, and any common trust fund administered by the corporate Trustee; 2. To continue to hold property, including shares of the corporate Trustee's own stocK that the Trustee receives or acquires under the Declaration of Trust as long as the Trustee deems advisable; provided; however, that unproductive or underproductive property shall not be held as an asset of any trust for more than a reasonable time during the lifetime of any income beneficiary without the consent of said income beneficiary; B. With respect to securities held in the Trust Estate, to have all the rights, powers and privileges of an owner, including, but not limited to, the power to vote, give proxies, and pay assessments; to participate in voting trusts, pooling agreements, foreclosures, reorganizations, consolidations, mergers, liquidations; sales, and losses, and incident to such participation to deposit securities with and transfer title to any protective or other committee on such terms as the Trustee may deem advisable; and to exercise or sell stock subscription or conversion rights; 4. To hold securities or other property in the t'rustee's name as Trustee under this Declaration of Trust, or in the Trustee's own name; or in the name of a nominee, or the Trustee may hold securities unregistered in such condition that ownership will pass; 5. To manage, control, grant options on, sell (for cash or on deferred payments), convey, exchange, partition, divide, improve and repair trust property; ART. II, p. 1 P.8/19 104 RPR -16 -2009 04:24P FROM:GRRNT E 61 %690140 70:13212066633 P,9/19 6. To lease trust property for terms within or beyond the tens of the trust for any purpose, including exploration for and removal of gas, oil and other minerals; and to enter into community oil leases, pooling and unitization agreements; 7. To borrow money, and to encumber or hypothecate trust property by mortgage, deed of trust, pledge or otherwise, including the use of a margin account for purposes of purchasing securities; 8. To carry, at the expense of the trust, insurance of such kinds and in such amounts as the Trustee deems advisable to protect the Trust Estate and the Trustee against any hazard, and to purchase life, medical, or disability insurance policies on the life of any beneficiary or the beneficiary's family and to exercise all rights of ownership and control contained in the said policies; 9. To commence or defend such litigation with respect to the trust or any property of the Trust Estate as the Trustee may deem advisable, at the expense of the trust, and to compromise or otherwise adjust any claims or litigation against or in favor of the trust. a, 8oecial Powers 1. Except as otherwise specifically provided in this Declaration of Trust, the determination of all matters with respect to what is principal and income of the Trust Estate and the apportionment and allocation of receipts and expenses between these accounts shall be governed by the provisions of the Caltfomia Revised Uniform Principal and Income Act from time to time existing_ Any such matter not provided for either in this instrument or in the California Revised Uniform Principal and Income Act shall be determined by the Trustee, in the Trustee's discretion. 2. The Trustee shall have the power to purchase bonds and to pay such premiums in connection with the purchase as the Trustee, in the Trustee's discretion, deems advisable, notwithstanding the fact that on the respective maturities of the bonds, or on their sale or other disposition, any lass or gain on the bonds may fail on or inure the principal. In addition, the Trustee shall have the power to purchase bonds at such discount as the Trustee, in the Trustee's discretion, deems advisable. 3. Notwithstanding any other provision in this Declaration 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 gains. IWOM ART. 11, p. 2 105 l APR -16 -2609 04:24P FROM:GRANT E 6196699140 T0:13212068633 P.10/19 4. There need be no physical segregation or division of the various trusts except as segregation or division may be required by the termination of any of the trusts, but the Trustee shall keep separate accounts for the different undivided interests. 5. In any case in which the Trustee is required, pursuant to the provisions of the Declaration of Trust, to divide any trust property into pans or shares for the purpose of any division or partial or final distribution of the Trust Estate, the Trustee is authorized, in the Trustee's discretion, to partition, allot; and distribute the Trust Estate in undivided interests or in kind, or partially in money and partly in kind, at valuations determined by the Trustee, and to sell such property as the Trustee may deem necessary to make division or distribution. In making any division or partial or final distribution of the Trust Estate, the Trustee shall be under no obligation to make a pro rata division, or to distribute the some assets to beneficiaries similarly situated; but rather, the Trustee may, in the Trustee's discretion, make a non - pro rate distribution to such beneficiaries, as long as the respective assets allocated to separate trusts or shares, or distributed to such beneficiaries, have equivalent or proportionate fair market value, 6. At the time for distribution of any property under this Declaration of Trust, the Trustee shall have the power in the Trustee's absolute discretion to withhold without the payment of interest all or any part of the distribution from the person entitled to it, so tong as the Trustee shall determine that the property may be subject to conflicting claims, 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 payments or other distribution to a minor or any Incompetent person by making payments to the guardian of said beneficiary's person, or to any suitable person with whom the beneficiary resides, or the Trustee may apply payments directly for the benefit of the beneficiary. However, the Trustee may not make payments to a parent for a minor's account unless the parent shall first agree with the Trustee in writing that the payments will not be used to discharge the parent's legal obligation to support the minor under the laws of the state of the parent's domicile. the Trustee, in the Trustee's discretion, may make payments directly to a minor or incompetent person if in the judgment of the Trustee he is of sufficient age and maturity to spend the money properly. B. Upon the death of any income beneficiary, in the Trustee's discretion, income or principal of the appropriate trust may be used to pay the last illness and funeral expenses, and other obligations incurred for the support of such 5' ART. It, p. 3 106 APR- 16-2009 04:25P FROM:GRANT E 61 %690140 TO:13212068633 P.11 /19 income beneficiary. 9. The Trustee is authorized to employ any custodian, investment adviser, attorney, accountant, or any other agents h3 assist the Trustee in the administration of any trust herein and to rely on the advice given by these agents. Reasonable compensation for all services performed by these agents shall be paid from the trust for which such services are performed out of either Income or principal as the Trustee, in the Trustee's discretion, shall determine, and shall not decrease the reasonable compensation to which the Trustee is entitled. 10. The Trustee may, in the Trustee's discretion, 1`919898 or restrict the scope of any power that the Trustee may hold in connection with any trust created under this Declaration of Trust, whether such power is expressly granted in the Declaration of Trust or implied by law. The Trustee shall exercise his power in a written instrument executed by the Trustee, specifying the powers to be released or restricted and the nature of the restriction. 11. The Trustee is authorized to take any action and to make any ( election, in the Trustee's discretion, to minimize the tax liabilities of any trust oreated by this Declaration of Trust and of any of its beneficiaries, and the Trustee shall have the power to allocate the benefits among the various beneficiaries and to make adjustments in the rights of any beneficiaries, or between the income and principal accounts, to compensate for the consequences of any tax election or any investment or administrative decision that the Trustee believes has had the effect of directly or indirectly preferring one beneficiary or group of beneficiaries over others. Settlor directs that all inheritance, estate, or other death taxes that may by reason of Settlor's death be attributable to the Trust Estate or any portion of it, or to any property or transfers of property outside this Declaration of Trust,1 shall be paid by the Trustee and shall be charged against the residue of the Trust Estate ° disposed of by this declaration of trust, without adjustment among the residuary beneficiaries, and shall not be charged against or collected from any beneficiary of the Trust Estate, or from any transferee or beneficiary of any property outside the Trust Estate. 12. The Trustee IS authorized to abandon any property or interest in property belonging to any trust when, in the Trustee's discretion, such abandonment Is in the best interests of that trust and its beneficiaries. 13, The Trustee, in the Trustee's discretion, may land money to any person, including the probate estate of the Settlor, provided that any such .loan shall be ART. 11, p. 4 —/© — 107 APR -16 -2009 04:25P FROM:GRFHT E 6196690140 T0:13212068633 P.12/19 adequately secured and shall bear a reasonable rate of Interest. 14. After the death of the Settlor, the Trustee may purchase, at market value as of the time of purchase, any securities or other property tendered to the Trustee by the Executor or Administrator of the $etiloes estate at any time or from time to time. The desirability or propriety of the purchase, the amount of such assets purchased, and the ascertainment of fair value shall be within the discretion or the Trustee, and the Trustee shall incur no liability as a result of such purchase or purchases whether or not such assets constitute investments which may legally be made by the Trustee. 15. The Trustee, in the Trustee's discretion, may at such time as may promote the welfare of any trust beneficiary deliver to or make available for the use of any Income beneficiary any articles of personal, domestic, or household use which are part of the Trust Estate, such as furniture, furnishings, appliances, books, pictures, silver, china, clothing, jewelry, sporting goods and the like; as well as any boat, trailer, or automobile belonging to such Trust Estate. In such event the Trustee may thereafter carry such property as a trust asyset at a nominal value only, or may consider the same as having been expended for the Care, comfort, maintenance, education or recreation of the income beneficiary and write off such personal property as an asset of the trust, and upon taking such action the Trustee shall thereafter be fully discharged with respect to the values so reduced or written off. It is the Settlor's wish hereby to assure the greatest freedom of use of such personal property for the beneficiaries' welfare (without requiring disposal thereof by sale) and to consider it as expendable for such purpose to the extent the Trustee deems advisable. Ifs: Settlor alone, as a Trustee, or a majority of the co- Trustees other than the Settlor, may sign checks or make withdrawals from trust commercial or savings accounts without obtaining the signature of any other co- Trustee. Further, Settlor alone, as a Trustee, or the majority of the co-Trustees, other than the Settlor, may execute documents, enter into agreements. and otherwise act as a Trustee herein, without requiring the joint action of all of the other Trustees. Anyone may rely upon the declaration of the Settlor, acting as a Trustee, or the majority of the co- Trustees, to the effect that the Settlor or the Trustees are acting on behalf of the trust. So long as any individual named herein shalt act as a Go- Trustee of this trust, each individual shall have the power from time to time to delegate to any other Co- Trustee, to any of the Settlor's issue, or to any third person as temporary Co- Trustee, all or any of his powers as Ca- Trustee during temporary vacations or other temporary absences from the State of California. The power of delegation shall be exercised by delivery by the individual Co Trustee to every other Go- Trustee or to the ART. Ii, p. 5 -- f r-- 1: APR -16 -2009 04:26P FROM :GRANT E 61 %690140 TO:13212068633 P.13/19 issue of the Settlor appointed to act as a temporary Co- Trustee of written notice specifying the powers to be delegated; such delegation shall terminate upon delivery by the individual Co- Trustee to every other Co- Trustee and to the issue of the Settlor appointed to act as temporary Go- Trustee of written notice of termination. The individual Co- Trustee, having delegated such powers, shall incur no liability to any beneficiary of the Trust Estate with respect to the administration of the Trust Estate related to such delegations of powers during the period of such delegation, If the individual Trustee is unable to participate in trust activities because of illness, disability or any other reason; the remaining co- trustee or co- trustees may, during any such incapacity, make any and all decisions regarding the Trust Estate as though the remaining oo- Trustee or co- Trustees was the sole Trustee hereunder. In determining the disability of the individual Trustee, the remaining on- Trustee or co- Trustees may rely on a certiricate or other written statement from a physician who has examined the individual Trustee. In the absence thereof, the remaining co= Trustee or co- Trustees shall petition the court having jurisdiction of this trust for authority to proceed as though the incapacitated Trustee was deceased. If, after consultation with each other, the Trustees shall be unable to agree regarding any matter affecting the administration or distribution of the Trust Estate, the decision of the Settlor, acting as Trustee, shall govern. If the Settlor is not acting as Trustee, any action taken by a majority of the Trustees shall be binding upon the Trust Estate, ART. 11, p. 6 109 APR -16 -2009 04 :26P FROM:GRANT E ARTICLE III GENERAL PROVISIONS A. Spendthrift Clause TO:13212068633 No interest in the principal or income of any trust created under this instrument shall be anticipated, assigned, or encumbered, or subjected to: any creditor's claim or to legal process, prior to Its actual receipt by the beneficiary. B. Rule Against Perpetuities Unless sooner terminated in accordance with other provisions of this Declaration of Trust, all trusts created herein shall terminate twenty -one (21) years after the death of the settler and of the beneficiaries named in Article 1. The principal and undistributed income of a terminated trust shall be distributed to the then income beneficiaries of that trust in the same proportions that the beneficiaries are entitled to receive income when the trust terminates. If at the time of such termination the rights to income are not fixed by the terms of the trust, distribution under this clause shall be made, by right of representation, to such issue of the Settlor as are then entitled or authorized, in the Trustee's discretion, to receive income payments, or if there are no such issue of the Settlor, in equal shares to those beneficiaries who are then entitled or authorized to receive income payments. C. Exercise of.Discretion Where under this Declaration of Trust the Trustee is granted discretion, the Trustee's discretion shah be sole and absolute and any action taken by the Trustee, or refrained from, in good faith, shall be binding and conclusive upon all persons and corporations interested herein. In the event of any disagreement as to the administration of the trust among the Trustees, the decision of the Settlor shall govern, Any Trustee may delegate the duties of the Trustee to a co-Trustee. The Settlor, as 'trustee, or any Trustee may write checks or execute any document related to the administration of the trust. D. Gender and Number, Definitions As used in this Declaration of Trust, the masculine, feminine, or neuter gender, and the singular or plural number, shall each be deemed to include the others whenever the context so indicates, The tern MusteB" as used herein shall be deemed ART. III, p. 1 /'-3) P. 14/19 110 RPR -16 -2009 04:27P FROM:GRANT E 61 %690140 TO :13212068633 P.15/19 and is intended to include any succeeding Trustee. The term "issue" as used herein shall refer to lawful lineal descendants of all degrees, and the terns "child ", "children ", grandchildren", great- grandchiidran , and Issue snail include adopted children who were minors at the date of adoption. E. Headings The headings in this Instrument are inserted for convenlence of reference and are not to be considered in construction of the provisions hereof. F. Situs and Jurisdiction Any trust herein created may be administered in any state of the United States of America. However, this trust instrument shalt be governed 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 residence shall have jurisdiction for all purposes set forth In Section 17200 of the California Probate Code, G. Severability If any provision of this Declaration of Trust is unenforceable, the remaining provisions shall be carried into effect. H. Notices Unless the Trustee shall have received actual written notice of the occurrence of any event affecting the beneficial interests of this Declaration of Trust, the Trustee shall not be liable to any beneficiary of this Declaration of Trust for distributions in good faith made as though such event had not occurred_ Exculpatory Clause No Trustee shall be liable to any beneficiary under this Declaration of Trust, or to any heir of the Settlor, for any act or default of that Trustee, or of any other Trustee or any other person, unless resulting from the Trustee's own bad faith or gross negligence. J. Comgensakion of Trustee The Trustee shall be entitled to a reasonable fee as compensation for the Trustee's services rendered each year, or a portion of each year. If the Trustee has an ART. III, p. 2 %�L 111 APR -16 -2009 04:2TP FROM:GRRNT E 6196690140 TD:13212068633 P.16/19 existing fee schedule, it shall be attached hereto, designated Schedule "B", and hereby is made a part hereof. K. Accounting The Trustee shall, in addition to any accounting required under Section 17200 of the California Probate Code, render an accounting, from time to time, but not less frequently than one year after any prior aeaounfing, regarding the transactions of any trust created by this Declaration of Trust Accountings shall also be rendered by any Trustee within sixty (60) days after its resignation or removal by a court of competent jurisdiction. Accountings shall be made by delivering a written accounting to each beneficiary entitled to current income distribution, or; if there are no current income beneficiaries; to each beneficiary entitled to current distribution out of income or principal in the Trustee's discretion. The Trustee shall also deliver a written accounting to any contingent beneficiary or remainderman upon written request of such person. if any person entitled to receive an accounting is a minor or is under a disability, the accounting shall be delivered to his parents or the guardian of his person if he is a minor or is under any disability. Unless any beneficiary, including parents, guardians, or conservators of beneficiaries, shall deliver a written objection to the Trustee within ninety (90) days after receipt of the Trustee's account, the account shall be final and conclusive in respect to transactions disclosed in the account as to all beneficiaries of the trust, including unborn and unascertained beneficiaries, in respect to transactions disclosed in this account, except for the Trustee's intentional wrongdoing or fraud. L. Success or Trustee Upon the death or disability of the Settlor, GLENN E. GRANT and ERIC P. GRANT shall act as co- Trustees heroin. In the event either fails to apt, the other shall act as sole Trustee. in the event both fail to act, each of thorn shall have the power to nominate a successor to act in his place. Said Trustees shall not be required to verify any accounting or to reconstruct an accounting related to the administration of the trust during the time that the Settior acted as Trustee herein. M. Resignation of Trustee: Successor Trustee Any Trustee may resign from any trust created herein at any time upon giving written notice forty-five (45) days before such resignation shalt take effect to all income beneficiaries and remaindermen, and to the parents, guardians, conservators, or other fiduciary or fiduciaries of the estates of any minor or incompetent beneficiaries who may then be receiving or entitled to receive income hereunder. The resigning ART.. III, p. 3 f� 112 APR -16 -2009 04:28P FROM:GRANT E 6196690140 TO:13212068633 P.17/19 Trustee shalt have the right to appoint a successor Trustee, or the resigning Trustee ar the beneficiary of any trust may secure the appointment of a successor Trustee by a court of competent jurisdiction, at the expense of the Trust Estate, if no other successor Trustee is named herein. In addition, any Trustee may designate a successor trustee, who shall succeed the designated Trustee upon the death of said Ti-usfee_ The resigning Trustee, or the personal representative of a deceased Trustee, shall transfer to the succeeding Trustee the then entire Trust Estate and shall thereupon be discharged as Trustee herein, and the successor Trustee shall assume all ppifgations of the resigning'or deceased Trustee, whether as a sole Trustee or as a co- Trustee, However, no successor Truistee shall be liable for any act, omission, or default of the Predecessor Trustee. Unless requested in writing within sixty (60) days of commencing to act as Trustee, no successor Trustee shall have any duty to investigate or review any action of the predecessor Trustee, and may accept the accounting records of the Predecessor Trustee showing assets on hand without further investigation and without incurring any liability to any person claiming or having any interest in the trust. N. Discretionary Termination If at any time the Trustee, in the Trustee's discretion, deems that the best interests of any income beneficiary, who also has a remainder interest, will be best served by distribution to such beneficiary of the entire principal of the share or subshars then held for such beneficiary, due to the small size thereof or for any other reason, the Trustee may convey, transfer and pay over the same to such beneficiary, absolutely free of trust. t?. GugEdign or Conservator Any elections or action required of the 5ettior or of any beneficiary under this Declaration of Trust may be performed by their legally appointed guardian or conservator. P. No Contest Clause If any beneficiary under this Declaration of Trust in any manner, directly or indirectly, contests this Declaration of Trust or any of its provisions in any legal Proceeding that is designed to thwart the Settlor's wishes as expressed in this Declaration of Trust, any share or interest in the trust estate given to that contesting beneficiary under this Declaration of Trust is revoked and shall be disposed of under the terms of the Declaration of Trust as if that contesting beneficiary had predeceased the 5ettior without issue. ART. ill, p. 4 /6 113 APR -16 -2009 04:28P FROM:GRANT E 6196690140 TO :13212068633 P.18/19 I certify that I have read tithe foregoing Revocable Declaration of Trust and that It correctly slates the terms and conditions under which the Trust Estate is to be held, monagad and disposed of by tkp Trusfee: I approve the Revocable Decimation of Trust in all particulars and request that the Trustee precuts R. DATED: September 15, 1995 0. Certification To the same affect as if it were the original, anyone may rely upon a. copy of this instrument certified by a Notary Public to be a counterpart of the Instrument (and of the writings, If any, endorsed thereon or attached thereto). Anyone may rely upon any statement of fact cerlRed by anyone who appears from the original documents or a certified copy to be a Trustee hereunder. R, Exercise or Power: of Appointment Upon the exercise of any power of appointment created by this Declaration of Trust, the Trustee shall distribute the assets of the trust subject to such Power of appointment, as follows: (1) Where a general power of appointment is created, to such one or more persona and entities Including the benetidarya own estate, as the beneficiary shall appoint; and (3) Where a special or limited power cf appointment is created, to such one or mare parsons and entities, as stated In the provision creating the power, as the beneficiary snail appoint. The appointment may be made on such tarts and conditions, either outright or in trust, as the beneficiary possessing the power shall direct either by a Will or by a doclanent delivered to the Trustee specMWly referring to and exercising the power of appointment, whether said Will or document is executed before or alter the death of the Settlor. Unless Militia ninety (90) days after the death of the beneficiary possessing the power of appointment the Trustee his actual notice of the existence of a Will or of probate proceedings and no written document purporting to exercise the power shall be subsequently located, the Trustee shall not be liable to the appointees under that exercise, and the rights of the appointees and the persons receiving property from the Trustee shall be governed by applicable law. IN WITNESS WHEREOF, the Trustee executes this Revocable Declaration of Trust, on this 15th day of September, 1999; at Los Angeles, California. WILLIAM M. ' ANT, Trustee ART. 111. P. 5 114 RPR -16 -2009 04:28P FROM:GRRNT E 6196690140 TO:13212068633 P.19/19 California, if living, and if not, his share shalt lapse and be distributed pro rate among the named residuary beneficiaries. 5, If any beneficiary under this Declaration of Trust is underage twenty -five (25), the Trustee shall retain his share, distributing as much income and principal as the Trustee, in the Trustee's sole discretion, shalt deem proper for that beneficiary's education and /or medical needs. Upon the beneficiary attaining age twenty-five (25), the Trustee shall distribute to that beneficiary the entire. principal and any accrued income of the beneficiary's share, free of trust. I (. — ART, 1, P. 4 115 E D?�V�D OI LIMITED LIABILITY COMPANIES Exhibit K — Authotizatimi & Agreements www.davidsonengineering.coni Electronic Articles of Organization L08000011956 For FILED 8:00 AM Florida Limited Liability Company Februar 01, 2008 tY P an y Sec. Of Mate Article I mthomas The name of the Limited Liability Company is: EMERGENT DEVELOPMENT GROUP II, LLC 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 116 Article V L08000011956 The name and address of managing members/managers ers are: FILED 8:00 , 2 g g g February 01, 2008 Title: MGRM Sec. Of State EMERGENT DEVELOPMENT GROUP, INC. mthomas 3055 TERRAMAR DR NAPLES, FL. 34119 US Title: MGRM OSMO A HAUTANEN 1304 CHATSWORTH CT E COLLEYVILLE, TX. 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 117 DE CONTRACT FOR PURCHASE AGREEMENTS Exhibit K — Authorization S Agreements www.davidsonengineering.couI 04/21/2008 16:58 2396497686 ANNA ECKSTEIN PAGE 02 OPTION PURCHASE AGREEMENT This contract for option and purchase (the "Agreement") is made by and between Emergent Development Group R, LLC., C/O John P. Sullivan, with offices at 3055 Terramar Drive Naples, FL 34119 (hereinafter referred to as `Buyer" or "Optionee ") and Richard M & Anna V Eckstein, husband and wife, with address of 2451 8 St NE Naples, /FL 34120 -0412 (hereinafter �D referred to as "Seller" or "Optionor'). g"Jov qi E�G�Slej n7 is r9 r! , �� -5EO OPTION TERMS 2Aa-1 �S%fl1<E SgLFS ASSOt=eA4E. 1. OPTIONED PROPERTY. The premises to be optioned comprise the single family 4 E' residence located at 2541 8th Street NE Naples, FL 34120.0412, with a legal description of GOLDEN GATE EST UNIT 23 N 15OFT OF TR 127, referenced as FOLIO NUMBER 37750120009, together with the land on which the building is situated (the "Optioned Property" or "Premises"). 2. OPTION TERM_ The Option shall be for 24 months commencing on April 21, 2008 ("Beginning Date ") and ending on April 20, 2010 ("Ending Date "). During this Option Term, 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 of this Agreement. 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 non - refundable payment in the amount 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 in the amount of Dollars US ($35,000) (the "Second Option Payment") within 80 days of the Effective Date of this Agreement. Optionee has no claim to recover these funds, except in the event the Option is exercised, and the Optionee proceeds with a purchase of 771 t7Lf5�l the Property per the terms of this Agreement' in which case the Option Payment will be treated j� as a Deposit, and applied to the Purchase Price at Closing (see below Sections 2a, 5a, 5b of the /? Q Purchase Terms). e V 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) electricity; (b) all gas, water and sewage charges, if appropriate; (c) all other 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 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 of the Agreement. However, this Option Purchase Agreement is assignable by the Optionee. 118 04/21/2008 16:56 2396497686 ANNA ECKSTEIN _. PAGE 03 7. OPTIONOR'S ALTERATIONS AND IMPROVEMENTS. The Optionor has the right to make those alterations and improvements to the Premises as he sees It. The Optionor agrees to pay for all such alterations and improvements and to indemnify the Optionee for any costs arising there from. Any installations or modifications that are affixed to the real estate 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 / Buyer. If the Option is not exercised and the Optionee does not Purchase the Pmulises, Optionor maintains ownership of the entire Premises, including any and all alterations and improvements. S. OPTIONOR'S AFFIRMATIVE COVENANTS. Optionee, during the Option Tenn, shall at Optionee's sole expense, have the right to order surveys and environmental 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 Growth Management 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. Then; 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. 11. 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 a -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 one hundred twenty (120) 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 consideration for this option. PURCHASE TERMS 1) 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 consistent with the terms of this Agreement, the land and residence with address of 2541-3-f 2 119 l 04/21/2008 16:58 2396497686 ANNA ECKSTEIN PAGE 04 8 0t Street NE Naples, FL 34120 -0412, with a legal description of GOLDEN GATE EST UNIT 23 N 150FT OF TR 127, referenced as FOLIO 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 Closing: On the Closing Date (as hereinafter defined) Buyer agrees to pay One Million Two Hundred Fifty Thousand Dollars US ($1,250,000,00) of the Purchase Price, in certified United States funds, by wire transfer or other immediately available US federal funds less any Deposits or Option Payments previously paid and credited to the Purchase Price. 3) CLOSING & EFFECTIVE DATE. For all purposes herein, The "Closing" or "Closing Date" shall be on or before April 20, 2010, or earlier if agreed to by both parties, but — A , The "Effective Date" p 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, FL 34109 (hereinafter the "Closing Agent'). Neither patty 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) Option Payment. Any 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 Deposit. There will be no other Deposits aside from the Option Payment, 6) TITLE COMMITMENT AND POLICIES. No later than the fourteen (14) days prior to the Closing Date, Buyer shall provide all parries, 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 of any 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 sole discretion, within said period of time, 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 shall be updated by the Title Company, at Buyer's expense, prior to the Closing OfF. rzL 120 04/21/2008 16:58 2396497686 ANNA_ECKSTEIN PAGE 05 Date. Any title exception, other than a prior Permitted 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, insurable, and indefeasible. The Property conveyed by Seller hereunder to Buyer shall be by statutory or general warranty deed subject only to real estate taxes for the current year and prior years, applicable zoning and governmental regulations, and any Permitted 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. At least fourteen (14) days prior to the Closing Date, the Title Company shall provide, at Buyers expense, a title insurance commitment, and copies of restrictions, liens or encumbrances not previously approved as a Permitted Exception on the Commitment If title as shown on the updated commitment is defective or does not meet the standards set forth in this paragraph, then Seller shall have fourteen (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 necessary 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 automatically toll the Closing Date under Paragraph 3 above. The title insurance policy shall be issued by the Title Company promptly after the Closing Date. ii) Documentary Stamps / Intangible Tax The cost of documentary stamps on the warranty deed required hereunder shall be borne by the Buyer. by the Buyer. iii) Costs of Recording. The cost of recording the warranty deed shall be bome iv) Ref Est= 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 home by the Seller. d) Closina Documents. On the Closing Date, Seller shall deliver the following items: 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. 121 04/21/2008 16:58 2396497686 ANNA ECKSTEIN g) BUYER'S DEFAULT Notwithstanding anything to the contrary contained m this Agreement, Buyer shall not be in breach or default hereunder unless Seller is not in defy ik 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 capture the luitial Deposit or any option Payment made under this Agreement 9) SELLER'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; (ii) any covenant or obligation made or undertaken by Seller hereunder is not performed in the time specified for such performance; (iii) there is a failure of title not cured by Seller or waived by Buyer after the initial Commitment is reviewed and Permitted Exceptions are established, if any; or (iv) Seller refuses to convey tide to any Property in accordance herewith or otherwise breaches any other provision of this Agreement when 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 default and failure to cure such default, the Buyer shall have the following remedies: a) To terminate this Agreement b) To remedy or cure the default c) Any other lawful remedies 10) cut r S AFFIRMATIVE COVENANTS Incident to Buyer's potential development of the Property, Seller covenants and agrees as follows: a) Seller s Cooperation. 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 rezone of the Property, PAGE 06 b) Studies and Other Materials. Within twenty one (21) days after the Effective 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 m the possession or control of Seller, including but not limited to all governmental approvals; soils and potential wetland reports; floor plans, elevations and /or architectural drawings 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, gas, mineral or water studies, analyses, evaluations or exploration reports; all engineering studies and plans, mylars, sepias; all abstracts of tide, 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 survey information, permits and easement documents, environmental studies and all Declarations of ; Covenants and Conditions and association documents which effect or burden the property. _ 8aeQch /'r , E. C / ?A �. fz L 122 04/21/2008 16:58 2396497686 ANNA ECKSTEIN PAGE 07 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 communication with all of Sellers consultants and engineers, if appropriate. 11) REPRESENTATIONS 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) 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. 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 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. 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 covenants to deliver possession at Closings free of all tenancies and occupancies, or other rights, titles or interests. 1) The parties acknowledge that the Property is currently zoned, and designated for use as residential single family. g) 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 panties further represents that it has capacity to enter into this Agreement h) Seller shalt 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 warranties and representations contained in this paragraph and other paragraphs of this Agreement shall be deemed trade as of the date of this Agreement and again as of the date of Closing. Representations and warranties set forth in this Paragraph 11 shall be continuing and are deemed to be material to the execution of this Agreement and Buyer's performance of its obligations hereunder. is =: 123 04/21/2008 16:58 2396497686 ANNA ECKSTEIN PAGE 08 12) CAPTIONS. The captions contained herein are for convenience only and are not a part of this Agreement. 13) 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. 14) 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. IS) ASSIGNMENT. Either party may assign this Contract. 16) PARTLF$ 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 shall be construed by and controlled under the laws of the State of Florida. 18) PARTIAL 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 &hall 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 restrh 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 shall be an original, but all such counterparts shall constitute one and the same instrument. 21) PARTIES_ The rights and obligations hereunder shall be binding upon and inure to the benefit of the patties hereto, their heirs successors, administrators, and assigns (where assignment is permitted). The use of any gender shall be deerned 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 22) 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 --rt 7/ A 124 04/21/2008 16:58 2396497686 ANNA ECKSTEIN PAGE 09 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 Buyer: If to Seller; Emergent Development Group Il, LLC. Richard & Anna Eckstein C/O John P Sullivan 2451 816 Street NE 3055 Terramar Dr Naples, FL 34120 -0412 Naples, FL 34119 239- 649 -7686 214- 529 -9636 23) ATT RNEY$ 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. 24) WAIVER 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. 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 warranties and representations shalt survive delivery of the deed and closing of this transaction. 26) FACDAILE SIGNATURES. Fax signatures shall be sufficient to bind the parties. 27) ACCEPTANCE DATE. This instrument shall constitute an offer that shall be open for acceptance by bath 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 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. 125 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 Sull' Me ber STATE OF COUNTY OFa—QN a YY1' The foregoing instrument was acknowledged before me this i U day of �6 Q , 2009, by John P Sullivan, as authorized acting Member of Emergent Development Group II, LLC, a Florida limited liability company, who is (�) personally known to me or has ( �( ) provided 1�tIL)gV- \1 C(3 j �n-k as identification. otary Public Signatur . (SEA BRITTANY V PORTER �Y1 YX l 1 MY commis +ion EsWros Notary Public L ted Name November B, 202 My Commission Expires: SELLER: By: Anna V. Eckstein STATE OF FLORIDA COUNTY OF The foregoing instrument was acknowledged before me this , 2009, by Anna V. Eckstein, a married woman personally known to me or has (_) provided (SEAL) Notary Public Signature Notary Public Printed Name My Commission Expires: day of who is (� as identification. 126 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. By: Emergent Development Group I1, 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 �) personally known to me or has provided as identification. (SEAL) SELLER: By: Anna V. Eckstein Notary Public Signature Notary Public Printed Name My Commission Expires: STATE OF FLORi COUNTY OF �- / The f agony instrument was 2009, jrY personally known to me or has acknowledged before me this /5 day of Anna V. , Eckstei arried woman, who is (_) provided C as identific ' n. Notary Publ' ture / (SEAL) =NoUlary NO 4 of Florida Notary Public Printed Name 102M My Commission Expires: u0. 05, 2011 127 SELLER: By: Richard M. Eckstein "A 5 Ll!1-i;2-oc STATE OF FLORA V, % COUNTY OF (e T oregoi instrument was acknowledged before me this day of �✓r 2009, y Richard M. Ec as a married man, who is personal known to me or has provided b! as ideni (SEAL) TANIMI LLANO ZAN Notary Public, state of PI011ua Commleebnt DD702045 My comm. sores Aug. 05, 2011 1. Not 1C- ?ature Notary Public Printed Name My Commission Expires: Fa 128 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 I & 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. 1 �'° 129 8. OPTIONOR'S AFFIRMATIVE COVENANTS. Optionee, during the Option Term, shall at Optionee's sole expense, have the right to order surveys and environmental 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 parry executes this agreement. 11. 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 a -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 consideration for this option. PURCHASE TERMS 1) 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 18OFT OF TR 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 Closing: 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 ae. Ac Jp' 130 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. 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 abcepted 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) Conveyance. 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 1C. R'c sf'� 131 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 home by Buyer. ii) Documentary Stamps / 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 home by the Seller. d) Closing Documents. On the Closing Date, Seller shall deliver the following items: 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: 4 TLS �P5 132 a. Seller's Cooperation. 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 Representations. 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) REPRESENTATIONS 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 mineral 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. " 133 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. 11) CAPTIONS. The captions contained herein are for convenience only and are not 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. 14) 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. 16) APPLICABLE LAW. This Agreement shall be construed by and controlled under the laws of the State of Florida. 17) PARTIAL 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. 18) 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 �' �' 134 parties agree that the provisions of this Agreement shall not be construed or interpreted for or against any party hereto based upon authorship. 19) COUNTERPARTS. 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 instrument. 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 Buyer: Emergent Development Group II, LLC. C/O John P Sullivan 3055 Terramar Dr Naples, FL 34119 214 -529 -9636 If to Seller: Joseph I and Alicia Cabal 1585 W 76m St Hialeah, FL 33014 -3314 305 -351 -6351 and David L. Margolesky, Esq. 10761 SW 104 Street Miami, Florida 33176 (305) 412 -2100 22) ATTORNEY'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) WAIVER 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. 25) FACIMILE SIGNATURES. Fax signatures shall be sufficient to bind the parties. 7�G 135 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. John P Sullivan, Member 0 Date: SEL By: Joseph I. Cabal By: Alicia Cabal Date: 4� 7�DS Date: =327/8 ZC 8 14z- 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. John P Sullivan, Member STATE OF �Ti�xCJJ} COUNTY OF _7CV-KQ -nA The fore oing instrument was acknowledged before me this i l 0 day of A , 2009, by John P Sullivan, as authorized acting Member of Emerge ht Development Group II, LLC, a Florida limited liability company, who is (nC,+) personally known to me or has (f )pro identification. (SEAL) C SELLER: By: Joseph I. Cabal BRITTANY V PORTER 'C 21 1 V 1 \' - r e v MY CO"OftsIN Explrts Notary Public Printed Name Nnwmbar B. 2012 IMy Commission Expires: STATE OF FLORIDA COUNTY OF n The fo going instrument was acknowledged before me this �_ day of _yLi%� -Lt , 2009, by Jose h I. Cabal, a married man, who is (IA personally known to me or has provided 4, Oas identification. (SEAL) Wom April 26, 2013 No. D0864908 My l" o �mrntssion Expires: 9 �G s�� 137 SELLER: By: Alicia Cabal STATE OF FLORIDA COUNTY OF e foreg iyg instrument was acknowledged before me this day of 2009, by Alicia Cab as a ed Y w gp, who is personally known to me or has ) provided .c` d' as identific (SEAL) My of Honda rll 26, 2093 8 Co. 10 M ,5-e5 138 UPDATED AUTHORIZATION AGREEMENTS OPTION PURCHASE AGREEMENT This contract for option and purchase (the "Agreement ") is made by and between Emergent Development Group 11, LLC., C/O John P. Sullivan, with offices at 3055 Terramar Drive Naples, FL 34119 (hereinafter referred to as "Buyer" or "Optionee ") and Alicia Cabal, with address of 1585 W 76h Street Hialeah, FL 33014 -3314 (hereinafter referred to as "Seller" or "Ontionor "). 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 18OFT OF TR 127, referenced as FOLIO NUMBER 37750080000 (the "Optioned Property" or "Premises "). 2. OPTION TERM. The Option shall commence on February 25, 2008 ( "Beginning Date ") and end on August 31, 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 M� (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 Tern. � P5 8. OPT AFFIRMATIVE COVENANTS. Optionce, during the Option Term, shall at Optionee's sole expense, have the right to order surveys and environmental 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. 11. 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 a -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 any time 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 terns 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. PURCHASE TERMS 1) 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 TR 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 %olplIft ( "phase Price"). The Purchase Price shall be paid as follows: a) Cash at Closin¢: On the Closing Date (as hereinafter defined) Buyer agrees to pay sNlo� of the Purchase Price, in certified United States funds, by wire transfer or other immediately available US federal funds less the Option Payment previously paid to Seller. 171? S b) CLOSING DATE. If the option is timely exercised by Buyer, the "Closing" or "Closing Date" shall be on or before August 31, 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. 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) Conveyance. 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 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; Srj 3 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 home by Buyer. ii) Documentary Stamps / Intangible Tax. The cost of documentary stamps on the warranty deed required hereunder shall be bome 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: a. Seller's Cooperation. During the pendency of this Agreement and at all times before and after the Closing Date, Seiler 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. ��� 5 4 b. Seller's Representations. 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) REPRESENTATIONS 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. C. Buyer is the sole contract Buyer of the Property, including all surface and mineral 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. L 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. �� 5 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. 11) CAPTIONS The captions contained herein are for convenience only and are not 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. 14) 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. 16) APPLICABLE LAW. This Agreement shall be construed by and controlled under the laws of the State of Florida. 17) PARTIAL 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. 18) 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 patty hereto based upon authorship. �'f j 6 19) COUNTERPARTS, 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 instrument. 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 Buyer: Emergent Development Group 1I, LLC. C/O John P Sullivan 3055 Terramar Dr Naples, FL 34119 214 -529 -9636 If to Seller: Alicia Cabal 1585 W 76'� St Hialeah, FL 33014 -3314 305 -351 -6351 and David L. Margolesky, Esq. 10761 SW 104 Street Miami, Florida 33176 (305) 412 -2100 22) ATTORNEY'S FEES. - In the event litigation is required by either party to enforce the terms of this Agreement, each party shall he 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) WAIVER OF BREACH. The failure of any parry 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. 25) FACIMILE SIGNATURES. Fax signatures shall be sufficient to bind the parties. 26) ACCEPTANCE DATE. 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 j 7 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. SELLER: Witness 1: Printed Name: u s, Pak l.LI.sM ialio Alicia Cabal: r Date: L 20 / a Printed Name: Ul.aaA Ttyn t +,)s STATE OF FLORIDA COUNTYOF Mial1'�4- The foregoing instrument was acknowledged before me this jP day of Mail 2010, by Alicia Cabal, who is (_)✓ personally known to me —r or has (_) provided as identification. Ica d� .�YliMgn� MONICA L. TROtJTMAN From Noltry P404r, :late or pplids Notary Public Signature �tly Loom. Expires M11ar. ZB, 2014 fin. 00967386 Bandad lhru ArlhurJ. Gallaphor & Ca. Ron;C0. Notary Public Printed Name My commission expires: MAr'Ll)j �i Roam Witness 1: Printed Name: ��i/ L Tited W / Printed Name: �l`S COUNTY OF —T a Y V cL—n -+ Emergent Development Group II LLC By: John P Sullivan, M ber Da :_ , ��/O The foregoing instrument was acknowledged before me this ( 9 day of YVU,.� 2010, by John P Sullivan, who is C_) personally known to me or has C_j provided I) K U l 0 Y-6 I'y Q YI as identification. (SEAL) BRITTANY V PORTER My commission Expires November 6, 2012 RP� Notary Public Signature u WEEK Notary Public Printed Name My commission expires: L l 1 Lo- I o(-) \ 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 "Ogtonee ") and Richard M & Anna V Eckstein, husband and wife, with address of 25418 St NE Naples, FL 34120 -0412 (hereinafter referred to as "Seller" or "Optionor "). Anna Eckstein is a Licensed Real Estate Sales Associate. OPTION TERMS 1. OPTIONED PROPERTY. The premises to be optioned comprise the single family residence located at 2541 8th Street NE Naples, FL 34120 -0412, with a legal description of GOLDEN GATE EST UNIT 23 N 150FT OF TR 127, referenced as FOLIO NUMBER 37750120009, together with the land on which the building is situated (the "Optioned Property" or "Premises "). 2. OPTION TERM. The Option shall be for 6 months and 20 days commencing on April 26, 2010 ("Beginning Date ") and ending on November 15, 2010 ("Ending Date "). During this Option Term, Optionor shall have full and exclusive use of the Premises, and Optionee agrees not to execute the Option prior to 3 months from the Execution Date of this Agreement. 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. OPTION PAYMENT. There will be no Option Payment. 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, and for any period of time after the Closing while the Optionor still occupies the Optioned Property: (a) electricity; (b) all gas, water and sewage charges, if appropriate; (c) all other 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 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 of the Agreement. However, this Option Purchase Agreement is assignable by the Optionee. 7. OPTIONOR'S ALTERATIONS AND IMPROVEMENTS. The Optionor has the right to make those alterations and improvements to the Premises as he sees fit. The Optionor agrees to pay for all such alterations and improvements and to indemnify the Optionee for any costs arising there from. Any installations or modifications that are affixed to the real estate by the Optionor, including without limitation flooring, carpeting, shelving, light fixtures, refrigerator, stove, dishwasher, microwave etc. shall become the property of the Optionee upon closing of the Purchase of the Premises by Optionee / Buyer. If the Option is not exercised and the Optionee does not Purchase the Premises, Optionor maintains ownership of the entire Premises, including any and all alterations and improvements. The following items are specifically excluded from this Agreement: washer, dryer, lawn care, landscaping. 8. OPTIONOR'S AFFIRMATIVE COVENANTS. Optionee, during the Option Tenn, shall at Optionee's sole expense, have the right to order surveys and environmental 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 Growth Management 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. 11. 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. Optionee may exercise this option by delivering written notice to Optionor prior to the expiration of the Option Tenn. 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 consideration for this option. PURCHASE TERMS 1) 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 OTtion consistent with the terms of this Agreement, the land and residence with address of 2541 8 ' Street NE Naples, FL 34120 -0412, with a legal description of GOLDEN GATE EST UNIT 23 N 150FT OF TR 127, referenced as FOLIO 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. �`�' J-7-T, 2) PURCHASE PRICE. The purchase price of the Property is US (SIIMM� ("Purchase Price "). The Purchase Price shall be paid as follows: a) Cash at Closing: On the Closing Date (as hereinafter defined) Buyer agrees to pay US of the Purchase Price, in certified United States funds, by wire transfer or other immediately available US federal f aids . 3) CLOSING & EFFECTIVE DATE. For all purposes herein, The "Closing" or "Closing Date" shall be on or before November 15, 2010, or earlier if agreed to by both parties. The "Effective 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, FL 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. 5) DEPOSITS. Option Payment. There is none. Other Deposit. There will be no other Deposits aside from the Option Payment. 6) TITLE COMMITMENT 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 conunitment from a reputable Florida title insurance company for title insurance covering the fall 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 of any 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 sole discretion, within said period of time, 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 shall be updated by the Title Company, at Buyer's expense, prior to the Closing Date. Any title exception, other than a prior Permitted 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) Conveyazice. Seller shall convey title that is marketable, insurable, and indefeasible. The Property conveyed by Seller hereunder to Buyer shall be by statutory or general warranty deed subject only to real estate taxes for the current year and prior years, applicable zoning and governmental regulations, and any Permitted Exceptions previously approved in writing by the Buyer, of which there were none. b) Move out Date: Seller shall have 5 days from the Closing Date to vacate the premises. After this 5 days occupancy period, Buyer will have full rights to do with the property as he sees fit. c) Costs of Sale. i) Title Insurance. At least fourteen (14) days prior to the Closing Date, the Title Company shall provide, at Buyers expense, a title insurance commitment, and copies of restrictions, liens or encumbrances not previously approved as a Permitted Exception on the Commitment. If title as shown on the updated commitment is defective or does not meet the standards set forth in this paragraph, then Seller shall have fourteen (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 necessary 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 automatically toll the Closing Date under Paragraph 3 above. The title insurance policy shall be issued by the Title Company promptly after the Closing Date. ii) Documentary Stamps 1 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 home 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. S) BUYER'S DEFAULT. Notwithstanding anything to the contrary contained in this Agreement, Buyer shall not be in breach or default hereunder unless Seller is not in material breach 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 capture the Initial Deposit or any Option Payment made under this Agreement. _ 4 4) SELLER'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; (ii) any covenant or obligation made or undertaken by Seller hereunder is not performed in the time specified for such performance; (iii) there is a failure of title not cured by Seller or waived by Buyer after the initial Commitment is reviewed and Permitted Exceptions are established, if any; or (iv) Seller refuses to convey title to any Property in accordance herewith or otherwise breaches any other provision of this Agreement when 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 default and failure to cure such default, the Buyer shall have the following remedies: a) To terminate this Agreement b) To remedy or cure the default c) Any other lawful remedies 10) SELLER'S AFFIRMATIVE COVENANTS. Incident to Buyer's potential development of the Property, Seller covenants and agrees as follows: a) Seller's Cooperation. 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 rezone of the Property. b) Studies and Other Materials. Within twenty one (21) days after the Effective 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 governmental approvals; soils and potential wetland reports; floor plans, elevations and /or architectural drawings 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, gas, mineral or water studies, analyses, evaluations or exploration 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 survey information, permits and easement documents, environmental studies and all Declarations of Covenants and Conditions and association documents which effect or burden the property. 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 communication with all of Seller's consultants and engineers, if appropriate. 11) REPRESENTATIONS 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: f� 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 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. 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 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. 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 covenants to deliver possession at Closings free of all tenancies and occupancies, or other rights, titles or interests. f) The parties acknowledge that the Property is currently zoned, and designated for use as residential single family. g) 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. h) Seller shall 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 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 11 shall be continuing and are deemed to be material to the execution of this Agreement and Buyer's performance of its obligations hereunder. 12) CAPTIONS. The captions contained herein are for convenience only and are not a part of this Agreement. 13) 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. 14) 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. 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 shall be construed by and controlled under the laws of the State of Florida. 18) PARTIAL 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. 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 shall be an original, but all such counterparts shall constitute one and the same instrument. 21) 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. 22) 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: 7 ,p p��� T J� �P ) / �1 If to Buyer: Emergent Development Group II, LLC. C/O John P Sullivan 3055 Terramar Dr Naples, FL 34119 214 -529 -9636 If to Seller: Richard & Anna Eckstein 2541 8`h Street NE Naples, FL 34120 -0412 239 -649 -7686 23) ATTORNEY'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. 24) WAIVER 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. 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 warranties and representations shall survive delivery of the deed and closing of this transaction. 26) FACIMILE SIGNATURES. Fax signatures shall be sufficient to bind the parties. 27) ACCEPTANCE DATE. This instrument shall constitute an offer that shall be open for acceptance by both parties until 5:00 pm Thursday, May 6, 2010. 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. �� 8 IN WITNESS WHEREOF, the said parties have hereunto set their hands and seals. Witness 1: Printed Name: Name: S STATE OF FLORfDA—U -x0-S COUNTY OF QyvcuA-r Emergent Development Group II LLC By: John P Sullivan, em e Date: 4 0 The foregoing instrument was acknowledged before me this U) day of a MQ,= 2010, by John P Sullivan, who is (__) personally known to me �r or has C_) provided 1 % c o n a v _ as identification. (SEAL) BRITTANY V PORTER My Commission Expires November 6, 2012 • Notary Public Signature Notary Public Printed Name My commission expires: \ a SELLER: Witness 1: Printed Name: dh� Witness 22: Printed Name: 'j, STATE OF FLORIDA COUNTY OF Richard M. Eckstein: Z� "z Date: S - 6 `4;—, 6 1/0 The foregoing instrument was acknowledged before me this day of M� . 2010, by Richard M. Eckstein, who is OOT) personally known to me or has Czprovided � • -�) L- as identification. k- N! ° ) as RY A*,*, (SEAL) Notary Public Signature ID C coo opFLpR�O::�`� Notary Public Printed Name My commission expires: % �3 10 Jf SELLER: Witness 1: Printed Name: FA Printed Name: Anna Eckstein: Date: S= 6— Z 0/ O j STATE OF FLOFPA COUNTY OF _ jZ The foregoing instrument was acknowledged before me this " day of , 2010, _by Anna y�Eckstein, who Wt-4-15 personally known to me or has L-L-5/provided _ X t) �-- as identification. (SEAL) Notary Public Signature / •<SPa Notary Public Printed Name Cp My commission expires: 11 TAB L \ k \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ I k \ \ \ , \ , \ \ \ \ \ , , \ \ \ \ I \ \ \ I I I N \ N \ \ \ \ \ \ \ \ \ 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 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 9 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 -S46), Prgject 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 -646 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. Studv 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. 0 R OIL W1-:1 1 ROAD anno u Ltefi a __.� RANDALL BOULEVARD Z_ OAD u i y W I Iii Em� MILE I I I ' I I LEGEND RASIWLIMLEV RDCYIPASITE -- M DR ROANVAYS - -- COIL IER COIMTY NAINIAINEO ROACS P144M BEACH - _ ER W D b . • " , „�-Yh. Jam,•...,,_ W+ BADE e' x.r,a DAVIDSON ENGINEERING, RANDALL BOULEVARD GNIPA SITE PHONE: 2U-434-5060 LOCATION NEAP 11 K� F i _ Em� MILE I I I ' I I LEGEND RASIWLIMLEV RDCYIPASITE -- M DR ROANVAYS - -- COIL IER COIMTY NAINIAINEO ROACS P144M BEACH - _ ER W D b . • " , „�-Yh. Jam,•...,,_ W+ BADE e' x.r,a DAVIDSON ENGINEERING, RANDALL BOULEVARD GNIPA SITE PHONE: 2U-434-5060 LOCATION NEAP 11 I elf -P K' .'i { YY .S' .IL l FL°,F qsY, -., ,fir •,;fir. 'q/'"/P',r..wAw,ArV, .,.,+�..IMS«- .r.�', r;. t. G—`,4, r@.irA g �p %t`/77A wl a ". .Y TgR.Ci .i iI -'J' 0 � � 1 � r t < bn ., r.• r ,. l COLLIERWIATtrztlmmXw b ''� 1� . �, t " � ..t��d,..� s?'` I r V� �tA. -.: t `]ti �' xti '�'Y.y't'- •�'q'h.'i'�:�.�..:.+ ro �u � "A ty TAI x' y DISTRICT) +ti- E soo� 1 t 500' _ 500, i 4- i m I E � a 500, V i `f O L) � � 24TH AVENUE NE _ 500' NDALL BLVD CENTERS PUD z _ W y MIR -MAR PUD r °° W / i'S E 0 500 1,000 FEET S 4 SOURCES: COLLIER COUNTY GEOGRAPAC INFORMATION SYSTEMS (20061 DAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 DAVIDSON NAPLES, FL 34105 . PHONE: 239 -434 -6060 RANDALL BOULEVARD GMPA SITE ZONING MAP 0 D E LEGEND V/ RANDALL BOULEVARD GMPA SITE 1,j500 Foot Buffer EXISTING ZONING C3E- ESTATES OMPUD - MIXED PLANNED UNIT DEVELOPMENT WPUD - PLANNED UNIT DEVELOPMENT 0, ih SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMAT,ON SYSTEMS (2008) FLORIDA GEOGRAPHIC DATA LIBRARY (2008) I LEE _ � WMCKALEE RD � IMMq(pLEE ROE \ 1 F�F_—"°^ DAVmSONENWNEERINO. INC. {�y . ] NRAFf ROAD, SUITE 70, DAVlD tjM EB2FLbN0.R „� »roNE: zzs� RANDALL BOULEVARD GMPA SITE PROXIMITY TO PUBLIC SERVICES CR W 1 1 I I l erseun w R4RYtL8gXEVNq 0.1F4&1E �.OElNNF xHW CLLL191LFW ENfgi1£161i84VIttID 4, WIiER LYYMVEY96fP1KWE O41AlEfl W.I1T'iR4fIE1GA 2V HI W/SEPifvI.11.EM FACl11Rd COLL1@t COUNTY FME GBTRICIE N OEama =x`.* { !Tlaxaxu.rv. /y,,{y 1T 4JYCUmry Rn W E �r�iiYYfff rlmxaa..m s -o- �l xaree o z REPIxw.x.pn Fn IxIFS �leaew. ra. -- aaawnvuva _— caumcwnrwmr+ao mwE i 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 1 �O HENDRY TCOUNTY Im N PLANNING COMMUNITIES COLLIER COUNTY to �a.�, FLORIDA f - F 12 HENDRY COUNTY ' 8 a H A f r 2 3 F MPTSTAM - 75 MXAR TAX - )5 A GATOP ALLEY (&N. e4) PIY N 4 F � � 11 N rw4� 7 N F ti 42s 6 'o n � u o 6 C tPCI TA- `"Ax (U.S. 41) N A A ~ �9 PREPARED BY: GRAPMCS AND T"ICAL SUPPORT %CAON CDMMUfMW OEYELW T AN ENNEIONMENTA SEANCES MMON DATE: 1 /yaw NIE:PGS -Ull.D MONftOE COUNTY R 25 6 1 R as 6 R R7 6 R 28 6 R 29 6 ' R 30 6 R 31 E R 32 6 R 33 E R 34 E z 0 U Q O m M. o' u O O A g o Q c.a. eu u 0 x LEE COUNTY N 0 1 f - F 12 HENDRY COUNTY ' 8 a H A f r 2 3 F MPTSTAM - 75 MXAR TAX - )5 A GATOP ALLEY (&N. e4) PIY N 4 F � � 11 N rw4� 7 N F ti 42s 6 'o n � u o 6 C tPCI TA- `"Ax (U.S. 41) N A A ~ �9 PREPARED BY: GRAPMCS AND T"ICAL SUPPORT %CAON CDMMUfMW OEYELW T AN ENNEIONMENTA SEANCES MMON DATE: 1 /yaw NIE:PGS -Ull.D MONftOE COUNTY R 25 6 1 R as 6 R R7 6 R 28 6 R 29 6 ' R 30 6 R 31 E R 32 6 R 33 E R 34 E z 0 U Q O m M. o' u O O Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -1 I. MARKET CONDITIONS: STUDY AREA DEFINITION This analysis begins with an evaluation of population growth and transporta- tion nfrastructure development within the Corkscrew Planning Community District (PCD 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 (I -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 Community 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: % Of Collier County total Unincorporated Total Collier County Total 7.89% 215,043 251,377 10.67% 11.51% 279,124 291,696 317,788 331,800 13.31% 320,404 363,300 Source: Collier County Permanent Population Estimates and Projections (2000 -2015) Collier County Comprehensive Planning Department (May 29, 2009) A previous Randall Sub - District market - conditions study for a Growth Man- agement Plan Amendment, submitted to Comprehensive Planning on April 24, 2008, >L Table 1.01.1 2009 Study Area Population Estimates and Growth Projections (As of April 1 of each year) 2000 2005 2010 2015 Corkscrew PCD 1,019 1,729 2,118 8,867 Rural Estates PCD 18.815 32.183 36.057 39.473 Total Study Area Population 19,834 33,912 38,175 48,340 Percent ( %) share of the Unincorporated County 9.22% 12.15% 13.09% 15.09% % Of Collier County total Unincorporated Total Collier County Total 7.89% 215,043 251,377 10.67% 11.51% 279,124 291,696 317,788 331,800 13.31% 320,404 363,300 Source: Collier County Permanent Population Estimates and Projections (2000 -2015) Collier County Comprehensive Planning Department (May 29, 2009) A previous Randall Sub - District market - conditions study for a Growth Man- agement Plan Amendment, submitted to Comprehensive Planning on April 24, 2008, >L I9 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -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: Table 1.01.2 2007 Study Area Population Estimates and Growth Projections 2005 2000 2005 2010 2015 Corkscrew PCD 1,114 1,835 6,797 11,907 Rural Estates PCD 19.917 33.409 48.982 64.081 Total Study Area Population 21,031 35,244 55,779 76,756 Percent ( %) share of the 2009 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) % Decrease Utilizing the source documents cited above, Table 1.01.3 below provides con - trasting population estimates for 2007 and 2009: - 68.84% Table 1.01.3 Comparison of Study Area Estimates and Projections: 2007 and 2009 7,O 2000 2005 2010 2015 Corkscrew PCD 2007 1,114 1,835 6,797 11,907 2009 1,019 1729 22.118 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% 7,O COLLIER COMM ` 4 / e � � I . 0 § § k| § | § §k � )§« . | ca | g _ 4 o ® � (V43 ■ � � TZ3 / � |k x _ a� ■ \ k kl 2 ■ © k�'� #■ ■ _ | �� Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I.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 of the 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 of the ( +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 Population Estimates and Projections (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 of the Unincorporated County Unincorporated Total 2000 2005 2010 2015 12,062 33,912 38,183 48,349 5.61% 12.15% 215,043 279,124 13.09% 291,696 15.09% 320,404 Source: Collier County Permanent Population Estimates and Projections (2000 -2015) .U. S. Bureau of the Census (derived from the 2000 decennial census) Transportation Infrastructure Improvements Historically, county government's program to expand roadway capacity within any individual Planning Community District (PCD) can establish an area as having significant, long -term growth potential. z�). 22 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -4 The experience of recent years demonstrates that Collier County's Capital Improvements 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 Transportation 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; w" • Freight; and • Maintenance and operation of the Collier County transportation system. Z.4 2-S Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -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- gram, 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 (V /C) Ratio to indicate whether the desired Level of Service (LOS) is met or not met. Roadways are shown in descending order from the highest V/C 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 descending order from the highest V/C Ratio to the lowest. Roads in proximity to the subject site are also highlighted in bold. Z 2`l Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I.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 VIC Ratio Lanes CR -846 Immokalee Road 6D 6D 49,200 52,900 1.08 Wilson Boulevard to Randall Boulevard CR -846 Immokales Road 6D 6D 53,500 46,400 0.87 CR -951 to Wilson Blvd. CR -846 Immokalee Road 6D 6D 49,200 28,200 0.57 Randall Boulevard to CR -858 CR -951 Collier Boulevard 6D 6D 53,500 28,000 0.52 Vanderbilt Beach Road To CR -846 CR -876 Golden Gate Boulevard 4D 4D 35,700 13,700 0.38 CR -951 to Wilson Blvd. CR -862 Vanderbilt Beach Road ** 4D 4D 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 Congestion Management Sys- 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. 0 Zq Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -7 Current Volume to Capacity (V /C) Ratios for roadway corridors providing ac- cess to the Corkscrew PCD and the Rural Estates PCD and principal roadways within both PCD's are listed below in Table 1.04.01 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 Table 1.04.2 Congestion Management System Roadway Links 2006 Volume -To- Capacity Analysis Congestion Management System Roadway Links Study Area Related Roadways Volume -To- Capacity Analysis (October 25, 2006) Road Link Exiting 2006 Peak 2005 2005 Number Roadways From/To Road Minimum Hour Peak V/C Ratio Lanes Standard Service Hour (LOS) Volume Volume CR -876 Golden Gate Boulevard 4D D 2,350 1,495 0.64 CR -951 to Wilson Boulevard (4.72 centerline miles) Total Volume: 1,763 (Peak Hour Volume + Trip Bank) Hour Remaining Capacity: 587 (LOS) Volume CR -846 Immokalee Road 6D E 3,790 1,264 0.33 CR -951 to Wilson Boulevard (4.92 centerline miles) Total Volume: 1,917 (Peak Hour Volume + Trip Bank) Remaining Capacity: 653 •ar 2005 Trip Bank 278 653 2008 Trip Bank 300 EIM Table 1.04.01 demonstrated peak -hour volume and other indices calculated for 2006 with the remaining volume to capacity (V /C) ratio listed in descending or- der. Table 1.04.02 demonstrated an identical calculation for 2008 with a remaining volume to capacity (V /C) ratio for each segment, again listed in descending order. 30 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 Number Roadways From/To Road Minimum Hour Peak V/C Ratio Lanes Standard Service Hour (LOS) Volume Volume CR -876 Golden Gate Boulevard 4D D 2,350 1,693 0.72 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 1,401 0.37 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 2005 Trip Bank 278 653 2008 Trip Bank 300 EIM Table 1.04.01 demonstrated peak -hour volume and other indices calculated for 2006 with the remaining volume to capacity (V /C) ratio listed in descending or- der. Table 1.04.02 demonstrated an identical calculation for 2008 with a remaining volume to capacity (V /C) ratio for each segment, again listed in descending order. 30 3\ Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -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 2005 and 2008, is illustrated below in Table 1.04.3: Table 1.04.3 Study Area Roadway System Comparisons Peak Hour Peak Hour Remaining Service Volume Volume Capacity 2006 6,140 2,759 1,240 2008 6.140 3.094 2.328 +344 +1,088 (0.00 %) (+12.61%) ( +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- 1 quisition, and highway construction now incorporated in Collier County's current Transportation Improvement Program (see Table 1.05 below) will document that Collier County transportation planners have anticipated increased traffic demand on area roads for the foreseeable future and have programmed and will be constructing the roadways needed to serve the growing population of the area under study. Collier County's public facilities Annual Update Inventory Report (AUIR), dated October 22, 2008, reported traffic volume increases countywide. The Collier County Transportation Services Division and the Florida Department of Transporta- tion (FDOT) have programmed pre - construction, road resurfacing, and construction activities in response to needed roadway improvements identified in the 2030 Needs Plan and the 2008 AUIR. The increased traffic volumes predicted by the 2015 Interim Plan, as demon- strated in Table 1.03 above, and current traffic volumes exhibited in the 2008 Evaluation for the Coneestion Management System, as demonstrated above in Table 1.04.2, 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 2007 and 2008, and applied generally to the study area, is listed below in Table 1.05. 3 z 33 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -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 200812012 and 200912013 (Published respectively on November 5, 2007 and October 22, 2008) PROJECT NAME YEAR COST TYPE START COMPLETE Immokalee Road (CR -846) 2007 $15,419,000 Construction FY06 FY09 CR -951 to 43rtl 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 FYI I FY13 CR -846 to Everglades Blvd. 2008 $46,000,000 Construction FY09 FY10 Oil Well Road (CR -858) 2007 $17,901,000 Construction FYI I 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 / Contt. FYI I 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% applied to the Study Area) Project Costs: 2008 $278,155,000 (51.71% applied to the Study Area) 35 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -10 Defining a Support Area for Analysis Randall Boulevard Commercial Sub - District Growth Management 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. Methodology Conventionally Employed in Defining a Supnort 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. 3� Y1 DAVIDSON INNOVATIVE DEVELOPMENT � 36301QtAFT ROAD, SUITE 901 D VI SO NAPLES, FL 34106 PHONE: 2994344060 LOCATION MAP: TAZ OVERLAY Randall Boulevard Sub - District Market - Conditions Study Exhibit LlPage I -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 of the 2005 Build -Out Study. Table 1.06.1 Traffic Analysis Zones (TAZ) in the Sub - District Primary Trade Area (PTA) Estimated Build -Out Population Allocated By Dwelling Unit Type TAZ Single - Family Multi - Family Population Number (SF) (MF) (Build -Out) 214 2,088 16 2,104 215 2,275 27 2,302 216 2,085 145 2,230 217 1,659 879 2,538 393 3,091 48 3,139 394 4,707 46 4,753 395 1,808 31 1,839 396 3,676 106 3,782 398 3,115 1,107 4,222 399 6,167 2,211 8,378 400 4,066 0 4,066 402 905 0 905 Total 35,642 4,616 40,258 Source: 2005 Residential Build -Out Study, Collier County Comprehensive Planning Department Note: The PTA includes TAZ areas within 3.0- radial miles of the center of the proposed Randall Boulevard Sub - District. Fraser & Moblke 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 County Road 951 Infrastructure and Services Horizon Study ("the Horizon Study") presented to the Board of County Commissioners (BCC) on September 29, 2008, and summarized below. Horizon Study 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). 40 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -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 trademarked 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. Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -13 For planning purposes, Collier County also selected seven sub - models of the Interactive Growth Model including: Commercial, Industrial/Wholesale, School Fa- cilities, Open Space, Fire/EMS, 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 of the CIGM as follows: • The study area consisted of lands 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. Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -14 i 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 of the study and the development of the CIGM include: A current inventory of development and demographics by TAZ; • The creation of the build -out inventory of development by type and intensity and the forecasting of the demographics of future residents by TAZ; • The disaggregation of the study area into 172 TAZ areas that comprise ap- proximately 70,000 individual parcels of land, 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. y� 2004 Traffic Analysis Zones <VUU 11 QIIIL.f IIQI, J- w.w_ L 9 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -15 4 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. � T Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -16 Horizon Study Area Population Forecast: 2007 to Buildout* Year Population 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 of time 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 I -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. 50 Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page I -1 I 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 CIGM estimates that the population for the study area in 2007 was 79,668 and forecasted it to be 442,637 at build-out. The forecasted population at the time of buildout for some of the key sub - districts including the follow- ing: Rural Landa Settlement Area (RLSA) 210,632 persons; Rural Fringe Mixed Use District (RFMUD), 34,837 persons; Immokalee, 69,127 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 Immokalee. It is anticipated that the Immokalee 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 CIGM 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 Immokalee of 269,769 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. +ar L Note 1: Primary Trade Area (PTA) Traffic Analysts Zone (TAZ) areas are highlighted in bold. Remaining TAZ areas not highlighted represent the Secondary Market Area (SMA). Note 2: The PTA includes TAZ areas within 3.0- radlef miles of the center of the proposed Randall Boulevard Sub -District, The SMA Includes a radial mile-wide area proximate to the PTA. The combined PTA and SMA include all TAZ areas with two minor exceptions. which are w"- a CO-We radius of the proposed Sub - District's canter point. 53 Table 1.06.2 Selected Traffic Analysis Zones (TAZ) East of CR -961: Build -Out Population TAZ Single - Family Multi -Family Population Dwelling Persons Per Humber (SFI (OF) (Total) Units Household 213 1,743 0 1,743 532 127 214 2,068 16 2,104 624 3.37 215 2,275 27 2,302 721 3.19 216 2,055 145 2,230 764 2.92 217 1,659 879 2,539 1,068 2.40 218018.1 1,757 27 1,784 599 2.98 234 1,943 36 1,979 820 3.19 235 964 14 978 315 3.10 236 1,426 23 1,449 447 3.24 390.1 1186 2,199 3,384 889 3.81 3911391 1 4,710 0 4,710 1,504 3.13 3931393.1 3,091 48 3,139 1,019 3.08 394 4,707 46 4,763 1,625 2.92 395 1,808 31 1,839 637 2.87 396 3,676 106 3,762 1,262 3.00 397 5,451 2 ,294 7,744 3,149 2.46 398 3,115 1,107 4,222 2,462 1.71 399 6,167 2,211 8,376 4,629 1.61 400 4,066 0 4,066 1,287 3.16 402 905 0 M S ZA7 Subtotal 54,622 9,209 64,031 24,458 2.62 Source: 200.5 Residential Build -Out Study. Colller County Comprehensive Planning Department (March 2005). Note: Detailed date demonstrating dwelling units and population for the Golden Gate Estates (GGE) east of CR -951 and the Rural Settlement Area, Rural Fringe Mixed Use District (RFMUD), and Rural Lands Stewardship Area (RSLA) Is provided Ister under Section I - Exhibit 2. Note 1: Primary Trade Area (PTA) Traffic Analysts Zone (TAZ) areas are highlighted in bold. Remaining TAZ areas not highlighted represent the Secondary Market Area (SMA). Note 2: The PTA includes TAZ areas within 3.0- radlef miles of the center of the proposed Randall Boulevard Sub -District, The SMA Includes a radial mile-wide area proximate to the PTA. The combined PTA and SMA include all TAZ areas with two minor exceptions. which are w"- a CO-We radius of the proposed Sub - District's canter point. 53 Randall Boulevard Sub - District Market. Conditions Study Exhibit 1./Page 1 -18 Ernp)oying 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 1.08.2 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 (PTA) P-etimates of Dwelling Unit Projections Fast of CR -961 (PPH data derived from the 2005 Residential Build -Out Study Dwelling Parsons -Per- * Total Persons TA3 Yeor Units (DUl Household IPPHI IDU z PPHI 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 439 171 751 399 2007 676 1.81 1,224 400 2007 353 8.16 1.116 402 2007 M 2.87 347 Totals 2007 4,840 "• 13,271 * Estimates provided by Van Buskirk, Ryffel, & Associates, Inc. (VBR) 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 c' ^dv for the Golden Gate Area October 2003). 15q 95 Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page 1.19 The 2005 Residential Build -Out Study estimated year around resident popu- lation; the VBR projections of dwelling units does not SoPOUnt 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 aub -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 (PTA) Estimates of Dwelling Units East of CR -961 Reported By Traffic Analysis Zone (TAT) for U. S. Census Year 2000' TAZ' Total Dwelling' Total' U. S. Census DU % U. S. Census Net Units (DU) Build -Out Year (2000) Developed Year (2000) 214 2000 1,224 702 2,200 251 35.75 215 2000 1,985 865 2,711 375 43.35 216 2000 1,953 817 2,561 39D 47.74 217 2000 RFMUD' 1,058 1,894 71 631 393 2000 2,065 1,137 3,564 180 15.83 394 2000 3,305 1,730 5,423 125 7.23 395 2000 1,208 657 2,059 93 14.16 396 2000 3,358 1,470 4,607 416 29.57 398 20D0 1,407 1,674 4,330 126 7.53 399 2000 1,397 1,874 4,847 229 12.22 400 2000 3,432 1,450 4,545 213 19.36 402 2DD0 5.103 4400 W 0 0.00 Totals 2000 26,437' 13.834 36,125 2,469 17.85 Source: 1) ZDATAI File for Traffic Analysis Zones, 2000 U. S. Census 2) VBR Scenario Name: Baseline 2007 East of CR- 951 Sly 654 1,211 1,213 176 574 368 272 1,295 313 637 673 0 7,586 Sl 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) 214 2007 1,224 702 2,200 333 47.18 1,038 215 2007 1,985 865 2,711 452 5225 1,409 216 2007 1,953 817 2,561 449 5496 1,400 217 2007RFMUD' 1,068 1,894 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 $23 49.16 1,007 396 2007 3,358 1,470 4,607 663 45.10 2,067 398 2007 1,407 1,674 4,330 439 2622 1,189 399 2007 1,397 1,874 4,847 676 36.07 1,831 400 2007 3,432 1,450 4,545 353 24.34 1,100 402 2007 5.103 440 , 82 121 3025 iK Totals 2007 26,437' 13,834 36,125 4,747 34.31 14,156 Source: VBR Scenario Name: Baseline 2007 East of CR- 951 Scenario Name: Baseline 2007 East of CR- 951 Table 1.10 Primary Trade Area (PTA) Estimates of Dwelling Unit Projections East of CR-951 Reported By Traffic Analysis Zone (TAZ) for Forecasted Year (FY) 2010 TAZ Total Dwelling Total Forecasted DU % Forecasted Net Units (DU) Build -Out Year (2010) Developed Year (2010) 214 2010 1224 702 2,200 380 54.13 1,185 215 2010 1,985 865 2,711 509 58.84 1,587 216 2010 1,953 617 2,561 502 61.44 1,565 217 2010 RFMUD' 1,058 1,894 393 2010 2,065 1,137 3,564 490 43.10 1,528 394 2010 3,305 1,730 5,423 624 36.07 1,946 395 2010 1,208 657 2,059 367 55.86 1,144 396 2010 3,368 1,470 4,607 761 51.77 2,373 398 2010 1,407 1,674 4,330 521 31.12 1,409 399 2010 1,397 1,874 4,847 782 41.73 2,115 400 2010 3,432 1,450 4,545 429 29.59 1,337 402 2010 5.103 400 828 139 4.75 22Q Totals 2010 26,437' 13,834 36,125 5,504 39.79 16,409 Source: VBR Scenario Name: Baseline 2007 East of CR- 951 5$ Me Orml Source: VBR Scenario Name: Baseline 2007 East of CR- 951 Note: 1) Based on Persons- Per - Household data reported in Table 106.2 M YeO Data derived from the above tables will be the basis for: • F.gtimating 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 verily the analysis, and • Providing exhibits that map and illustrate PTA market conditions. 6C Table i.11 Primary Trade Area (PTA) Estimates of Dwelling Unit Projections East of CR-961 Reported By Traffic Analysis Zone (TAZ) for Forecasted Year (FY) 2015 TAZ Total Dwelling Total Forecasted DU % Forecasted Net Units (DU) Build-Out Year (2015) Developed Year (2015) TAZ Year Acres At Build Out Population DU (SFIMFI In 2016 Population 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 RFMUD' 1,058 1,894 "" ••` •w• 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 1,674 4,847 968 51.66 1,752 400 2015 3,432 1,450 4,545 577 39.79 1,823 402 2015 5.103 4400 829 1117 42.50 42 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 M YeO Data derived from the above tables will be the basis for: • F.gtimating 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 verily the analysis, and • Providing exhibits that map and illustrate PTA market conditions. 6C Table 107.2 Traffic Analysis Zones (TAZ) in the Sub - District Secondary Market Area (SMA) Estimated Build -Out Population Allocated By Dwelling Unit Type TAZ Single - Family Multi- Family Population Number (SF) NF) (Build -Out) 213 1,743 0 1,743 218!218.1 1,757 27 1,784 234 1,943 36 1,979 235 964 14 978 236 1,426 23 1,449 390 7,397 89 7,486 391!391.1 4,710 0 4,710 397 5.451 2224 7.744 Totals 25,391 2,483 27,674 Source: 2005 Residential Build -Out Study. Collier County Comprehensive Plan- ning Department (March 2005). Note: Detailed data demonstrating dwelling units and population for the Golden Gate Estates (GGE) east of CR -951 and the Rural Settlement Area, Rural Fringe Mbred Use District (RFMUD), and Rural Lands Stewardship Area (RSLA) is provided later under Section I - Exhibit 2. Table 1.12 Secondary Market Area CIGM Population Projections Reported By Traffic Analysis Zone (TAZ) for Build -Out TAZ Total Dwelling Total Net Units (DU) Build -Out 213 1,292 5% 1,836 218 646 263 824 234 1,368 657 2,059 235 839 359 1,125 236 1,151 492 1,542 390 5,556 2,979 9,338 3911391a 2,153 1,180 4,878 397 3.871 3.149 5.637 Totals 16,876 9,665 27,239 Source: VBR Scenario Name: Baseline 2007 East of CR- 951 �Dl 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 - person Primary Trade Area (PTA) and 27,239-person Secondary Market Area (SMA) population of 63,364 persons forecast for build out translates to a Community Center standard of 7.48 acres per capita equating to 473.963 square feet. Accounting for a Floor Area Ratio (FAR) of 20 percent a 473.963 - square -foot structure at build -out would require 54.40 acres 1 . Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -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). 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Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -22 Section I - Exhibit 1 -13 Collier County Annual Update and Inventory Report (AUIR) Fiscal Year 2008/09 to Fiscal Year 2012/13 M Project If 66046 60169 820810 60091 63051 65061 88042 6"Ifi 60001 E 60073 60161 60166 60176 60106 62087E 60020 60027 68066 65065 600A 35010 61010 60173 7BD 60003 60171 Attechmem "D" AUIR Update 2006 5 Yaw Work PfognmlCIE cross surpnusrbrcmanl Cumulative KEE- -- -q v Study -Desron • Mitigation (. • s Con stnctlon R.ROW LS aLandeeape 1 .Inspection AM s Access Management LP - SIB Loan Repsymentto Stab - w,000 1w,vw/ - 23,808 Production Ready May Mknv for Adding in FY2011 Schedule has been adjusted Gad on need and financing Depending on wtual cords for ON Well Road, Contingency in FY09 would G used for projects including: • eae nNr nuselwa aeneewm aapare „aee,liraea0w,4reAreaeeeaW. • vaxla6at eau, aa.a! aepM ee.a w.abe enpm..,r,.s ! stJr.ar eemavma,. •fVY,aiY aNar,btl4•,SM baaaeree .e VeWrMrctrl,Ra/ aces Amumvl* . last Updated 6013108 ��� i8 Updated for AUIR 08 Update uonara snown in 1 00 Project Nems lGwdWb FY09 FY10 FY11 FY12 FY13 SUMMARY OF PROJECTS Amount Amount Amount Frank (PRR-GGPKWY) Golden Gate Pkwy Overpass - Immokalee RdlCollier Blvd -43rd - Inenolu ea Rd 175 -CoUW Blvd. Rattlesnake Polly to Collier Blvd - SBBPh1CSUPhIROW - Santa Barbara Blvd/Polly 1,506 R 7,606 Vanderbilt Bch Rd/Akport-Collier Blvd. - Collier OWd.Ammk Rd-GG Blvd. - ImoroksNe ROI11S41475 - Collier Blvd (US 41 to Davis) 1,506 1.506 Subtotal 10,013 CA 12,967 GA 23,000 Collier Blvd (Davis to N of GG Main Canal) Davis Boulevard - COM W - Radlo 21,100 CA 21,100 County Sam ReadiDavis -CR804 Vandw Mt Beach RdlColller Slvtl-WMson 708 1,097 R R 10,724 R 2AW R 2,900 R 11,500 R 703 30,721 Golden Gate BlvdlWlleen E to Desoto 2,820 R 10,150 R 3,600 R 3s,100 Cn $4,170 Collier Blvd (GGB to Green) Collier Blvd (N GG Canal - Green) 21000 6,715 R 28,400 2,000 Cn R 27,000 D/C/1 32,116 29,000 Randall Bled 1,000 R lJol, 175 Interchange! Everglades - Devis BIM Llghfing - NertinbrookeWfdanlnp/WlewedExL 5,000 Cm 51000 SOO- Copperfeafto Green 4,600 R 16,100 C/1 20,900 Oil Well pmmk +1.5 mile 6 Camp Kate +1.5 mile) 24,620 C 21,380 CR 46AN Oil Well (Everglades - E Desoto) - Wilson Blvd (GOB - Immk Rd) 1,000 D 9,940 R 2,000 R 12,940 Golden Gab Pkwy - Advanced Construction - Contingency 11,973 3,976 4,000 3,044 4,000 26,002 86,626 65,931 1 1 11 100 79 384 1 60,600 1 303,641 SUbtotal TOW 06132 65,931 1 1 11100 Tw'=41 1 80600 1 306,147 Ons radom, ImorovamenutPrours Bridge Repalnnmpmvemants 2,000 5,000 5,000 6,000 5,000 22,000 Major Intersection Improvements 7,000 11000 1,000 1,000 7,000 5,000 Intersection SaNly/Capechy Improve 750 1,750 1,760 1,750 1,750 7,750 Nave Traffic Signals 760 750 760 750 750 3,750 Shoulder Safety Program 80 50 s0 50 50 260 Traffic CNminglSbrdl" 250 250 250 280 250 1,260 Padwayslbklawalks Bike Wee 500 500 500 500 500 2,600 Transit Facility S Transfer Site - Transit Enhancements 1,750 1,600 1,250 1,000 1,000 61600 Major Roadway Reeurfacingeteconsimction - Road Refurbishing toe 600 600 600 Egg 2.509 Subtotal operations ImproyemenWPrognms 7,159 1AN 11160 10900 10900 51 Collector RoeM/Mlrmr Arterial Roads 1,602 1,635 11635 1.04 1,836 8,142 Advanced ROW 1.09 11700 1,600 1,600 1,800 6,409 Transfers to other funs 3,664 4,300 4,660 4,300 4.00 22,054 Impact Fee Refunds $02 1,000 11000 1,000 1.W 4,062 Debt Service Pymbs Commarclel Paper - 00 9,6 9.5" 10,980 30,005 Service Sece Payments 1a04 13,474 13,674 1367! 13.874 69370 4911 Total Funding Request All Funs 117 99610 6! 1 710 106 9 Revenues Impact FeesICOA Revenue 35,000 301000 30,000 35,000 40,000 170.00 Gas Tax Revsnue 17,905 21,372 22,075 19,179 24,067 104,568 GranhwRelmbureenenis 9,164 2,296 2,000 1,676 8,500 23,667 Short Term Loan Commercial Paper 22,170 18,998 6.32 50,000 Transfera Carey For yard 34.552 34,562 Stomovarler Funding for Projects General Fund 23,809 24,000 241000 24,000 24,000 119,509 General Fund Turn back - Interest Revenue Reserve 066 3 /99 Toud 6 Year Revenues 117, 2 W 78,075 99 052 106 g cross surpnusrbrcmanl Cumulative KEE- -- -q v Study -Desron • Mitigation (. • s Con stnctlon R.ROW LS aLandeeape 1 .Inspection AM s Access Management LP - SIB Loan Repsymentto Stab - w,000 1w,vw/ - 23,808 Production Ready May Mknv for Adding in FY2011 Schedule has been adjusted Gad on need and financing Depending on wtual cords for ON Well Road, Contingency in FY09 would G used for projects including: • eae nNr nuselwa aeneewm aapare „aee,liraea0w,4reAreaeeeaW. • vaxla6at eau, aa.a! aepM ee.a w.abe enpm..,r,.s ! stJr.ar eemavma,. •fVY,aiY aNar,btl4•,SM baaaeree .e VeWrMrctrl,Ra/ aces Amumvl* . last Updated 6013108 ��� i8 Updated for AUIR 08 Update Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -23 Section I - Exhibit 2-A Collier County Residential Build -Out Study March 2005 W 1 1 • 1 • • The 2005 Residential Build -out Study entails an analysis of undeveloped lands to determine likely future residential development, combined with existing residential development, to project the total number of dwelling units and resulting permanent population. This Study reflects one plausible development scenario, one that neither reflects the maximum development potential nor the minimum development potential. There are an infinite number of possible scenarios due to the many variables involved and, therefore, a degree of conjecture is inherent in this type of analysis. The variables include future occupancy/vacancy rates; future persons per household ratios; the type and 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 (TAZs); rather, the more TAZs that are aggregated, the greater the confidence in the resulting projections. This is especially true for sparsely developed areas of the county where there is little, if any, established development pattern (" The objective of this Build -out Study is to project what the dwelling unit and population —` counts will be, and their distribution, at build -out; it is not to predict when build -out will occur. However, if the countywide annual average growth rate since 2000 (5.05 %) were to remain steady into the future, build -out could occur as soon as 2026. Staff does not anticipate that build -out will be achieved in about twenty years, for three reasons: 1) past experience has shown that the growth rate will vary over time, especially during cyclical economic downturns (think of the early 1990's — Collier County's growth slowed down, albeit not as significantly as most other parts of the country); 2) different areas of the county experience different growth rates; and, 3) as build -out is approached, the growth rate will decline significantly. Additionally, the latest population projections prepared by the Comprehensive Planning Department (in 2004) project the countywide permanent population in 2030 at 739,700. Attached is a spreadsheet depicting the projected dwelling units and population at build - out for the entire county and various sub -parts. A few observations: 1) The area lying east of Collier Boulevard, mostly rural lands and the semi -rural Golden Gate Estates, is projected to contain the majority of the county's population (almost 55 %) at build -out. 2) The Immokalee urban area has a significant growth potential. Much of the 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). Methodology The Collier MPO, Metropolitan Planning Organization, adopted its version of the 2000 Census Traffic Analysis Zones in 2004. The MPO consultant produced a TAZ map with lo� accompanying dwelling unit and population data, the foundation of which is the 2000 Census. Graphics and Comprehensive Planning staff then split many of MPO's TAZs into sub -TAZs (so as to allow for the annual compilation of data by various geographies, e.g. Planning Communities, as required by the Future Land Use Element and the Inter - local Agreement with the Collier County School Board). This resulted in year 2000 dwelling unit and population counts by TAZ. This also allowed staff to derive the ratio of persons per total dwelling unit (PPTDU) by TAZ - simply divide the population of each TAZ by the number of dwelling units in that TAZ. For each TAZ in which there were no dwelling units or population, staff assigned a PPTDU ratio from a comparable TAZ. Next, Comprehensive Planning staff manually reviewed all residential building permits from 2000 -2004 (roughly 15,000 permits) for which a Certificate of Occupancy was issued so as to identify the 2000 TAZ location of each dwelling unit(s). These dwelling units were added to the 2000 data to derive a 2004 dwelling unit count by 2000 TAZ. Using the PPTDU ratios, staff calculated the population for 2000 -2004 by TAZ, and then added that to the 2000 figures to derive the 2004 population by 2000 TAZ. This 2004 data is the base year data for the Build -out Study. Staff then reviewed each TAZ to determine the number of approved but un -built dwelling units, using Property Appraiser aerials, parcel data, and assessment maps; zoning maps; and, the February 2005 PUD list. For urban - designated properties containing 11 unzoned" land — typically zoned A, Rural Agriculture, staff predicted the number of dwelling units, if any, that might be approved via a rezoning, based upon the assumptions noted below, For properties in the rural area, staff predicted the number of dwelling units that might be built, also using the assumptions noted below. Staff did not re- analyze the Immokalee community, the City of Naples, or the City of Marco Island. Instead, staff relied upon the build -out figures from: the 1991 Immokalee Area Master Plan for Immokalee, Phase I of the Urban Area Build -out Study (1994) for Naples, and the 1997 update to the 1994 Build -out Study for Marco Island. Assumptions In preparing this Build -out Study, several assumptions were made for various areas of the County, as stated below. Coastal Urban area I. Assume EAR -based Growth Management Plan amendments will be approved to eliminate some density bonuses within the Density Rating System, and to limit density to a maximum of 4 DU /A in the Coastal High Hazard Area. As a result, all properties to which the Density Rating System is applicable and for which a future rezoning is assumed, assign a density of 3 or 4 DU /A — no utilization of density bonuses is assumed. 2. In the Urban Residential Fringe, assume density capped at 1.5 DU /A; that is, assume no Transfer of Development Rights from the Rural Fringe Mixed Use District. 3. For most properties for which a future rezoning is assumed, and for PUDs where the dwelling unit type is unspecified, assume 50% will be single family and 50% will be multi- family. 4. Assume PUDs will develop at their maximum approved density (with only one exception). 5. Assume properties designated to allow commercial zoning will be rezoned to - -- commercial, not residential. I oz. 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 Fringe Mixed Use District (RFMUD) 1. Assume four Rural Villages will be developed, the maximum allowed. 2. Assume the Rural Village to develop in the Receiving area on the south side of Immokalee Road and west of Wilson Blvd. will be the minimum size allowed, 300 acres. 3. Assume the Rural Village to develop in the Receiving area on the east side of Immokalee Road and north of Golden Gate Estates will be the median size allowed, 900 acres (the mid point between the minimum of 300 acres and maximum of 1500 acres). 4. Assume the Rural Village to develop in the Receiving area in North Belle Meade will be the median size allowed, 900 acres. 5. Assume the Rural Village to develop in the Receiving area on the north side of US- 41 East will be the median size allowed, 1400 acres (the mid point between the minimum of 300 acres and maximum of 2500 acres). 6. Assume all Rural Villages will be developed at the median density allowed, 2.5 DU /A (mid point between the minimum of 2 DU /A and maximum of 3 DU /A). 7. Assume the dwelling unit mix in each Rural Village will be 50% single family and 50% multi - family. 8. Assume the pending Growth Management Plan amendment (CP- 2004 -4) will be approved to create additional TDR bonuses. 9. Assume the pending Growth Management Plan amendment (CP- 2004 -2) will be approved to re- designate 232 acres from Neutral Lands to Sending Lands and Receiving Lands, located south of Immokalee Road and west of Wilson Blvd. Rural Lands Stewardship Area (RLSA) 1. Stewardship Sending Area (SSA) Credit Assumptions: 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. Stewardship Receiving Area (SRA) Assumptions: a. Assume Towns, Villages, Hamlets and Compact Rural Developments (CRDs) will develop at 3000, 700, 80 and 80 acres, respectively. b. Assume Towns, Villages, Hamlets and CRDs will develop at densities of 3, 3, 1.5 and 1.5 DU/A- c. Assume the mix of SRA type by acreage will be 50% Town or Village, and 50% Hamlet or CRD. d. Assume a total of 5 Towns and 16 Villages. e. Assume the dwelling unit mix will be 50% single family and 50% multi - family. 3. Development outside SRAs: a. For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12% Baseline development. b. For "Open lands" within the ACSC, assume 40% Agriculture and 40% Baseline Development. Assume no baseline development inside Flow -way Stewardship Areas, Habitat Stewardship Areas, or Water Retention Areas. RLSA BUILD -OUT SUMMARY SHEET Open Areas (not within ACSC): Acres DUs Ave Maria 4,995 11,000 4 Towns 12,000 36,000 16 Villages 11,200 33,600 Hamlets /CRD 26,115 39,173 Baseline 8,259 1,652 Agriculture 8.259 - Subtotal 70,828 121,425 Open Areas (ACSC): Village 500 (2) 1,000 3,000 Village 300 (5) 1,500 4,500 Hamlet/CRD (10) 1,000 1,500 Baseline 6,765 1,353 Agriculture 6,765 - Subtotal 17,030 10.353 TOTAL RLSA 87,858 131,778 1� [! 2000 Traffic Analysis Zones 419. �� -_- 7 430.1 ; 46.1 425.2 41.1 r 43 425.1 �. _7 .40 2 409 �- 382 _ .. _ 392 3. f-- 410 i II r I ' 909 1. 11 382.1 380 39L2 1 388.2 i I 412 - - - ---- I 401 I �. ,392 i � 3081._ 1__ I 401.1.392.1 _4388.3 � I i { 389.1 '3g1i 81 �. 400.1 397 '1 r 2\ 389 " 387 383.1 i 379 394 1 'j �79 84 372. 3.2.402.2 --r 195- yy1I390 390.2 - ou081,. 373 �T403.1j 402400 3931390I1I 387.1._'._ - 1594i�}-f- -{- i- '�--- 11 -� -4 391 ' �-1, F-✓- -� 216 396 29113 - 183��_ I�?.L_1 -..- 386.4 /yl, , --172-, I 1218 12154 213J -386.3 _ 1139', =� -� 177 238411 236_ 224'-223.j � j 158181 ` r. --� 117. 191 _ �7 j ;123 -169 -194,4232 4 81 -�5 723 1 722 227.2 356 .. 3.21___386.2 1_52 I 360 F�274 358 314.294�11f3052 306 4I 362.1 355.2 313.3 313..,x_ I �.,:-r 354 _ 309 357 -..3571 't. 352 347 343 343.3 4 ..�_ 29 38 3 °x1323 r6 228 - 28.328 r�, 328,: 351 -, - - -___ 350 348 0 4 8 16 24 32 Mile s Legend = 2000 Traffic Analysis Zones \q N yV k S GGE E. of 951 & Settlement Area fZGF Eaaf of CR -951 & Rural Settlement Area 111 TAZ 212 SFDU 289 EST. 810 DUs MFDU Total DUs 289 SF Population 897 EST. BID ' P MF Population Total Population 897 213 532 532 1,743 - 1,743 214 618 3 621 2,088 16 2,104 215 711 5 716 2,275 27 2,302 216 648 58 706 2,085 145 2,230 218 237 237 707 - 707 218.1 352 5 357 1,060 27 1,077 221 217 12 229 638 29 667 222 4,266 79 4,335 14.227 129 14,356 225.1 32 32 95 95 231 247 9 256 646 33 679 232 285 7 292 834 28 862 234 590 15 605 1943 36 1,979 235 299 8 307 964 14 978 236 435 6 441 1,426 23 1,449 237 946 2 948 2,875 2,876 238 249 249 782 - 782 238.1 337 8 345 1,058 29 1,087 238.2 30 30 94 - 94 239 201 201 519 - 519 240 297 - 297 915 915 241 193 7 200 618 17 635 241.1 34 341 109 109 390 2,774 18 2,792 7,397 89 7,486 391 1,478 1,478 4 629 - 4,629 391.1 26 26 81 - 81 393 974 10 984 3,014 48 3,062 393.1 25 25 77 77 394 1,593 16 1,609 4,707 46 4,752 395 615 11 626 1,808 31 1,839 396 1,218 22 1,240 3,676 106 3,782 398 1,254 604 1,858 3,115 1,107 412-2-2 399 2,217 1,206 3,423 6,167 2,211 8,378 400 1,287 1,287 4,066 - 4,066 slim 2ffi 191 2 326 4191 151 NOTES: SFDU = Single Family Dwelling Unit MFDU = Multi - Family Dwelling Unit GGE = Golden Gate Estates TAZ = 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, Buildout Study 2005 dw /March 2005 I�� RFMUD Rural Frinae Mixed tlna niatrt�r rocui in, 2000 :• DUs EST. BID POP, Populatioii Total Population 217 655 403 1 058 1 659 879 2 539 219 108 3 111 332 7 339 223 335 335 994 223.1 44 44 994 131 223.2 112 112 131 332 224 180 12 192 332 534 16 224.1 60 2 62 550 178 3 225 1 217 1 145 2,362 181 3 610 1 561 51 227 560 - 560 1 661 1 661 227.1 59 59 175 175 227.2 81 81 240 240 228 104 9 113 314 12 327 228.1 128 128 387 229 362 9 371 387 944 11 955 229.1 75 75 196 196 230.1 355 2,856 1 864 4 720 13 090 7 100 20 190 355,1 15 - 15 69 355.2 - 69 356 26 18 44 104 35 139 357.1 1 523 291 1 814 4 143 399 q Sqy 357.2 165 15 180 449 21 469 358.1 21 21 84 359.1 - - 84 360.1 38 1 39 152 1 361.1 20 20 47 153 362.1 - - 47 365 242 239 481 510 319 829 367 10 - 10 21 392.1 75 75 150 263 - 325 21 588 392.2 0 0 0 0 0 397 1 898 1 251 3 149 5 451 2 294 1 7,744 400.1 - 400.2 40 40 126 401 - - - 126 401.1 240 257 497 489 924 1 413 402 315 - 315 905 - 905 402.2 - - 403.1 1,138 1,137 2,275 3 495 2 653 6 148 403.2 _ $urn 121"2 1 8 131 19 433.1 Al 1 644 ..V , L J: SFDU = Single Family Dwelling Unit MFDU = Multi - Family Dwelling Unit TAZ = Traffic Analysis Zone Data should not necessarily be considered accurate for a single TAZ.. Prepared by Collier County Comprehensive Planning Department, March 2005. 2005Bui1d- outStudy- GGE +TAZs.x1s G, Comp, Buildoul Study 2005 dw /March 2005 I I C7 RLSA 111 TAZ 378 SFDU 32 KUral • DUs MFDU 3 Lands JL@warasni Total DUs 35 ArgA KL.9A SF Population EST. 1310 •O• MF Population Total Population 52 378.1 1 660 1 656 3 316 2 4 177 379 927 924 1 852 3 4 493 380 76 79 155 ="I 501 381 2 864 2 869 5 734 12 19 203 382.1 1 067 1 061 2 128 4 7 137 383.1 14 223 14 214 28 436 49 81.049 383.2 357 356 713 1,249 783 2,033 386 1,956 1,942 3,897 3,694 6,826 9 519 386.1 530 529 1,059 1 002 1,588 2,589 386.2 - 386.3 1,664 1,564 3,129 2,956 4,693 7,648 386.4 955 954 1,909 1,803 2,861 4,665 387 6,727 6,727 13,465 23,546 14,800 38,347 387.1 138 138 275 481 303 784 387.2 148 148 296 518 326 844 387.3 127 127 255 446 280 726 388.1 1,422 1,422 2,844 419-77 3,128 8,10-6- 3 88.2 1 041 1,041 2,083 3,646 2,291 5,936 388.3 55 55 110 193 122 315 389 3,823 3,823 7,646 13,379 8,410 21,789 389.1 390.1 445 445 889 1,186 2,19-9 3,384 390.2 2.008 1,626 3,634 5,355 7,646 12,9D1 392 1,623 1,547 3,070 6,331 6,704 12,036 392.3 607 607 1,214 2,124 2,629 4,753 409.1 849 1 849 1 699 4,065 2 848 6,913 419 2,989 2,983 5,972 15,443 8,617 24,060 421.1 8,688 8,694 17,183 20,208 24,828 45, 037 421.2 38 38 75 89 109 197 422 1,672 1,669 3,341 4,458 4,821 9,280 425.2 4,265 4,262 8,526 13,594 6,974 20,567 426.1 98 98 196 462 330 792 426.2 16 16 33 78 55 133 427 Z 407 2,407 4,8_14 11,370 8 111 19,481 430.11 1,205 1 1,205 2,409 5,690 4,059 9,749 79 1 0 772 1 1 '1., NOTES: SFDU = Single Family Dwelling Unit MFDU = Multi - Family Dwelling Unit TAZ = Traffic Analysis Zone Data should not necessarily be considered accurate for a single TAZ.. Prepared by Collier County Comprehensive Planning Department, March 2005. 2005Build- 0utStudy- GGE +TAZs.xls G, Comp, Buildout Study 2005 dw /March 2005 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -24 Section I - Exhibit 2 -B CIGM Executive Summary Commercial/Service Sub -Model September 2008 1 / 1 1 1 1 1 F F 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 8B 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 Ill n 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 Tyne and TAZ 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 2 NC* CC 2040 388 CC 2045 383a NC CC 48 11� Year TAZ Neighborhood CommKRe Regional 2045 355 NC 2045 421a NC 2045 397 C 2050 355 NC 2050 421a NC 2050 355 C 2050 421a CC 2055* Total 28 13 Need 33 14 Shortfall 5 aaI v.o x, 1lyllel aria Associates, inc. *NC = One Neighborhood Center, 1h NC = One half of a Community Center, 2NC = Two Neighborhood Centers, CC = One Community Center, RC = One Regional Center The categories of neighborhood, community and regional centers describe the commercial centers that serve the population. The size of the site and the market to support them was determined from an analysis of these commercial centers in Collier County. The CIGM demonstrates that the FLUE guidelines can provide 28 neighborhood commercial centers, 13 community commercial centers and 1 regional center. However, for the towns in the RSLA and the Villages in the RFMUD the spatial location of these centers need to be addressed as to specificity, in order to meet the needs of the market. The shortfalls have been identified to be in the Immokalee and Golden Gate areas by the CIGM. The commercial centers account for 30% of the commercial land to meet the needs of the population. As Figure 8 demonstrates, there is a demand for 45.5 million square feet of commercial building area at build -out for the study area and a designated supply of 17.3 million square feet at built -out for the study area. However, the Towns in the RLSA have designated large town centers to include commercial uses but not the amount. If an amount was specified, it could meet a substantial part of this shortfall. 499 M Map 2 Disaggrelzation of the Study Area into TAZs Q(, ,,, a.. r. N m r, y 388 TAZ with ID Number` O Study Area County Boundary -- Coastline - - °—^ Major Roads J This map is for planning purposes only and does not represent any commitment by Codger County as to its polities or resources. There were several sources of data used both public and private and! ColllerCounty, cannot attest as to Its accuracy orvaiic[y. Windle every effort was made to accurately depictthe information on this map, errors and omissions may occur. Therefore Collier County cannot be held liable for incidents that may result due to improper use of the information on this map. Please contact the Collier County Comprehensive Planning Depadment with any questions regarding this map orto reviewthe date usedto create it. ,%wce: Van. Buskin, Ryffel mid Associates, Inc. L� r, y 388 TAZ with ID Number` O Study Area County Boundary -- Coastline - - °—^ Major Roads J This map is for planning purposes only and does not represent any commitment by Codger County as to its polities or resources. There were several sources of data used both public and private and! ColllerCounty, cannot attest as to Its accuracy orvaiic[y. Windle every effort was made to accurately depictthe information on this map, errors and omissions may occur. Therefore Collier County cannot be held liable for incidents that may result due to improper use of the information on this map. Please contact the Collier County Comprehensive Planning Depadment with any questions regarding this map orto reviewthe date usedto create it. ,%wce: Van. Buskin, Ryffel mid Associates, Inc. L� t t t t t 1 1 L 1 i P OIOM Bulded YSF Numbm of single WAY MF Numborot.a.mity Me N, PI.NOyerYy Single hurdyendau9hamiy lddmVA 9ERm. Sdmda Number f eremenlary schoab Mid, ftV.ra Number Ff midde.shoos 4040 Schools Urban Resid 6ubdishitl Uegn R1111 Fringe UMn Cwil Fringe Runl SFIr ant •rea AtSA flfpUO Mtred Use fle[i4 btlue", bmeblw G.Itlen O.b Esed. O.O.E. Cenamfian NAPA TeRI 8ubdbtret 9ubdlNnol 6u60kh bf MR6 Jorge A.n. .11f 4pi O/MITep1 pie M Sebeeb 1308 2280 1712 3992 0 12386_1 4825 4648 65TJ 0 17124 4)09 10116 15119 1 2809 9598 0 3548 1 203689 4Po19 63800 162143 ) gem 12135 BWO 19115 3 524 385 Al. 1304 0 1165 0 0 0 0 211'84 10361 10395 A)38 1 04241 25392 0 }5392 3 50048 12] g RT 0 641119 697 514 1111 0 12967 88859 88859 201818 9 EYm.Aer.. MRd Beho.b 0 0 0 0 10 1 12 f 105 7 46 3 0 0 0 0 57 1 65 1 G 0 0 0 304 q Mitl. Aae. 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OhpYl Ob.n 6 9 Aere. there ObYen 7E400 114000 FT' 34 II?- YSF Numbm of single WAY MF Numborot.a.mity SFMF Td.l Single hurdyendau9hamiy lddmVA 9ERm. Sdmda Number f eremenlary schoab Mid, ftV.ra Number Ff midde.shoos 4040 Schools Number of high schods Rel.11 PI Rdail W 8dng 11. arm mim Rf OR. buiidng boa area CommemwfFT' 0 burmdmia,.rd Mr. liver arm 34 II?- Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I -25 Section I - Exhibit 3 - Inventory of Approved Planned Unit Developments 2009 vO Iri 11111 M, I NEIIIIIIIII bill 01111 111111011 111111-11, U ME 11 1 1 111111111111 loll I HIM 111111 IMMIR1111 L6 I 1 11 IL IN ISLIN111 HIM III III U1 INN MLLUM ME CKK KEE 119 HICKEEK, Ill Bill Il HIM Ill EEE IEEE Es 111111 9-11 1, Bill - _--�--_-- -- IT" 711 t7, Iff Mi - _--�--_-- -- 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 7-1 20 21 22 26 44- - --4 LEE 1, HENDRY 29 28 27 26 COLLIER BRO R D 32 33 34 35 36 MONROE 4 2 5 . .... ..... 12 12 7 341 Is , 13398 14 13 18 17 OC) E6LROAD- 2A 20 23 24 Zr 26 39 ® ` 31$ 35 A is: 2 1 218 3u 21 214 1 1% 19 20 ;21 22 30 29 28 ZT 31 1 32 33 4 390 17 is 20 21 2? 28 391 NUMBERS W31 32 33 6 213 1� 4 5. 3 10 15 22 27 a] 1QI,--:-- 12 7 z 236 235 234 0 tt 12 ----------------------- 11 14 13 '191 I _ 4' . _ 17 14 13 17 -A fj 24 19i 20 21 22 23 24 !q --- - ------- 2 -- 5 - 29 28 27 26 25 2D Y 3U T 35, 38 32 33 34 I, LEGEND - • r-= RANDALL BLVD GMPA SITE —t7 T MARKETANALYSIS AREA PRIMARY TRADE AREA 2 4 SECONDARY TRADE AREA 1=1 EVERGLADES BLVD k IMMOKALEE ROAD ROAD NEIGHBORHOOD CENTER GOLDEN GATE BLVD I EVERGLADES BLVD NEIGHBORHOOD CENTER GOLDEN GATE BLVD \ WILSON BLVD NEIGHBORHOOD CENTER l---1 LAND SECTIONS Feet 34120 ZIP CODE AI 0 3,000 6,000 --- DAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 RANDALL BOULEVARD GMPA DAVIDSON PHONE (239) 434-6NO FAX (239) 434-6084 WPANY 10. NO. 0000906 MARKET ANALYSIS AREA OVERVIEW Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -1 II. EXISTING LAND USES 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) -- 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 -1, C -2, C -3, C -4, and C -5 zoning, as well as PUD commercial, in Collier County. A list of applicable 2 -digit designations from the Collier County Property Ap- praiser and Florida Department of Revenue (DOR) land use codes is displayed throughout Section II to identify and describe inventoried land uses; all relevant data is reported by Traffic Analysis Zone (TAZ), and by commercial land -use desig- nations in effect in Collier County at the time of this 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 II -4. These designa- tions are taken from the 2005 and the 2007 Commercial Land Use Inventory. 1� Q E E U P 6 i U L G 7 E 0 U O! C .0 N a RI N d E' N d _ y d _ d W �i d d N! f ai d y W Z m� f y U N W ") y 0 « a Ei 9 f G N fo W y W e F d N W y Z W a� 5 d a y 0 � C � EE Z � W 6 C 2 W E d r E z E o a U G � G w J R J a O U N f � OW f N !m N n ♦ t D� f A A V N O m O N Y] O W W �- N fV f0 N N N P M M m m!f qq P OlmOmtP+J� W NAP V �- N10mmY'> W h�N [DN N lD NNN QMM N Y] N N N O W Ap f D W W aq�qTT m r OOONi� b i O1Nfl �ONN O ROM N f n N (p W— M Y f W W N fn m N o r M a o n W m fn N m W P P m m O:i N N N N W M N W m M A r m O N C6 n O N fA N N N P M M N W N m m m M� V P 1f] W Q! fpp m m n O f OI A P W P Um mmb r 1 3 H N N N C fA9 M' P N N f f ] N P P r OI A N P N V h N f ft) N N N P M M N f APmr oel°n i m fNOmm gPr17iAN rno < W Prm W P NN f i h NNNRfA'!fW`i' < C j tr0 O m P N Nm O n P N s a r oolri Pffpp j Hire r V NNNNPt'1 ti! N C r P ymmd�� f0 m m M m N Oi a m.- af nfpp m N N W P O p� mom Q n P P N r N A W m m A O O Y 1 P m 1 O A fOfyyl IYIN�NPNN'm`N Y IfNffNWNMNN'm'N M N lO e- P W m N W M1 N W fA r o Pminmme onimvr W � W �N r N N J E N " «U101i� myy� o mmz z z� 1i Z v c o d c 2 fqU W U' �K�K �in V E Z NUWU����U_m S 0 M a Q n 7 D 7 V A V D l J J J i I 1 I yd j N y «m N W _N p O N y N + Eee � N m y N M a g N N d d y « E8 v y � O E$ � N d °Q I q g 8 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 (PUD) inventory, and zoning maps. Metropolitan Plan- ning Organization (MPO) documents provide additional information on each Traffic Analysis Zone (TAZ) located in planning communities. Section I has documented that non - residential land uses located in the study area will be supported by a growing area population estimated to increase by 28,506 persons, or 143.72 percent, between 2000 and 2015 (see Table 1.01.1). Planning Community populations as of April 1st 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 underserved. 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. I�ig M Randall Boulevard Sub - District Market- Conditions Study Exhibit L /Page II -3 Section II— Exhibit I 2005 Commercial Land Uses: Corkscrew Planning Community District Rural Estates Planning Community District and the Urban Estates Planning Community District 150 �5l _ Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page 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 County Commercial Land Use Category 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 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 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 County Commercial Land Use Category Feet Total Acres 10 "Vacant' 0 1,084.57 11 Stores 33,475 5.55 14 Supermarkets 62,516 7.00 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 0.00 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 0.00 35 Tourist Attraction /Permanent Exhibits 7,478 2.96 39 Hotels, Motels 337.940 1962 . 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 153 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I1 -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 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). ' 5� 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 System, and two - digit numbers refer to Collier County Prooertv Aooraiser'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 1 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 11. 155 w Y 0 o a In N r r It d N N 7 d c Q N 0 N C U N U a � ° � > c t6 ; o o O O Q (p c N 0 0 0 0 R m N a n r N 00 0 O O 7 r N r N r v n N N N d CL CL CL 0 0 0 W M r O M v n r O M M C& CUt^ a O p O N m ao M r .- d' 0 0 0 00 m O N N CO Q Q Q Q Q c rn M o uN M N O O (p m O N N CO M N N N N C LL i 3 a� L U m Y c o L U U 0 a o 0 0 0 0 0 0 00 ° ° ° o 0 C6 0 co N O O W cu N N N N M c c0 U 0 CL J X X r m m u� co co (D W w O N N Z) m N m N m N row N N co N �o = 4 f0 L ok• N O C G 0 co r co co co co Q V C Q- v V v c N X> = o _ — z 0 c y �� Q 7 T Q `- N O N (O d 0 tt- (D c N Q ) L U E to F + `+ 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 System, and two - digit numbers refer to Collier County Property 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 1 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. 1 C51 C0 w H Q F f i Of Ql N A l0 N t0 O r N m m M M m rn rn M M M M N N r r r M p p N N N p ❑ 3 N'. as r O as 0 Y m Q x a 0 0 @ v U p J � �a v y M 1- C tr p0 a� v o d r H a m �o @ o 0 ON U F- N w N C) p c aay vw c c v a m m o d' Me M f ❑ 7 a 0 O d p a @ N U 0 0 n °O O (O ro l0 N t0 O m m M M m rn rn M M M M N M N r r r M M N N N M O d 3 N'. p > N N r O N NNN = O r fp M w 0 Y m Q x a 0 0 @ v U p J � �a v y M 1- C tr p0 a� v o d r H a m �o @ o 0 ON U F- N w N C) p c aay vw c c v a m m o d' Me M f ❑ 7 a 0 O d p a @ N U 0 0 n °O O (O ro l0 N t0 O m m M M m rn rn M M M M N M N r r r f 0 N N N N N M N N N N N N W y ' yop ap I A v d d d d d M N N � N A � _ 0 r O 3 N'. - 7 N NNN = N M w R ¢ y �KKf/i V KM �fo'r -o °o °oomomimvoioMNNnfnoOOin vOirna �rvNi atOOh � p Opp ❑ O p O p p❑ p p O p❑ p p p p p p❑ p p p O p❑ p❑ aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa U m_ U U U U U U U O D U U U U U U U U U U U U V U U U U U U iMiM »»iir »i %>i Randall Boulevard Sub - District Market- Conditions Study Exhibit L /Page II -7 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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 11. `rD 1 k.. 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Q A d c � Q R V H m C LL N (+ R M W R a Q1 c co CL 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 System, and two - digit numbers refer to Collier County Property Aooraiser'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 1 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. YW� W a F U) V & C ul � d C'I (V 0000'- � OGOO� C M ?�000�000�0000� aaaaaaaaaaaaaaa Q >» > >N °i�iii O z J M w as U QUOLL C7 = --; W Oaaa�v, U U O U 7J U'G U TJ U U U U U U A A A N A A A A A A ry A A 1 A� N A A A aO (N N N N aN aN aN N 10 a a _ N N_ INO aaaaaaaaa Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 n`n`a n``n`.5 a`n`an`a L L L L L L L L L L L LL L L L 'C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 zzzzzzzzzzzzzzz M M M M M M M M M M M M M M M m m rn m m m m m m m m m m m m- N N N N N NNN N N N N N N N N 41 N N W c0 W M N W W of o� N of Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q m 0 wwwww`w wwww `w www� o �SMinnrmmorN�or�o rrr M 000000000000000000❑ 7 7 m m m a �» m aaaa m aaaaa a a m aa O a c 0 �O U z m `o U J O `o `c A U � N U) 0 N G n 0 0 0 0 0 0 0 0 J J J J J J a J U U U U U U U U a m m m m m n m m Y ` A A O O A A A A A A N A O O J J J G O. 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L Am AU >,jaa as =-a yESEw�a= _==- - -__'� t9 U 1` 8f2-0 m 3 = 7 A IY C I- C N Z 7 7 O O a a a '� o� E��Uaa Cf ^n ^�w V C' E N f0 r .6c; M M a �o O T _-_-O -_O O - _ -_O - O -O -O O-m V -6 w N N N N N N N N A N N N W N N N 1A N N N N A m N N N y N A A A A A A A A A A A A I A L L L L L L L L L L L L L L L ma aaaaaaaaaaaaaa (O N A N N A N N N N N U N N N N N N N N N N N N N N N N N N t` A A A A A A A l0 A A N A A A N �aaaaaaaaff aaaaaa Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y C ry y d A A A A N A N A N y y N O W N A N d O A N N A A N N W N Fu (J UUU UUUUUU UUUU C N N N N N N N N N- 2 N N N N a r r r��nrn-nnr--nnnnn M M M M M M M M M M M M M M M M 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 NNN N NNN NNN N N N N N N N N N N N N N N N N N N N N N N c0 W N W W W W f0 W W N m N W OJ W Q Q a Q Q Q Q Q Q Q Q Q Q Q Q Q wwwwwwwwwwwwwwww Randall Boulevard Sub - District Market- Conditions Study Exhibit L /Page II -9 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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. \�s OOOI O�OdNI GCI OfO Ci 1�.- .- N�00)�I <'CI NNMdOQ�(VN�I�I�NUJONCOp�p� Comm D D 7 m aaaa c rn ro U ('i O(O° O O O m m N G N d D D w D D O aao i °oo3D Z 10- ° o o E _ c 0 E'm C t r 0 C C) 0 0 45 O O O Q Q O O W N N N N y y y M y N t0 N N 10 L L L L L aaaaa N N N N N N N aaaaa U U U U U > 7 loo oaaa k Mn ;z F- n M M M M N N ON N N (O (Omm N N N N m m m m d d d d MMMM d 0 wwww, DDODODD D D D n n n m aaaaaaa c ( cp C C A c 0 pj IR o o O-- o v M J � o � C W � w D y N aayi^ a N M d N( O m `0 0 0 0 «o 'o 0 J J J J J J O y y y y y y 0 0 0 0 0 0 0 E E E E E E 0 0 0 0 0 0 0 tUUUUUU O N U1 N N N 41 Z 2 2 Z 2 2 O N UJ N N N N 0 y y N y y y �aa`aa`aa` mmmmmmm °N mmm N N N N N N N N N N N N N N I m m mmmm m I d Q d d d d d 0 Q Q Q Q d d d d wwwwwww° V N N O cq D O O O D O D D D O aaaaaaaa m a UUUUUUUUU NCtp d O tC0 N U 4 (J U U U O O d O i M i J J>- d N o U O O N! 0000000000000000 00000 7 7 7 7 7 7 7 D aaaaaaaaaaaaaaaa aaaaa O D U U tOJ U U V O J U U N I O N O O O O N N (O I I N O O O O O O O O O O O O O O N p 0 0 0 0 0 �I m�mmmwmmmmmmm��m N f N N N N NNNNN N' N I l0'l N N (O+J M M M M M COJ M (O') M M M M m c LL y cc w W C m Q J U SS U U U _i _ 6 16 y VT C 2 2 2 S S = c c c c c J 0 0 0 0 0 D N y y y y 9 y y y y y n m rn o rn m d Q Q Q Q C] M (h M M N I N N NNNN N N N N I N I N N N N ... N N N N N N N N v I vvvvvasvvv I v I vvvvvvvvvvvvvvvv k°dvvvvv i 9 ' LU WW m m `0a m mmmmma r� ( mmmmmmmmma w= wwwwwwww� w� uiwwwwwww wwwwwwww= 1 l�� D D U UTJ FJ m A N m F N H F D D adl N N .N+ VOi tNli � N M y y N N 0 0 0 U D 9 p op a D U D O O O D d T '�01 EEEENNN > O N G N F y Q p ry g o 0 0 o N N N 2O2 - JJUOOUaaa c m N N N N N N N N c O O 0 O Y Y Y Y Y Y Y Y � 0 0 0 0 0 0 0 0 0 0 v o 0 0 0 o a o 0 0 na n`a n`n`n`n`a`a N N N d N N N N N d 0 mm ommannaa 0 o n n a a a a n n a � 0 �aaaaaaaaa m 0000000000 M m m m m m m m m m m �I m�mmmwmmmmmmm��m N f N N N N NNNNN N' N I l0'l N N (O+J M M M M M COJ M (O') M M M M m c LL y cc w W C m Q J U SS U U U _i _ 6 16 y VT C 2 2 2 S S = c c c c c J 0 0 0 0 0 D N y y y y 9 y y y y y n m rn o rn m d Q Q Q Q C] M (h M M N I N N NNNN N N N N I N I N N N N ... N N N N N N N N v I vvvvvasvvv I v I vvvvvvvvvvvvvvvv k°dvvvvv i 9 ' LU WW m m `0a m mmmmma r� ( mmmmmmmmma w= wwwwwwww� w� uiwwwwwww wwwwwwww= 1 l�� D D d a D d 0 U D 9 p op a D U D o D d T > O N G N F y Q p NC 2O2 N U1 = c O O 0 v C mDO 0 U¢l QY$!OF 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 C N N O> cD (D r ar O J JJJJJJ e- N N N M M M O �I m�mmmwmmmmmmm��m N f N N N N NNNNN N' N I l0'l N N (O+J M M M M M COJ M (O') M M M M m c LL y cc w W C m Q J U SS U U U _i _ 6 16 y VT C 2 2 2 S S = c c c c c J 0 0 0 0 0 D N y y y y 9 y y y y y n m rn o rn m d Q Q Q Q C] M (h M M N I N N NNNN N N N N I N I N N N N ... N N N N N N N N v I vvvvvasvvv I v I vvvvvvvvvvvvvvvv k°dvvvvv i 9 ' LU WW m m `0a m mmmmma r� ( mmmmmmmmma w= wwwwwwww� w� uiwwwwwww wwwwwwww= 1 l�� Randall Boulevard Sub - District Market - Conditions Study Exhibit L /Page II -10 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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. �6 S V V c C 0 0 as cpc° U U > > O O n m m = 2 2 0 0 0 .vi mmm °o, c N C a -i=c U > 0 0 D a a T s C 2 a 0 m N N N N mm IQ Q Q # 00 Q Q(°N mmQNmO 0 0 0 0 0 0 0 0 0 0 0 0 0 »nn»»S »> aaaaaaaappappappaaa Im o m W" r o 0 0 0 0 o n M N NN �- � N h co y y N n ~ � O O A N n W F CL o tl M Z N F- F VIZ y J J J J J J Y O M M ... M Y L L L L L L y F- D A W W as a aaa y,� j % NCO C7 T T T T T T E M A A A A A A m a3i N m a3i a3i V 00 d � 0 oI M 0a a U' U' V' U' C70 0 a? n A A A A o. n o.d y E E d mm m A A c N A A c c c Z Z Z Z Z Z 6. V U U d Q Q mmmmmmmmmmmmm r n n n n n n n r n n n n (O N(O (O (O (ON (O (O (O (O tOm N N N N N N N N NNNN N m m m m m m m m m m m m m Q Q Q Q Q Q a Q Q Q a Q Q M M MMM M M M M M M M M d wwwwwwwwwwwww� OO ppOOO N Qnt? O o 0 0 0 o m n m V OOOOOOOM O�Y. 0 0 0 0 0 0 0 0 0 aaaaaaaaa tCp C C C C p C O N N N U U U U U U n N M {O >>>>>> N ^ N a m o'I Qo mOn'mi N M m M N I 0 0 0 0 0 0 0 M M M aaa daaa cititi M O M b C c C^ C C h r N n N (° W N U U U h U n N E >m r I 000000fcmM I o mm N N N 0 0 0 0 0 0 0 0 n a R a a d 0 0 0 O a-2 - 2Eaaaa a° C n r U- W d C_ C O C_ A T A A a S> 5 > >_ C C � > C c T > > > > X > > N. U U U U U �a� M D` � .J - T y y y y fA y y y y a ' 12 C-2 m mm A N N A t0 A U aci aci cold c a'a'c c c c c c c c c c m c > s- » » > >> 0 sr a) N N N 0 E a a) N A N 76 !a tO A N 10 A 6 �- N a1 W aJ al N al al y y tO A A 10 A A j oa 0 oo °OO °o y y y y y y N y y aoa�va a-°v A A A A A A A A A 0 0° o 0 0 0 0 o c o c_ M (MJ 0 0 0 0 0 0 0 2 A o m U0 UUUU V UUU F UIL- mmmmmmmmm mmm mmmmmmmmm I mmm mmmmmmmmm) mmm NNNN NNNN N N N N r o 0 0 Q m U 0 U FJ U U F f H f c c c c U U U U va; ul m A A A A mmm m > In � ) > > 0 (n mmm m ���t� I N M � _ r ° U v � A F h N Q n N M yw3 vi fo vi N N N c c c y w d y a1 A A A W W W alw u; c 7 UA C C C aoo V° 0 0 m m m mmmm I mmm N N N N N N N i m m m m m m m m m m m m m m m m QQQQQQQQQ QQQ QQQQ V n r r r n r n r r« N N N N M MMM ��-. M M M M M M M M M a y I nwwwwwwwww� wwwe wwww0 D no # # # M. Q Q Q M y 0 17 �N M n O n m MQ 0° M O m n W 1� N OO ttI .j O d 0 0 0 0 aC) aaa c C n r U- O O > — � � I o � I 2 0 0 Q m mu c U N U- H � ° 0 m v a f' lL W 0) N 0 �a� M .J V 0 U aci aci y U U O m a co rn c c aaa acs oa 0 oo °OO °o Q U M M (MJ m N N I N N N Q Q Q Q Q Q f[J ^ VJ r I 0 al 7 w M n D # # Randall Boulevard Sub - District Market - Conditions Study Exhibit L /Page II -11 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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. b�4_1 rn W e J 4 (" Q a W� IL r m m N N N N 0 oc_ o m m m M m m o H cyimm e� N N O O N N 0 7 a C O U O 0 � 7 a N a d s c n °o O N 0 0 0 Y? N W N Q N Um 0 M�N�-�NOQW VtV �-G 0000000000000 D 7 7 7 7 7 7 0 D 7 7 7 7 aaaaaaaaaaaaa N C N O D U U U U U N r O O O O O O N V r r 000000m rr me 000000000 7 7 7 7 7 7 7 7 7 i aaaaaaaaa C C C C C C O N 1W0 n U 0 U U r @ @ @ @ @ m N n Y) Y: » »» M O N N N N O O O O O O N I O O O O O O W N W N M 12 O D D D N @ N O h p U U U N w a o 9 a a a a v m �Vl 000 i.� T J %ii 4 (" Q a W� IL r m m N N N N 0 oc_ o m m m M m m o H cyimm e� N N O O N N 0 7 a C O U O 0 � 7 a N a d s c n °o O N 0 0 0 Y? N W N Q N Um 0 M�N�-�NOQW VtV �-G 0000000000000 D 7 7 7 7 7 7 0 D 7 7 7 7 aaaaaaaaaaaaa N C N O D U U U U U N r O O O O O O N V r r 000000m rr me 000000000 7 7 7 7 7 7 7 7 7 i aaaaaaaaa C C C C C C O N 1W0 n U 0 U U r @ @ @ @ @ m N n Y) Y: » »» M O N N N N O O O O O O N I O O O O O O W N W N M 12 O N r co @ N D D D D 0 h 7adaaa0on0 N w a o 9 a a a a v m H � T C %ii n TMN0 (n rp x v 6,6 qq_ m m@@@ �aoam�a; C r N U in N N N N N N N N b "o '@aac 2Yi U — U U O N a o a v @ � W y k@~ V N H to z W N yyC T�� ry Try C m C N C W C CN N C CN c 3D� 5 5 5 5 5 5 5 5 5 M M a N N N N 1n N 7 t 7 7 @ @ @ @ @ @ _ F 7 7 @ 79 @ @ @ @ @ m @ ' N W W a a a a a a m N m m m U a m d v m m m d m y (� 0 (� j m m l0 m N m N 0 @ 0`` @ m @ N @ @ mmm @ @ @ @ @@ m m m@ a a m-�mmm m m m m m m m oa"o "oo ooa a N N d n m m O O O O O O Q O O N y N N N N N N m N@ N N n a n n n a v m E E m m m @ @ @ @ @@ c d@ @ c a m m m m m m m m m m m 0 0 0 0 0 0 0 0 0 z z z z z z a U o U m¢¢ U U U 56 U U U U mmm W W mmm W W m m W W W W W W W W W m mmmmmmmmm n n n n r n n r r n n r n I m m m W m W. M W mmm m mmmmrnmmmmmmmm rnmrnmmrnmmm avv a eeeeacooevvvv oveveevae O' O' NNNNNNNNNNNNN � N N N N N N N N N '�' nnnrrrnrrnrrr nrnnrrnrr$ o wo wwwwwwwwwwwww� www ww w ww wO N 7 N 7 7 7 7 7 7 7 7 7 7 7 7 7 N 7 7 7 7 7 7 7 7 DO W m O r e W m m W m n W w M r 0 V Mom Own Wm mMmr fp MO r N N Y) O O OD M N r n N O N M M M M aaa aaaa UUU aU U n! A h U U U N U r N m U 0 0 m r N i 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 System, and two - digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida De6rt- 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 1 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 Il. 4�� d O Y7 M m M N O M VJ 000000000 nmnnDDnnD aaaaaaaaa C m m O M N m U N-- O N N W e' OI n n r N 01 0 0 aap00000� ��aaaaaad UU aacc c'E c`c °' cc a�om a>mmU y a c c a v Y a c c c c c L r 6] N O N M Cf) iJ rJ Fl - 6 M N N e U m � m � 0000000000 aaaaaaaaaa mmm N N N �o N N N N N N N N N N N N . . . ¢.aaaaa N N N N N y y y N . UI Ul N N N N N N N N N W N N f0 N N N N N zzzzzzzzzz n r r n n n n r n n m M M m m m. m m m so co co mm mm o�om N N N NNNN N N N rn w rn rn m rn s rn rn m e e e e e e e e e e V �O N N �O 10 m i0 N IlJ r W W W W W W W W W 'D D D D D D D D D J M N m M M mp Oi O N M m re-O m N m O O O10 001 n m N W m N O M m M N m W M O1 p� m e mN me � W r d; OI INN n OMOOe N Am O N.-m �O YJ «mmm Omr mr r m �n RI F O D 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0❑ � O O O D U U U 0 0 0 0 0 0 0 0 7 � 7 7 7 7 7 � � � 7 7 � � � � � � � 7 � Q a 7 � 7 U' C7 U' U• Q Q Q 6 � � � � � � � � a a a a a a a a a a a a a a a a a a a a a Q a a a a a a a a a a a Cm') m m m U U^ M e e 000. -�n iiJmm01 N M O r m n e O m O O O � N CNN O O W O O e W U YJ U (O V t0 I� N N�% N% N 'V N m F d � c c 0 m as m m y d in m y m 5 ' w _5 T N � rev 00 (0 c c •'� as yam i d N N 0 Q m N N e>> �� U Mh O on mmMln'I r v OOQ N Lid Z5 v v m m mmm mL° i° t9 '�emmm wFr. «FI- C7U `o m 0 o v Z u uZ5mm -� N C O mm a t� 6C U F F F W N e ' N 10 t0 10 IO N N 10 0 0 F TJ _ c = nnnnnnnn¢nnnan�'a» a d d m w w m m d m w w m m v m m �OOYY_¢ F-000 Oy�U� m w p X K fX M X W K¢ a�¢ W� N m ow N N t0 N N I` 0 N �O f` ` A f` m (` A N N C C �n �n O T N w N N a Y Y Y Y Y N N N N «O «O Ua d N m N N N N�� d d >� >d >> C C C C C C C C C C C C C C C U U O O O 0 J J J J J L3 ib c coo0°D O'to io ia000 °o,U arnw >> d 61 O N N N N N O O U1 N N N N>>>> O m o M e J J J O O O O �? U nrrrnrrnnnnnnrnrr�nnrn�o�nnnnnn mmmmmmmm N N NNN N N N N N N N N N NNNN NNN NNN NNN NNN N N N N N N N N N N N N m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m v v v e e e e a e a e e e e e a v v e v e e o e e e e e e e e o v e e e e v e e v e 1� 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 System, and two - digit numbers refer to Collier County Property 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 1 66 Orchard Groves, Citrus, etc. 88 Federal Government 91 Utility, Gas & Electricity, Telephone, Water /Sewer Service, Radio/Television "Miscellaneous" items are listed fdi reader information only. "Other" code items will assist the reader in identifying land uses not subject to analysis in Section II. bA \ CO,k mo�CooDry °m�`mmmr'o°oa . .- '$mw(1"0gN . . . . . . . . . . . . . . . . . . . . . . N M COO O O O O Q D 0 0 0 aaa aaaaaaaaaaa aaaaaaaaaaa M r V O (D N N M m r m NC O O< O M N r U P O N W N t 0 A h U r (O c 0 M f ai l V M M N W m r N .- > �O LLJ N t0 N OJ M N OJ t0 M of OJ OJ W M OJ M of OJ OJ CO of OJ � N of VJ O M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M on 0 ❑ c oo°aaoaaDoa »a � a� aa„aaaaa u,a� N m T N N N W N T N U N JM N M V of mom o 0 0 m o 0 0 >_ --- ry Via' C6LLLLLLLLLLLLLL -_ -UN NU N Ngo 2 U CD J J CJ J J J U V@ N N-@ 10 N 1` t` 00- (� U d m� o H HI t =F=1 -h N N N N N N N N S m rm .m . `~ x g 0 2D D D D D D m d U U U U U U U U U U U M r - - - - - - - - - : 0 Nam Z.Z 2�2`2'z`2`2`Z`Z`rn�c c'c 'ccccc2cy � N m T Y U U U U U U U U U '6 N - - Y vcv me a�ccmc v m m 'n -2.2 :e :� a 'n a 2 .� c c c c c c c c c c mEEooc wOwQw'°°voaw`c" »y > > >>y »ao = 6= o n c am c c c c 2 fn In � F J»» »> W O t O N N N N N N N N N N N N N N N N N N N �- � -e- m m N W� � - W • W W W W aMp aOD (00 N •-�-• -•-�-N NN � �-��� -� OJ W M M OJ N OJ N OJ OJ O M N N N N N N N N N N N N N N N N N N N N N N N N N NNN N v v v e e v a o c v v c a a a v v o v v e o e a a a v a a ` -IE U) 0 0= 10 R V M A � a X NW C N ow CL L = Q � C M M J L dw o (n,V 6 �x> N O � wor rn N Q CD T O M da a R d VF-01 C M �t R N o; (0 a m c W D \13 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 `rt � MI5 Randall Boulevard Sub - District Market - Conditions Study Exhibit L /Page II -9 1 �D Table 3.03 2007 Commercial Land Uses Corkscrew and Rural Estates Planning Community Districts General Summary: Study Area Land Square Use Collier County Commercial Land Use Category Feet Total Acres 10 "Vacant' 0 229.93 11 Stores 32,847 11.64 12 Mixed Use (Store and Resident) 48,100 0.66 14 Supermarkets 0 0 16 Community Shopping Centers 20,356 2.55 17 Office Buildings (Non - professional, one -story) 0 0 18 Office Buildings (Non - professional, multi -story) 0 0 19 Professional Services Buildings 0 0 20 Marine Terminals, Piers, Marinas 3,235 5.30 21 Restaurants, Cafeterias 10,500 1.00 22 Drive -in Restaurants 3,136 9.24 23 Financial Institutions 0 0 24 Insurance Company Offices 0 0 26 Service Stations 0 4.24 27 Automotive Sales 0 0 28 Mobile Home Parks and Parking Lots 7,159 5.48 29 Wholesale Outlets 0 0 30 Florists /Greenhouses 3,454 3.57 32 Enclosed Theater, Auditorium 0 0 34 Cultural and Entertainment Enclosed Area 0 0 35 Tourist Attraction /Permanent Exhibits 15,090 0 39 Hotels, Motels 193.311 17.57 Grand Total 337,188 291.18 Non - Residential Land Use Inventory: 2007 Comparative Analysis Population Commercial Square Feet 2007 Square Feet Per Capita Study Area PCDs 38,948 676,512 17.37 Urban Estates PCD 37,981 2,383,736 62.76 Unincorporated 294,289 25,952,416 88.19 Collier County 1 �D Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -10 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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. YAq ...._' 0 00 D 0 ti O O J S # m O O O N_ � M LL t�tp� N h N N N N LL U U N U U % > � N J 0 0 0 0 0 0 o vi m 1 9 z 3 a N N i e e to W L1 w N C � �. +!!yy+������ � N � N � f �.i V Q e U 4! ? U wil ❑ D a X000 O ❑ D U a` 0 M M U a a a a a a a a a a a a a a a a a a a a a a a a a a a 0 0 0 0 0 0 0 0 0 0 0 0 C C C C C C E O 0 0 0 0 0 0 0 U U U m m m m m m m m m m m m O O O O O O O m m N m W m m m w L � � Q❑ w -� m Q w C? N M V m b N U U H N F 1- I- n H U U U U U (D T a m C7 U' N N N N w N N C7 U C7 (7 U' g 7 U U U U U U 7 F- ❑ C7 0 0 C7 of T E E E E E E E 2 E 2 E E m m t5 t5 t Z m` E E E E E E E '- N N N r a v v v v v v F N W N M N M W l0 10 N l0 (O W l0 1O (0 N N N N N N N N N m m m m m m m m m L L L m m fit m m m m t L L L t .0 L L a a a 0 m 0 a a a a a a a a xxxxx=xxxaa'axxixixxaoo ' aaaaa 7 7 7'7 M M M M M 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 e e e e e e e e e e e e e e e e e e e e e e e e e e e N N N N N N N N N N N N N N N m m m m m m m m m m m m m m m m m m m m m m m m m m m N N N N N N N N N N N N N N N N N N N N N N N N N N N ICI X f6 LL 3 m U m O Z LL LL LL w LL LL w w LL LL LL LL LL LL LL LL LL w LL LL Ii LL LL LL r N W W W W W W W W W W W w w W W W W W W W W W W W W W W W W w O N K LL' K m m it K 0' a' w w K m Kn: a' K m w m w of K K G r o 9k # # # # # # # # # # # # # # # # ik # O O N V M O e t0 m {{Opp � N�pp N N m N N m mm N 0� O O fmp � O N m O N �o n r r np 0p rpp rpp mp o o m mp mp mp m mp w r r r r r r � o S N �npp ( ttnpp G �p i � cp tp m tmp (m0 lmp m 0 Q+ ( i i t � (p (O rn m rn m rn rn rn rn rn m m Omi tD tD t0 (O m m m rn tmrnD m � � m aOD 0 0 mm 0 e e e e e e e e e m m m e e e e e e e m m m m m m m m O O m Ol e N N W e u) O e Mir m m M O e m O r M m h m N r m Ut N n M m m O ❑ D a X000 O ❑ D U a` 0 M M U a a a a a a a a a a a a a a a a a a a a a a a a a a a 0 0 0 0 0 0 0 0 0 0 0 0 C C C C C C E O 0 0 0 0 0 0 0 U U U m m m m m m m m m m m m O O O O O O O m m N m W m m m w L � � Q❑ w -� m Q w C? N M V m b N U U H N F 1- I- n H U U U U U (D T a m C7 U' N N N N w N N C7 U C7 (7 U' g 7 U U U U U U 7 F- ❑ C7 0 0 C7 of T E E E E E E E 2 E 2 E E m m t5 t5 t Z m` E E E E E E E '- N N N r a v v v v v v F N W N M N M W l0 10 N l0 (O W l0 1O (0 N N N N N N N N N m m m m m m m m m L L L m m fit m m m m t L L L t .0 L L a a a 0 m 0 a a a a a a a a xxxxx=xxxaa'axxixixxaoo ' aaaaa 7 7 7'7 M M M M M 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 e e e e e e e e e e e e e e e e e e e e e e e e e e e N N N N N N N N N N N N N N N m m m m m m m m m m m m m m m m m m m m m m m m m m m N N N N N N N N N N N N N N N N N N N N N N N N N N N ICI X f6 LL 3 m U m O Z Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -11 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property Aooraiser'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 1 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 11. �1 r fm 0 W W W W W W W W W W W W W W �j j O W W W W W W W W W W W W W W W W W W W W W N Q O M m N N r O Q N 0 f0 Q O N n N 40 M O n Q N u: N M u0 N m M O r Q n N Q [p W O N Q Q f0 N O Q yy Q f0 O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 (O n n n N N N N O N n N N ^ 0 0 0 0 0 0 N M Q O N r N rn N N M Q h (O n N m M O { O{pp O O O O G rpp r G rp 8 n p r O O O p O N N W o O� < 0 0 0 a 0 0 0 a 0 a 0 0 a 0 0 0 0 0 0 0 W N NN f0 l00 f0 (O tONO N N O N N h (QO N - - N - N N - - N - - fro - - - m m m m m m tNO (NO (NO (NO (NO tND O V O V< Nn nN N N N N N N N N N N N N N N N N N N N N N O O m O r N n O m N N m N O N m (O O (O N [D (O O yy O f0 lD O l0 N (O N O Q N f0 N r r N O N Q N N (O N m O M N n m N 0 m n m Q O N Q N r 0 O O O rn O O m N O 6 to O f0 N Q Q� O M N f7 N n N M M n Q Co M Co M� O M M N � N ` O O p p p p p p p p p 0 0 0 0 0 C 0 0 0 0 0 0 0____ 0 0 0 0 0 0 0_ 0 0 0 0 0 a a a a a a a a a a a Q¢ a Q Q a s <¢¢¢¢¢< a a d d a d¢¢ a¢ a d a d O O O O O O O O O O O O fA m h r N C C C G C C C C C C C C C C C C C C C C C C N f0 fp f0 N U m U U U U U, U U U U U U U U U U U U U > Q > > > > > > > > > > > > > > > > > > > > > N N N W N N N N N N w N N N O m m m O f O O O O O O O O O O O O O O O O O O O O O M M m M M M M M M M f M M C N N N M f r r O O O O O O M M M M M O O O N N N N N N N N N N N N N N N N N N N N N N N N N N N Q Q Q Q Q Q Q Q Q Q Q Q o m m N m m o co o m fo r r n N m N m m m rn rn rn m m m rn m m m m m m m m m m m rn m m N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N � can N f0 C_ d U rn Y O A N M g N (9 I N rn vl— '- - '7 ; - � � N LL LL LL LL LL LL LL I IL LL LL LL LL LL LL LL LL LL L1 LL a U U CIS U TJ G U U U U U U V U U U U U U U V N m 0 0 0 6 0 0 0 0 0 0 0 0 0 0 0 0 0 a o d J J CC C c c C C C CC C C C C G C C C cC 'n ~ W ti >N O U U Ug� U U u U U U 2 ai U U M O tUi U U U U 2 2 M S m E E E E E E E E E E E E E E E E E E o o r N U o v d E E E E E E E E E E E E E E E E E E E E E E 'a '� CU7 W ��' O c O o 0 0 0 0 0 0 0 p o p 0 0 0 o 0 ooa 0 0 0 o 0 o 0 0 0 o0 0 0 0 0 0 a -err S U U .�o a Q' Q Q a U f0 U N Ff0 N t0 N 0! N O O O � O O O O O O O O 16 O O O m m m m m 'Lf i Y w x Y 0 "m (U U d T T T T T a a d C l0 l0 N f0 N @ (0 f0 l0 l0 f0 IO l0 IO (0 l0 N W (0 (0 Y N N N A 0 N f0 (p {0 f0 t0 N y y O U. aaaaaa Ll d G. d d d a a a a a a tl p aaaaaa o .m `m `m `w `m `m `m m` `m `m `m `m `m .m.m `m m `m . `m m m m m` m d v � .� � on S g au m m m> -m m o N m> o> v fu o ❑ o ❑ o -o m r — > > > > > > > e� M � � a a a a a a a > a > a > > > >> a a a > a > a > a > a > > a a > >>> a > > a a O O O O O O M M M M M O O O N N N N N N N N N N N N N N N N N N N N N N N N N N N Q Q Q Q Q Q Q Q Q Q Q Q o m m N m m o co o m fo r r n N m N m m m rn rn rn m m m rn m m m m m m m m m m m rn m m N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N � can N f0 C_ d U rn Y O A 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 System, and two - digit numbers refer to Collier County Property 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, Radio/Television �6 "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. M LL LL LL LL LL LL LL E E LL LL LL LL E LL LL LL LL LL I E E LL m LL LL LL LL W W W W W W W W W W W W W W W W W W W W W W W W W W W W � O N< { rn{pp OJ O N O N� O N V tM0 W O N tOD W O N Q (rD O SV V Q N N m N N m m O m m n n n r r m m m m m rn w rn w 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rn rn rn w w rn rn w w rn rn rn w w w w rn w rn rn rn w w rn rn rn w w M M M M M M M M M M M M M M M M M M M M M M M M M M M M r r r r n r r n r n r r r n n r n r r r r r r r n n r n N N N N N N N N N N N N N N N N N N N N N N N N N N N N M m r m r w Q m O w (p N O fp O Q O r h O Q O M m Ql w Q r m Q M n Q m rn i!l w Q Q Q M r N r YJ Q N O M O M M w O O O O O O O O O O O O O O G O 0 0 0 0 0 0 0 0 0 0 0 0 2 2 5 2 2 2 2 2 2 2 2 2 S 2 2 2 2 2 2 2 2 2 2 S 2 2 2 2 m o m m m m m m m m m m m m m m m m m m m m m m m m m m m Y J M 2 O a d m F D v v v v v v Ti v Fi ii v ii v v v v ii Ti ii v `u v ii u v C c C C c c c c c C c c c c c c c c c C C c c C c 0 0 0 C 0 C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 m m m m m m m m m m m m m m m w m N m. m m m m W m m Y! N N N Vs N N N N 41 N N N (O l0 N N 10 N N N N N N N N N 10 N N N N N l0 f0 N L a a t a L a L a L L a L L a L a L L L L L L L L L L L a a a a a a a a a C C G C C C C C CCCC CC C CC C C C G C C C C C C C d a n a a a a n a n .d a s 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 m m m m m m m m m m m m m A m n m m m m m m m m m m m m m `m `m m `m `m `m m` m m m m ` m m` `m `m `m m` m `mm `m`m `m 'mmm` g g i a g a > > > > > > > > > > > > > > > > > > > > > > > a a¢ a a a a a a¢ a a a a a a a a¢¢¢¢ a a a¢ a a r r r r r r r n n n r r r r n r n n n n n r r r r r r r m m m m m w m m m m m w m m m m m m m m m m w m m m m m M M M M M M M M M M M M M M M M M M M M M M M M M M M M w w w m w w w w w w w w m w w w m m m w w w w w w w m w w w rn w w rn w w rn rn w w w rn w w w rn w rn w rn rn w w w w w N N N N N N N N N N N N N N N N N N N N N N N N N N N N a v a a< a e e a a e v v a v a v v v a v v v v a v a o 1 6 0 N C 0— -� Co aC M J a q W C N D o C a� CCD G O r O Q a d c 'x c N N w c- m N n TQ r � N O Q N N U � m C N N L 7 .L 3 N U 0 U 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 System, and two - digit numbers refer to Collier County Property Aooraiser'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 1 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. \M M m M d N d N o O W N h n O M O 0 O coo O O W 0 0 O o O O 0 O O O G D N D 7 w 0p0 N 8000 yOy O O N aoD pVp N N V Q N N 41 r r rdr M M M M m M d N d N o O W N h rn rn rn M M M M N N N n r r N N N d r h n D N D 7 w as as th 41 q � N N O M m d a N c m �o �7 U y c+i V- C w m �O a� w o d '0H o y a m °o ON LL aN� N N M N C 7 aay w c m m y a KMOo N N N N N rn rn M M rn rn rn M M M M N N N n r r N N N r r I r r r N N N N N N W H E L N a w eva s NNa W W LL LL LL LL LL LL LL LL LL LL LL LL LL t1 LL LL p �wwawa'a'a'KaKKwKawO ONW O NtrO OpMONNBN SS�ppN ppc MCpp'lMM W O O O 10 N i[ 1 N N h N N 0 0 M N 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N OtW0 V-- -W- --- -- -0Nr aaaa M aaaaaaaaaaa O C C N C C C C C C C C C C C C O m m m m »N» »» » »» N M N N r W rn O O O 0 0 0 0 0 0 0 0 0 0 0 J J J J J J J J J J J J J J J C C C C C C C C C C 0 O C C C 0000000000 008 m m m m m m m m m m m m m m m L L L L L L L L L L L L L L L aaaaaaaaaaaaaaa U U U U U U U U U U U U U U U 2:122-22- U (0J V U fmJ U V E E E E E E E E E E E E E E E S E E E E E E E E E E E E E E E t 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 U U U U U U U U U U U U U U U R2 w w w w 2.0 w w w w w woo m m m m m m `m m m m a m m m m 0 (7(7 U' U' U' U' U' 0 (7(D 0(9 U' 0(7 .- UUUODU(iUCiUU(J(iUU 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 M M M M M M M M M M M M M M M M N N N N N N N N N N N N N N N N N N N N M N N N N N N N N N N N M M M M M M M M M M M M M M M M N N N N N NNNNNN N N N N N rn rn rn rn m rn m rn rn m rn m rn m rn rn d a d d d d d d Q Q d d a Q Q Q M M M M M M M M M M M M M Uh M wwwwwwwwwwwwwww �a�o: o:���aaaaaza 1 �� W000000 000000000000 � rn o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rn J N O O S O O O O S O O O S O O S O O S d Q 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 nrnNM W OHN(WDNONOtdp oN ON V N� t O N 0 0 a0a aNa�� O �� pp O O O O O O O S O 0 0 0 0 0 0 0 0 0 0 0 O N ppN N N N N N p Np ppN N O O O O O O O O O O SON NtoON NNN NNh to hYJ Nh N�Y)N�O W W W W W W W W W W W�p W W W W W W WW W W W N W W W W W W W W W aD W W W W W W GD W W W tr0 tno�� n NN NtrO n trD fnO trp rr0 (npn ntn0 W �N 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 aaaaaaaaaaaaaaaaaaaaa 7 M O 0 C C ' Cp ry C q Cq C N C � G�pp ry z C � C�pp t Ctpp � C�pp ry Cry � E�pp 0 U U 0 f) U U W 0 0 0 U U U 0 0 0 m M m m m m m m N m m m m m m m m m m >^' i %% M OJ W N O O O O O O W O O O O O O O O O O J a❑ a w 7 w Ira ❑F°-a, o� �0000000woo � �aaaaaaaaaa w «w. �aaaawm wwwwwwwwww U) mZ:: 9:ddm= ���mmmmmmmmmm co pi N m m m m 0 00i 01001rnP 0-0-0 '' N O m O j 0 0 0 0 0 0 0 0 0 0 O O w N r W CD O N M d N l` N N N N N N iiG v vi>r t 'G ii Yi t 'u -6 -6 v 7 - m �o m m m m m m m 2 M N N N N N N N N N N M M co C6,6 M M M M M w w w w w w w w w w w w w w w w w w w w w M N N N N N N N N ✓i N N b N m m m m w m m m m m m w m m m m M m m M m 0 m w m M m m t L L L L L L L L L L L L L L L L L L L L n¢nn¢ann¢nnn¢¢an ¢ n¢nn w w w w w w w w w w w w w w w w w w w w C C C C C C C C C G G E C G C C C C C C E w w w w w w w w w w w w w w w w w w w w w UUUUUUUUUUUUUUUUUUUUU E E E E E E E E E E E E E E E E E E E E E 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 U U U U U U U U U U U U U U U U U U U U U 0 m 0 w w w w w 0 w w 0 w w w w w w w w m m m m m m m m w m m m m m m m m m m m m arnrnrnrno,mmmrnrnarnrnrnrnwmrnrnrn 100 0- F0- h0- h0 F0 0 00 00 0 Fa 0- t0 0 l0- 675 100 0 0 0 M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M N N N N N N NNN N N N N N N N NNN N N N N N N N N N N N N N NNN N N N N N N N M M M M M M M M M M M M M M M M MMM M M N N N N l0 NNNNNNNNNNNNNNN N NNN N (V NNNNNNNNNNNNNNN N rnrnmrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrnrn d d d d d Q d d d Q Q Q d Q Q Q Q d d d d dYggq`?qqqdQYq'q`"qqYqqq wwwwwwwwwwwwwwwwwwwww Randall Boulevard Sub - District Market - Conditions Study Exhibit L /Page II -14 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart- ment of Revenue (DORI 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 1 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. ��5 a u A 8°88888888°880 °s 8880 °s8 °s 8? O O O O O o 0 0 0 0 0 0 0 G o O C 0 0 o G i 0 0 8 W 0 0 0 a O G° " � G s 8 8 °O °o °o °o0 00000000 0oo�0 �no� O O O O �O N N NiONh�O uIN N�OhNhNNY>�ON mmmrommm��m��rom�mm�mm t0 V) f0 O (O f0 m V7 t0 f0 l0 N l0 O V7 N O t0 U7 n n n n r r r r n r r r r r n r n n r r m m N n b O N-9 g W Cl! m W 10 -00 0 m Mro Y Qmninrymo aaaaaaaaaaaaaaaaaaaaa N r hv>oin W W W A W O W O W W W W W M M OV C7 N N _m C p O p O O O p p 0 0 0 0 0 p F p araa a aaaaaaaaaa » -a M 2 W W N N N o N W 5 @ N N l0 ... N N N N N 10 N N N l0 .d..W.. 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N N N N N N v a a a a v v o v a v a v v v a a a v v agQQQaQeQgqQQyqvQaQQQa WWWW I WWW W W W W W W W W W4JW K crK a' w 0: Q� x Q�K a'a' Wit a'K��a' Ka' KN ui 0 � o Q O O 00 N N M M w w m af ft ft m 0 0 ° S o 0 N r m 0 N N r r n M M M ffJJ U O^ I O I O @ O N N Q Q >j ti d o 0 0 0 UJ N N N t= C ui 0 c� 00J N N d U m _W O O C W 0U' M N 0 A m H y a rn o 0 N N N l0 10 t0 N Oi v v 0 Q U Tm f� N N p O p F F n ub via UU a a a F wC7 (7C 0 0 j� c K K N Q N Q W CL p � Wo IVW O N@ @> > O O ffJJ U O^ I O I O @ O N N Q Q >j ti d o 0 0 0 UJ N N N t= C ui 0 c� 00J N N d U m _W O O C W 0U' M N o � w > > ww" a Of 0 0 # ° No Q r oom �nr� Mm 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00000 0000000 N M t0 M to [D LO MOM l0 CO ¢� Q O N N N ry M (D V 7 m m 0 Mmrnmmwwmmoo M M O�o00N0000 aNN� Qt0•l CV Q << <<00aaaWaawwa n) [0 W N N t0 u) O M O OJ O O N M M M M M M M M M M M A N N N N N N 0 e v v v v 0 Q U £ a ~ ai W o N o � F F n ub via c N o • -LLOaa W W 01 F wC7 (7C 0 0 j� c K K N Q N Q W CL p � Wo IVW O N@ @> > O O h N o � w > > ww" a Of 0 0 # ° No Q r oom �nr� Mm 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00000 0000000 N M t0 M to [D LO MOM l0 CO ¢� Q O N N N ry M (D V 7 m m 0 Mmrnmmwwmmoo M M O�o00N0000 aNN� Qt0•l CV Q << <<00aaaWaawwa n) [0 W N N t0 u) O M O OJ O O N M M M M M M M M M M M A `o N N 0 M N W m 2 @ « Q U £ a ~ ai W a a m d p 0 F F n CD U o • -LLOaa � �., Z, F wC7 (7C 0 0 j� c 0> c 0 N O O> y y y c c w a"i _ 0 ._ d U CL p � Wo metro O N@ @> > O O h N U? N w � X a o 0 W W O a U U U m m m 0 0 @ 10 v O O O 0 C C W 0 j p j p j p 0 0 O O 00 0 N N N 0 o -6 75 o c 2 0 0 0 U'U U O O M M U 0 (my mmrn [oy(0� 00000 N N NNN N N N N N N N N N Q d N m m o 0 0 o m c0 m o m r r r C N NNNNNNNNNNNN N 0 mrommrorowwcorommaom U QQQQQQQQQaQQQQ 0 z a c u (6 C LLL cu m y W TA Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -15 ji ' Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two- digit numbers refer to Collier County Property 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 1 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. 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N m f6 a m C N N m N W 12 3 °o o ci oo 0 0 0 C5 co O rnM� m�nr NMM °m M oo"2 a°o °o N N N O N � V N m m N N O m rn O> ernrnrn m� 0 rm N N N 0 Mrrrrr N N O aaaaa �� m V m 0 Soo o � � N w °<wr m8� <m(rp M C W O, N c MM M M M M M M r � Q F O C O r U J N N a H w¢ m y y o u L wou d �U CD(7a U 3 UU U m PS cavm_ma°io 0 N o rn rn rn rn rn r r r 0 o rn rn rn rn m -� V V MMM M MNNN 1-' �. oNMMavvo .- : N N N N N N N M M M e e v o e e v v a I n U) O Q r 3 m J C CD W C d N a O � W J L d W d O N a U) N Q U) a Z, a A m a a Q m U H N N F CO F + � W. N m f6 a m C N N m N W 12 3 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page I1 -15.1 Collier County tgc) Table 2.03.1 2007 Commercial Land Uses Corkscrew and Rural Estates Planning Community Districts General Summary: Study Area Land Square Use Collier County Commercial Land Use Cateaory Feet Total Acres 10 "Vacant" 0 229.93 11 Stores 32,847 11.64 12 Mixed Use (Store and Resident) 48,100 0.66 14 Supermarkets 0 0 16 Community Shopping Centers 20,356 2.55 17 Office Buildings (Non - professional, one -story) 0 0 18 Office Buildings (Non - professional, multi -story) 0 0 19 Professional Services Buildings 0 0 20 Marine Terminals, Piers, Marinas 3,235 5.30 21 Restaurants, Cafeterias 10,500 1.00 22 Drive -in Restaurants 3,136 9.24 23 Financial Institutions 0 0 24 Insurance Company Offices 0 0 26 Service Stations 0 4.24 27 Automotive Sales 0 0 29 Wholesale Outlets 0 0 30 Florists /Greenhouses 3,454 3.57 32 Enclosed Theater, Auditorium 0 0 34 Cultural and Entertainment Enclosed Area 0 0 35 Tourist Attraction /Permanent Exhibits 15,090 0 39 Hotels, Motels 193,311 17_57 Grand Total 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 Study Area PCDs 38,948 676,512 17.37 Urban Estates PCD 37,981 2,014,656 53.04 Unincorporated 294,289 25,952,416 8819 Collier County tgc) Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page it. 116 Table 2.03.2 2007 Commercial Land Uses Urban Estates Planning Community District (PCD) Land Square Use Collier County Commercial Land Use Category Feet Total Acres 10 "Vacant" 0 1,134.32 11 Stores 286,231 38.06 14 Supermarkets 62,516 7.00 16 Community Shopping Centers 468,480 64.66 17 Office Buildings (Non - professional, one -story) 75,322 10.08 18 Office Buildings (Non - professional, multi- story) 37,512 5.79 19 Professional Services Buildings 0 0.00 20 Airport and Marine Terminals, Piers, Marinas 0 0.00 21 Restaurants, Cafeterias 19,114 4.52 22 Drive -in Restaurants 11,304 3.21 23 Financial Institutions 43,064 12.11 24 Insurance Company Offices 0 0.00 26 Service Stations 5,830 2.84 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 0.00 35 Tourist Attraction /Permanent Exhibits 7,998 10.92 39 Hotels, Motels 337.940 19_62 Grand Total 1,383,782 1,319.51 Increase 2005 -2007 +481,629 ( +53.39 %) +132.66 Non - Residential Land Use Inventory: 2007 Comparative Analysis Population Commercial Square Feet 2007 Square Feet Per Capita Study Area PCDs 38,948 676,512 17.37 Urban Estates PCD 37,981 2,014,656 53.04 Unincorporated 294,289 25,952,416 88.19 Collier County Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -17 ( Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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. o o W S O O O O l O N L 4Y0(D r O N �Ofl N a Q�yi+ N N U U C® > > it 9 E Ny o m J.7 N O O O O o ui N 0 t� N O � v a N O) n N N G v a W U a N a p N # # # h # # # # # # # * # # # # # # # # # # O � 0 f M t U N \C�3 l0 C LL O U a N N V m m W N O � �NMO RNJ M n� m On1 m N� N O N r r lOp g O m O O O m O N O' O a a n n lh C'1 tr�l r n r n r n m o 0 o m p m m m m m io r n n n O r r n o 0 0 0 e 8$8$88�QQ88888888888Q88������8 u <oo Y a e v a a a a a e m m N v v e e e v o m N N N m m N m m m m m m m A m m N N N n N N N n M N M m O n M N N N m Q V N M N N V ti O co Ip ' M N M � pJ O N O N r � M N O N O O C O O � 0 f M t U N \C�3 l0 C LL O U a 0 � a a a a a a a a a a a a a a a a a a a a a a a a a a a a y 0 0 0 e u <oo Y Q O W c O m m m m m m m m m m m m o 0 0 0 0 0 o m m m m m m m m A � 0 f M t U N \C�3 l0 C LL O U a 0 � y w ¢ 0 Y Q O W c O y A d Q m N T N 2` ` N M N m n ti �- N M g N 6i y y y N y O C O O O C O O O ❑ U U' E E E E E E E m m m m m m m ❑ 16 15 t t m m m m m �' E E E E E E Q a T T T T T T T T d d T d T U T U U T T U 0 T (� d v v m v m m d U N N t0 N N M N y y T F M y T N N N N N l0 N C Cl (0 M m m m m m m L L L m m m m m m N m L N t N N L L 10 N L L N N L L a d d m m w m d m v a a a� d d d0 w d a a a a a a a a 10 m 10 10 m m N N m m mm 10 lO x x x x x x x x x a a a x x x x x x x a a a a a a a a m M M M M M M M M M M M M M 0 M 0 M M 0 0 M M 0 0 M M 0 0 M 0 CI M 0 0 M M 0 0 M M 0 0 M o 0 0 0 0 0 0 0 0 0 0 o y a a o v a e o v v v v a v e w v v o v a v e a v e v v d r YI M M M-! M M M- O -- M M M M M M M M M M M M M M M N N N N N N N N N N N N N N N O N N N N N N N N N N N N N N m N N m m N N m N N N N N M G N N N N N N N N N N N N N N N N N N N N N N N N N N N C � 0 f M t U N \C�3 l0 C LL O U ULL LLL LL LL ti LL LL LL LL LL m LL E LL m pg0 -i -i LL LL -i -E Li. -L -E -i -i -E LL L. -. -LL LL li I -. -L -- W W aW, W � W Ix C R # # # # # # # # # # # # # # # # # # # # # # # # # O > # v tnD m 0 N m N 0�p tmO N O N N 0 0 O O O O o Q O m N N N N N N N N N N N 0 0 0 0 0 0 M9 M p Mp N (mp m N O {{ Opp N N N 8 N N n N N N N- N n N N N N N N n N N N N O O O m O O m 01 W W X100 ^ N N N N N N N N N N N N N N N N N N N N N � f m n n N N N Q N N (O GO h Ol O M m n m N O m n W O N Q N n 0 0 0 O O M 0 0 0 N V r Q N Q N N O v O No N Q Q Q O M N MVV M M Q P M Mh ^ OV 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 . -" ❑❑❑❑❑❑❑❑❑❑❑ x x x x x a x x x x x x x x x x x x x x x x x x x x x x x x � a a a a a a a a a a a Q¢ Q a Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q - o 0 0 0 0 0 0 0 0 0 o Qo mm m Lfj no m e c c c c c 'c 'c 'c c c c c c c c c c c 'c c c v v v cR cli v c� c� c� v v v cli u c� v e a cN+l m n m e m m m m m m m m m m m m m m m m m m m m m > > > > > > > > > > > > > > > > > > > > > > Z5 � 0 0 0 0 0 0 0 E1 S M M M M f7 M M M M M M M M M N N N M fD r - - N M I N T n m .- r .- �- .- N LL LL LL LL IL LL LL m LL LL 11 LL. LL LL LL LL LL LL IL LL C. a v v v 75 Fi :5 in "o v v Yi v -0 Yi v 15 ii u v u m m m m m m it rn0 0 o c d d c c o c c c o 0 a m o o r r r r r r r r r r r r r r r r r r r r C � J J 'CC C C C C C C C C C C C C C C G C CC H � W li O N m C O O`` M M o m m m m m a m m E E E E E E m E E E E E E E E E a� 9, u U cJ ci U E E E E E E E E E E E E E E E 3 tiUC (9 - r 0 r 0 r 0 Q r Q FQ = U, U• U, C7 W r E E E E E o 0 0 0 0 0 0 0 0 0 0 0 0 o ` U U U U U U U U U ` ` ` o ` o ` ` ` `m` m ` a a �i'xi'tY- >, >, >, >, >, a a a c m m m m m m m m m m `m m m m m m m m m m w m m m m m m m m m m m yy 0 N o a a a a a a a a a a o. a a a m a a m m m L L L L L L M M M M CO N N m O C C m m m m m m m C m m m m m m C m m m m aaaaaa !1 - pf p) OI O) O) m m m O N C m m m m m m N 0 m m m m m m N m m m m m m m r r z w 6 o o g a g g g g g m m `m m m m c -- c .c 0 ° 0 0 0 0 g o m m m m m m m m m m m 0 0 m m m m m m m m 0 0 a 0 a 0 N a a a a a a a a a a a a a a a a a a a a a o o n n n n n n n n n n n n n n n n n n r r r n Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q M M M M M M M M M M M M M M M M M M M M M M N N N N N N N N N N N N N M CJ M N M M M N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 0 F rt� IL O cA N m LL N U 0 O U Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -18 ,i Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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. 1 �V v - - - - W - 4 - W W - It - - - 4. - - - - W - W W W W - - W W W W K WW Wm W K WWW � W K WWW W v - - - - - - 8 m m m rn rn � rn °o o °o 0 0 0 0 0 0 0- o a m m m m m m m m m m m m m m m m a m m m m m m m m m m m m m m� m m m rD m m m m m m m m m m m m m m m m m N N N N N N N N N N m N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N O O O N 6 O M Oi (p 01 = 2 2 0 0 0 2 2 S S S 0 0x 0 S 2 2 x0 0_ 0S 0 2 2= 2 2 2 a d a a a a< a a¢< a a a a a a a a a d a a a¢ a a d 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 m U A �f F n n n n n n n n n n n n n n n n n n n n n n n n n n n n I m m m m m m m m m m m m m m m m m m m m m m m m m m m m ro c� m M m n c� C� m m ro ro m m m m ro ro m m. m n c� M M CJ CJ C7 m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m N N N N N N N N N N N N N N N N N N N N N N N N N N N N I I �P c m O O m (0 p� W C N m o a (p J w O U) Q C O x > C p c N (D P- d N 0-0) T¢ O a 0 N U ~ C l6 � O L H;nU ik Cl) Wu c LL 3 d U Y O A o p W W (7 vU' VU' Uv' c9 (7 t7 vU' C7 Uv' x_ Y � 2 Z O a 0 m r 7 m v v �i 'G v u 'ic Ti v Fi FS }3 ii v v Ti 'G ii Ti i5 Ti v .i Fi TS C C C C C C C C C C C C C C C C C C C C C C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C C 0 0 0 k m m m m m m m m m m m m m m m m m m m m m m m m m m m N0 m m% L L L L L L L L L a a a a a a m m m m m m m m m N m m m L L L L L L L L L L L L a a a a a a a a a m m %0 L L L a m% L L L a a a a a� a a a a a a M M M C M Cl M co CJ C6 5 Co M 6 C6 6 C6 Co M M C6 C7 CJ C 6 C6 C6 C C C C C C C C C C C C C C C C C C G G C C C C C C C C a a a n t m m m m m m m m m m m m m m m m m m m m m m 3 3 3 3 m m m m m v d w d 'm p p p p p❑ p❑❑❑ p p p p O p p 0 m❑ m❑ IG m CU m% m l0 10 m .c .c m m m m m m m m m m Cp m m m m .c .� .� .� .� .c ._ .m .c .m .m m CO m .m .m N m m . ._ N m N m m m N� m m m m m W m m l0 Ip m m m m m f0 m l0 m m 0 a a a a a a a a a a¢ a a a a a a a a a a a a a a a a a �f F n n n n n n n n n n n n n n n n n n n n n n n n n n n n I m m m m m m m m m m m m m m m m m m m m m m m m m m m m ro c� m M m n c� C� m m ro ro m m m m ro ro m m. m n c� M M CJ CJ C7 m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m N N N N N N N N N N N N N N N N N N N N N N N N N N N N I I �P c m O O m (0 p� W C N m o a (p J w O U) Q C O x > C p c N (D P- d N 0-0) T¢ O a 0 N U ~ C l6 � O L H;nU ik Cl) Wu c LL 3 d U Y O A 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 System, and two - digit numbers refer to Collier County Property 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 1 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. Ia l to {L F- Q o 10 Mo 0 0 O O O O O N mM M r � A D M O O m m Q N N C d �o 2 _ a U d N Ch F- C p1 � m O � a d o d 0 F- g m C o d 0 O CV o opp M u fC) 00� O 111i 114. LL IL LL LLLLLLLLLLLL LLLLIlp W W W W W W W W W W W W W W W W O O Q O Q4YN pp OGO O OS OS O gp O Op Sp O h VC. S poO p 88O p p OON SN4'Jh HO�NIO W 100 �Mmm 1[I YJ�Np� N pNp l l 0 0 00 n A N M M M (O f 0 0 0��� N N N N N N N N N NN N .. N O r N V � N cc aaw O C N m M CN O � f0 f1 d U F N W N c aay wow c ca' 0 L) 0 m m y MO M m I fm mm N N I N N N Wm vv w a a c a V tOp 0 8 ° (NO tOO VNJI ------------ -e of M i 0000000000000000 aaaaaaaaaaaaaaaa O C C N C C C C C C C C C C C C n mm�mmmmmmmmmmmmY » » » » » »» a c "NMNtD Atom �-' J J J J J J J J J J J J J J J d d d d d d d d d d d d d 00000004000000 d d d d d d N1 d Uy1 d d d d d d N N N y N N 10 l0 f0 10 N 10 N N y N N N N N N 10 10 N d f0 (0 (0 aaaa ca aaaaaaaaa`a a C C C C C C C C C C z U U U U U U U U U U U U U U U V E E E E E E E E E E E E E E E c E E E E E E E E E E E E E E E 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rUUUUUUUUUUUUUUU o d d d d d d d d d d d d d d d m m m m m m m `m Ti 'm m %'6 %t6 Sa 0,ia (3L)C 00QC)0C) �UUUUUUUUUUUUUVU 0 0 0 0 0 0 0 pp 0 0 0 0 0 0 0 0 M M M M M M M M M M M M M M M M N N N N N N N N N N N N N N N N N N N N M N N N NCO C O C O� O N Y 1 N M M M M M M M M M M M M M M M M N N N N N N N N N N N N N N N N mmmmmmmmmmmmmmmm eeeeeeeeeeeeeeee N N N .0 N M MMM M M M M M M M M M M M M W W W w w w w w w OIL W w w w w w w w aarA Taaaaaaaaamaaaaaa Iq3 W0r'O0o0oo000 000000000000000oo00O000 rn JNS000g. °008 °0 °0 °0 °0 °0 °08 °0 °o a Q 0 0 0 0 Ci G G G C O O O G O 0 0 0 0 0 N ur'�O OO�ymy00�N�OOO pp�(OD NONQ cD� ON V � O O O S O 0 0 0 0 coca 0 0 0 0 O , O O O N N p N p N p N t0 pN p N p N N O O O O O O O O O O N NbON� N NN N NpNp�p NhNNpNp�pwww N ip^f�iw m N N N W M N N N N m m N N CO O� W W N W W W aD frp fror frD ^lr0 fro IAO CAO frO trO CAO (r0 fr0 fr0� trD (rO frp fro fro aaaaaaaaaaaaaaaaaaaaa M O N N O O O O O O W O 0 0 0 0 0 0 0 0 0 eMNNeeee�eeeeeeeeeeee J ao a d � d rnv � rn o @ D. arnOOa 7�57S » LL - oaaaaa°�aaaaaaaa Cn d y d d d d d d d d d d i d Z M W d d d N N N W '15 N N m N m m y 4'1 A A N N W O .�O�OI Oi vv11 N �OI OI GI -� `N N O y O 0 0 0 0 0 0 0 0 0 0 w M N � NAaDmOm C�10'cOmO�NMeN f0 6mmEE15 C-0oE6 Ea' M N N CV N tV tV N N N CV 16 M ni M C616 li CJ 616 d d d dy d d d d d d d d d d d d d d d d d y y y y y y y y y N y y y N y y y N N N W N N N t0 N N N N N m F N 0 N N m N N N l0 nn¢nnnnnn¢nnrd.n nnnnnnn a; d m m 2 'S d d d m m 2.2 d 2.2 S? `v `v d N N W N W N d N N N N N N N N y c c c c c N U U U U U U U U U U U U U U UV U U 0 E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 U U U U U U U U U U U U U U U U U U U U U �d HN m f N rn .H dw Hd rn Fd fn - 2rn .F2 f- z l2a- I^ - Hg F d - Fd A ' 1 @d - f @ d N W N d N d ld N m A N d d y aW aarnarnrnarnrnm0 A aN A m 0 0 0 0 0 0 'o 0 o 0 0 0.0 0 0 0 0 0 0 0 0 d HHI-F -F FH M M M M M M M M M M M M M M M M M M M M M N N N N N N NNNN N N N N N N N N N N N N N N NNN N N NNNN N 4'1 NNN N N N N M M M M M M M M M M M M M M M M M M M M M (O N fp N N O t0 N tp t0 N lO N N tD O N f0 O fO M N N N N N N N N N N N N N N N N N N N N N m fn m m m m m m m m m m m m m m m m m m m e v e a e e e e e e e e e e e e e e e e e e e eqv e vgeeeeeq e e e e ee wwwwwwwwwwwwwwwww W www aaaaaaaaaaaaaaaaaaaaa Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -20 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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. �0 t LL '. n 'G iC R ° ° ° ° ° ° °888�8888S88S� opcoo0occoSc O o00o m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o c o 0 0 o c c o 0 0 O W N N Nt�0p h W O N< tD ON O N? m Ln 0 0 0 c Oo o-----�p-- pO�p(pOp� yob� pO�pOO��c v. p0��8S N N OJ GJ aD to m N� N of W 67 N N aD OD N� W� W M W a0 eD W C1 W o (NDO ffDO t0 f0 LO f0 t0 0 f0 (O m O f0 t0 tp (O {O t° (O t0 t0 n n n n n n n n n n n n n n n n n r n n r OnJ V (m0 n N N tp c0 N W Oni W N W NN aND W O arD � W� N 0�-� -0 � CO• -�-"�' N � �-�e� �-� Q N 10 n ❑ O O D D D D O D D D D D O D D D D D D aaaaaaaaaaaaaaaaaaaa E C C C Q C 0 C C C C COO N O O O O A NN l0 N O t°E m N 10 t0 L�0 N M M O V aD LL W N OL O ' O ❑ D O O O D D O D 0 0 0 0 F D anaa a aaaaaaaaaa » -o- U 0 N aodm i a 22 --MM 9 � N aarnrnrn w 0 0 MrnM O O'OFb O C H0 0 O O O 1 .,:.6 .6 -61 F F- O O cl; M O ~F.3 M- 0 Bu N O N O N N t0 ` N N N` N N° N N m M M M m m M M m m M m m m m M m N N N W N N N N N N N N N N v! N N N N N N 5CA N O 0 N N N N N N N M N F 0 A A N N N N N nL nar3nanrdnnannannnn¢¢¢ 0000000UOOOOOOCiUUUOOo E E E E E E E E E E E E E E E E E E E E E L)L)C) 00000000000000000 N N N W N W N N N W M W w N M d 6 6 0 N M at0rn arnarnrnrnoLrnrnrnrnrnrnora rnrnrn0 6 3 'o 0 0 '0 0 0 0 0 0 0 0 6 '0 0 0 6 0 0 6 ' N N N N N N NNNN NNN N N N NNN N N A _. Qg CU. NLO hhLOH u�N N NNNL[l NN N hN O LLJ O m m M m M m m m CJ m M m m m m M m m M m m o � o m E W m ¢ 3: M w w w ID L ° L ! 'DD No —OooH D yo== L L Om. 0 , U o o a a v m yccc 2 w fo w 5 aaa�� �¢ % 'm m 0.,w>>=)80' N 8S 8 b o U U O J JJ 0 0 0 0 0 o CJCJ- rn O m 2 °o U'U U W O] N N IO N N N N mm m m m `v°e `8i °o, m c1°oa o N N N 1° IA Ln N m �. N N UU a a a 0 O ; W m o N N vv d m 0C9 c c cv 0 U°' L° N N N V- c 7 W N U a 0] 3 m o n � c C c V- a M M c c w w N N Mm I m I O Loco co mco mco co co Lo LO <o co co o mco mom I n n I n N N N N N N N N N N N N N N N N N N N N N N N m m m m m m m m m m m m m m m m m m m m vvvvvvvvvavvvvvvvvav v It v a v g v y v v v v q v q v q q v qq LL l w w w L L w w w w w LL l LL J w w w U I W w w w w wwwwwMwcr 0�sax0� 0�aa (r Mwo� 2 a e e a M W C> n n o ti N I h � �rA'aW ina /7-�D d o m w > > w w "' d (r # # # o o S o° o 0 o cg o o r o 0 0 0 8SS8o8�8008S8b < M 1° O N N N N M lMO (1°D m O m m N N m m 0 o M M uJ v N N 0 0 0 0 0 r V M tp W O m W po M 0 0 0 O h N r a m o 00 ov i+i °i 0 v Q Q Q Q n D O n O Q Q W W D aeaaa a m � � � LLMffII N N 28 m M m M M M m� M COj Cl 0 0� M N C `o LL � N N 4! N � m E W m ¢ 3: M L ° L ! 'DD No —OooH D yo== L L Om. 0 , U o o a a v m yccc 2 w fo w 5 aaa�� �¢ % 'm m 0.,w>>=)80' N 0.2 N N a' O: a 0 0 U O W W U U O J JJ 0 0 0 0 0 o CJCJ- rn 2 °o U'U U 0 0 0 0 f9 ro C9 (9 �m m m M O 0 0 0 0 L 0 N N N N N N N N N N N N N N N V a N N N N N NNNNNN NNN N c m m ro m m w ro ro m m m M w w V v v v v v v v v v v a v v v c 0 z N O c W u 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 System, and two - digit numbers refer to Collier County Property 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 1 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. 2,C) ` i! Y 1 � p 0 [8 c O N t00 O og'�`�`�Nn000 m m O O O m 0 N— N N N O N � O O� V 0 min mmm N r m m m m r N N N r m m m m m M r r r n r a- �-�. -NCO N N � W� 0 J m n aa(Laa > O O C O r U � U 06 mlm TO ^" w4 m dF- m OL) y o u O () i9 d q0 N m m m m T m C G C C C 0 O ". am A? N N NS� O O p o m m m m m tr O V< M M M M M N N N N N N N N N N M M M fm nrnn nr ri�nn mmmmmmmmmm vvveaavcae C O 0 N v Ci a d W C d N U) L W C Ci J Cl w CDn r a Q r N C N CL N 6 ?. a ns a„ yr d to �N W, N co a t0 C LL y N N W (6 _A Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -22 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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. 203 O b b b Ip M" N �O m b O ml N Ql P P P N N � N fU r IO M (p r m daaaaaaaaaaaada O i M b >>> N i N %%% b m o n: o 0 0 � � o �- o 0 0 O J T m w F O Z C M F � b N " W W W N W y{ D QUOLLU' S_ -;zOd C1 CYCCn 4-F- N W N N@ N N N W N N N N N N W F tNp N N t0 tNG N (S N N N 92 na a as a a a adaaaan. 88e8�888$Q88884 L L L L L L L L 0 'LL' Y C L 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 zzzzzzzzzzzzzZz e P P V P P P P e P P P e P P r n n r r m r r n r r r r r m M M M M M M M M M M M M M m m m o m m m m@ m rn m@ m m b N O m N r r O W O r N b O n b r r n N O) r N O N N b M Q O N N M M M b N N N O r N M Q 00000000000000000000 daadadaaaaaaaaaaaaaa O N N N b N M N Q' O P N N N V S O t0 M P % 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 System, and two - digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart-, ment of Revenue (DORI 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 1 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. jb" ffi &eF f l o. p p Z .0. V 0 0 m o m b N p a @ d o O C U *� 3: ❑ �a N Q �gL O m U C m *-1616 O O O N N N @ @ @ aaLa m m N aaa v" v v � m UUU � J J crop Ylry. c M M M J "- 0 0 0 N N N d m m m N N N m m m F r O O b O m m m h O t7 m m VI O t'S b paoocoo aaaaaaa 1°n won > >>> m > b b m O o° 7 O m O r Q N J 'Y O N C WN N L W O m v � m � a m� v-0 N o Q b b 0 0 0 0 0 0 N N N N N c E E E E E E 0 0 0 0 0 0 0 i�UUUUUU °zzzmzzZ m m m m m m m bi MMmn cb N N N N N N N I b m m m m m m N N N N N N N mmmmmmmi Q Q Q Q Q Q Q N N O O U �r b N °o m CbJ NI N Q r O O O m Q N H T M 0 01 moo, -- e- -- 0m; opppppppop �aaaaaaaaa dUVUUUUUVU �Q mmM gOOQm N m N N H H Y Y @ N J J 0 a O O N M Q D N m U U U U N �HHF 1- p a a j j j j - N m V ry L L L L aJ J,.mj V N N E E E E ... � � Y E E E E 0 0 0 0 @ @ @ U U U U a a a c v v v v v v m m v rO Y O O O O O Y O O n a a a n O n a` a n n m v m v m gi v m m 0 0 0 0 0 0 0 0 0 0 m m m m m m m m m m N N N N N N N N N N m m m m b. m b m t N N N N N N N N N N mmmmmmmmmm I Q V Q Q Q Q Q Q Q Q v Q Q Q Q Q Q 1] t N L t (O (O m t0 (D ID t0 b 1D f0 y b b Q N m m m r m r rn o m o c> m r N N m m N m b m Q m N N b ((VV N a U o0 m m m _N O v O N 0 N N Q p p p O p O p p p O p p p p O O p p p p p p p O p p aaaaaaaaaaaaaaaaaaa aaaaaaa @ @f7 @ N W @ @ @ Q N Q N @ @ @ @ @ N Q @ @ Q W @ @ b > > > > > > > > > M > > > > > > N m > > > > > O O N O O O O O O 7 O f O O O O O O M p O O` O O O M 00000000000000000000 C LL o m w U N N � W 3 � c N N � d Q m @ F H O C C . N t7 Q r N m U r O L r U O D U m n m m m n m m [ 2 2 2 2 2 11 0 0 y 0, 0 0 0 0 0 N N N N N N N n m m m m m m rn Q Q Q Q Q Q Q m m M m m M I m m m m m m m m m m m m m m m m m m m m m m W m m m m Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q m L6� m t0 m m m m m m m m m m m m W W W W W W W W W W W W W W W W W W N ffi C � p p m U m e p p d v c 7 a] p v c U p a O a v O a p U pj 0 0 0 °p c@ 0 Gmj O C O U m N N C 00 v a, m p o U 0] m N 0 �i8 po o00 000 "o J O W' m J J J J J J m O N N N b th m O m m m m m b m m b b b b m m m b m b m 00000000000000000000 C LL o m w U N N � W 3 � c N N � d Q m @ F H O C C . N t7 Q r N m U r O L r U O D U m n m m m n m m [ 2 2 2 2 2 11 0 0 y 0, 0 0 0 0 0 N N N N N N N n m m m m m m rn Q Q Q Q Q Q Q m m M m m M I m m m m m m m m m m m m m m m m m m m m m m W m m m m Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q m L6� m t0 m m m m m m m m m m m m W W W W W W W W W W W W W W W W W 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 System, and two - digit numbers refer to Collier County Property 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 1 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. �).( 1 iy ommM o0 r C c D D O aaa � U � r m m t` N F F H xxx O O O m m m m � N N m m Q Q r m Q Q m N r m n m o m Q o N b! ml ...... N Q n ql m or o n m Q O O O O O .... Q m O M 0 00000000000000 b b b m m m b a aaaaaaaaaaaaaa U N N N O U u U U J v U N O � U r p @ M q O N_ M N N N N N b 1 rnnn n nrr rnrrnn m I m m b b m m b b m b b m m m N N N N NNNN N N N N N N N m rn o m m m m m m m m m o m m Q Q a Q Q Q Q Q e Q Q Q Q Q Q 0 N N N N N N N N N N N N N N w a M M M M M M M M M M M M M M a o n O D c 0 0 0❑ aaaaaaaaa U U U U U U n N MIL »> >> O O O O O O b f0 M N N 000000 a a a a a D 0 0 m y 9 m C C C C C T T T V U 2TJ it V U A � F _ � e B N y 0 N N y y y EEaovDDDD T T T T T T T T T C C C C C C C C C sss >ssss> m N d m m m m m N 555 « «« « «£ N N N N N N N N N L i. il yi -E mmmmmmmmm 0 o Q Q Q Q 0 o Q N N N N N N N N N mmdeeeee2 U U U U U U U U U mmm m b b m b b m m m m m m m m m mmm m m m m m m c0 b m m m m m m b N N N N N N N N N m m rn o m m rn m m Q Q Q Q Q Q Q Q Q N N N N N N N N Q W W W W W W W W w o °n . m N N O O b O n❑ 0 0 0 0 a a a a a a a M O M N fD 01 h V U Uh mrO �2>> Ibmm a� a a iE C T H W i N p d V U E ts yL'a T O O 210 d m „ C Y C m a o dorm C O C m O m FUF m m m _ 0 0 0 < M O O Uiii u m @ m m w `v v aLi UUUU m m m d mmm m .Mom C C C C > > > > fn to UJ 41 mom m m m m N b b b m m m b N m � U r p @ M q O N_ W C � 0= O ? Z g d H r < y > W b C r � �2 Z NF F F vi �_N a J J J J J J� M m pmj �` »>m m NmmdNm L L L L L L ~ N W W Lo t co di mm mmm m d m m maa n -vovv'L 'c m m v d m m a ry o o n0. 0.m'^EE Em�m n O m m m d m m m C w m m m m zzzzzza0000aa¢L o m m m m mmm m m m m m m m m m N N N N N N N N V_' V) V1 N b 1 rnnn n nrr rnrrnn m I m m b b m m b b m b b m m m N N N N NNNN N N N N N N N m rn o m m m m m m m m m o m m Q Q a Q Q Q Q Q e Q Q Q Q Q Q 0 N N N N N N N N N N N N N N w a M M M M M M M M M M M M M M a o n O D c 0 0 0❑ aaaaaaaaa U U U U U U n N MIL »> >> O O O O O O b f0 M N N 000000 a a a a a D 0 0 m y 9 m C C C C C T T T V U 2TJ it V U A � F _ � e B N y 0 N N y y y EEaovDDDD T T T T T T T T T C C C C C C C C C sss >ssss> m N d m m m m m N 555 « «« « «£ N N N N N N N N N L i. il yi -E mmmmmmmmm 0 o Q Q Q Q 0 o Q N N N N N N N N N mmdeeeee2 U U U U U U U U U mmm m b b m b b m m m m m m m m m mmm m m m m m m c0 b m m m m m m b N N N N N N N N N m m rn o m m rn m m Q Q Q Q Q Q Q Q Q N N N N N N N N Q W W W W W W W W w o °n . m N N O O b O n❑ 0 0 0 0 a a a a a a a M O M N fD 01 h V U Uh mrO �2>> Ibmm a� a a iE C T H W i N p d V U E ts yL'a T O O 210 d m „ C Y C m a o dorm C O C m O m FUF m m m _ 0 0 0 < M O O Uiii u m @ m m w `v v aLi UUUU m m m d mmm m .Mom C C C C > > > > fn to UJ 41 mom m m m m b b b m m m b m m m m m m m Q Q Q Q Q Q Q N N N M M M M W W W =� W W W W R m m M N m N O N M b VI Q COI CL M M M M 0 0 0 0 0 0 0 D O U U U U U U U U U U U U U N 1p W m i6 M Q d N � m mmm m m m m f f0 0 0 0 0 0 0 0 0 0 � N � m C r m m ii N m cn,� f OO n '6 M� U m ~ m V U tl Tj 0 0 0 U d N 4 O F- 10 N m Q N Q 0 0 0 0 m 0 0 'm mcy y 3 w5 win z¢z0 in z m m b b m m b b b b b m m N N N NNN N N N N N N N C C C C C C L C C C C C C ig .d. .m. 2 a . . A N y m N m y y y y y y N N wwwwwwwwwwWwo w m m m m m m d m m m m w m md(D0000mmmmm (7 C7 C7 C7 C7 U' C7 (7 (D U' C7 C7 C7 C C C C C C C C C C C C C m m m m m m m m m m m m m a 0 0 0 0 0 0 0 0 0 0 0 o a (7 V' (7 V' U' 0 0 U' U' 00 C7 U' `m rn m m m m rn m rn m m rn m N N N N (bV N N N N N N N N m rn m m m m rn m m m m m m a Q Q Q Q Q Q Q Q Q Q Q Q M M M M M M M M M t2 M M M W W W W W W W W W W W W W Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page U -25 Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property Appraiser'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 1 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. Zoa vQi o °, m ini PN rNf ❑ ❑ r d d U U �e q V y� P U L O 'o 0 Z N C @ m C 0 cD fyGGG�� y a rf V O < O�- e U r ci C d ❑ m � N aw N N � a c c Q O Q 0 m n r NN m m P P Q m mom rN�noyMmMNOMU� p ❑ ❑ ❑ p ❑ ❑ p ❑ p ❑ ❑ ❑ p p p ❑ ❑ aaaaaa aaaaaaanaaaa C C C C C C C C N N N M N m N m N � 7 ❑ aa❑❑p❑p❑� c�aaaaaa�, O U a_ f ,6 fnyyy� Qtt1U❑ W d @ - C N (U`p @ (gyp ^ ID C] N V V t5 5 r -�r� -r ��dd6ddodddd N N N N N a a a a a a a a a a @ @ @ @@ @ N N N N N N N N m a a a a d C Y N@ N _@ l0 N N N N@ 00000 `oo$ °o aaaaaaaaaa onn n2- &oonnannnnnnn O O O O N O Q N @ @ @ @ @ @ @ @ @ @ N U U U U U M M Z Z Z Z Z Z Z Z Z Z I r r r r r r r r r r r r r I r I r V] N N m m N`` N f` f N m N! y mmmmmm m m m m m m m m m m m m M p p O p p p p p p p 0 0 0 V U V U 0 0❑ p❑ p p p p❑ p❑ p p aaaaaaaaaaaa aaaaaaaaaaaaaa O Q O O m !2 ON m O O O O m O O O O O P P 0 0 0 0 0 0 0 0 0 Q M N N y O N O N Om1 0 O N V O N N b M ` m N P m_ a a c @ o a P cc� •- i°L°m m O J V N N @ @ Q Q N U U U J W W �. C) U t U N O y wFF W U �I Y Wna ry O O N N lO o o r m m MM N r @ P Q 2 m � � m m LL LL O O LL LL LL LL LL N U N M � N r _p ���❑ O O �/ � V V � P ��pp m I- r- f- 1-1-pp ro ❑ ❑ • ~UU LL CJU @ - Yp @ - m ¢ m U U U @ U @ U @ U @ U m p m C V i i i i i ~ @@ @ O L E --------------- LL r @ n r @ LLr @ LL a G O �@@@@ r � N m m m m m❑ p❑ p❑ n n @@ o d m m m m m m m m m m m m m KLL'KKKn'KKKK� KK �y m m m m w»»>n�'Nrt oaa-ooavaavaa as @@ a a a a a C C C C C C C C C C C C a' a' N IIi N N N m m m m y y (/J y N y y C C @ N N N N @ @ @ @ @ @ @ @ @ @ m m M M M M M M M M M M M M M M M M M M M M M M M M M CrJ 0 4 y y y _ y y_ y_ y y N m N y N y_ y_ A ��n t C N N N N N N N N N N N N N N N N N N N N NNN N N N N N NNN N N N N N N N N N N N N N N fm`1 � (mV N N C O U mmmmmm m m m m m m m m m m m m C m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m p P P P Q Q P P P P P P Q Q Q P Q P P P P V P P P Q P P Q P P P 0 4 y y y _ y y_ y_ y y N m N y N y_ y_ A ��n Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -26 - Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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. J`\ o Q o o �n o o Q o b o e of m m o m m o m n m e r m b o 0 o e m b m m m o N o m r e m m m m o 0 o o v 'o O O M N - � R m mm n r N O O O O O 00 O M N m - M Ol m woo e M N N m _0 OI O O O O G� M 11 H moo U 0 0 c aaaaaaaaaaaaaaaaQ aaaaaaaaaaaaa aaa anaaaaaaaaaa aaaa m o o o Q o r Q o e m m o N (p Cm'f M N 17 N CT O O N U N cli n i N 1716 M N m m (O M y% N n m M r 10 Q m n N Q M m r n Q � f0 m m Q rOj O N m 1p M Ol N� M m m 0 m m O O m m t0 m m m m b � m m O m m m m Vl m N m m m m m m N m m m T r m m m m n O O m M m m m m m M m m m m m m m m N C 0 N U X 4L W � a m o U i. M c Y O O r c W J M~ o O E V N N Fl J m LL' K K U U a a U F. V1 m TO U J J U 2 a `C_ .ry rCoz V N i F^C 0 N N m U U O ` N yb 12 ~ N J o N L y y — O O O O o N o N C C C C C O O F U U O L ] L 2U SV N C .0 ] ] L L `o > _ > > _J 7 J >> L _UU 1_UU 1�U .cy` O � OOO NUT 212 :y UU U UU U W U�w> N N y y D,= E C O O O O N 0 E E E E C z 3 r C y ' ' ' r C_ C C C C 3vaC ` U a J :M w `E E E E 0 0 0 0 0 m O N _ _ 7] J J >O > O O O O O O O O O O W y D D >•i 0 O O O 0 T j J J N m U U U U U U U ♦U r V O m C 'W � O d `' o u mm°O NU d EE cO im m�U i d> i �N az aN d mvUJ oo °o N N y O O O 0 O V C 0 0 >>> F- m m m Q e Q .- m m m m m m [O a• 01 O� O O O O O O O O Q Q e e Q Q m m M M O� W m O O O O O O O O O O O M O O b (O N N N N N N N N N N N N b m m N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N M M M M M M M M M MMM M M M M M M M M m b b b m m m (O b m (O m m b l0 m m 10 m m m m m (D m m b b b l0 b m m b m m m (O m (O m m m l0 b b m m b b m m (O m m m f0 m b 10 b b b N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m rn o 0 v v v Q v e e v v Q v Q v e Q Q v v v Q e e e v v v Q Q v v v Q v Q Q Q v Q v v Q Q v v v Q v v Q v Q Q a v v Q v v v Q 212 Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page II -27 L Table 2.01 COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two - digit numbers refer to Collier County Property 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 1 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 11. _W V Q N r T d t i n rtrt rt N A A d P N D E A 7 4 K D J O r m a C A K E d 7 d O N C P 0 6 a a a a A a A a 0 <o aomaommaom mm�mmmmm W N N N m N N m Co W N W m W m m m m m m m m SSSSSSSS.. mmmmmmmm , aaaaaaaa-: C C C C C C C C + J ' rJ. rJ+ J .Ji p rr r �jr -rte 5�oao`mw - ��aa�aNs cc V O G C C C C O v vad m..! w w w w w w W m m W m m m M 0 0 0 0 0 0 0 0 C C C C C C C C 3 000000vo,� A m cJ m tD O d N N row �p O 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 providing 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 condi- 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. 2Al x c r 9 a rt - d J G m c° a 8( Q 0 4 r -7 \k o � C O Jp °3 of m AA o n �D ar O 3 3 ti ° 0 0 a Ea�7$ " 4RR � � � 4 H • P 4 ? $$ 5PR� RCPR 'sO Ada' z =gN$ 3 0 O N N< O A Z v 3 > tt�N 0 Cy A ip • a ��a oy 883 z woli ns g qq gg e5 A m A A m A m A m T m A m A m O A m A m A A m A m A m A A ; a D N NN N O UNi S N P W �Sd �a Q Ao �5 z 0 o� t g .S 3 m y 3 y gD Q S °w 03 aT 2� LpQ ¢ i" 0 $ $ -7 \k o � C O Jp °3 of m AA o n �D ar O 3 3 ti ° 0 0 a Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -29 Listed below are recommended land uses identified with an employment category number obtained from the Standard Industrial Classification Manuel (1987). Land Use Recommendations 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. 2Y1 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. Z \IV 2 \1 � Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page 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 Gate/Everglades 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. Immokalee/Everglades 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 (PTA) or its Secondary Market Area (SMA). 7. p DAVIDSON ENGINEERING, INC. IMMOKALEE ROAD 1 RANDALL BLVD VICINITY 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 DC- PHONE (239) 434.6060 FAX (239) 434 -6084 P,A, ,l, p,pA COMPANY ID. NO. 00009496 l°` Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page 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 of the 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 0 Big Bear Plaza CPUD: 4.76 acres and no information on permitted SF. -7 ?i Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page II -33 1 l' 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. 2Z3 11__ Randall Boulevard Sub - District Market - Conditions Study Exhibit L /Page II -34 Section II- Exhibit 3 Golden Gate Boulevard /Wilson Neighborhood Center Sub - District 7? Q Z1-5 DE'3pHAoNE `DSON ENGINEERING, INC. GOLDEN GATE BLVD \ WILSON BLVD 530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 (23 9)434- 6060FAX(239)434 -6084 NEIGHBORHOOD CENTER SUBDISTRICT DAVIDSON COMPANY ID. NO, 00009496 V.141.-.-,lhl ['9 140 -2 ?t - 9 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -35 Section II- Exhibit 3 Golden Gate Boulevard /Everglades Boulevard Neighborhood Center Sub - District n n 0 I r LEGEND O GOLDEN GATE BLVD 1 EVERGLADES BLVD NEIGHBORHOOD CENTER SUBDISTRICT BIG BEAR PLAZA CPUD Feet 0 150 300 600 DEDAVIDSON ENGINEERING, INC. GOLDEN GATE BLVD \ EVERGLADES BLVD 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 PHONE (239) 434-6060 FAX (239) 434-6084 NEIGHBORHOOD CENTER, SUBDISTRICT P,,!VhQO COMPANY ID. NO. 00009496 Z.3\ Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page II -36 Section II- Exhibit 3 Immokalee Road /Everglades Boulevard (?I Neighborhood Center Sub - District L6 ')2-1) Ll U, 11� DLPHONE DAVIDSON ENGINEERING, INC. IMMOKALEE ROAD 1 EVERGLADES BLVD 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 (239 )434.6060FAX(239)434 -6084 NEIGHBORHOOD CENTER SUBDISTRICT PMID50NCOMPANY ID. NO. 00009496 E,-: iil 1. ff'V. YJG L.. Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page II -37 Section II- Exhibit 3 Immokalee Road /Plat Road C -2 Zoning Corkscrew -6),71 WE Ll 2KI DEDAVIDSON ENGINEERING, INC. IMMOKALEE ROAD 1 PLAT ROAD 3530 KRAFT ROAD, SUITE 301 NAPLES, FLORIDA 34105 PHONE (239) 434 -6060 FAX (239) 434 -6084 P,A&yl[?60N COMPANY ID, NO. 00009496 _n- 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 n c lay q\ 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 Study 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 III -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 - capita- income (PCI): PCI data is derived from Woods & Poole Economics, Inc. and PCI forecasts are in "constant" dollar amounts. Generally, the PCI in the study areas are upwards of one -third lower than the countywide PCI. Expenditure estimates are incorporated into a step -by -step analysis of commercial acreage and square footage required to satisfy forecasted demand. zq3 Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page III -2 Sales Per Square Foot (SPF): An earlier estimate of sales per square foot was determined to be $220.87 according to calculations made by the County's Compre- hensive Planning Department and based upon 1995 Collier County measurable sales of $3,223,592,288 divided by 14,594,655 sq. ft. of commercial space (Unincorporated County: 10,347,911 sq. ft.; City of Naples: 4,246,744 sq. ft.). The SPF calculation in the 2003 Demand Study reflects property - appraiser defined land uses that correspond closely to the U. S. Census definition of retail - sales outlets. The 2003 Study determined the SPF to be $223.56 based on retail sales of $3,431,270,000 and a countywide commercial square- footage estimate of 15,348,589 square feet. For the purposes of the retail- demand calculations that fol- low, the SPF is rounded up to $225.00, leading to a more conservative demand fore- cast. Floor Area Ratio (FAR): The FAR is defined as the percent 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 stormwater management. Dwelling Units (DU): An estimate calculated by dividing projected population by persons - per - dwelling -unit (PPDU) data for the period 2000 to 2015. Dwelling Unit Income (DUI): Calculated by multiplying per capita income by PPDU data. Total Area Income (TAI): An estimate calculated by multiplying by dwelling - unit income estimates by the number of dwelling units. Retail Expenditure (RE) 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 TAI to forecast retail expenditures for each of the analyzed time periods: 2000, 2005, 2010, and 2015. Retail Demand Calculation (RDC): Calculation of the acreage required to sat- isfy forecasted retail demand as measured by sales per square foot and the ratio of retail floor area to overall land area, or FAR, is determined by application of the fol- lowing procedures to complete the RDC calculation: 2�5 Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page III -3 1. Dividing projected sales by sales per square foot to determine supportable square feet; 2. Multiplying supportable square feet by 1.05 for the normal 5- percent vacancy factor; and 3. Dividing the total square feet by 43,560, the square feet in an acre, and the Floor Area Ratio (FAR) to determine the acreage requirement for the ana- lyzed geographic area. Commercial Demand Exhibited in ZIP Code 34120 Geographically, ZIP Code 34120 occupies the northern two - thirds of the 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 1, Table 1.02.1) (Estimates Based on a Static Base of 5.61% of the Unincorporated County Population') 2000 2005 2010 2015 Population Projections 12,062 15,659 17,551 20,344 Per Capita Income $20,306 $23,005 $26,062 $29,526 Persons Per Dwelling Unite 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 40.454 47.86° ** Developed Acre Surplus (Deficit) 1.76 (15.04) (1726) zl-k7l Randall Boulevard Sub - District Market - Conditions Study Exhibit L1Page III -4 Table 3.01.2 COMMERCIAL LAND -USE DEMAND CALCULATION (2000 -2015) Estimated Population Growth in Zip Code Area 34120 (See Section 1, Table 1.02.2) (Estimates Based on Population Increases for Corkscrew PCD and Rural Estates PCD) 2000 2005 2010 2015 Population Projections 12,062 33,912 38,183 48,349 Per Capita Income $20,306 $23,005 $26,062 $29,526 Persons Per Dwelling Unie 3.15 3.15 3.15 3.15 Dwelling Units2 3,823 10,561 10,800 15,349 Dwelling Unit Income $63,964 $72,466 $82,095 $93,007 Total Area Income $244,534,372 $765,313,426 $886,626,000 1,427,564,443 Retail Demand Forecast: Retail Expenditures $85,587,030 $267,859,699 $310,319,100 $499,647,555 Sales Per Square Foot $225.00 $244.00 $264.00 $285.00 Supportable Square Feet 380,387 1,097,786 1,175,451 1,753,149 Supportable Square Feet 399,406 1,152,675 1,234,223 1,840,806 Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000 Supportable Acreage 45.86 132.31 141.67 211.30 Zoned Commercial Acreage 44.103 40.454 47.864 Developed Acre Surplus (Deficit) 1.76 (91.86) (9181) *" Undeveloped Commercial Acreage "` "' 162.005 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. 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). 74z VA g DAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 DAYIDSON NAPLES, FL 34105 _ ; - PHONE: 239434.6060 RANDALL BOULEVARD GMPA SITE LOCATION MAP: TAZ OVERLAY 25I ,•�'' 401 -- LEGEND RANDAL1.90ULEVARD GMPA SITE MAJOR ROADWAYS COLLIER COUNMY MAINTAINED ROADS 1 MILE DISTANCE RINGS j TRAFFIC ANALYSIS ZONES PRWAAR Y TRADE AREA (PTA) SH i� 394 _7 395 3. 9 39 M 217 47 4 I `\ 402 o 03 m �\ J6 OUTSIDE THE PTA OILW LRD j 222 ]221 r 399 == j 1 366 R DAL BOU - _1241 -:I IMMO LEE RD Lu _ 1320 i r W 1210 180 39 2 386 sg� —295 219 237 N7; 220 i 225 _ j 235 i b1 213 I _ice 8 -_ -f -- 221 218 215 2 12 1 212 12M - L EN GATE BL 1 Sw -- � \241 � N -- 8 6 235 I 234 2 jA�, - - -.. W E --//// + -- -- VVVV-- s > . -. -_225 MILE DAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 DAYIDSON NAPLES, FL 34105 _ ; - PHONE: 239434.6060 RANDALL BOULEVARD GMPA SITE LOCATION MAP: TAZ OVERLAY 25I i 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 (PTA) 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' 2.98° 2.984 2.74° Dwelling Units (DU) 2,469' 4,747° 5,504° 6,8164 Dwelling Unit Income (DUI) $62,339 $68,555 $77,665 $80,901 Total Area Income (TAI) $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 40.458 40.456 40.458 Developed Acre Surplus (Deficit) 15.24 (15.81) (27.85) (41.17) Sources: 1) ZDATAI 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. 252 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page III -6 Section III Appendix Commercial Demand Study Golden Gate Area (October 2003) Z 5� GOLDEN GATE AREA MASTER PLAN STUDY AREAS COLLIER COUNTY, FLORICA dCWbRY ZG. S) Y MCA m LAKE IRWFORD- C.F. 646 LEE CO. [bILKR CC. NAPLES — Y r Lu N. b F� C �a �p a M. Nw Mph)/ nM[NC[p - pEyFR H, ]]d� eGn� -E C 5m, two EN WMMJNITY CFI9DPMCNT ADO FM\Ppp'M0/2 eCPY1CR OMwV I ' h[; GGIP- W- $W! -LpMG 0 /K� 4pBOW ZSb f EWRGLACES CI FY Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page 11I -7 Section III Appendix The 2003 Commercial Demand Study for the Golden Crate Area concluded: Currently, Study Area I (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 I is the only sub -area to possess a surplus of com- mercial space in 2006 (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 (2000.2016) Estimated Growth In Study Area 1 (Urban Estates) 2000 2005 2010 2015 Population Projections 27,719 39,492 46,089 53,090 Per Capita Income (PCI) $26,117 $30,541 $33,041 $35,566 Persons Per Dwelling Unit (PPDU) 2.46 2.46 2.46 2.46 Dwelling Units (DU) 11,285 16,078 18,763 21,614 Dwelling Unit Income (DUI) $89,054 $75,019 $81.158 $87,361 Total Area Income (TAI) $779,376.532 $1.206.115,477 $1,522,797,855 $1,888,198,769 Retail Demand Forerest Retail Expenditures (RE) $ 272, 781, 786 $ 422, 140,417 $532,979,249 $860,869,569 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 Repo (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) ?-,Sri GOLDEN GATE AREA MASTER PLAN STUDY AREAS COLDER COUNTY, FLORIDA iSNDRr co. COLLIER CO 51DY ARfA �G G� f � -' INMCb RLEC LAKE mnvrcRo E N. 1 ♦ L.R. 815 1 17 LEE CO. CCLLER CO. n CTY 1 1 S.R• ba CS IiA -LES —� I qq i � U YAM ISLFRJ ` N �t e peb Nn NDM)I ANIIIUED - C[1pB[R 14 i6m �• F� SDALC pY xR. ]DM -Eei Q".IJ D WL IDMI, p PPfAAeEb bn 4WVMp5 PND RCiN.Ck SJPCM) SM o Cp mD ttWN.CNI AND ENMCMNEYU'. S[NV,'.O ]RSpI •. 16L: �DF- pC- 1lICB -I,Dx] DAM 1pMM ZS� Ln EMERCLADCE cln Randall Boulevard Sub- District Market - Conditions Study Exhibit LfPage 111 -8 Table 3.00.2 -A COMMERCIAL LAND -USE DEMAND CALCULATION (2000 -2015) Estimated Growth In Study Area 2 2S`l 200D 2005 2010 20,1_5 Population Projections 5,278 7,520 8,776 10,109 Per Capka Income (PCI) $25,451 $27,845 $29,908 $32,194 Persons Per Dwelling Unit (PPDU) 3.04 3.04 3.04 3.04 Dwelling Units (DU) 1,734 2,470 2,883 3,321 Dwelling Unit Income (DUI) $77.476 $04,156 $91.044 $96.002 Total Area Income (TAI) $134,331,689 $207,883,479 $262,406.175 $325,445,894 Retail Demand Forecast: Retail Expenditures (RE) $47,016,084 $72,759,218 $91,863.161 $113,906,063 Sales Per Square Fool (SPF) $225.00 $244.00 $264.00 $285.00 Supportable Square Feet (SSF) 208,960 297,708 347,440 400,221 Supportable Sq. fl. (5% vacancy) 219,408 312,593 364,812 420,232 Floor Area Ratio (FAR) 02000 0.2000 0.2000 0.2000 Supportable Acreage (SA) 25.18 35.88 41.87 4824 Zoned Commercial Acreage 1.79 (34.09) (40.08) (46.45) kt♦ Table 3.00.3 -A COMMERCIAL LAND -USE DEMAND CALCULATION (2000 -2015) Estimated Growth In Study Area 3 2000 2005 2010 2015 Population Projections 7,640 10.885 12,703 14,633 Per Capita Income (PC I) $26,705 $29.007 $31,361 $33,780 Persons Per Dwelling Unit (PPDU) 2.90 2.90 2.90 2.90 Dwelling Units (DU) 2,632 3,750 4,376 5,041 Dwelling Unit Income (DUI) $77,516 $84,199 $91,080 $98,052 Total Area Income (TAI) $204,026,155 $315,738,405 $398,639,910 $494,295,015 Retail Demand Foreceat: Retail Expenditures (RE) $71,409,154 $110,508,442 $139,523,969 $173,003,255 Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 $286.00 Supports" Square Feet (SSF) 317,374 452,166 527,700 607,865 Supportable Sq. Ft. (5% vecanry) 333,243 474,774 554,085 638,259 Floor Area Ratio (FAR) 02000 0.2000 0.2000 02000 Supportable Acreage (SA) 38.25 64.50 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) 2S`l GOLDEN GATE AREA MASTER PLAN STUDY AREAS COLDER COUNTY, FLORIDA nooar ca 1 I SL LC o W'. im, m Randall Boulevard Sub - District Market - Conditions Study Exhibit UPage III.9 Table 3.00.4 -A COMMERCIAL LAND -USE DEMAND CALCULATION (2000 -2015) Estimated Growth In Study Area 4 Retail Demand Forecast Retail Expenditures (RE) 2000 2005 2010 2015 Population Projections 1,000 1,425 1,663 1,915 Per Capita Income (PCI) $26,069 $28,316 $30,634 $32,975 Persons Per Dwelling Unit (PPDU) 3.12 3.12 3.12 3.12 Dwelling Units (DU) 321 457 534 615 Dwelling Unit Income (DUI) $81,230 $88,233 $95,454 $102,749 Total Area Income (TAI) $28,068,763 $40,342,424 $50,934,888 $63,156,901 Retail Demand Forecast Retail Expenditures (RE) $9,124,067 $14,119,848 $17,827,211 $22,104,915 Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 $285.00 Supportable Square Feet (SSF) 40,551 57,774 67,425 77,668 Supportable Sq. Ft. (6% vacancy) 42,579 60,663 70,796 81,551 Floor Area Ratio (FAR) 0.2000 0.2000 0.2000 0.2000 Supportable Acreage (SA) 4.89 6.96 813 9.36 Zoned Commercial Acreage 0.00 (6.96) (8.13) (9.36) Sales Per Square Foot (SPF) $225.00 $244.00 $264.00 $285.00 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 2005 2010 2015 Population Projections 41,637 59,321 69,230 79,747 Average Per Capita Income (PC[) $26,586 $28,878 $31,241 $33,629 Persons Per Dwelling Unit (PPDU) 2.88 2.88 2.88 2.88 Dwelling Units: Study Area Total 15,972 22,755 26,556 30,590 Dwelling Unit Income (DUI) $76,560 $83,161 $89,967 $96,843 Total Area Income (TAI) $1,222,788,260 $1,892,312,362 $2,369,165,267 $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) (7921) (133.38) Source: Collier County Comprehensive Planning Department, Commercial Demand Study for the Golden Gate Area (October, 2003) 10\ Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page III -10 The 2003 Demand Study 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. 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. 2143 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 Unit (PPDU) 2.88 2.88 2.88 2.88 Dwelling Units: Study Area Total 9,991 17,632 26,585 34,295 Dwelling Unit Income (DUI) $76,568 $83,169 $89,967 $96,852 Total Area Income (TAI) $764,990,888 $1,466,435,808 $2,391,772,695 $3,321,539,340 Retail Demand Forecast: Retail Expenditures (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. 2143 Randall Boulevard Sub - District Market. Conditions Study Exhibit L/Page III -11 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 developed 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 -- 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. �os 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�`-1 F Ul m T F LEGEND unsex ceewxenox esreru MNI x POW � G t O, O •M i F h b F nugm¢ Nswm - Go, e.n xn aw Wsgm - Gmoan ., zwz eoucuuwumusAe ossuruirox oraun exorxr. e...r ereau Burcees GOLDEN GATE AREA 1 FUTURE LAND USE MAP 1"ORALEE ROAD p 1 MI. 2 Idl. ] MI. • ql. 5 MI. %VGIADt BY: 6 /GD NIPPING SFCPM Eg1YN111Y EE.£tpiYdNi Wp pNRgyYENiIL SRNL£S gN5a1 Bnn: ,oPeooa soF: GGRV- zone- z -vxxc R26 E R27 E 2( R28 E 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 of I -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." ZV Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page IV -2 The GGAMP is quite specific in stating, `Intensifying residential density shall not be permitted." The Estates Designation can also accommodate "future non- residential uses including: Conditional uses and essential services as defined in 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 of I -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 zoning, 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 • Immokalee Road and Everglades Boulevard Center. The GGAMP is clear that the Neighborhood Center designation does not guarantee that non - residential zoning will be granted. The designation 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: 2x11 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. z*13 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page IV -4 • All buildings shall have the 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. 2�lS Randall Boulevard Sub - District Market- Conditions Study Exhibit L/Page 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: 2�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: 22`lq Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page IV -7 Criteria Annlication To Subject Site 1) "Site shall be directly adjacent to a non - residential use (zoned or developed)." 2) "Site shall be no closer than 1/2 road - mile from the intersection of a Neighbor- hood Center." 3) "Site shall be 2.5 acres in size and shall not exceed 5.0 acres." 1) Site is located directly adjacent to 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) The closest Neighborhood Center is approximately 4.0 miles south of the subject site at the intersection of Wilson Boulevard and Golden Gate Boulevard. 3) The site is a parcel larger than 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 other place of worship, school, social or fraternal organization, child care center, convalescent home, hospice, rest home, home for the aged, adult foster home, children's home, (or) rehabilitation center." 6) "Site shall not be adjacent to parks or open space and recreational uses." 5) None of the conditional uses listed are located adjacent to the subject site. 5) The subject site is not adjacent to 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 8) Adequate buffering will be provided from adjacent properties allowing that would screen conditional uses from residential uses." 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: 2�� Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page IV -8 Standards Characteristics of the Subject Site Standards 1) Accommodate transitional- conditional -use 1) zoning to provide for a wider variety of basic goods and services in areas that have a higher degree of automotive traffic. 2) Concentrate all new commercial zoning in locations where traffic impacts can be readily accommodated. 3) Avoid strip centers and disorganized patterns of commercial development. Application To Subiect Site Projected traffic volume increases along the length of Randall Boulevard to Immokalee Road (CR -846) can be well 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) The segment of east of Immokalee Road to Everglades Boulevard is at the final Design Stage at the time of this writing. 3) The subject site should be considered as a single -use site and would not have any of the undesirable characteristics of a strip center or exhibit any evidence of dis- organized development. 4] Allow conditional uses in areas adjacent 41 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. mow• 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: 2�r3 Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page 17V-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 Zoning 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. Z.� Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page IV -10 Table 4.01 Summary of Existing Conditional Uses in the Golden Gate Estates Existing Conditional Use Total Number of Uses Churches and Child Care Facilities 28 Fraternal Organizations /Clubs 8 Fire Stations 4 Institutional /Rehabilitation Centers 3 School /Child Care 7 Government Uses 9 Model Home 7 Commercial Uses 12 Communications Towers 3 Lake Excavation 1 Earth Mining 2 Total 84 Source: Golden Gate Area Master Plan, Appendix 1, page 6 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 Ridge /1 -75 Total Source: Golden Gate Area Master Plan, Appendix 1, page 6 * * ?_ Sn 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 -11 1 Table 4.03 Potential Sites For Conditional Uses Meeting GGAMP Criteria {Refer to Maps GG CU -1, GG CU -2, and GG CU -31 Sites With Potential For Locating Conditional Uses May Site Acres Tr. 53 & 54, U9 A 9.60 Tr.1, U12 B 4.86 Tr. 72, U23 C 5.00 Tr. 125 and Tr. 127, U23 D 8.00 Nly 380' Tr. 1, Tr. 2 and So. 105' Tr. 3, U14 E 5.00 E75' of W180' Tr. 97, all Tr. 98, U29 Tr. 76, 93, 108, U535 F 2.00 All Tr. 105, U2 H 4.00 Tr. 16 & 18, U13 & Tr. 124 & 126, U12, Tr. 3, 35, 1 57.64 U14 & Tr. 14 & Tr. 142, 143, U11 Tr. 143 and S165, Tr. 144, U28 1 7.50 Tr. 106, 1074, & 108, U26 K 31.50 Tr. 98 & 99, U80, Tr. 94 & 95, U81 - Tr. 2 & 3, U77 - L 63.25 Tr. 127 & 129, U76 Y W1/2 Tr. 65, Tr. 159, U43 M 6.25 Tr. 66 & W165 Tr. 75, U30 N 7.50 E 165 Tr. 60, 65 & W165, Tr. 76, U30 O 10.00 S165, Tr. 109, 110 & U26 P 2.73 Tr. 15, 17 & 114 U46 - Tr. 105, 127 & 130, U47 Q 33.05 E 180', Tr. 86, U29 R 2.21 Tr. 60 less E30' of S275' les S15', Tr. 61, 76, 77, 92, 93, S 33_79 108, U35, and Tr. 10. 25 & 26 of U33 (A/C 10) Total 301.86 Source: Golden Gate Area Master Plan, Appendix 1, page 6 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 -951) 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 Site Number Acres Mao GG CU -2 Golden Gate Fire Control and Rescue District 19 2.50 Collier County Pumping Station 30 2.25 Florida Homes Model Home 37 2.27 Golden Gate Estates Library 48 2.08 EMS and Sheriff Office Substation 60 2.57 Holland & Knight Communications Tower 64 0.08 Development Services Communications Tower 66 2.58 Wilson Boulevard Neighborhood Center 77 5.00 Subtotal 19.33 Man GG CU -3 Corkscrew Baptist Church 14 2.50 Forestry Station 18 5.46 Big Corkscrew Fire Control & Rescue District 20 2.50 Collier County Sheriff Office Firing Range 32 6.77 Randall Boulevard Neighborhood Center 43 5.00 G's General Store Neighborhood Center 54 2.12 Voice Stream Wireless Communications Tower 63 2.30 Ron Beaver Lake Excavation 67 6.60 Maloney & Sons Earthmining 68 5.00 Creative Homes Earthmining 69 5.00 MIR -MAR Planned Unit Development (PUD) 74 2.38 Big Corkscrew Fire Control & Rescue District 75 4.07 Subtotal 49.70 Grand Total 69.03 Source: Gate Area Master Plan, Appendix 1, pages 2-4 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. ZC\\ s Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page N -13 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. 2`�s Randall Boulevard Sub - District Market - Conditions Study Exhibit L/Page 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. 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 20n f WILSON BOULEVARD /GOLDEN GATE BOULEVARD CENTER Collier County, Florida ADOPTED — SEPTEMBER 10, 2003 (Ord. No. 2003 -44) AMENDED — JANUARY 25, 2007 (Ord. No. 2007 -19) AMENDED — DECEMBER 4, 2007 (Ord. No. 2007 -76) AMENDED — OCTOBER 14, 2008 (Ord. No. 2008 -59) 0 1//22 ML L11 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENMRONMENTAL SERVICES DIVISION FILE: GGMP -43- 2008 -4.Dn DATE: 10/2008 'F-LEGEND GOLDEN GATE ESTATES IN NEIGHBORHOOD CENTER SETTLEMENT AREA IMMOKALEE ROAD /EVERGLADES BOULEVARD CENTER Collier County, Florida IMMOISALEE ROAD W IMMOKALEE 0 1 /2 MI. 1 MI. PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 44- 2008 -1.DWG DATE: 10/200B AMENDED - S SEPTEMBER 10, 2003 AMENDED - - OCTOBER 26, 2004 L ESTATES AREA NEIGHBORHOOD CENTER 30\ 30\ MAP 14 GOLDEN GATE BOULEVARD /EVERGLADES BOULEVARD CENTER Collier County, Florida EEW SEPTEMBER 10, 2003 No. 2003 -44) JANUARY 25 2007 No. 20 07 -79) 0 112 ML 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 45- 2007.DWG DATE: 2/2007 3(x.3 LEGEND GOLDEN GATE ESTATES ElSETTLEMENT AREA NEIGHBORHOOD CENTER COMMERCIAL WESTERN ESTATES INFILL SUBDISTRICT Collier County, Florida AMENDED - (Ord. SEPTEMBER 10, No. 2003 -44) 2003 C NAPLES- IMMOKALEE ROAD E a 2004 AMENDED (Ord. Q a w AMENDED (Ord. COMMERCIAL 20D8 WESTERN ESTATES °ca INFILL SUBDISTRICT 0 E T BEACH ROAD EXT. U a PINE RIDG O O L E U a r U AMENDED - (Ord. SEPTEMBER 10, No. 2003 -44) 2003 AMENDED - (Ord. OCTOBER 26, No. 2004 -71) 2004 AMENDED (Ord. - JANUARY 25.2007 No. 2007 -19) AMENDED (Ord. - OCTOBER 14, No. 2008 -59) 20D8 0 1/2 MI. 1 MI. { PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION ENVIRONMENTAL COMMUNITY DEVELOPMENT AND ENVIRONN MENTAL SERVICES OIM90N FILE: GGMP -48- 4008 -1.DWG DALE: 10/2008 3oS LEGEND GOLDEN GATE ESTATES i APPENDIX CONDITIONAL USE APPROVALS & LOCATIONS �0� 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 centers, and convalescent and rehabilitation centers. Problems related to conditional uses are primarily limited to the Estates area. Concerns related to Conditional Uses include: a. Proliferation and expansion of conditional uses into residential areas; b. Conditional uses encourage additional conditional uses; and C. Conditional uses are not always in appropriate location. The following tables and maps summarize the type and location of existing Conditional Uses located within the Study Area. The Conditional Uses presented were obtained from the most recent update of Collier County's Land Development Code. The list may not reflect all conditional uses granted due to grandfathered uses which do not appear on the Zoning Atlas. �Pc� APPROVED PROVISIONAL/CONDITIONAL USES, POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S COMMERCIAL ZONING AND NON - CONFORMING UUMMERCIAL USES IN GOLDEN GATE ESTATES - ✓yi ":. � '. ...•F .: �'.' ..r: � � W4 e. 4� 5` 4,......:. 1 6 #�'V� I {cK. .� A M1'L�� d �F� .I:t ..: � V 4 CAI PU -76 4C 1 Messiah Church 7127/76 Tr: 81, U30 5 YES 2,400 YES Lutheran Church PU -77 -3C 2 Grace Bible Church 5/31177 Tr. 85, U29 5.15 YES 5945 , YES Church PU -90 -20 2 Grace Bible Church 1/29/91 W150,Tr.86, U29 2.27 YES 18,000 YES Ch.. Ex an. PU -77 -5C 3 David Ment. Hlth 4119/77 Tr. 43, U30 5 YES 8,450 YES Lawrence Center PU- 85 -13C 3 David Ment.Hlth 8/27/85 W165,Tr.50,U30 2.5 YES Archived YES Lawrence File Ex an. PU- 86 -18C 3 David Ment.Hlth 1/13187 E1653r.. 50, U30 2.3 YES Archived YES .Lawrence File Ex an. PU -78 -3C 4 Naples School 4/18/78 S15QTr.115, 9.9 YES 22,000 YES Christian U30 Acad. PU -78 -9C 5 . Hardy,Pre- Pre -Sch. 7/11/78 E1507c 28, U30 2.24 YES 4,000 YES School PU- 79 -22C 6 Knights of Soc /Frat. 12/18/7 Tr. 33,U30 2.6 YES 1,600 YES Columbus 9 . U- 80 -1,C 7 Bethel AME Church 4/13/82 Tr. 97, U29 - 2.27 YES 2,400 YES Church .;U -94 =5 7 Bethel AME Church 7126194 Tr. 97, U29 2.27 16;260 YES Expansion PU -80-4C 8 Naples Bridge Soc /Frat 7/8/80 E150',Tr.75, U30 2 -34 YES 2,160 YES Club * *CU -93 -13 8 Bridge Club Soc /Frat. 6/14/94 E150' Tr. 75, 2.34 6,698 YES Expansion U30 PU -81 -8C 9 Naples Church 10/20/8 Tr. 6 & 7, U33 7+ YES Archived NO Evangelical 2 File Ch. *CU -97 -27 10 Assemblies of Church 4/28798 West 520 ft. Tr. 5.7 YES 41,337 YES God Ch. 150, West 520 ft. of South 150 ft. of Tr 149, U28 PU- 82 -10C 11 The Rock Church 7/13/82 Tr. 113, U1 2.7 YES 7,200. YES Christian Ch. PU- 82 -21C 12 VFW Soc /Prat. 8/19/82 N180,Tr.109, 2.7 YES 4,200 YES U26 PU- 82 -23C 13 Golden Gate Church 11/9/82 Tr. 113, U30 9+ YES 8,260 YES Ch. of Christ PU- 82 -25C 14 Corkscrew Church 11/9/82 Tr. 119, U46 2.5 YES 3,600 YES Ba tist Church PU -84 -1C 15 Naples Church Church 3/20/84 Tr. 59, U30 5 YES Archived YES of God File PU -86 -3C 16 Kingdom Church 5/6/86 E180,Tr.4, U26 2.7 YES 4,000 YES Hali,Jehovah Wit -86 -4C 17 Central Fellow. Church 516/86 S150, 2.5 YES Archived YES Baptist Tr. 107,U30 File 3�'1 r i i APPROVED PROVISIONAL /CONDITIONAL USES, POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S COMMERCIAL ZONING AND NON - CONFORMING COMMERCIAL USES IN GOLDEN GATE ESTATES L - al, *. x s q 1� �y FTT�ifA y�y p ! u53�r L , ,.�"'r Z 5. , + t PU- 86 -12C 18 Forestry Gov. 9/16/86 Tr. 126, U23 5.46 YES Archived YES Station File PU- 86 -17C 19 GGFC &RD Gov. 12/23/86 W753r.53,S165 3.75 YES 2,700 YES Tr 52 U9 PU- 86 -20C 20 Big Gov. 12/23/86 W165,Tr. 54, 2.5 YES Archived NO Corkscrew U23 File FC &RD PU- 86 -28C 21 Step. by School 417/87 E150, Tr.75, 2.2 YES Archived YES Step School U30 File * *CU -93 -2 21 Step by School 5/25/93 E150, Tr.76, 2.2 YES 9,020 YES Step Ex an. U30 PU- 86 -31C 22 1st Baptist Church 5/26/87 Tr. 163,164, 9.12 YES 3,850 YES Ch. of GG U27 PU -87 -3C 23 NNFC &RD Gov. 6/23/87 W165,Tr.111, 1.32 YES 5,200 YES U97 PU- 88 -21C 24 Church Church 5/26/87 5180, Tr. 2.72 YES 4,000 YES 114,U1 PU -89-4 25 North Naples Church 8/22/89 Tr. 7, U97 5 YES Archived YES Baptist Ch. File PU -89 -8 26 Temple Temple 8/14/90 Tr. 65 & 68, U26 9 YES 18,000 YES Shalom * *CU -93 -6 26 Temple Child Care 7/27/93 Tr. 65 & 68, U26 9 YES Archived . YES Shalom File Ex pan, ( 1 -89 -13 27 Fraternal Soc /Frat. 10/9190 E180, Tr. 125, 2.72 YES 10,000 YES' Order of U26 Eagles PU -90 -3 28 Water Gov. 4/30/91 Tr. 1,U26 5 YES 1,820 YES Storage Tank *PU -90 -24 29 St, Monica's Church 12/10/91 Tr. 130,131, 7.7 YES 32,000 YES E165 Tr.111, U 97 * *CU -94 -12 29 St. Monica's Church 9/27/94 Tr. 130, 7.7 YES 32,000 YES Expansion 131,E165 Tr111,U97 PU -90 -11 30 Pumping Gov. 7/24/90 Tr. 1, U12 2.25 YES Archived NO Station I I File * *CU -94 -21 30 Collier Gov. 4/25/95 Tr. 1, U12 2.25 YES N/A YES County Utilities *PU -90 -26 31 Unity Faith Church 2/5/91 Tr. 165, U27 5 YES 8,024 YES Mission. Ba t. *CU -93 -1 32 CCSO Firing Gov. 4/13/93 E150,Tr.65 & 6.77 YES 1,400 YES Ran e Tr.80 U43 *CU -92 -12 33 Naples Temple 3/9/93 E150, Tr.109, 2.25 NO Archived YES Baptist U97 File Tem le *CU -93 -17 34 Faith Bible Church 1125/94 Tr.19 &W47' 5+ NO 18,000 YES Church Tr.20, U97 - 79 -16C 35 City Water Gov. 10/23/79 Tr.7, U29 5 YES Archived YES Treatment File Pl. �p �` 1 APPROVED PROVISIONALICONDITIONAL USES, f' POTENTIAL AREAS FOR CONDITIONAL USES, POD'S COMMERCIAL ZONING AND NON- CONFORMING COMMERCIAL USES IN GOLDEN GATE ESTATES ' f � i f `r N.f � '. ?M .I b t � yV y -`? k§$�. � +t_, ♦ ' , _ 'i R- 75 -39C 36 First Spanish Church 3/2/76 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 10122/96 N650, Tr. 81, U4 4.994 NO 5,512 YES Hall, Jehovah Wit *CU 40 Eagles Nest IChurch, 6/10/97 Tr. 91 & 110, 4.54 NO 25,000 YES -97 -8 Worship Ctr. School & U97 IDay 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. 5/28/96 110 3.86 YES Missing YES Trust/Go IS345'-fr- less S75'/E225' File? Times. tr 110 less 875' PUD 43 Randall Comm. 6/17/88 E165, Tr. 54, 5 YES 21,000 YES Blvd. Ctr. U23 PUD UD 44 Astron plaza Comm. 9/11/90 Tr. 10,25 &26, 7.6+ NO 115,000 YES' U33 , -OD 45 FPL Utility 8/24/82 El80,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 PUD 47 Naples Fraternal 5/13/75 W165% Tr. 2.73 YES 35,000 YES Ja cees 113 U29 E -Non. Conf. 48 Golden Gate Library 6/28190 N350' Tr. 52, U9 2.08 YES 6,000 YES Library PUD 49 Cambridge Comm. 11/10/98 Tr. 28, U35 12.79 YES 35,000 YES S . PUD 50 Anglian 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 Comers PUD 52 Clesen PUD Comm. 2110/98 Tr. 92, less R/W, 4.17 YES VACAN YES U35 C -2 53 Porky's BBQ Restaur. N150% Tr. 2.5+ - YES Archived YES 144, U28 File C -2 54 E's General Con. Store S330', TrA, U14 2.12 YES 38,827 YES Store E -Non. Conf. 55 The Bingo Comm. E150', Tr. 55, 2.5 YES Archived YES Hall U29 File E. Non. 56 Mini -Mall Comm. Tr 36, U29 5+ VACANT 37,800 YES Conf. J -98 -3 57 Marvin Model 6/9/98 N180' of Tr 117, 3.27 YES 4,550 YES t Developmen Home U30 321 APPROVED PROVISIONAL/CONDITIONAL USES, POTENTIAL AREAS FOR CONDITIONAL USES, POD'S COMMERCIAL ZONING AND NON-CONFORMING k,UfflM1:KUIAL UbPb IN GOLDEN GATE ESTATES LA +5' .......... *CU-98-5 58 Foundation Fraternal 6/9/98 All of Tr 43, and 9.65 YES 70,284 YES Mental Org. & Care W 150 ft. of Tr *CU-98-6 59 Kay Homes Ext. TU 6/9/98 N 180' fTr 15 1, 2.72 YES YES Permit for U27 *CU-2000-2 60 Flagg/Taylor EMS & 3/14/00 N - of Tr 51, U9 2.57 YES No Dwg. YES Sheriff nffir.p q,jh_ Referen. *CU-2000-12 61 American Model 11/28/00 N of Tr 119, 5.00 YES 1,780 YES Dream Home U26 Builder *CU-2000-13 62 Bethesda Child Care 11/14/00 S180 Ft. Tr 114, 2.73 YTS 833 77 YES Pentacostal Ul Church *CU-2000-17 63 Voice Comm. 3/13_/01 Tr 54, U23 2.30 YES N/A YES Stream 1AA-1- rower *CU-2000-19 64 Holland & Comm. 4/24/01 Tr 138, U93A 0.08 YES --y—ES I Knight Tower I *CU-01-478 65 lVoiceStream Comm. 6/26/01 Tr 115, U4 2.37 YES _N/A YES Wireless Tower ,.CU-01-1255 66 lCommica. r COMM 2/12/02 S - of Tr 51, Ug 2-58 YES 7T_ A YES Dev. Srvcs. Tower CU-02-2366 67 Ron Beaver Lake 10122/02 Tr 144, U67 6.60 YES N/A YES Excavation *CU-02-2476 68 Maloney & Earthmining 1114/03 Tr 119, U45 5.00 YES N/A YES Sons -CU-02-2866 69 Creative Earthmining 4/2_2_/03 _W180/E150 5.00 TES N/A YES Homes Tr 73, U67 *CU-02-2354 70 Faith Comm. ChildCare - 112116/03 W300' of E600' 2.27 YES 10,044 YES lChurch — PreSchool I — Tr 15 & 16, U97 *CU-03-4799 71 Model 2/10/04 Tr 119, U26 5.00 YES N/A YES lAmerican Dream Home Builders Sign *CU-03-4583 72 jKaye Homes Model 2/10/04 N180' of 2.85 YES 1,770 YES Home Tr 151, U27 I *CU-03-4249 73 Kenmark Model 5/25—/04 N180' of 2.70 YES 1,872 872 YES Home Tr 151, U27 PUD-98-4 74 MIR-MAR PUD 918/98 E1/2 Tr 54, U23 2.38 YES 18,960 YES *GLI-01-990 75 Big Fire Station 11/13/01 Tr 129, U47 4.07 YES 7,295 YES Corkscrew Island PUD-00-06 76 Ragge PUD 2/27�101 Less E30' of 4-49 YES VACANT YES - - I 1 1 _275', Tr 60, PUD -00 -13 77 lson Blvd. PUD 11/14/00 E150' of W200' 5.00 YES — 42,000 YES Center O I Tr 17, W1/2 Tr GGAMP CRITERIA NOTATIONS �� �� 4332 97 -2 to 79 k.orunauas at Santa Barbara Napa Ridge Properties ruu C1/T t) /Z4 /Ub 1/13/98 I K 112, U30 Tr 41, U33 6.83 2.31 YES YES 35,000 ?? YES YES EXISTING CONDITIONAL AMOUNT POTENTIAL CU SITES* MAP SITE ACRE: USE 76.4 A/C at Pine Ridge /1 -75 I 33.7 Church /Child Care 28 Tr. 53 & 54, U9 A Fraternal Organization /Club 8 Tr. 1, U12 9.6 Fire Station 4 Tr. 72, U23 B C 4.8 Institutional /Rehab. Centers 3 Tr. 125 & 127, U23 D 5.0 School /Child Care 7 Nly 380' Tr. 1,all of Tr. 2, &S105' Tr. 3, E 8.0 5.0 U14 Governmental Use 9 E75' of W180' Tr. 97, All Tr. 98, U29 F 2.0 Model Home 7 Tr. 76,93,108,U35 G 7.9 Commercial Uses 12 All Tr. 105, U2 H Communication Towers 3 Tr. 16,& 18, U13 & Tr. 124 & 126, U12, I 4.0 57.6, Tr. 3, 35, U14 & Tr. 142, 143, U11 Lake Excavation 1 Tr. 143 & S165, Tr. 144, U28 J T! Earth Mining 2 Tr. 106, 107 & 108, U26 K 31.51 TOTAL 84 Tr. 98 & 99, U80, Tr. 94, & 95, U81 - Tr. L 63.2: 2 & 3, U77 - Tr. 127 & 129, U76 ADDITIONAL EXISTING AMOUNT W 1/2 Tr. 65, Tr. 159, U43 M 6,21 CONDITIONAL USE PUDS 14 Tr. 66 & W165 Tr. 75, U30 N 7 E TOTAL 14 E165 Tr. 60, 65 & W165 Tr. 76, U30 O 1 c - S165 Tr. 109, U26 P 2.73 Tr, 15, 17 & 114 U46- Tr. 105, 127 & Q . 33.05 130, U47 E 180', Tr, 862 U29 R 2.21 Tr. 60 Less E30' of S275' less S15', Tr. S 33.7 61, 76, 77, 92, 93; 108, U35 and Tr. 10,' 25 & 26 of U33 (Potential acres in A/C �m GGAMP CRITERIA NOTATIONS POTENTIAL ACRES Essential Services I Unlimite Golden Gate Parkway 2.21 Collier Boulevard Ma 15 4.0 Neighborhood Center * "69.8 Neighborhood Center Tran /CU * *115.5 Transitional Use 76.4 A/C at Pine Ridge /1 -75 I 33.7 TOTAL 301.8 301 = ** These are combined and reflected above in letter "S" = ** These are combined and reflected above in letters 9, K, L & Q". i ne acivai sites eigme depend, in some rases, upon the development or zoning approval on adjacent property. Also, the sizetlegal description of the actual Site may vary from that indicated depending on parcel splits or aggregation. SOURCE: Collier County Comprehensive Planning Department March 2006 C 32s HUMP DE 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: 239A 34,6060 - Fax: 239.434,6084 www.davidsmiengineering.com DE DAVID�QN LIST OF FIGURES Figure 1- Site Location Map Page 3 Figure 2 - 2008 Aerial w/ FLUCCS Mapping Page 5 Figure 3 - FLUCCS Mapping Page 5 Figure 4 - Topographic Mapping Page 6 Figure 5 - NRCS Soils Mapping Page 7 Figure 6 - Jurisdictional Wetlands Page 14 Figure 7 - Proposed Preserve Page 23 Figure 8 - Collier County Zoning Map Page 24 Figure 9 - Florida Panther Information Page 32 Figure 10 - Wood Stork Information Page 33 APPENDIX OF EXHIBITS Resume Exhibit M -1 FLUCCS Mapping Exhibit M -2 Master Concept Plan Exhibit M -3 Preserve Management Plan Exhibit M -4 SFWMD Approved Jurisdictional Exhibit M -5 Protected Species Survey Exhibit M -6 Historical /Archaeological Probability Correspondence Exhibit M -7 Exhibit M Environmental Impact Statement www davidsonengineeringxom l DE DAVIDSON ENVIRONMENTAL IMPACT STATEMENT 10.02.02 Submittal Requirements for All Applications a. Applicant information. i. Responsible person who wrote the EIS 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: jeremyCo)davidsonengineering.com Jeremy Sterk has been an environmental consultant in Southwest Florida since 1994. A resume for Mr. Sterk is included as Exhibit M -1 and can be found in the Appendix of Exhibits. ii. Owners) /agent(s) name, address, phone number & e -mail address. Owner: Emergent Development Group, Inc. 933 Honeysuckle Grapevine, TX 76051 Emergentgroup 1(&yahoo.com Agent: Tim Hancock, AICP Davidson Engineering, Inc. 3530 Kraft Road, Suite 301 Naples, Florida 34105 Phone: 239-434-6060 Email: tim(o)davidsonengineering.com b. Mapping and support graphics. Exhibit M - Environmental Impact Statement www.davidsonengiueering.com DE DAV I DON t. General location map. PROTECT 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). N AV e s 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 - www.davidsonengineering.com DE DAVI�DSON SOUTH: Golden Gate Estates Unit 23 EAST: 811, 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). Figure 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 "06 ") 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 www.davidsonengineenng.com DE PNN?RRN lW Oo P 911 =E.1 " 0.32 500 02961 8 140 14' 32 7 6 E. 477-Et 196 $93 14.91 411 -E f 415 o24 -E2 - 370. ID+Ss,.: - 0.98 6::4D -E2 411-El p 6J1 -E2 0.40 D 94 ri O T2 0 11 -E1 's �1.1U ^� I1151r -1J0 I 0 :.G4 a. @._ 11 El £i D 1; 41l-F1 310 145 310 0 0.26 L. LUU8 Aerial with FLUCCS M 140 74 LEGEND 0. RV= MAPp W ®SID. M.—ZLYftE5tOE1rtuLR)a ACI IAa. COMAIERGLML SERV kIX 1 /.la ACI ®115. GOVERIxSENML!)./S {CI -a10. YREftE {CFDIR ia/T ACI -S'31. MIl16.93A41 0 /il . PM! FIATVCgDSf6� %IXOTk EIWDEpf3].ESAOI n -a91E3uttPRESS�i2490%E %OTk INVADEDi I�.SYACI II'C -63/trC.DMalED PaIECVPRlaa{AeMOE PAIM(Saa %IXOTIO lNnDE %�1.aaACi + ©T/D.DmuREEn wIDS �a.vacl 0 y 400 nau c EET " ' n i 66ADACTOTAL Exhibit M - Environmental Impact Statement Figure 3. FLUCCS Mapping 5 w w w F N www.davidsonengineering.com DBE DAVIDSON ENGINEEkING iii. 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, Immokalee 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 6 www.davidsonengineering.com DE DAY�D.�S�QN ( 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- Immokalee 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- Holopaw 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. Exhibit M - Environmental Impact Statement 7 wNnv.dovidsonengineering.cnm DE DAV 1E ENGINEERING 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 8 www.davidsonengineering.com DE ?RR M 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 variety 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 PROTECT 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 - Environmental Impact Statement 1, ww�m.davidsonengineering.com DE DAVND�ON FLORIDA PANTHER (&Iis concolor corvil: The Randall Boulevard GMPA Site lies in the USFWS current (and former) "Panther Focus Area'. BIG CYPRESS FOX SQUIRREL (,Sciurus niaer avicennia) : The parcel does contain habitat which might support fox squirrels. GOPHER TORTOISE (Gonherus polvohemKh 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 2S 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 M - Environmental Impact Statement 10 "mww.davidsonerngineering.com l DE DAVNDSQN 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, stormwater 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 stormwater 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, PROTECT, CONSERVE AND APPROPRIATELY USE ITS NATIVE VEGETATIVE COMMUNITIES AND WILDLIFE HABITAT. OBJECTIVE 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: ExhibitM - EnvironmentallmpactStatement 11 wwvv.davidsmiengineering.com k, DE DAVIDSON 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). 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. Policy 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. Policy 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. Policy 6.1.8: ExhibitM - EnvironmentallmpactStatement 12 www.davidsonengineering.com DE PJI IDAON 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 OBJECTIVE 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 9JS- 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 boundaries. 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. ExhibitM - EnvironmentaihnpactMatement 13 www.davidsouengineering.com D1E ERING 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 14 www.davidsonengineering.com DIE l 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 SFWMD. 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 SFWMD. (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, [required] 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 SDP 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 M - Environmental Impact Statement ivwiv.davidsonengineering.com DE DAVIDSON 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 FLUEfor 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. (5) 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 TA - Environmental Impact Statement Re www.davidsonengineering.com DE DAV I�DS(�N (2) Wildlife habitat management plans for listed species shall be submitted for County approval. A plan shah 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 M Environmental Impact Stetrnunt wimw�.d��- Idsonenf,ineering.com C DE DAVII?SON The applicant will seek technical assistance from the USFWS during the ERP process. d. Native vegetation preservation. 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 Lgd.tj FLUCCS 110 Acreage: 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 Code: FLUCCS 140 Acreage: 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) Code: FLUCCS 175 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 fad,tj FLUCCS 310 Acreage: 8.47 Acres Description: 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. Name: Palmetto Prairie Co e: FLUCCS 321 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 18 www.david son engineering.coin DE DAVIDSON 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) Code: FLUCCS 411 -E1 Acreage: 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 Flatwoods (0 -25% Exotic Invaded) Common Piloblephis rigida pennyroyal ground cover Pin us elliotti pine (slash canopy pine) Sabol palmetto cabbage palm canopy Smilax spp. smilax vine Urena lobata Caesar weed ground cover Vitis rotundifolia muscadine vine grape Toxicodendron radicans poison ivy vine Occasional Serenoa repens saw palmetto mid -story Schinus terebinthifolius* Brazilian mid -story pepper *invasive exotic Name: Canal Code: 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) Code: 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 Exhibit M - Environmental Impact Statement io w���w.davidsonengincering.com DE DAVIDP.QN 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 COMMON NAME STRATUM 621 -E2, Cypress (25- pine (slash pine) canopy 50% Exotic Invaded) dahoon holly mid -story Common myrsine mid -story Taxodium ascenders pond cypress canopy Sabal palmetto cabbage palm canopy Urenalobata Caesar weed ground cover Smilaxspp. Smilax vine Schinus terebinthifolius* Brazilian pepper midstory Toxicodendron radicans poison ivy vine Vitis rotundifolia muscadine grape vine Occasional COMMON NAME STRATUM Pious elliotti pine (slash pine) canopy Ilex cassine dahoon holly mid -story Myrsinejloridana myrsine mid -story Blechnum serrulatum swamp fern ground cover *invasive exotic Name: Drained Pine- Cypress- Cabbage Palm (25 -50% Exotic Invaded) Code: 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 COMMON NAME STRATUM 624D -E2, Drained Pine /Cypress /Cabbage Palm (25 -50% Exotic Invaded) Common Vitis rotundifolia muscadine grape vine Pinus elliotti pine (slash pine) canopy Sabal palmetto cabbage palm canopy Schinus terebinthifolius* Brazilian pepper mid -story Smilaxspp. Smilax vine Exhibit M - Environmental Impact Statement 20 vvww.davidsonengineering.com DE DAVIDSON Toxicodendron radicans poison ivy vine Occasional Schinus terebinthifolius* Brazilian pepper midstory Acacia auriculiformis* Earleaf acacia mid -story Myrica cerifera wax myrtle mid -story Taxodium ascendens pond cypress canopy Ilex cassine dahoon holly mid -story Mvrsinefloridana myrsine mid -story *invasive exotic Name: Disturbed Lands Code: FLUCCS 740 Acreage: 0.17 Acres Description: A limerock driveway runs north -south through the portion of the parcel that borders the canal. Name: Roadway Code: FLUCCS 814 Acreage: 0.25 Acres Description: The property includes a portion of 8th Street NE, which is existing. Name: FPL Easement Code: 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). ExhibitM - EnvironmentalImpactStatement -'t w�n,",.davidsonengineering.com k DE ENGINE 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 Entire Parcel Proposed Conditions Entire Parcel FLUCCS Code Existing Acreage Existing Percent Proposed Acreage Impact Percent Preserve 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 -E1 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 Exhibit M - Environmental Impact Statement 22 www.davidsoi)ei)gineeriiig.com DE DAVIDSO ENGINEERING N Figure 7. Proposed Preserve iii. 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 January 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 23 www.davidsonengineering.com DE DAVIDSQN The Randall Boulevard GMPA Site does not contain any "ST" overlays. A zoning map is included below as (Figure 8). LI I k L v rt x� x I ,i Y : v x o v r— : z e —ii E fi a i y 4 s 'Is F� BEi ` I � 4 -J, — III, Figure S. Collier County Zoning Map — e. Wetlands. L 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 M - Environmental Impact Statement 24 ���www.davidsonengineering.coni DE DAV l?SON raccording 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) Code: 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 Division of Forestry parcel. Canopy vegetation include: 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 COMMON NAME STRATUM 621 -E2, Cypress (25- dahoon holly mid -story 50% Exotic Invaded) myrsine mid -story Common swamp fern ground cover Taxodium ascendens pond cypress canopy Sabal palmetto cabbage palm canopy Urena lobota Caesar weed ground cover Smilaxspp. Smilax vine Schinus terebinthifolius* Brazilian pepper midstory Toxicodendron radicons poison ivy vine Vitis rotundifolia muscadine grape vine Occasional Pinus elliotti pine (slash pine) canopy Ilex cassine dahoon holly mid -story Myrsinefloridana myrsine mid -story elechnum serrulatum swamp fern ground cover *invasive exotic ii. 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 vA,ww.davidsonengineering.com DE DAVIDSON 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 Impact Table Of the 1.37 acres of wetlands on the subject property, 0.65 acres are proposed for impact. Wetland Type: from the Department of Transportation Florida Lana Use, cover and Forms ciassmcanon System Impact Type: D= dredge; F =fill; H= change hydrology; S= shading; C= clearing; R= relocation, 0 =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. ExhibitM- EnvironmentalImpactStatement 26 www.davidsmiengineering.com WL WL&SW WL &SW ID &SW WL &SW Not PERMANENT WL & SW IMPACTS Mitigation TYPE SIZE Impacted WL &SW IMPACT IMPACT TYPE SIZE CODE Offsite WLID #1 621 -E2 0.65 0.0 621 -E2 0.65 F Mitigation WL ID #2 1 621 -E2 1 0.72 1 0.72 PROJECT 1.37 0.72 ac 0.65 Fill 3,630 cy TOTALS: Wetland Type: from the Department of Transportation Florida Lana Use, cover and Forms ciassmcanon System Impact Type: D= dredge; F =fill; H= change hydrology; S= shading; C= clearing; R= relocation, 0 =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. ExhibitM- EnvironmentalImpactStatement 26 www.davidsmiengineering.com 1 DE SON f. Surface and ground water management 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 NDescril2tion 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 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. 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 www.davidsonengineering.com DBE ON 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 might reside in habitat similar to what exists on this property. The survey was conducted on the following dates & times: The following listed species were observed on the property during this survey: Reptiles Gopher Tortoise (Gopherus Polyphemus) 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 \15.4 acres of occupied habitat) Plants The site does contain wild pine (Tillandsia fasciculate) & 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 www.davidsonengineering.com D Cm DAV I DMtN ENGINEERING Potential protected species list for the Randall Boulevard GMPA Site according tow FLUCCS category: S TUThtial Listed Species Scientific Name D s natc:d Sta 11VVUor rw 110 & 140 NONE - - - 175 NONE 310 Burrowing Owl S eotyto cunicularia SSC - Florida Sandhill Crane Grus canadensis eratensis T - 321 Audubon's Crested Caracara Pol borus lancus audubonii T T Beautiful Pawpaw Deerin othamnus pulchellus E E Burrowing Owl Speotyto cunicularia SSC - Curtis Milkweed Ascle ias curtissii E - Fakahatchee Burmannia Burmannia ava E - Florida Black Bear Ursus americanus oridanus T - Florida Coontie Zamia oridana C - Florida Sandhill Crane Grus canadensis pratensis T Gopher Frog Rana ca ito SSC Gopher Tortoise GopheruspoLyphemus SSC - Eastern Indigo Snake Drymarchon corais cou eri T T Southeastern American Kestrel Falco s arverius paulus T - 411 Beautiful Pawpaw Deerin othamnus pulchellus E E Big Cy2ress Fox Squirrel Sciurus ni er avicennia T - Eastern Indigo Snake Drymarchon corais cou eri T T Fakahatchee Burmannia Burmannia ava E - Florida Black Bear Ursus americanus oridanus T - Florida Coontie Zamia oridana C - Florida Panther Felis concolor coryi E E Gopher Frog Rana ca ito SSC Gopher Tortoise Go herus of hemus SSC - Red- Cockaded Woodpecker Picoides borealis T E Satinleaf Chrysophyllum olivi orme E - Southeastern American Kestrel Falco s arverius paulus T - Twisted Air Plant Tillandsia exousa E - 500 American Alligator Alligator mississi iensis SSC A (EA Everglades Mink Mustela vison ever ladensis T _I - Lim kin Aramus uarauna SSC - Little Blue Heron E retta caerulea SSC - Reddish Egret E retta ru escens SSC - Roseate Spoonbill A'aia a'a'a SSC - Snowv E ret E retta thula SSC - Tricolored Heron E retta tricolor SSC - 621 American Alligator Alligator mississippiensis SSC T S A Everglades Mink Mustela vison ever ladensis T - Florida Black Bear Ursus americanus oridanus T - Florida Panther Felis concolor co i E E Gopher Frog Rana ca ito SSC - Lim kin Aramusguarauna SSC - Little Blue Heron E retta caerulea SSC - Exhibit M - Environmental Impact Statement 29 www.davidsonengineering.com TRIM DE R"N?RRN Abbreviations: Agencies FWC= Florida Fish and Wildlife Conservation Commission FDA = Florida Department of Agriculture and Consumer Services USFWS= United States Fish and Wildlife Service Status 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: Birds mmon Na, Black Vulture Cattle E ret Snowy Egret E recta thula SSC - Columbina passen .na Tricolored Heron E retta tricolor SSC - 624D Wood Stork American Alligator M cteria americana Alli ator mississi iensis E SSC E T S A N - Everglades Mink Mustela vison ever ladensis T - Northern Mockingbird Florida Black Bear Ursus americanus oridanus T - Elanoides or catus Florida Panther Felis concolor co 2i E E Gopher Frog Rana ca ito SSC - Little Blue Heron E recta caerulea SSC - Snowy Egret E recta thula SSC - Tricolored Heron E recta tricolor SSC - Wood Stork M cteria amen .cana E E 814 NONE - - - 832 Abbreviations: Agencies FWC= Florida Fish and Wildlife Conservation Commission FDA = Florida Department of Agriculture and Consumer Services USFWS= United States Fish and Wildlife Service Status 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: Birds mmon Na, Black Vulture Cattle E ret aenti fi s Nan CoTMs atratus Bubulcus ibis DV DV N - N - Common Ground -Dove Columbina passen .na DV N - Red- Bellied Woodpecker Melaner es carolinus DV,HV N - Mourning Dove Zenaida macroura DV, HV N - Northern Cardinal Cardinalis cardinalis DV N - Northern Mockingbird mimuseolyglottos DV,HV N - Swallow- Tailed Kite Elanoides or catus DV N - Mammals ame N 7Nine Gray Squirrel Sciurus carolinensis 7DV nded - Armadillo Dasypus novemcinctus _ OH N - Exhibit M - Environmental Impact Statement 30 www.davidsonengineering.com DE DAVIDSON Plants ommon Name Butterfly Orchid Common Wild Pine 0 = Listed Species Scientific Name Encyclia tampensis Tillandsia fasciculata Observation Listed? Type (Y /N) DV Y Abbreviations: Agencies FWC= Florida Fish and Wildlife Conservation Commission FDA = Florida Department of Agriculture and Consumer Services FWS= United States Fish and Wildlife Service DV Y Status Observations T= Threatened DV= Direct Visual SSC= Species of Special Concern OT= Observed Tracks E= Endangered HV =Heard Vocalization T(S /A)= Threatened /Similarity of Appearance OH= Observed Hole \Burrow CE= Commercially Exploited C =Cavity MT= Marked Tree iii. Indicate how the project design minimizes impacts to species of special status. E -FDA BIG CYPRESS FOX SQUIRREL (Scfurus nicer 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 www.davidsonengineering.com DAVIDSON ENGINEERING i 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 GMPA 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. Figure 9. Florida Panther Information. Exhibit M - Environmental Impact Statement 32 www.davidsonengineering.com C DBE DAVIDSON ENGINEERING GOPHER TORTOISE (Gopherus polvnhemusL 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 (Mvcteria 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. Figure 10. Wood Stork Information. Exhibit M - Environmental Impact Statement 33 www.davidsonengineering.com DE DNgVnD50N 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 fasciculatg) 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. 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 www.davidsonengineering.com 1 DE DAVIDSON 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 Statement wwvv.davidsonenRi neering.com DE DAVIDSON APPENDIX OF EXHIBITS Exhibit M - Environmental Impact Statement www.davidsonengineering.com DE DAVNDAq ExhibitM - I: EIS Author's Resume RESUME www.(I avidsonengineering.com DIE JEREMY STERK Education St. Cloud State University, B.S., Magna Cum Laude, Aquatic Biology, 1994. Professional Affiliations Florida Association of Environmental Professionals Work History 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 Expgrience • Vegetation & Habitat Mapping • Environmental Assessments • Protected Species Surveys(PSS) • Species Management Plans • Wetland Assessments \ Delineation • Wetiand 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 algae, 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 -1: EIS Author's Resume www.davidsonengineering.com DE DAVIDSON Exhibit NI -Z: FLUCCS Mapping FLUCCS MAPPING www.davidsonenginee-ing.coin i DE DAVHD50�1 Exhibit M -3: Conceptual Site Plan MASTER CONCEPT PLAN www.davidsonengineering.com rD t-i Po ti O rD rD CD QQ (D ig T --- --------- ------------ — ---- ---------------------- - ----------------- iwj - I Mf EMERGENT DEVELOPMENT GROUP, INC. 933 HONEYSUCKLE OFtAPEVINE.TX 7W51 COMMERCIAL DEVELOPMENTAREA --------------- L-------------------------------------- ........................... COMMERCIAL OSVELOPMEMAREA I ---B0ULEI'A-GAfP, d=DAVIDSON ENGINEERING, INC. CONCEPTUAL SITE PLAN 116—M 3530 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105 D DAVIDSONPHONE4239)434.6060 FAX (239) 434MM COMPANY ID. NO. 00009,496 �I -l"El OF ZD mo 16M io z ............................... ................................ ............... cam D�E A ".1 II IIR VELOPMEWTAFWA DEVELOPMEMAREA Ll — — — — — --- — — — — — — — — — - — - — iwj - I Mf EMERGENT DEVELOPMENT GROUP, INC. 933 HONEYSUCKLE OFtAPEVINE.TX 7W51 COMMERCIAL DEVELOPMENTAREA --------------- L-------------------------------------- ........................... COMMERCIAL OSVELOPMEMAREA I ---B0ULEI'A-GAfP, d=DAVIDSON ENGINEERING, INC. CONCEPTUAL SITE PLAN 116—M 3530 KRAFT ROAD, SUITE 301, NAPLES, FLORIDA 34105 D DAVIDSONPHONE4239)434.6060 FAX (239) 434MM COMPANY ID. NO. 00009,496 �I -l"El OF ZD mo 16M io z DE DAVrD�ON PRESERVE MANAGEMENT PLAN ExhibitM -4: Preserve Management Plan www.d avid sonengineering.coin DECIVIL ENGINEERING* PLANNING •ENVIRONMENTAL • LAND DEVELOPMENT SERVICES MV'IDSON ENGINE ERIN G 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 1, 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 per en tuity. 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 — Pax: 239.434.6084 w- w�wdavideunengnneenng.mnJ DE DAVrDSQN 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 RQUIRED 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 2 www.davidsonengineenng.com I DE DAV.DSON SFWMD JURISDICTIONAL LETTER Exhibit M -5: SFWMD Jurisdictional Letter www.davidsonengineeri jig, com DE DAVIDSON r,' :y SOUTH FLORIDA WATER MANAGEMENT DISTRICT tr February t B, 2009 59 Osvaldo Otero 1600 Tamiaml Trail, Ste. 200 Z Q Port Charlotte, FL 33948 &g v Dear Applicants: Subject: Petition for Formal Determination of Wetlands and Surface Wafers Application No. 080428 -21, Innovative GMP Amendment ,41 Collier County— S27fr48S/R27E 19 Enclosed is a copy of the Districrs Intended agency action regarding your petition for a formal iq wetland/surface water determination. it is requested that you read this intended agency action thoroughly and understand its contents. The District will publish its notice of Intended agency action in a newspaper of general circulation. If no petition requesting an administrative hearing is timely filed 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 object to the intended agency action, you must file a petition in conformance with ( Rule 40E- 1.521, Florida Administrative Code (attach): \. Elizabeth 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 the 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 questions concerning this process. CERTIFICATE OF SERVICE I HEREBY CERTIFY that a "Notice of Rights" has been mailed to the addressee and the persons listed in the attached distribution list no later than 5:00 p.m. this 181h day of February 2009. Director 1 Department AW /dr CERTIFIED MAIL 7007 3020 0000 2072 6963 RETURN RECEIPT REQUESTED 3301 Gun Club Road, West Palm Beach, Florida 33406 • (561) 6868800 • FL WA73 1- 800.432 -2045 Mailing Address: P.O. Box 29660, West Palm Bead,, FL 334164680 w &.fwmd.gov Exhibit M-5: SFWMD Jurisdictional Letter 1 www.davidsonemgineering.com I DE RIZ N c NOTICEOFRIGHTS 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 substantial interests of a party are determined by an agency. Please note that this Notice of Rights is not intended to provide legal advice. Not all the legal proceedings detailed below may be an applicable or appropriate remedy. You may wish to consult an attorney regarding your legal rights. RIGHT TO REQUEST ADMINISTRATIVE HEARING A person whose substantial interests are or may be affected by the South Florida Water Management District's (SFWMD or District) action has the right to request an administrative hearing on that action Pursuant to Sections 120.569 and 120.57, Fla. Slat. Persons seeking a hearing on a District decision which does or may determine their substantial interests shall 81e a petition for hearing with the District Clerk within 21 days of receipt of written notice or the decision, unless one of the following shorter time periods apply: 1) within 14 days of the notice of consolidated Intent to grant or deny concurrently reviewed applications for environmental resource permits and use of sovereign submerged lands pursuant to Section 373.427, Fla. Stat.; or 2) within 14 days of service of an Administrative Order pursuant to Subsection 373.119(1), Fla. Stat. °Receipt of written notice of agency decision" means receipt of either written notice through mail, or electronic mail, or posting that the District has or intends to take final agency action, or publication of notice that the District has or intends to take final agency action. Any person who receives written notice of a SFWMD decision and fails to 1119 a written request for hearing within the limeframe described 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 mail, hand-delivery or facsimile. Filings by e-mail will not be accepted. Any person wishing to receive a clerked copy with the date and time stamped must provide an additional copy. A petition for administrative hearing is deemed filed upon receipt during normal business hours by the District Cleric at SFWMD headquarters in West Palm Beach, Florida. Any document received by the once of the SFWMD Cleric after 5:00 p.m. shall be filed as of 8:00 a.m. on the next regular business day. Additional filing instructions are as follows: Filings by mail must be addressed to the Office of the SFWMD Clerk, P.O. Box 24680, West Palm Beach, Florida 33416. Filings by hand - delivery must be delivered to the Office of the SFWMD Clerk. Delivery of a petition to the SFWMWs security desk does not constitute filing. To ensure proper Sling, it will be necessary to request the SFWMD's security officer to contact the Clerk's office. An employee of the SFWMD's Clerk's office will receive and file the petition. Filings by facsimile must be transmitted to the SFWMD Clerk's Office at (561) 682 -6010. Pursuant to Subsections 28- 106.104(7), (8) and (9), Fla. Admin. Code, a party who flies a document by facsimile represents that the original physically signed document will be retained by that party for the duration of that proceeding and of any subsequent appeal or subsequent proceeding in that cause. Any party who elects to file any document by facsfrmle shall be responsible for any delay, disruption, or interruption of the electronic signals and accepts the full risk that the document may not be property filed with the cleric as a result. The filing date for a document filed by facsimile shall be the date the SFWMD Cleric receives the complete document. Rev. 10/31107 Exhibit M-5: SFWhID Jurisdictional Letlei N'ww.davidsomhengineering.com DE DAVIDPON S� 'n Initiation of an Administrative Hearing Pursuant to Rules 28- 106.201 and 28- 106.301, Fla. Admin. Code, initiation of an administrative hearing shall be made by written petition to the SFWMD in legible form and on 8 and 112 by 11 inch white paper. All petitions shall contain: 1. Identification of the action being contested, including the permit number, application number, -; District file number or any other SFWMD identification number, if known. 2. The name, address and telephone number of the petitioner and petitioner's representative, if any. = 3. An explanation of how the petitioner's substantial interests will be affected by the agency s, determination. 4. A statement of when and how the petitioner received notice of the SFWMD's decision. v 5. A statement of all disputed issues of material fact. If there are none, the petition must so Indicate. 6. A concise statement of the ultimate facts alleged, including the specific facts the petifioner contends warrant reversal or modification of the SFWMD's proposed action. 7. A statement of the specific rules or statutes the petitioner contends require reversal or modification v' of the SFWMD's proposed action. 8. If disputed issues of material fact exist, the statement must also include an explanation of how file alleged facts relate to the specific rules or statutes. 9. A statement of the relief sought by the petitioner, stating precisely the action the petitioner wishes the SFWMD to take with respect to the SFWMD's proposed action. A person may file a request for an extension of time for filing a petition. The SFWMD may, for good cause, Requests for extension of time must be filed with the SFWMD prior to the deadline for grant the request. Ming a petition for hearing. Such requests for extension shall contain a certificate that the moving party has consulted with all other parties concerning the extension and that the SFWMD and any other parties agree A timely request for extension of time shall toll the running of the time period to or oppose to the extension. for fling a petition until the request is acted upon. If the District's Governing Board takes action with substantially different impacts on water resources from the notice of intended agency decision, the persons who may be substantially affected shall have. an additional point of entry pursuant to Rule 28- 106.111, Fla. Admin. Code, unless otherwise provided by law. Mediation The procedures for pursuing mediation are set forth In Section 120.573, Fla. Stat, and Rules 28- 106.111 and 28. 106.401 -.406, Fla. Admin. Code. The SFWMD Is not proposing mediation for this agency action under Section 120.573, Fla. Slat, at this time. RIGHT TO SEEK JUDICIAL REVIEW Pursuant to Sections 120.60(3) and 120.66, Fla. Slat., a party who is adversely affected by final SFWMD action may seek judicial review of the SFWMD's final decision by filing a notice of appeal pursuant to Florida Rule of Appellate Procedure 9.110 in the Fourth District Court of Appeal or in the appellate district where a party resides and filing a second copy of the notice with the SFWMD Clerk within 30 days of rendering of the final SFWMD action, Rev. 10(31107 Exhibit M -5: SFWMD Jurisdictional Letter 3 www.davidsonengineering.com I D1E � erp_sieR report.rdF D In n Last Date For Agency Action: 23- MAR -09 INDIVIDUAL FORMAL WETLAND DETERMINATION STAFF REPORT r� Project Name: Innovative Gmp Amendment- Formal Wetland Determination Permit No.: 11 -00018 -F r� Application No.: 080428 -21 Application Type: New Formal Weiland Determination Location: Collier County, 8271T48SIR27E rp • Applicant: Osvaldo Otero Project Area: 36.06 acres .a Project Land Use: Weiland Determination Special Drainage District: NA Conservation Easement To District : No Sovereign Submerged Lands: No ( This application is a request for an approximate formal determination of the boundary of wetlands and other surface waters, pursuant to subsection 4DE -4.042 FAC, for a 36.06 acre parcel known as Innovative GMP Amendment Formal Wetland Determination. App.no.: 08092 &21 Page i of 4 FxhibitM -5: SFWNIDjuusdirtionaiLetter www.diividsunenglneering.com DE DAV IDSON ;nerp_staff_repotl.rdf t M PROJECT EVALUATION: ie I" PROJECT SITE DESCRIPTION - - - ry The subject properly encompasses approximately 36.06 acres and is located just southeast of the Intersection of Immokalee Road and Randall Boulevard in Collier County. This property is bound by a 1'.: Randall Boulevard and residential development on the north, commercial development and undeveloped 0 lands to the west, and single family homes to the south and east. A location map Is attached as Exhibit 1.0. 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 fletwoods with a dominance of saw palmetto in the underslpry and mixed forested to uplands. The mixed forested uplands consist of pine, cabbage palm with an open subranopy. 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. Q 2.0. TI Ph,Q490T'ORCkGRO1JN0: On April 28, 2008, the District received a request for an approximate formal determination of wetlands and other surface water boundaries located within the subject property. A field Inspection 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 wetlands and surface waters were consistent with Rule 62 -340, FAC and Chapter 373.421(2), Florida Statutes (FS). Pursuant to Section 4.5.2(b)2. of the Basis of Review for Environmental Resource Permit Applications, the wetlands were approximated via clear vegetative expressions and physical signatures that were verified by groundtruthtng the wetland boundaries depicted in the attached aerial photograph and survey of the wetland attached as Exhibit Nos. 2.1 and 2.3, respectively. WETLA1Voss. - - Wetland Description: An aerial photograph depicting the location of the approximate Jurisdictional wetland boundaries is attached as Exhibit 2.1. The wetland is approximately 0.72 acres and Is located in the southeast comer of the site and extends offsite to the south. This wedand contains approximately 25% -50% coverage by exotic vegetation. The canopy vegetation includes cypress, cabbage palm, and dahoon holly. The wetland also contains Brazilian pepper, Caesar weed, grapevine, swamp fern, smilax, poison ivy, and lantana. Based on the vegetation in the wetland It appears that the wetland is becoming transitional due to a reduced hydroperiod as a result of surrounding developments and roadways. The site contains both hydric soils and non - hydric soils as shown on Exhibit No. 2.2. The majority of the site contains non - hyddc soils such as Immokalee Fine Sand and Oldsmar Fine Sand. The central portion of the site is mapped as the hydric soil Malabar Fine Sand. Based upon soil test pits, the soils did not contain hydric soil indicators. In addition, the vegetation in this area consisted of pine flatwoods with a dominance of saw palmetto. WETLAND DELINEATION: Based on the site visits and other site Information, this 36.06 acre site contains approximately 0.72 acres of wetlands as defined by Rule 62 -340 Florida Administrative Code (FAC). The red outline indicates the App.m.: OB0428 -21 Page 2 of 4 Exhibit M-5: SFWMD Jurisdictional Letter www.david son engineet Iig.coin DE D ,Ml [?P N ) erp_staff_repon.rdf F RI project boundary and the area considered wetland was approximated and Is shown on the attached aerie (Exhibit 2.1) with a red cross -hatch pattern. The site contains both hydrip soils and non- hydric soils. The soils map is attached as Exhibit 2.2. in in p �i App.no_ : 000420-21 Exhibit M -5: SFWIVID Jurisdictional Letter Page 3 of 4 WNIVW,dat -fdso nengi neering.corn DE DAVIDMIJ ` terp_staff report.rdf t m n_ n STAFF RECOMMENDATION: i" The Staff recommends that the following be Issued An approximate formal determination of the extent of wetands and other surface waters, pursuant to 'n Rule 4DE4.042 FAC for a 36.0"cre parcel known as Innovative GMP Arpendment Formal Wetland Determination. The site contains approximately 0.72 acres ofjurisdictional wetlands. ro r, p Based on the information provided, District rules have been adhered to. Stair recommendation is for approval subject to the attached Special Conditions. rb STAFF REVIEW: NATURAL RESOURCE MANAGEMENT APPROVAL n SUPERVISO N E EVALUATION l 6NMENTAL rris Je one � Ha Laura Layman t ENVVIIIRO,�N,.MENTAL RE OURCE PERMITTING DIVISION DIRECTOR: l q / /Mi ll Iio __ DATE: o�� %!Z Anita R. Bain 1 SPECIAL CONDITIONS 1. The formal determination shall be binding for five years provided the physical condition on the property does not change so as to alter the boundary of the wetlands and other surface waters during that period. The permit shall expire live years from the date of permit Issuance. App.no.: 000428-21 Pege 4 of 4 Exhibit M-5: SFWMD Jurisdictional Letter 7 www.davidsonengineering.com I' DE 9AON i I I I I I - - - UII. WELL ROAD - - - - I IrfMOlcnLtE d � F'da _ OFfj.L 6GULEYAP,U ? I � _ 6 - I I ! I LEGEND I � � � � , � � � �Wl10YATNE [IEVELOPAIE1114p0 I ��1MlOpflpM101'MY6 COLL:EH ! ' 1 ' � i I I , I i COYIt1TRWHITNNE�pp/.OS 1 G DE GA E p UI. I NONDADE RDE DAVIDSON ENGINEERING, INC. r OP N NAPLES. 5,SU1TE301 INNOVATIVE DEVELOPMENT D .,, , PHONE: 239 -434fi060 LOCATION MAP Exhibit No. 1.0 Application No. 080428 -21 Page 1 of 1 - - -- - -- _ _. .. -.- - -... _..... - - -- - wxNxa:.daNiidsonenguleering.com 6xhlbitM 5: SFWMD Jurisdictional Lertel s l DE DAVNE 'D N ayz m �fpp r D < Z m z 4 ogaoa00000 � �,�� 3 P nl o 'Bell �Po � 90 Z z - C - s v 0 � I N /_1 0 O M I I � m j o r I m I 9 $ I e 311 f I i N�z i 8 i I I I ExhibitM -S: SFWMDJmisduhonalletter 9 Exhibit No. 2.0 Application No. 080428 -21 Page 1 of 2 www davidsmiengmeering.com 1 DE DAVIDSON ENGINEERING y< h h N O O V D IM m A r xl m cI 0f r z� "n Exhibit M -5: SFWMD Jurisdictional Letter Exhibit No. 2.0 Application No. 080428 -21 Page 2 of 2 10 www.davidsonengineering.com DE DAVIDSON ENGINEERING Exhibit No, 2.1 Application No. 080428 -21 Page 1 of 1 Exhibit M -5: SFWMD Jurisdictional Letter \A7wxa- .davidsonengineering.com DE DAVIDSON ENGINEERING Exhibit M -5: SFWMD Jurisdictional Letter 12 I VI %VV uL.ua ,v,dNpmg Exhibit No. 2.2 Application No. 080428 -21 Page 1 of 1 www.davidsonengineering.com DE DAVNDSON 4� tl n :.I ly V �P w r 11p� a6 A --11 �rsarp..U....� C' I �1.� jlli _ I s Wfr I 1 I taI f :I of 6a g M6Pigf !I flit E Ef 0 I of o D � �M I I _ I f ' I I 1 I 0 ���i Cd�r, tali a� g a9�d E C a aft rg ° S of 6a g M6Pigf !I flit E Ef 0 I of o D � �M I I _ I f ' I I 1 I cpi 81 ° fi ! kx� a =� =1 Exhibit No. 2.3 Application No. 080428 -21 Page 1 of 1 Exhibit M -5: SFWMD Jurisdlctlonal Lmer 3 www.da%idtionengmeering.com 1 DE DAV I - - --- Exhibit NI-5: SFWMDjurlsdictionsi Leiter 14 www.davidsonengmeering.com i -) M STAFF REPORT DISTRIBUTION LIST ri iii INNOVATIVE GMP AMENDMENT - FORMAL WETLAND DETERMINATION Application No: 080428 -21 ro Permit No: 11- 00019 -F Itl J - INTERNAL DISTRIBUTION -, EXTERNAL DISTRIBUTION X Jewelene S. Harris - 2261 X Laura Layman -4270 X Permittee - Osvaldo Otero X J. Golden -4210 X Agent- Davidson Engineering Inc yr X Permit Rle GOVERNMENT AGENCIES G' GOVERNING BOARD MEMBERS n - Mr. Charles J Dauray X Collier County Development Services Environmental Services Dept. - Mr. Edc Buermann X Colder County Property Appraiser - Mr. Michael Collins X FDEP, Bic Hickman Environmental Administrator - Mr. Patrick Rooney, Jr. X USAGE, Tunis McElwain Section Chief - Mr. Paul C Huck, Jr. - Mr. Robert Montgomery - Ms. Melissa Meeker - Ms. Shannon A. Estenoz - - --- Exhibit NI-5: SFWMDjurlsdictionsi Leiter 14 www.davidsonengmeering.com DE DAVIDSON E N G I N E E R I N G 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: August 19, 2009 3530 Kraft Road, Suite 301— Naples, Florida 34109 - Phone: 239.434.6060 — Faz: 239.434.6084 - www.davidsonengineering.com DE DAVHIE 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 man is below fFieure 11. v 's: oR N k. S- J 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 -ti: Protected Spews sm vt�' �� grow davidsonengineering.com - - - -- �- - -- OIL WELL ROA i �� ))OKAIEE IMM � � RANDALL BOULE AR❑ w OA -. - J w _ _ LEOEND i� -BrE 90lINIXSY ' G LO GTE E OUL VA f D —mules mantt mnwraneo aopps v 's: oR N k. S- J 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 -ti: Protected Spews sm vt�' �� grow davidsonengineering.com \ DE DSON 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 38, 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 80's. Cloud cover varied from party cloudy to absent. Approximately 18.5 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 8th 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 3 www.davidsonengineering.com DE DSON 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 FLUCCS 710 38A r 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 Serzices. FLUCCS 140 418Acre This portion of the property includes an existing fuel station \convenience store and a small retail center. Governmental FLUM 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. Da Herbaceous ELU—CCS 310 847Acres 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, FLUCCS 321 6.93 Acre 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 -2SV6 Exotic invaded), FLUCCS 411- E1.23.66 Arrec 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. FLUCCS500. 0.47A res A canal and associated maintenance easement forms the western border of subject property. Cvaress (25 -50�/n invaded) ELUM 621-U. 1.37Acres 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 4 www.davidsonengineering.com L;I DE RNIU?R5M 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 Pin e- Cyn_ress- Cabbaae 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. Roadway. FLUCCS814, 0.25 Acres The property includes a portion of 8th Street NE, which is existing. FPL Easement. FLUCCS 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 sting Conditions Entire Parcel EXaSti119 2.38 Existi- 4.21% 140 4.18 7.40% 175 3.43 6.07% 310 8.47 14.99% 321 6.93 12.27% 411 -E1 23.66 41.88% 500 0.47 0.83% 621 -E2 1.37 2.43% 624D -E2 1.36 2.41% 740 0.17 0.30% 814 0.25 0.44% 832 3.82 6.76% Totals: 56.49 100% Exhibit M -6: Protected Species Survey www.davidsonengineering.com DE DSON Figure 2. Aerial with FLUCCS Mapping. Exhibit M -6: Protected Species Survey www.davidsonengineering.com DE DAV I E ENGINEERING Figure 3. FLUCCS Mapping. RESULTSN' DISCUSSION The various protected species which may 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 pol)zphemus) 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 Exhibit M -6: Protected Species Survey www.davidsonengineering.com OPO O� RANDALLB 175 1,48 140 - 1.83 i 140 175 2 .35 ¢'- 411 -E1 1 95 11 14.90 �I ,'1 '� F X. 4.15 a ) 2 411 -E1 { I 0.95 0 0 7 i- ` .9 411 -El LU z 2.76 07 LU ir LEGEND U) 9p OSITEBMNDARY F FLUCCS MAPPING 110. 311JGLEFAMILY REBIDENTIAL (2.38 AC) Y' 140. COIAMERCIAL SERVICES (4.18 AC) 175, GOVERNMENTAL (3.43AC) S NT -310. ORYHERBACEOUS IS.47 -5 -11. PALMETTO PRAIRIE(6A3AC) W � E 041.CANINE FLATWGODS 1628 %EXOTIC WVADEDI (29.66 ACJ -600. LANAI 11-41111 -621 -E2. CYPRESS (255096 EXOTIC INVADEM 11.37 AC) A -834D -E2. DRAINED PINE- CYPRE9SCABBAGE PALM 1-15 EXOTIC WV DEDj 11.35 All s ®740.OISTVRSED ANDS 10.1 T All -614. ROADWAYM.25AC) 0 400 -- .FPLEASEMENT(3.82AC) 56.49 AC TOTAL x FEET Figure 3. FLUCCS Mapping. RESULTSN' DISCUSSION The various protected species which may 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 pol)zphemus) 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 Exhibit M -6: Protected Species Survey www.davidsonengineering.com DE DPION 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 \15.4 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 Wood ecker (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. Big Cypress Fox Squirrel (5—durus n "ger 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 (Mvcteria 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 (Fells concolor corgi 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 faKiculata) Several common wild pine (Tillandsia fasciculata) were observed in trees throughout the parcel. Butterfly Orchids (Ecvclia tam ensi ) Several common butterfly orchids (Encyclia tam en i) were observed in the FLUCCS 411 & FLUCCS 624D communities. Exhibit. M -6: Protected Species Surv(S' www.davidsonengineering.com x a G� b O .-r n rt fD U] CD n Ln (D on QQ CD T '-f O rt (D n It CD C]. ti `C n y CA C 'C r.^ 3 "Cl �z DE DAVIDSON ENGINEERING Figure 5. Wood Stork Information. Exhibit M -6: Protected Species Survey to www.davidsonengineering.com 0 DE DAVNDSON Major Roadways Other Roadways ��•� USFS Panther Consultation Area • Panther Telemetry Puints 2007 & 2008 Golde G.tl BO leva d ✓ ,ra•., ..�...,.....,�.,.K USFWS Panther Habitat Zones Primary Panther Habitat ® Secondary Panther Habitat I _..... - Dispersal Habitat North Area Q r Mlle r : OX COLLIER • • • GULF •r...... •. ...w____ GULF �� • + • OF OF MEXICO MEXICO t r Figure 6. Florida Panther Information. Exhibit M -6: Protected Species Survey 11 www.davidsonengineering.com c DE RAVI DSON E NvINE ERIN. Table 1. Protected species list according to FLUCCS category. FLITC" Potential L i ' t d S S .f C i ent s a .pears i is Name Designated S FWC or- IL 10 & 140 ONE IL75 NONE Y 310 Burrowing Owl Speotyto cunicularia SSC - Florida Sandhill Crane Grus canadensis pratensis T - 321 Audubon's Crested Caracara Pol borus plancus audubonii T T Beautiful Pawpaw Deerin othamnus pulchellus E E Burrowing Owl Speotyto cunicularia SSC - Curtis Milkweed Ascle ias curtissii E - Fakahatchee Burmannia Burmannia ava E - Florida Black Bear Ursus americanus oridanus T - Florida Coontie Zamia oridana C _ Florida Sandhill Crane Grus canadensis pratensis T Gopher Frog Rana ca ito SSC Gopher Tortoise Gopheruspolyphemus SSC - Eastern Indigo Snake Drymarchon corais cou eH T T Southeastern American Kestrel Falco s arverius paulus T - 411 Beautiful Pawpaw Deerin othamnus ulchellus E E Big Cypress Fox Squirrel Sciurus ni er avicennia T - Eastern Indigo Snake Drymarchon corais cou eri T T Fakahatchee Burmannia Burmannia ava E - Florida Black Bear Ursus americanus oridanus T - Florida Coontie Zamia oridano C - Florida Panther Felis concolor co i E E Gopher Frog Rana ca ito SSC Gopher Tortoise Go herus of hemus SSC - Red- Cockaded Woodpecker Picoides borealis T E Satinleaf Chrysophyllum olivi orme E - Southeastern American Kestrel Falco s arverius paulus T - Twisted Air Plant Tillandsia exousa E - 500 American Alligator Alligator mississi iensis SSC T S A Everglades Mink Mustela vison ever ladensis T - Lim kin Aramus uarauna SSC - Little Blue Heron E retta caerulea SSC - Reddish Egret E retta ru escens SSC - Roseate Spoonbill A'aia a'a'a SSC - Snowy Egret E retta thula SSC - Tricolored Heron E retta tricolor SSC - 621 American Alligator Alligator mississi iensis SSC T S A Everglades Mink Mustela vison ever ladensis T - Florida Black Bear Ursus americanus oridanus T - Florida Panther Felis concolor coryi E E Go her Fro g Rana ca ito SSC - Lim kin Aramus uarauna SSC - Little Blue Heron E retta caerulea SSC - Exhibit M -6: Protected Species Survey 12 www.davidsonengineering.com DE DAVIDSON ENGINEERING Abbreviations: Agencies FWC= Florida Fish and Wildlife Conservation Commission FDA = Florida Department of Agriculture and Consumer Services FWS= United States Fish and Wildlife Service Status E= Endangered T= Threatened T(S /A)= Threatened /Similarity of Appearance SSC= Species of Special Concern C= Commercially Exploited Table 2. Birds, Mammals, Amphibians, Reptiles, & Plants Observed on the Subject Property. Birds nlmon Name Black Vulture Cattle E ret Sno E ret E retta thula SSC - Columbina asserina Tricolored Heron E retta tricolor SSC - DV,HV Wood Stork M cteria americana E E 624D American Alli ator Alligator mississi piensis SSC T S A Northern Mockingbird Everglades Mink Mustela vison ever ladensis T - Elanoides forflcatus Florida Black Bear Ursus americanus floridanus T - Florida Panther Felis concolor co i E E GopherFrog Rana capito SSC - Little Blue Heron E retta caerulea SSC - Snon E ret E retta thula a SSC - Tricolored Heron E retta tricolor SSC - Wood Stork Nyyqteria americana E E 814 NONE - - - 832 NONE - - - Abbreviations: Agencies FWC= Florida Fish and Wildlife Conservation Commission FDA = Florida Department of Agriculture and Consumer Services FWS= United States Fish and Wildlife Service Status E= Endangered T= Threatened T(S /A)= Threatened /Similarity of Appearance SSC= Species of Special Concern C= Commercially Exploited Table 2. Birds, Mammals, Amphibians, Reptiles, & Plants Observed on the Subject Property. Birds nlmon Name Black Vulture Cattle E ret Scientific, Name Cora gyps atratus Bubulcus ibis Observation DV DV Listed? , Status r N - N - Common Ground -Dove Columbina asserina DV N - Red- Bellied Woodpecker Melaner es carolinus DV,HV N - Mourning Dove Zenaida macroura DV, HV N - Northern Cardinal Cardinalis cardinalis DV N - Northern Mockingbird mimuspotE210ttos DV,HV N - Swallow- Tailed Kite Elanoides forflcatus DV N - Mammals Eastern Gray Squirrel Sciurus carolinensis DV N - Nine- banded Armadillo Dasvnus novemcinctus OH N - Exhibit M -6: Protected Species Survey 13 www.davidsonengineering.com DE R,6MI?SON Re tiles o—ff I Ae ervatio Listed? NONE Plants I 111UllUJIU juoull.UIULU = Listed Species 1:0O PM Abbreviations: Agencies Species FWC= Florida Fish and Wildlife Conservation Commission April 7, 2008 FDA = Florida Department of Agriculture and Consumer Services FWS= United States Fish and Wildlife Service Status Observations T= Threatened DV= Direct Visual SSC= Species of Special Concern OT= Observed Tracks E= Endangered HV =Heard Vocalization T(S /A)= Threatened /Similarity of Appearance OH= Observed Hole \Burrow CE= Commercially Exploited C= Cavity 12:00 MT= Marked Tree l Table 3. Field time spent on the subject property. 0 March 27, 2008 1:0O PM 3:00 pm 2 Species Survey April 7, 2008 11:00am 1:30 pm 2.5 Species Survey, April 8, 2008 1:15 m 5:15 m 4 Species Survey Januaiy 28, 2009 9:00am 12:00 m 3 S ecies Survey FebruaEZ 6, 2009 10:30am 3:30 pm 5 Species Survey August 17, 2009 9:30 am 11:30 am 2 Species Survey Total 18.5 Exhibit M -6: Protected Species Survey 14 www.davidsonengineering.com v DE RNY?R5M . Table 4. Representative vegetation by native FLUCCS community on the subject property. 310- Dry Herbaceous ground cover Common canopy Smilax spp. smilax vine Urena lobata Caesar weed ground cover Vitis rotundifolia muscadine vine saw palmetto grape Toxicodendron radicans poison ivy vine Occasional Lantana camara lantana ground cover Sabal palmetto cabbage palm canopy Cirsium horridulum purple thistle ground cover Serenoa repens saw palmetto mid -story 321 - Palmetto Common Lyonia ferruginea rusty lyonia mid -story Piloblephis rigida pennyroyal ground cover Rhus copallina southern sumac midstory Serenoa repens saw palmetto mid -story Smilax spp. smilax vine Vitis rotundifolia muscadine grape vine Occasional Bumelia celastrina buckthorn mid -story Lantana camara lantana ground cover Pin us elliotti pine (slash pine) canopy Sabal palmetto cabbage palm canopy Exhibit M -6: Protected Species Survey is www.davidsonengineering.com O DE DAVNDSOM Table 4 (continued). Representative vegetation by native FLUCCS community on the subject property. 411 -E1, Pine Flatwoods (0 -25% Exotic Invaded) Common Piloblephis rigida pennyroyal ground cover Pin us elliotti pine (slash canopy Common pine) mid -story Sabal palmetto cabbage palm canopy Smilax spp. smilax vine Urena lobata Caesar weed ground cover Vitis rotundifolia muscadine vine Schinus terebinthifolius* grape midstory Toxicodendron radicans poison ivy vine Occasional Serenoa repens saw palmetto mid -story Schinus terebinthifolius* Brazilian mid -story pepper 621 -E2, Cypress (25- pine (slash pine) canopy 50% Exotic Invaded) dahoon holly mid -story Common myrsine mid -story Taxodium ascendens pond cypress canopy Sabal palmetto cabbage palm canopy Urena lobata Caesar weed ground cover Smilax spp. Smilax vine Schinus terebinthifolius* Brazilian pepper midstory Toxicodendron radicans poison ivy vine Vitis rotundifolia muscadine grape vine Occasional Pin us elliotti pine (slash pine) canopy Ilex cassine dahoon holly mid -story Myrsine floridana myrsine mid -story Blechnum serrulatum swamp fern ground cover Exhibit M -6: Protected Species Survey 16 www.davidsonengineering.com DE DAWIDSON EN--I NEER ING Table 4 (continued). Representative vegetation by native FLUCCS community on the subject property. 624D -E2, Drained Brazilian pepper midstory Pine /Cypress /Cabbage Earleaf acacia mid -story Palm (25 -50% Exotic wax myrtle mid -story Invaded) pond cypress canopy Common dahoon holly mid -story Vitis rotundifolia muscadine grape vine Pin us elliotti pine (slash pine) canopy Sabal palmetto cabbage palm canopy Schinus terebinthifolius* Brazilian pepper mid -story Smilax spp. Smilax vine Toxicodendron radicans poison ivy vine Occasional Schinus terebinthifolius* Brazilian pepper midstory Acacia auriculiformis* Earleaf acacia mid -story Myrica cerifera wax myrtle mid -story Taxodium ascendens pond cypress canopy Ilex cassine dahoon holly mid -story Myrsinetloridana myrsine mid -story Exhibit M -6: Protected Species Survey 17 www.davidsonengineering.com DE DAVIDSC HISTORICAL /ARCHAEOLOGICAL PROBABILITY CORRESPONDENCE Exhibit M-7: Historical/Archaeological www.d avid sonengineering.cont Probability Correspondence DE D.1VNDPQN April 20, 2009 Mr. Jeremy Sterk Davidson Engineering, Inc. 3530 Kraft Road, Suite 301 Naples, Florida 34105 Florida Master Site File f 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 of Collier 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 Ibhafford@dos state fl us 500 South Bronough Street • Tallahassee, FL 32399 -0250 www.flheritage.com / preservation /sitefile 850- 245 -6440 ph 1 850- 245 -6439 fax SiteFile@dos.state . fl.us Exhibit M -7: Historical /Archaeological I wtvw.davidsonengineering . com Probability Correspondena TAB N TPBDIICUCR Ileem lire lneerlee Traffic Impact Statement Randall Boulevard Commercial Sub - District '1 Comprehensive Plan Amendment Petition CP- 2008 -2 Collier County, FL 9/9/2009 Prepared for: Emergent Development Group Prepared by: Trebilcock Consulting Solutions, PA Trebilcock Consulting Solutions, PA • 6660 Mangrove Way, Naples, FL 34109 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- 2008 -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 of Traffic and Transportation Engineering. N 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 Randall Blvd Commercial Sub- District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Table of Contents Page Project Description D 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 D: 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 HI: Internal Capture Summary Exhibits (3 Sheets) 3 Randall Blvd Commercial Sub - District GMPA T/S— 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 B and 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 1— Development Program Land Use ITE Land Use Code Total Size Build -Out Year Medical- Dental Office 720 50,000 sf 2014 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. I Randall Blvd Commercial Sub - District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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, 81h 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 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 of the background traffic 5 Randall Blvd Commercial Sub - District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 I The internal capture 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 pass -by capture 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 FDOT 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. I: Randall Blvd Commercial Sub-District GMPA TIS—September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP-2008-2 Table 28—Project Trip Generation (Adjusted for Internal Capture and Pass-by Capture)—Average Weekday Medical-Dental Office Building (720) 50,000 sf 1,807 91 24 47 126 I W10 q,- r b 01, r WA,� Pass-By (1) 0% 0 0 0 0 0 General Office Building (710) Pass-By (1) Total Project New External Trips 22,200 sf 1 419 1 50 7 1 18 86 1 0% 1 0 1 0 0 1 0 0 1 12,246 1 263 105 1 621 795 Notes (1) -- Internal Capture Calculated per ITE "Triangle" Methodology. (2)--Peak hour volume cannot exceed 10% of projected adjacent street peak hour volume. 7 Daily AM Peak Land Use (ITE Code) Intensity Volume (vph) PM Peak (vph) (vpd) 315,950 sf 14,345 185 118 674 701 Shopping Center (820) 211, R "M Pass-By (1) 25% 3,483 45 28 69 69 Medical-Dental Office Building (720) 50,000 sf 1,807 91 24 47 126 I W10 q,- r b 01, r WA,� Pass-By (1) 0% 0 0 0 0 0 General Office Building (710) Pass-By (1) Total Project New External Trips 22,200 sf 1 419 1 50 7 1 18 86 1 0% 1 0 1 0 0 1 0 0 1 12,246 1 263 105 1 621 795 Notes (1) -- Internal Capture Calculated per ITE "Triangle" Methodology. (2)--Peak hour volume cannot exceed 10% of projected adjacent street peak hour volume. 7 4 Randall Blvd Commercial Sub - District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 I 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) ID N Roadway Link Roadway Link Location Distribution of Project Traff ic Project Traffic Buildout Projected PM Peak Hr, Peak Entering Volume Project Traffic Buildout Projected PM Peak Hr, Peak Ezitine Volume as Immokalee Road N. of Randall Blvd 20% 124 159 46 N. of Oil Well Rd 5% 31 40 45 5. of Randall Blvd 20% 124 159 44 W. of Wilson Blvd 15% 93 119 43.2 W. of Collier Blvd 30% 62 80 132 Randall Boulevard W. of Site 40% 248 318 132 E. of Site 60% 373 477 132 W. of Everglades Blvd 50% 311 398 133 E. of Everglades Blvd 40% 248 318 119 Oil W011 Road E. of Immokalee Rd 15% 93 119 120 E. of Everglades Blvd 10% 62 80 121 E. of Desoto 5.0% 31 40 135 Everglades Blvd N. of Randall Blvd 5.0% 31 40 135 5. 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 9 Randall Blvd Commercial Sub- District GMPA TIS— September 1009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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) IDs Roadway Link Roadway Link Location 2008 AUIR Peak Hr, Peak Dir Background Traffic Volume Projected Traffic Annual Growth Rate 2014 Projected Peak Hr, Peak Dir Background Traffic Volume w /out Project 45 Immokalee Road N. of Randall Blvd 1,597 3.3% 2,005 46 N. of Oil Well Rd 262 3.0% 322 45 S. 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 Blvd 1,399 3.2% 1,744 132 Randall Boulevard W. of Site 686 5.0% 965 132 E. of Site 686 5.0% 965 132 W. of Everglades Blvd 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 S. 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 S. of Randall Blvd 109 3.3% 137 0 Randall Blvd Commercial Sub - District GMPA T/S— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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 D for Graphic Maps of 2015 and 2030 CC MPO Financially Feasible Plans). The future roadway network improvements include: Immokalee Rd four - laning north of Oil Well Rd and the four - laning 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 Roadwav Conditions ID N Roadway Link Roadway Link Location Exist Roadway Exist Min LOS Std Exist Peak Dir, Peak Hr Capacity Volume Future 2014 Roadway 45 Immokalee Road N. of Randall Blvd 6D E 3,670 6D 46 N. of Oil Well Rd 2U D 860 4D 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. of Site 2U D 900 2U 132 E. of Site 2U D 900 2U 132 W. of Everglades Blvd 21J D 900 2U 133 E. of Everglades Blvd 2U D 900 2U 119 Oil Well Road E. of Immokalee Rd 21J D 1,010 4D 120 E. of Everglades Blvd 21J 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 21J D 900 21J 135 N. of Golden Gate Blvd 2U D 900 2U 138 Desoto Blvd Na of Randall Blvd 2U D 900 2U 138 S. of Randall Blvd 2U D 900 2U -- - . • -•� -. - 111 ..=.. , �a way, 4u - v -mire urvrueo roadway; oU = b -lane divided roadway. 10 Randall Blvd Commercial Sub- District GMPA T/S— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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 /Immokalee Road and Randall Boulevard /Everglades Boulevard. The Randall Boulevard /Immokalee Road - signalized intersection was recently under construction as part of the six - laning 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 T/S— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Table 6— Roadway Link Level of Service (LOS) —With and Without the Project in the Year 2014 ID # 2014 Peak % Min LOS Dir, Peak 2014 Projected Capacit exceeded Min LOS Hr Peak Hr, Peak Dir exceeded Roadway Link Roadway Link Location Traffic Volume Y without Capacity Project Project? with Project? ' Volume with Project Impact Yes /No Yes /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. of Site 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 Blvd 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 S. 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 Blvd 900 157 2.2% No NO Table notes: LOS 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- 2008 -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 Table notes: LOS capacity volume for tuture 4 -lane conamon or nanaan oivu a ua�eu U11 Wuinywiuc average capacity of similar roadways (2,179 vph) from the AUIR. 13 2014 Projected Peak Hr, Min LOS 2014 Min LOS Randall Boulevard 4 -Lane % Peak Dir exceeded Projected exceeded Roadway Link Improved Capacity Background without Peak Hr, Peak with Project? Capacity Project Project? Dir Traffic Location Volume Impact Traffic Volume Volume with yes /No Yes /No Project w /out Project :n . 5 -ba e .` � � E. of Site 21.9% 965 No 1,442 No 2,179 F 4 t N. E. of Everglades 14.6% 965 No 1,283 No 2,179 Blvd Table notes: LOS capacity volume for tuture 4 -lane conamon or nanaan oivu a ua�eu U11 Wuinywiuc average capacity of similar roadways (2,179 vph) from the AUIR. 13 Randall Blvd Commercial Sub - District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -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 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 - laning. 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 Horizon Study Master Committee presented to the CCBCC on September 29, 2008. Refer to applicable excerpts in Appendix F. 14 2014 Projected Randall Boulevard Peak Hr, Min LOS exceeded 2014 Pro jetted Min LOS Roadway Link Improved P Capacity P ty Peak Dir Back g round without Peak Hr, Peak exceeded Location Capacity Project Traffic Project? Dir Traffic with Project? Volume Impact P Volume Volume with w /out Yes /No Project Yes /No Project } t 3 ,ES`'�' �" a . m E. of Site 3,492 13.7% 965 No 1,442 No 4" E. of Everglades 3,492 9.1% 965 No 1,283 No Blvd 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 - laning. 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 Horizon 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- 2008 -2 Appendix A: Initial Meeting Checklist (Methodology Meeting) (5 Sheets) 15 APPENDIX A INITIAL tIMEETING CIIECKLIS "I' Sugue.stion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply. Cate: AL)ri I1, 2008 Time: 1-0:30 am Location: Collier County Transportation Services People Attending: Name, Oroanization, and Telephone Numbers I 1 'Michael Green. Collier = County° Transportanon, 774 -819? ') J011ll Podczcl-%vinskv. Collier_Cunty Trans�ortation,_774 -8]92 �) Jack Sullivan, lrmoy five Development Group 41-979-4600 4) Fim Hancock. Davidson Fn *inccring 434-6060 5 TnT FiHF H �Ip. 6) Norman Trebilcock. Trehilcock Consulting, Solutions 566 -9551 - Studv Prepare r: �• Preparer's Name and Title: Norman .1. Trebilcock, AICP P.E. Organization: Trehilcock Consulting, Solution~ PA Address & Telephone Number: 6660 Mangrove Way, Nat les, Fl, 34109y566 -9551 ofc; 248 -3883 mob - Reviewer(s): Reviewer's Name & Title: John Podczcrwinskv, Protect Manager Collier County Transportation Planning Department Applicant: Applicant's Name: Innovative Development of Southwest Florida. Inc Address: 1600 "famiarni Trail Suite 200. Port Charlotte.- PL 33848 Telephone Number: 941 -979 -4600 Proposed DevClopment: Name: Randall Boulevard WAPA Location: 36 acres on the south side of Randall Blvd just east of Immokalee Rd. Sections 26i27 S Township 48S Ranee 27L Land ( }se Type: Shopping Center General Office and Medical Ofticc ITE Code #: 820. 710 730 respectively G Proposed number of development units: Other: 335,000 sf Shopping Center: 75.000 sf Office i Description: The project is for a growth ManaLement Plan Amendment with a Dlanned Commercial Planned Unit Develo tp ant. Zonin,* Existing: E -- Estate Comprehensive plan recommendation. Requested: Commercial Planned Unit Development hindmo s of the Prclmunary Study Studv Tvpc: Studv Area: tl'Boundaries: Small .Scale TIS ❑ Minor I IS ❑ �. Zll i Maior TIS X Additional intersections to be analyzed. Randall Blvd /tmmokalce Sad �. Horizon Year(s): Liz � (' � Analysis Time Period(s): �7 r C Future Off -Site Developments: Right of Wav: Turn Lane Improvements Source of Trip Veneration Rates: 1TE Trip Generation, 7 °i Edition Reductions in Trip Generation Rates: None: %ozit (tSv..Fu Pass -by trips: Internal trips (PUD Transmit use: Other: Horizon Year Roadway Network Improvements: V4 VlethodaloLv & Assumptions: Non -site traffic estimates: site -trio � -, ncration: -- Trip distributitm method: _ Traffic a,sienmcnt method l rafllc ��ro�ath rate: ci tl . Special Features: (from preliminary study or prior experience) \ccidents locations: sieitt distance: Queuing: Access location Z, cont:'_llr;1LOa I raftic controk Signal system location & prooression needs: �J'J r;NDgi (in -site parkin-, needs: Data Sources: Base maps: — — >a Prior study reports:' �t ;ACeess pohcv and jurisdiction: J I`- /L�•3��1 -L- �-���. '�� - Reeiew process: Rc(Iuircments. Miscellaneous: `l S;NA -r u Kati' 1 a_ Study Prepare Fee -- �I)1)y;0 I Trebilcoek Consulting Solutions, PA Date: planning and Engineering 6660 Mangrove Way Project: 1 �fi� ( LI_ 6 Naples, Fl- 34109 Tel (239) 566 -9551 • Fax (239) 566 -9553 _. www.trebilcock.biz Prepared Bv: i' cv, aa�Tk;P�T�D �cve i �„ ��i nom.. V U, �0- 6 4 o Randall Blvd Commercial Sub- District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix B: Project Site Location Map, Trip Distribution Map, Existing Background Traffic Map, Project Build out Traffic Maps 5 Sheets 21 of Ni Jub 'eat G40 t. try Ckib da Greek rt Py Ckib L ".b Ome Wft Rd-, ------- —41 Project T F AMI nnA. ----- ------ -4- Flurft CJW F 7" a. 7 , 471 Randall Blvd GMPA Site Location Map - p ------------ --------- Ua-P 008 WOWNME10 ------------------ I in Ave Avg 71 4 Ali E 1,597 vp_�L�_ lug 1,401 vph 330 vph Aki 1� Project it AIM N� _Xyo Et . N [��86 vph 'Dtt /we NIL fll- 109 vph mffiwimblhll� 686 vph 'm A. Add OL.... .. Z 1686 vph 1 330 vph 109 IM IN" NF vph I ft M1 NE PAwh Rd T"m it "'.Op-AVq, rim -43r4Av W, 262 Ave NE 1,597 vph vph 1,597 vp_�L�_ lug 1,401 vph 330 vph Aki 1� Project it AIM N� _Xyo Et . N [��86 vph 'Dtt /we NIL fll- 109 vph mffiwimblhll� 686 vph 'm A. Add OL.... .. Z 1686 vph 1 330 vph 109 IM IN" NF vph I ft M1 NE PAwh Rd T"m "'.Op-AVq, rim Ave NE 41h Awv NE ON" to 'GDldvn CA4 Blvd F 43~ 000 Blvd E Randall Blvd GIVIPA-Existing Background Tr-ffic Map--Peak Hour ILI- -:, - . ..... "M,"', - ---------------- 47h Ayv NE . 20% tlItfWA 4M Ass H k , -.; - {8t►E h ! - '. ♦5U: Asa `?E — �5 A'it NE 3% III Ord Aft �d Avfr � _72 /O 30% 15 /o__. ,. 10% r; _ .._ t�f81'�jP,,Ftp3fi -. � (111 :lAItN ...... t 4tiM A,ro Nt i f , tfi 12.5% Project 50% IL _ CDFh lhrR frE _ f v V2t* �! §C NEi 4 i o '� - 'let' �'r� rie ; 60 %, W/10% loss ,. -. to Everglades Blvd ; (Valencia 2 kV �t�sh Rd �xa.;v ... - '' ; � i '' i of M - Q r I entrances, 8th St, - 30/ ° 91h 191h NF_ A to a 1 6th a� A m - - • fi+d lace NE , r f ll r `1 erG 8hd�- Randall Blvd GMPA, ," Trip Distribution Map AMe )2408 ��.ao le hAap elm 0200$,N t TAOS- U >= 48t'q AVg 471h Ave NE IT 4* A** E 4 5th A-es NE 2,164 vph F" 4.3% 362 vph, kd A" NV —1.8% 778 vph, J 2,164 vph, pfan j 1; vph 1,442 vph, 13.7% 3.1 WWII YME'S ahkim 0 ■ E - E C Wr ie of Collier Blvd: -- -------- 1,824 vph, 2.2% 1,283 vph, 1,363 vph, 9.1% 11.4% 1,ft Aw W.. 54 vph, 4.4% 157 vph 1438 vph, 2.7 %E.2.2% NW.' h) ?M.A" A M, A" W %Yd E _�� -Z - VOM Gift EM 6 7, 7— Won Om Randall Blvd GMPA--2014 Background with Buildout Traffic Map--PM Peak Hour % of Capacity Impact by Proje-f (6 Lane Randall Blvd--Conditio-I 76 77777=, t 5 k, #7�r Ava Paz 4-- 4 51fi', .,� h� � � � �4 31 vph sb a5er •,. - 124 vph sb+ 159 vph nb 40 vph nb 43 4Avt .._.. «.� �► to ,s. r 3 93 vph wb, 31 vph sb, 124 vph nb, _., ..� _ ° 119 vph eb 40 vph nb 159 vph sb OfmoniWWO07—4" L ��' it e ,t ss 16 vph sb 124 vph eb ' w. 20 vph nb 159 vph wb T , ajar AV* W I ■`� ■ ii r ■ ■ ■ ■ ■ ■ r�'r- =a:� r ■ °rti r■• -■! 'liar ++iiii -m.m .■ N 0 ■:■ Fsa r .. i�i■Y�•�.r•r � 1 1 ro�ec 2411h A" b, 3 vph w y^'thOxrti f. ax F 477 vph eb wb , p 248 vph t .., 248 vph eb, -. -. ., 318 vph h eb A 318 vph wb AM Avo NE I tin A +va NE, I WN OM Ay- I .S. 31 vph nb, b 16 vph n 40 vph sb p 20 vph sb ; e fa � tt gEVd 4Y *den C,a C € P4 E � on Cum Randall Blvd GMPA -- Project Buildout Traffic - -- Map - -PM Peak Hour -- Entering /Exiting -------- --------- -------- Randall Blvd Commercial Sub - District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix C: Project Master Concept Plan 1 Sheet 27 Randall Blvd Commercial Sub- District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix D: 2015 and 2030 Collier County Roadway Network Financially Feasible Plans (2 Sheets) 29 2030 Long Range Transportatio» Plan Mft Fignre 12 -7 2015 Pinancially Feasible l ighway Plan ITN I IllmN' .tIF it 1 d' +41'� Q}•'.F )ba01HIP OWL ""M 1, 4 SL INMONUVV vv Na l 1�'�x�lA ill A .wN i N 9 h l eill r 4 � IM I MID" NO y > 1 o wn 1 Ool1NIN 1 j 1't'Mh1 II y f ' ;yl.h .i N4 ImmokalseArea Iowa Ilr f i !�>�i AI nl ttu wwracN i, H'Ill R�1 " i 111�,1�ti� � a1 weu Legend °^ Number of Lanes by Color _— 7 P `•. 4 �— 90 A s 1 l )ba01HIP I 2030 Long Range Transportation Plat Figure 12 -4 2030 Constrained and Contingent Financialiv Feasible Plan Legend Number of Lanes by Color 4 F, _._... .. iii pmC LIt f V VI�noi Ilnlmc l� li L�l ISSN it i 11 -n'. tmmoka4s6 Area Adu.Idj.uc6 ]00 Randall Blvd Commercial Sub - District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix E: Big Cypress Concept Plan and Information (2 Sheets) 32 101 Collier Enterprises fl Page 1 of 2 Ahotir s l3iy cypress Gnnimerritl Cmm�ninities Clubs Agriculture Corporate `� t' Developrnent Respoll- .l111ility Town of Big Cypress At a. Glance Eastern Collier County, near Oil Well Road, between Golden Gate Estates l,ocatloll and Ave Maria • Development of 2,800 acres to include no more than 9,000 residential units Concept and about 270 acres of commercial space • Preservation of 7,000 to 11,000 acres Schools, health facilities, parks, shopping, library, restaurants, entertainment, Amenities and recreation, arts and cultural activities, government services, youth programs, Services sports facilities Big Cypress Site and Location May Disclaimer I Contact Us 3003 TAMIAMI TRAIL NORTH, SUITE 400 — NAPLES, FLORIDA 34103 — 239.261.4455 Copyright © 2007 Collier Enterprises Management, Inc. All rights reserved. http: / /www.collierenterprises. com/index.php ?page= BigCypressAtAGIance 9/8/2009 .I \keg x I I r •. f I 1,127AC MIXED USE (TOWN CENTER) (comtileRauioA:iaiuc 351 AC Rest BIG CYPRESS PRELIMINARY CONCEPT PLAN FDRI BOUNDARY 3,612 AC RESIDENTIAL 1,127AC MIXED USE (TOWN CENTER) (comtileRauioA:iaiuc 351 AC Rest GOODS a SERVICES merue,�eRMeR�, 37 AC U +µ UTIUiiES 46 AC CMCFACILITIES 16AC SCHOOLS 9B AC WETIANOS /PRESERVES 649 AC RRNMN ORi BOUNOMRt �� GOLF 114AC PARKS B OPEN SPACE PRRCwoN,000 oR cawunR'rl 60 AC WATERWAYS 534 AC ROADWAYS 290 AC RESTORATIONAREAS T AG Randall Blvd Commercial Sub - District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix F: Excerpts from Horizon Study Master Committee Presentation 2 Sheets 35 Collier East of CR 951 Services & Infrastructure Horizon Study Horizon Study Master Committee Presentation to the Board of County Commissioners September 29, 2008 Transportation ■ The promotion of commercial and industrial land uses in the study area, which assist in altering the current transportation modal splits are necessary to reduce traffic congestion and trip lengths. ■ The public has expressed a need for more consideration of emergency evacuation routes in future roadway planning. 20 Randall Blvd Commercial Sub - District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix G: Trip Generation Calculations 4 Sheets 0 Randall Blvd GMPA Summary of Multi -Use Trip Average weekday Driveway September 02, 2009 Generation Volumes 739 913 y s -O Trips Q 4 ra. t gt.ee#81 z c 24 Hour AM Pk Hour PM Pk Hour Two -way Land Use Size Volume Enter Exit Enter Exit Shopping Center 315.95 Th.Sq.Ft. GLA 14345 185 118 674 701 Medical - Dental Office Building 50 Th.Sq.Ft. GFA 1807 91 24 47 1.26 General Office Building 22.2 Th.Sq.Ft. GFA 419 50 7 18 86 Total Driveway Volume 16571 326 149 739 913 y s -O Trips Q 4 ra. t gt.ee#81 z c 1-4$ Note: A zero indicates no data available. TRIP GENERATION BY MICROTRANS Randall Blvd GMPA Summary of Trip Generation Calculation For 315.95 Th.Sq.Ft. GLA of Shopping Center September 02, 2009 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2 -Way Volume 45.40 0.00 1.00 7 -9 AM Peak Hour Enter 0.59 0.00 1.00 14345 7 -9 AM Peak Hour Exit 0.37 0.00 1.00 185 7 -9 AM Peak Hour Total 0.96 0.00 1.00 118 304 4 -6 PM Peak Hour Enter 2.13 0.00 1.00 674 4 -6 PM Peak Hour Exit ,'. 22 0.00 I.00 701 4 -6 PM Peak Hour Total 4.35 0.00 1.00 1375 AM Pk Hr, Generator, Enter 0.00 0.00 1.00 0 AM Pk Hr, Generator, Exit 0.00 on 00 0 AM Pk Hr, Generator, Total 0.00 0.00 1.00 0 PM Pk Hr, Generator, Enter 0.00 0.00 1.00 0 PM Pk Hr, Generator, Exit 0.00 0.00 L 00 0 PM Pk Hr, Generator, Total 0.00 0.00 1.00 0 Saturday 2 -Way Volume 60.37 o.00 1 00 19073 Saturday Peak Hour Enter L 98 0.00 '..00 941 Saturday Peak Hour Exit ?_.75 (), 00 1 00 869 Saturday Peak Hour Total 5.73 0.00 L.00 1810 Sunday 2 -Way Volume 28.97 0.:70 1.00 9153 Sunday Peak Hour. Enter 0.00 0.00 100 0 Sunday Peak Hour Exit 0.00 0.00 1.00 0 Sunday Peak Hour Total 0.00 ^.00 1.00 0 Note: A zero indicates no data available. The above rates were calculated from these equations: 24 -Hr. 2 -Way Volume: LN(T) -- .65LN(X) + 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) _ .671,N(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 12 - 0 0 Enter, 0 Exit Sat. 2 -Way Volume: LN(T) _ _63LN(X) t 6.23, R ^2 = C.82 Sat. Pk Hr. Total: LN(T) _ .65LN(X) + 3.76 R ^2 = 0.83 , 0.52 Enter, 0.48 Exit Sun. 2 -Way Volume: T - 15.63(X) + 4214.46, R ^2 = 0.52 Sun. Pk Hr. Total: 0 R ^2 = 0 0 Enter, 0 Exit - - Sou rce Ins tut rtatron : tie of Transpo Engineers - __- -- -- Tri.p 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 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 8th Edition, 2008- TRIP GENERATION BY MICROTRANS Average Standard Adjustment Driveway Rate Deviation Factor 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 Peak Hour Total 2.30 1.88 1.00 115 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 Hr, Generator, Exit 1.23 0.00 1.00 62 AM Pk Hr, Generator, Total 3.62 2.3P 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 1.80 1.00 78 Sunday Peak Hour Enter 0.21. 0.00 1.00 11 Sunday Peak Hour Exit 0.19 0.00 '_.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 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2 -Way Volume 18.86 0.00 7 -9 AM Peak Hour Enter 2.23 0.00 1,00 919 7 -9 AM Peak Hour Exit 0.30 0.00 1.00 50 '7 7 -9 AM Peak Hour Total 2.53 0.00 i.00 4 -6 PM Peak Hour Enter 0.79 0.00 1.00 56 4 -6 PM Peak Hour Exit 3.B8 G. 00 1.00 18 4 -6 PM Peak Hour '10-,1 9.67 0.O'Of 1.00 86 AM Pk Hr, Generator, Enter 2 22 O.OG 1.00 104 AM Pk Hr, Generator, Exit u.30 1..00 50 AM Pk Hr, Generator, Total 0.00 2.ti9 0.00 1.00 7 PM Pk Hr, Generator, Enter 0.79 0.00 1.00 1 00 56 PM Pk fir, Generator, Exit 2.88 0.00 18 PM Pk Hr, Generator, 'Total 4.67 1.00 86 Saturday 2 -Way Volume 0.00 2.97 0.00 1.00 104 Saturday Peak Hour Enter 0.27 0.00 1.00 66 Saturday Peak Hour Exit 0.29 1.00 6 Saturday Peak Hour Total 0 0.49 0.00 00 00 Sunday 2 -Way Volume 0.88 U 00 1.00 11 Sunday Peak Hour Enter 0.14 0.00 ] 00 20 Sunday Peak Hour Exit 0.10 0.00 1.00 3 Sunday Sunda Peak Hour Total 0.24 0 0 1,00 2 1.00 5 Note: A zero indicates no data availahle. The above rates were calculated from these equations: 24 -Hr. 2 -Way Volume: LN(T) _ . " /7LN(X) i 3.65, R -2 = 0.8 7 -9 AM Peak Hr. Total: LN(T) _ .BLN(X; + 1.55 R ^2 = 4 0.83 0.88 Enter, 0.12 Exit -6 PM Peak Hr. Total: T - 1.12(X) 78.81 R ^2 = AM Gen Pk Hr. Total: 0.82 0.17 Enter, 0.83 Exit LN(T) R ^2 = !). A3 0.88 Enter, 0.12 Exit PM Gen Pk Hr. Total: T = 1.12(X) + 78.81 R ^2- Sat. 2 0.92 0.17 Enter, 0.83 Exit -Way Volume: T = 2.14(X) , 18.47, R ^2 = 0.66 Sat. Pk Hr. Total: LN(T) _ .81LN(X) + -.12 R ^2 = Sun. 2 -Way Volume: 0.59 , 0.54 Enter, 0.46 Exit LN(T) _ .86LN(X) + .37, R ^2 = 0.5 Sun. Pk Hr. Total: LN(T) -- .61LN(X) + -.23 R ^2 = G.56 O.SB Enter, 0.42 Exit ource: Institute of Transpo rtaTio❑ Engr neurs - - Trip Generation, 8th Edition, 2008_ TRIP GENERATION By MICROTRANS Randall Blvd Commercial Sub - District GMPA TIS— September 2009 Exhibit N of Comprehensive Plan Amendment Petition CP- 2008 -2 Appendix H: Internal Capture Summary Exhibits (3 Sheets): -x] I VIII MI t C, m m v a Q C O r� c=i a O n b C' ■ m Analyst ; ?•, ^71 Date MED LAND USE B OR ITE LU Code -7 Z O Esn ro Enamel i F7� Size O v J C � MULTI -USE DEVELOPMENT TRIP GENERATION Name of Dvlpt J i:__ + jLVU AND INTERNAL CAPTURE SUMMARY Time Period 1tlM LAND USE A ITE LU Code 9 ZG E :n In Earamal Size Tofal Infernal External En(", Gom Ealemai " I Demand , _ Total lntemal External Enter - Enter — — —+ I ; -- — - L L Exit I Total ;'. OQ Total enm: Ire, blai ra! -- _.._ -- --- 'Ingle -Use Trip Gen. Esf r�L Total Balanced 0emand aHL Demand Doman Balanced DinnR , r 0emanC Balanced Demean 9elancetl /, F v_, LAND USE C A_a ITE LU Code _ -- Size G j _ �En�ro INNm Eslemel Total Interne! Exlemel _'-- -4-- -� Total %a Net External Trips for Multi -Use Development TOTAL Exl Eelemal Source: Kahu Aesoclates, Inc. LAND USE A LAND USE B L LAND USE C Enter — — —+ - — -- ; -- — - L L Exit I Total ;'. OQ - -- _.._ -- --- 'Ingle -Use Trip Gen. Esf _ 1 —. _ - 1 1-7 —. L — q 6 7 104 TOTAL Exl Eelemal Source: Kahu Aesoclates, Inc. a C m m a n d a a 0 T Z D m a o' b ■ 1 m m Analyst NTTI MULTI -USE DEVELOPMENT TRIP GENERATION Name ofDvlpt 1 = +-6 � -� v�1 -,1?� Date `! -! I'_' -j Time PeriodA'�Y ;' j � AND INTERNAL CAPTURE SUMMARY tANnueFe �E1Al- bar ro External —1:1J Enm lnm External I LAND USE B 1 Ent fa Ex[mnal ii /_'j;U EWe, fm rxlemal ITE LU Code ',' ZG Size 7 i " g (✓v - __ Total Internal External Enter j;,_ ;. r, 7 Exit <, r Total �r % -4, 2 0 '1v ITE LU Code 7 2_ d __ Total /,lama! Extemal Enfer .4 O I 7 Exit <, r _Total �r % -4, 2 0 '1v aalanced Demantl Balanced Demand Demand Balanced Denrand Demand Demand LAND USE C _4T- C ITE LUCode -7 'O Size °�` _ rota/ Internal Extemal Enter i ti Z Exit <, r Total �r -4, 2 0 '1v Net External Trips for Multi -Use Development LAND USE A I LAND USE 8 1 LAND USE C 1 TOTAL Exit 7, G'O<i ota!_ �`_ _•'-' ! c�._�� r Gen Est. Enrol from Exremal 1 4 Ev11�1 Source: Koku Associates, Inc. INTERNAL CAPTURE Y� AiY u Idll Ids a rl A . Analyst MULTI -USE DEVELOPMENT - - Dale �; /, D-� TRIP GENERATION r Namo of Ovlpt �al.,�.!'y I I AND INTERNAL CAPTURE SUMMARY Tlme Period LAND USE A � ITE LU Code Exit to Exbme! Size Total Internal External Enter -, — Exit Total Enter fmm Ex(emel % �2 / K , OemandA _"emandk demand � a - 8ala'cetl Bal Balan�etl Balanced - Demand .. Demand 4 Demand e. Demacd tD m N LAND USE B - w °�' ITE LU Code -- y LAND USE C .- Q 8 E" 1O ENBmp1 SIZE ITE LU Code Oemenaf Be�lancetl Demend SIZB Total Infernal External f -% h zoA 1 — Enter /mm Eslemel EnEtxoe� To ta l Internal E xO te rnal i rr t To E i '' � _ ' t✓ / ) C, Baanced Total __ % V / ' 5 D _ o Exit fo Ewo,al Net External Trips for Multi -Use Development (a LAND USE A LAND USE B LAND USE C TOTAL y ____ Enter !.I trl -'-- - Exit --- ---- . --- ._ f 1-* -- _._ .__ .._ ', Source: KeNe Aeeoclatee, Inc. Total I l Single-Use Tllp Gen INTERNAL CAPTURE TAB P DE DAVIDRRN Adopted Level of Service (LOS) Impacts from the Proposed Project The project as proposed includes 156.496 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 ±7.66 acres. The balance of the proposed Subdistrict totals ±48.84 acres and the proposed maximum level of development includes the following: Retail Development 315,950 square feet General Office Development 25,000 square feet Medical Office Development 50,000 square feet The property being added to the proposed Subdistrict includes the following existing and future land uses: Single - Family Homes 13 Fire Station I Forestry Service 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 Capital Improvement 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 I vAfww.davidsonengineeringcom DlE 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, Immokalee 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 Quantity Greatest Daily Demand (Gallons Per Day) Residential 13 Units 3,900 GPD Fxhibit P LOS Comparative Ai .ah cis 2 www davidsonengineering.com DE DAVIDSON Proposed Land use Ouantity Greatest Daily Demand (Gallons Per Day) Office 25,000 sq. ft 3,750 GPD Medical Office 50,000 sq. ft 5,440 GPD Shopping Center 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 Quantity Greatest Daily Demand (Gallons Per Day) Residential 13 Units 3,900 GPD Proposed Land use Quantity Greatest Daily Demand (Gallons Per Day) Office 25,000 sq. ft. 3,750 GPD t, Medical Office 50,000 sq. ft. 5,440 GPD Shopping Center 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.com DE DAVJD;m 1 Existine Land Use Quantity Daily Trash Generation Residential 13 Units 127 lbs. Proposed Land use Quantity Greatest Daily Demand Office (Medical and General) 75,000 sq. ft. 3,250 lbs. Shopping Center 315,950 sq. ft. 1,896 lbs. This change in land use would permit an increase in daily trash generation of 5,019 lbs. per day. Currently, the current AUIR (2008) identifies the Level of Service Standard as having Two years of lined 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 of 916 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 a www davidsonengineering.com Existing Land Use - Remaining Allowable Development Proposed Land Use - Remaining Allowable Development rn n� X�l Existing Land Use - Remaining Allowable Development Single Family Home Randall Blvd GMP Ammendment Estimated 3 BR w/ 1201 -2250 SF Water Demand Home 300 13 DE DAV10SON Daily Demand, 4 •11u, Office per 100 SF of Floor Space 100 SF 15 250 3,750 Home per Practitioner Practitioner 250 16 4,000 Doctor &Dentist Office per Employee per 8 hr shift Employee 15 96 1,440 Shopping Center per 1 SF of Floor Space 1 SF 0.1 315,950 GPD 31,595 Proposed Land Use - Remaining Allowable Development Proposed Land Use - Remaining Allowable Development Total: 40,785 Based on Florida Administrative Code [FAC]; 64E -6.008 System Size Determinations Difference from Existing to Proposed Land Use:1 36,885 GPD Estimated Solid Waste Generation Description Unit Type # Trash/Day/Unit # Units Daily Trash Generation Single Family Home Home 9.8 13 127 Existing Land Use - Remaining Allowable Development Total: 127 # Trash/Day Office per 100 SF 1 250 250 Medical - Dental Office er SF 0.06 50,000 3,000 Shopping Center (Commercial Retail) per SF 0.006 1 315,950 1 1,896 Proposed Land Use - Remaining Allowable Development I Total: I 5,146 # TrashlDay Based on Solid Waste Authority of North America [SWANA]; 85.6 Best Mngmt. Practices Analysis for Solid Waste Difference from Existing to Proposed Land Use:1 5,019 # Trash/Day Z:\Active Projects \R \Randall Boulevard GMPA 08- 0014 \Utilities \GMPA Existing vs Proposed Zoning Projections-9-9-09 rev2 "AL DE DAV 19 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 GMPA application binders. Exhibit Q- Utility Availability Statement www.davidsonengineering.com INFORMATION PRESENTED AT CCPC ON 10 -19 -09 AND 10 -20 -09 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- 2008 -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 Sqft/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 lobs 400 The methodology for this calculation is based on estimated new "jobs per sgft" 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 \ 000000.0784 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- 2008 -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 8th 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 CB Richard Ellis - Retail GAP Report Market Study (10/16/09) 1 Mile Radius of "CP- 2008 -2" Site Demand for Retail Services: Supply of Retail Services: $24.7M $3.OM Supply serving 12.1% of Demand - $21.71VI being spent elsewhere. 3 Mile Radius of "CP- 2008 -2" Site Demand for Retail Services: $155.2M Supply of Retail Services: $31.2M Supply serving 20.1% of Demand - $124M going elsewhere. a a BIG CYPRESS PREUMINARY CONCEPT PLAN �. 0R160wmmv 3.03 AC J. RESIVE"I"A 1.T37 AC FNMD USE TI[11N/ RNiR) 3ST AC ¢.yuuluw r W KI rIS1M1iCUNtwrCNt.11f I imGOODS 8 SERVICES 37 AC n„+a „wRUwr r� UIIUTIES AGAC CIVIC Wit"IFS 16 AC ..: SCIIODS 9RAC WtTIAU11SIfRE9ERvB MY AC wisa.+o+l.� r� GOIf 184 AC PARRS A OfEff SPACE BOAC rlcwn.rowlMUww.,., WATtPNVAVS 1M AC ROADWAYS 796 AC RESTOM7100AREAS r IV'. Vw Ex- y�btEr�- r Flt {F2ttfjFFiF; - ��t�x�.�a�tFiiattit43F1 ;see M_ `x"'33 ittiFFat ttt'' irSt r. _.rj�� ettfitr 91; — i {t�Y. J . " , s 1 2.1 2-0 3 r g « z `394x Al Vw Ex- y�btEr�- r Flt {F2ttfjFFiF; - ��t�x�.�a�tFiiattit43F1 ;see M_ `x"'33 ittiFFat ttt'' irSt ^ 1�� � E �f . i {t�Y. s 1 .' y Is 9K@ 01# In l � �s a2tast; F�1 t"t� t � Ittii Itidss# ttF2,+tiF,1! F E . tFFlp f If ter( f ts� i t�! IFFiIFt Ea ptr*.,j� 1 �.it►rsF7t2t5� I s 1ni; inn Tiixetf!�t eE �� � (FFFFIti[2s2r2q it[ttet 1 MI. wl FAT, mi Pro ■ ,tr :�:rs= 216 396 I. 1. Y i; � Vw Ex- y�btEr�- r Flt {F2ttfjFFiF; - ��t�x�.�a�tFiiattit43F1 ;see M_ `x"'33 ittiFFat ttt'' irSt _ ES4EP — 1�� CIGM Population Data r Comity Corkscrew Island Neighborhood commercial Subdistrict (rot within Primary Trede 6 Secondary Market Area) Acres: a Patantlal Canon rfdal Borr 90,090 Pending GMPA CP- 2007 -2 IimmokatWOU Wag Rd Camnarclat Subdistrict) AeAa: 10.7 Proposed commercial SQFif 70,000 402 400 •HER 1 T A G E _.. PROJECT t.00ATION eAy•PUD• SIAS A - -Pl p-N Ran/W 11111d Feae•e4 Cormrurow awn: ssaaee aarorcattao 210 217 �rrri� 1 S Pending GMPA CP- 2000.1 .1 LL m Shopping Cenw Subdtsttd) 'Proposed Contirmarcial SOFT: 225,000 ZIO 210,1 215 236 Legand QE> Mkv Cammercal Perak ® Wram 6 Potential Com Wcud Parrars _ --ing DMPAs (07/09 Cytle) P1lnwry Trade Mee 8 SawMary MWWAree llouMary 213 TAZs W2one Number -- Ma)or. Roods warm COMMERCIAL ANALYSIS FOR GMPA CP- 2008 -2 ATTACHMENT: USING INTERACTIVE GROWTH MODEL Been (HUU$INU UN 15 & I'UhAUL. AI IUN) �•� ^� �� ntuOnNCC aOC ,.�. �• " Rll t nwrt no HOUSING UNITS & POPULATION PROJECTIONS (within Primary Trade Area & Secondary Market Area) E Neighborhood WnW (TradeArea&Samidary puatonR using W 200 2915 2020 2025 MatketA �Total Housing WKS 7,036 9,103 11,451 '14,!91 19,245 15,171 Aces: 14Pend-' BUT 99,253 Total Population 24,091 27,00] 34,434 41,371 47,496 32,912 ! T 397 394 390 POPULATION PROJECTIONS CHART 995 . Perdhlg GMPA CP•20a7.1 (YY6e011 ehd Commercial Subdiatrid) Aeren 5.17 Proposed Commercl•I SQF .40.000 396 21,1 213 235 234 'r 0 0.5 1 2 3 Miles 391 2030 � i i' ^� ,� • .�. - �ra,•r r'�y �� 7611., , I.I � ,amkr.,,.. .. HOUSING UNITS AND POPULATION FORECAS FOR GOLDEN GATE ESTATES AREA (2 -MILE EAST OF CR 951) USING CIGM HOUSING UNITS POPULATION UAR. I m. ",. �i stz teeao zi zw . ze.'rs+ oW �`uhtNn - -. -... f I �rt0 t t Mug 7I �5aao t ,CAM x I. t as wppky:w Y- g. /ucP mono IL 2M acou 2iM WLD -OUT' mID am, Imo BUIL04 T LEE COUNTY �..' LEE COUNTY `) :• YEAR 2010 / POP: 35136� YEAR 202q POP: 51 56 j[1e�•i�r' C � �'' Ii4'• � "' a � t< ww � " r '� d!� �a �.�.�.� _ __ —_ - worw � � $ wq.ian.ouo ] � wewrtr+ao oaoa )•�w •d Q ,i`• it ro i 11,t,+j� 4 tr • 1 DOT = 25 PERSON 1 DOT m 25 PERSON 0 1 2 4 Miles _ r �� +r „r 0 1 2 4 Miles I r'�Y is .•'x LWOOLINTY YEAR 2030 LEEC« w BUILD OUT POP: 65,21 POP: 81,84 i gq�'.�K�'� • - ,Y •ws.wr.sla�ro Y�f +b4}�' - - [ � b � 4's�. rg�•i\ {�` . ♦ 'g Y �M� p��M. >�F �� • L'L'•'t 1 � ;.i y P!•Pnrio ��/ rtrtwa•Pe . @. .�`:t• 1 DOT a 26 PERSON j@ jIjjI ' •�, ®1 DOT' 26 PERSON .pa, 0 1 2 4 Miles j, • 0 1 2 4 Miles A' 11111 +� I '• EXHIBIT C Estates Population Wage North vs South -- __ 57.0% - ----_-.- -_ -__ In 2007, the CIGM says the Estates population 52.0% -- - - -.-__ - - - -- was split North vs South, 52.1 % vs 47.9 %. But the North will grow faster, making up 47.0% - - -- - -- 57% by 2025 and 58 %-F in the North by 2035. - 42.0% ---------- ---- ..— ...— _.--- -- - --- -- 37.0% 2007 2010 2015 2020 2025 2030 2035 2070 2045 2050 2055 2060 35,000 I =-, 25,000 - - -- -- - - -___ .-- -_ --- The gap in population growth is greatest 20.000 - -- -- -- - - -- between 2010 and 2025, and by 2030 there will be roughly 9,415 more people in the is,000 - - - - - -- _- North vs the South. In 2060, 14,004 more 10,000 - people will live in the North Estates area. - 2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 6,000 5,000 4,000 3,000 2,000 1,000 30% 25% - 20% - 15% - 10% - 5% 0% EXHIBIT E Estates 5 Yr Population Growth - - -- North v -- -- ____ 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 ------------------- --- -- - — - - - ---- 20102015 2020 2025 2030 2035 2040 2045 2050 2055 2060 EXHIBIT F Estates 5 Yr Population Growth Rate North vs South The 'Rate of Growth" in the Estates -- - population actually peaks in 2015, with the Rate of Growth slowing from there as - - -- we approach Buildout. The North growth 4 rate is always higher than the South. 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 2407 Trade Area Total Population 24,093 EXHIBIT G1 PRIMARY & SECONDARY TRADE AREA - TOTAL COMMERCIAL SQFT NEEDS ANALYSIS CONSIDERING TIMING & MARKET VUURLITY OF POTENTIAL SUPPLY 2010 2415 3424 2923 L 3035 20440 2045 2450 2033 2 27,903 34,434 41,371 47,486 52,812 57,186 60,646 63,289 65,265 66,674 67,680 Comm'ty Demand(7.48sgft / per) 160,216 208,714 257,566 309,455 355,195 395,034 427,751 453,632 473,402 488,182 498,722 506,246 Neigh'd Demand (8.4SsWper) 203,586 235, 780 290, 967 349,585 401,257 446,261 483,222 512,459 534,792 551,489 563,395 571,896 Total Trade Area Demand 383,801 444,495 S48,S34 659,040 756,452 841,295 910,973 966,091 1,009,194 1,039,671 1,062,117 1,078,142 Community Sgft Supply: Randall Blvd Comm'I Subdist. Orange Blossom Ranch PUD Community Stitt Supply Total Neighborhood Spft Supply: E's Country Store (North) E's Country Store (South) Gugstream Retail Invest LLC Walgreen Co. Urika Oil PAC of Collier Inc Chestnut Place PUD OrangeTree PUD Michael Corder Normal Taylor Liberty Gold R. Townsent (2) +l. Anderson W 811am Vines Keneth Johnson Double Be Investment Inc. Immokalee /Everglades SE Shoesop LLP Immokalee /Everglades SW 200,000 260,000 340,950 340, 950 340, 950 340,950 340,950 340,950 340,950 100,000 300,000 410,000 540,950 540,950 3,150 3,150 3,150 3,150 3,150 3,150 3,150 3,150 8,113 8,113 8,113 8,113 25,097 25,097 25,097 25,097 - 41,800 41,800 41,800 41,800 41,800 41,800 41,800 - 16,550 16,550 16,550 16,550 16,550 16,550 16,550 3,350 3,350 3,350 31,000 31,000 31,000 31,000 31,000 20,000 20,000 20,000 40,000 40,000 40,000 40,000 40000 - - 4,000 4,000 4,000 4,000 4,000 24,000 - - 601000 60 ,000 60,000 60,000 60,000 60,000 - - 40,000 40,000 60,000 60,000 60,000 60,000 - - - 33,000 33,000 33,000 33,000 33,000 ' - - - - 12,572 12,572 12,572 - - - - - - 28,165 28,165 - - - - - - 33,000 33,000 - - - - - - 30,099 3,150 3,150 3,150 3,150 25,097 25,097 25,097 25,097 41,800 41,800 41,800 41,800 16,550 16,550 16,550 16,550 31,000 31,000 31,000 31,000 40,000 40,000 40,000 40,000 24,000 24,000 24,000 24,000 60,000 60,000 60,000 60,000 60,000 60,000 60,000 60,000 33,000 33,000 33,000 33,000 12,572 12,572 12,572 12,572 28,165 28,165 28,165 28,165 33,000 33,000 33,000 33,000 30,099 30,099 30,099 30,099 33,000 33,000 33,000 33,000 30,000 30,000 30,000 30,000 - 33,000 33,000 33,000 - - - Neighborhood Sqft Supply Total 34,613 92,963 1 %, %3 277,613 314,597 327,169 388,334 438,433 501,433 534,433 32,253 32,253 566,686 566,686 Total Trade Area Supply 34,613 92,963 296,963 577,613 724,597 868,119 929,284 979,383 1,042,383 1,075,383 1,107,636 1,107,636 SurP)us/(DedBc) Comm'I Supply (349,198) (351,532) (251,571) (81,427) (31,855) 26,824 18,311 13,292 34,189 35,712 45,519 29,494 NOTES: As you can see, this analysis suggests a market viable scenario where the current supply gap that exists today is resolved with the advent of the Randall Blvd Commercial Subdistrict, in conjunction with the addition of several other projects coming online thru 2025. Thereafter, the above scenario suggests additional potential commercial supply is brought online consistent with market viability and demad thru 2060. Orange Blossom Ranch PUD commercial is brought online by 2015, even though there's a question of whether it's viable at Its current location. The additional potential OrangeTree PUD commercial is excluded from this analysis since it's not yet approved & increases comm'I demand. The additional potential Estates Shopping Center Subdistrict commercial Is excluded from this analysis since it's not yet approved, and because Its inclusion would significantly change the market area, and therefore the Demand Analysis. 1,200,000 1,000,000 EXHIBIT Gla Primary & Secondary Trade Areas - -- Demand vs Sapply - - -- s00,000 - - - - -- - - -- - - -- 600,000 - - -___ In 2010, the built Supply Gap is 3 51,53 2 sgft. By employing a timing and market viability _ '000 — — component to when the remaining potential. supply comes online, a reasonable projection 200,000 --- --- -- -- -- _ - -- - -- - -- can result that closely matches Estates Demand thru the out years to 2060. 2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 EXHIBIT Glb Primary & Secondary Trade Areas 100,000 -- 50,000 - -- — (50,000) (100,000) - (150,000) __ _ -- By approving the expansion of the Randall (200,000) _- _ -_- __. _ ___ Blvd Commercial Subdistrict, and by bringing online other market viable commercial _ (250,000) - - -- - -- — ------ — projects, the commercial supply gap can close (300,000) - ._ —. _.__.. _-__ -- thru 2025, and then nut within a tight variance (350,000) _ _ __ __ — -_ -._ ____ "to commercial demand as projected by CIGM. (400,000) -- -- 2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 EXHIBIT G2 PRIMARY & SECONDARY TRADE AREA - TOTAL COMMERCIAL SCE NEEDS ANALYSIS CONSIDERING TIMING & MARKET VIABILITY OF POTENTIAL SUPPLY - INCLUDING MARKET FACTOR 3QL7 2010 30155 3034 2025 2030 3050 3045 2050 2055 no Trade Area Total Population 24,093 27,903 34,434 41,371 47,486 52,812 57,186 60,646 63,289 65,265 66,674 67,680 Comm'ty Demand (7.48sgft/per) 180,216 208,714 257,566 309,455 355,195 395,034 427,751 453,632 473,402 488,182 498,722 506,246 Nelgh'd Demand (8.45sgh/per) 203,586 235,780 290, 967 349,585 401,257 446,261 483,222 512,459 534,792 551,489 563,395 571,896 DCA Market Factor (1.25) 95,950 111,124 137,133 164,760 189,113 210,324 227,743 241,523 252,048 259,918 265,529 269,536 Total Trade Area Demand w MF 479,752 555,618 685,667 823,800 945,565 1,051,619 1,138,716 1,207,613 1,260,242 1,299,589 1,327,646 1,347,678 Community Sqk Supply: Randall Blvd Comm'l Subdist. Orange Blossom Ranch PUD Community Sgft Supply Total Neighborhood Stilt Supply: E's Country Store (North) E's Country Store (South) Gulfstream Retail Invest LLC Walgreen Co. urika Oil PAC of Collier Inc Chestnut Place PUD OrangeTree PUD Michael Corder Normal Taylor Liberty Gold R. Townsent (2) +1. Anderson William Vines Keneth Johnson Double Be Investment Inc. Immokalee/Everglades SE Shoesop UP Immokalee /Everglades SW ' - - 200,000 260,000 340,950 340,950 340,950 340,950 340,950 340,950 340,450 - - 100,000 100,000 150,000 200,000 200,000 200,000 200,000 200AW 200,000 200,000 - - 100,000 300,000 410,000 510,950 540,950 540,950 540,950 540,950 540,950 540,950 3,150 3,150 3,150 3,150 31150 3,150 3,150 3,150 3,150 3,150 3,150 3,150 8,113 8,113 8,113 8,113 25,097 25,097 25,097 25,097 25,097 25,097 25,097 25,097 - 41,800 41,800 41,800 41,800 41,800 41,800 41AW 41AM 41,800 41AM 41,800 - 16,550 16,550 16,550 16,550 16,550 16,550 16,550 16,550 16,550 16,550 16,550 3,350 3,350 3,350 31,000 31,000 31,000 31AW 31,000 31,000 31AM 31,000 31,000 20,000 20,000 20,000 40,000 40,000 40,000 40,000 40,000 40,000 40,000 40,000 40,000 - - 4,000 4,000 4,000 4,000 4,000 24,000 24,000 24,000 24,000 24,000 _ _ 60,000 60,000 60,000 60,000 60, 000 60 ,000 60,000 60,000 60,000 60,000 - - 40,000 40,000 60, 000 60, 000 60, 000 60 ,000 60,000 60,000 60,000 60,000 - - - 33,000 33,000 33,000 33,000 33,000 33,000 33,000 33,000 33,000 " - - 12,572 12,572 12,572 12,572 12,572 12,572 12,572 - - _ - - 28,165 28,165 28,165 28,165 28,165 28,165 - - - - - 33,000 33,000 33,000 33,000 33,000 33,000 - - - - - 30,099 30,099 30,099 30,099 30,099 _ - _ - - - 33,000 33,000 33,000 33,000 - 30,000 30,000 30,000 30,000 - - - - - - - 33,000 33,000 33,000 Neighborhood Sgft Supply Total 34,613 92,963 196,963 277,613 314,597 327,169 388,334 438,433 501,433 534,433 566,686 566,686 Total Trade Area Supply 34,613 92,963 296,963 577,613 724,597 868,119 929,284 979,383 1,042,383 1,075,383 1,107,636 1,107,636 Surplus /(Deciic) Comm'l Supply (445,139) (462,655) (388,704) (246,187) (220,968) (183,500) (209,432) (228,230) (217,859) (224,206) (220,010) (240,042) " NOTES: This analysis is the same as Exhibit G1, but includes the Market Factor (1.25) as identified by the State's DCA, to identify the numbericai "Need" Threshold for Growth Management Plan Amendments. If taken into consideration, at no point does the above proposed supply, timing exceed the State DCA's Market Factor Threshold. 1,400,000 - 11200,000 - 110001000 _. aoo,000 -- 600,000 - 400,000 - 200,000 _. EXHIBIT G2a Primary & Secondary Trade Areas - - Demand vs Supply - - -- with Market Factor .•�- 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 defined by the State's DCA. 2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 EXHIBIT G2b Primary & Secondary Trade Areas Commercial Surplus I (Deficit) (50,000) - with Market Factor ---- . .-- - - - - -- - (100,000) - -- - -- -- -- -- -- - - -- (150,000) __-.___ - - -_ - __ -__. --- -- -- -- ------ ----------- - - - - - -_ -. (200,000) (250,000) ------ -- --- __- .- .__-._ -- -- - - ---- - - - -- (300,000) - -- -- - - -- Looking at the same conclusion a different _ -- (350,000) way, if the Market Factor is applied to the raw -- (400000) __.._.__ --__ _--- - -._ -. CIGM demand data, the proposed supply -- deficit never exceeds the "need" threshold. (450,0001 ---- -- -- - - - - -- - _ __- (50010001 - - - -- _-- -... -- - - -- - -- 2007 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 Demographic Report CBRE C13 RICHARD ELUS Prepared For: Emergent Development Group 13299 Immokalee Rd 13299 Immokalee Rd 13299 Immokalee Rd At Randall Blvd At Randall Blvd At Randall Blvd 1 mile radius 3 mile radius 5 mile radius 2009 Estimated Population 1,352 9,063 23,401 2014 Projected Population 1,740 11,430 29,200 2000 Census Population 618 4,600 12,621 1990 Census Population 162 1,253 3,727 Growth 2000 -2009 118.77% 97,03% 85.41% Growth 2009 -2014 28.68% 26.11% 24.78% 2009 Estimated Median Age 32.63 33.00 32.77 2009 Estimated Average Age 32.96 33.16 32.95 $26,725 $27,970 $25,926 2009 Estimated Households 444 2,706 6,982 2014 Projected Households 560 3,351 8,561 2000 Census Households 211 1,425 3,896 1990 Census Households 55 385 1,164 Growth 2000 -2009 110.33% 89.87% 79.20% Growth 2009 -2014 26.25% 23.84% 22.63% 2009 Est. Average Household Size 3.29 3.29 3.32 2009 Est. Median Household Income $73,090 $75,598 $71,718 2014 Prj. Median Household Income $82,241 $84,768 $79,056 2000 Cen, Median Household Income $52,418 $55,049 $54,608 1990 Cen. Median Household Income $34,659 $35,594 $36,885 2009 Est, Average Household Income $87,628 $91,950 $85,998 2009 Estimated Per Capita Income $26,725 $27,970 $25,926 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: 10/16/2009 9:24:53 AM P6a�,ge 1 of C- Q 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 i+AAPPIh10 CENUR projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of the property. Y• 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. Sources: Claritas. CRRm 4Ui'+4TE Demographic Report CBRE GS RICKAPD ELUS Prepared For: Emergent Development Group 13299 Immokalee Rd 13299 Immokalee Rd 13299 Immokalee Rd At Randall Blvd At Randall Blvd At Randall Blvd 1 mile radius 3 mile radius 5 mile radius 2009 Estimated Households 444 2,706 6,982 - Income Less than $15,000 13(2.9%) 70(2.6%) 262(3.8%) - Income $15,000 to $24,999 16(3.6%) 87(3.2%) 291 (4.2 %) - Income $25,000 to $34,999 26(5,9%) 145(5,4%) 404(5.8%) - Income $35,000 to $49,999 60(13.5%) 346(12.8%) 939(13,4%) Income $50,000 to $74,999 115 (25.9 %) 690 (25.5 %) 1,821 (26.1 %) Income $75,000 to $99,999 84(18.9%) 525(19.4%) 1,373 (19.7 %) - Income $100,000 to $149,999 90(20.3%) 560(20.7%) 1,286 (18.4 %) - Income $150,000 to $249,999 29(6.5%) 201(7.4%) 426(6.1%) = Income $250,000 to $499,999 8(1.8%) 60(2.2%) 138(2.0%) - Income $500,000 and over 2(.5%) 21(.8%) 42 (.6%) � 2009 Est. Average Household Income $87,628 $91,950 $85,998 2014 Prj. Average Household Income $99,087 $103,645 $96,388 2000 Cen. Avg. Household Income $61,460 $64,031 $62,469 1990 Cen. Avg. Household Income $43,301 $43,263 $41,723 2009 Estimated Households by 444 2,706 6,982 Household Size - 1 Person Household 43(9.7%) 240(8.9%) 648 (9.3010) - 2 Person Household 133(30.0%) 808(29.9%) 2,009 (:28.8%) - 3 Person Household 90(20.3%) 557(20.6%) 1,441 (20.6010) - 4 Person Household 86(19.4%) 553(20.4%) 1,437 (20.6%) - 5 Person Household 52(11.7%) 316(11.7%) 819(11.7%) - 6 Person Household 23(5.2%) 135(5.0%) 363(5.2%) - 7 or More Person Household 17(3.8%) 97(3,6%) 265(3.8%) 2009 Est. Average Household „29 3.32 2009 Estimated Households by 444 2,706 6,982 Number of Vehicles - Households with No Vehicles 6(1.4%) 25(.9%) 83(1.2%) - Households with 1 Vehicle 95(21.4%) 578(21.4%) 1,549 (22.2 %) - Households with 2 Vehicles 231(52.0%) 1,508 (55.7 %) 3,415 (48.9 %) - Households with 3 Vehicles 74(16.7%) 441(16.3%) 1,353 (19.4 %) - Households with 4 Vehicles 22(5.0%) 94(3.5%) 404(5.8%) - Households with 5+ Vehicles 16(3.6%) 60(2.2%) 179(2.6%) 2009 Est. Average Number of 2.18 2.09 2.17 Vehicles 'Yepared On: 10/16/2009 9:24:53 AM Page 2 of 9 t © 2009 C8 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 MAM'I'(1a'CEI�I IR 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 * 4QCAH- careful, Independent Investigation of the property to determine to your satisfaction the suitability of the property for your needs. Sources: Claritas. OMW Demographic Report CBRE CS RICHAPD ELLIS Prepared For: Emergent Development Group 13299 Immokalee Rd 13299 Immokalee Rd 13299 Immokalee Rd At Randall Blvd At Randall Blvd At Randall Blvd I mile radius 3 mile radius 5 mile radius sm- stimated Population by 1;352" 9,063 23,401 Race and Origin White Population 1,134 (83.9%) 7,779 (85.8%) 19,232 (82.2%) Black Population 47(3.5%) 361(4.0%) 991(4.2%) Asian Population 4(.3%) 29(.3%) 127(.5%) Pacific Islander Population 2(.1%) 9(.1%) 26(.1%) American Indian and Alaska Native 3(.2%) 15(.2%) 97(.4%) Other Race Population 119(8.8%) 628(6.9%) 2,131 (9.1010) Two or More Races Population 43(3.2%) 242(2.7%) 796(3.4%) Hispanic Population 470(34,8%) 2,732 (30.1%) 8,228 (35.2%) White Non-Hispanic Population 5,906 (65.2%) 13,996 (59.8%) 2009 Estimated Population by Age 1,352 9,063 23,401 - Aged 0 to 4 Years 138(10.2%) 894(9.9%) 2,252 (9.6%) - Aged 5 to 9 Years 121(8.9%) 785(8.7%) 1,993 (8.5%) - Aged 10 to 14 Years 109(8.1%) 729(8.0%) 1,860 (7.9%) - Aged 15 to 17 Years 72(5.3%) 497(5.5%) 1,234 (5.3%) - Aged 18 to 20 Years 41(3.0%) 302(3.3%) 812(3.5%) - Aged 21 to 24 Years 69(5.1%) 466(5.1%) 1,201 (5.1%) - Aged 25 to 34 Years 168(12.4%) 1,092 (12.0%) 3,082 (13.2%) - Aged 35 to 44 Years 214(15.8%) 1,433 (15.8%) 3,797 (16.2%) - Aged 45 to 49 Years 111(8.2%) 768(8.5%) 1,974 (8.4%) - Aged 50 to 54 Years 92(6.8%) 650(7.2%) 1,665 (7.1%) - Aged 55 to 59 Years 55(4.1%) 377(4.2%) 997(4.3%) - Aged 60 to 64 Years 42(3.1%) 287(3.2%) 712(3.0%) - Aged 65 to 74 Years 70(5.2%) 458(5.1%) 1,070 (4.6%) - Aged 75 to 84 Years 41(3.0%) 272(3.0%) 612(2.6%) - Aged 85 Years and Older 9(.7%) 53(.6%) 141(.6%) 2009 Estimated Median Age 32.63 33.00 32.77 2009 Estimated Average Age 32.96 33.16 32.95 ll"" 1009 Estirnit' 5,391 14,049 25 by Educational Attainment - Less Than 9th Grade 57(7.1%) 373(6.9%) 839(6.0%) • - High School - No Diploma 99(12.3%) 532(9.9%) 1,821 (13.0%) High School Diploma 283(35.3%) 1,943 (36.0%) 5,178 (36.9%) Some College 154(19,2%) 1,167 (21,6010) 2,871 (20.4%) Associate Degree 70(8.7%) 482(8,9%) 1,188 (8.5%) Bachelors Degree 98(12,2%) 574(10.6%) 1,515 (10.8%) Masters Degree 32(4.0%) 224 (4.2010) 433(3.1%) Professional Degr a 6(.7%) 63(1.2%) 157(1.1%) Doctoral Degree 32(.6%) 50(.4%) Prepared On: 10/16/2009 9:24:53 AM Page 3 of @ 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 MAPPING CENIER 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 your satisfaction the suitability of the property for your needs. Sources: Clarltas. Demographic Report Prepared For: Emergent Development Group ;2009 Estimated Owner Occupied Onits by Housing value "- Valued Less than $20,000 r - Valued $20,000 - $39,999 `- Valued $40,000 - $59,999 - Valued $601000 - $79,999 - Valued $80,000- $99,999 Valued $100,000 - $149,999 <'- Valued $150,000- $199,999 Valued $200,000- $299,999 Valued $300,000- $399,999 Valued $400,000- $499,999 Valued $500,000 - $749,999 - Valued $750,000 - $999,999 - Valued More than $1,000,000 2009 Est. Median Housing Value 2009 Est. Average Housing Value 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, Van or Other t009 Estimated Housing Units by rear Structure Built - Structure Built After 1999 - Structure Built 1995 to 1998 - Structure Built 1990 to 1994 - Structure Built 1980 to 1989 - Structure Built 1970 to 1979 - Structure Built 1960 to 1969 - Structure Built 1950 to 1959 Structure Built 1940 to 1949 - Structure Built Before 1939 2009 Est. Median Year Structure Built 13299 Immokalee Rd 13299 Immokalee Rd 13299 Immokalee Rd At Randall Blvd At Randall Blvd At Randall Blvd 1 mile radius 3 mile radius 5 mile radius I-epared On: 10/16/2009 9:24:53 AM 411 2(.5%) 4(1.0%) 2(.5%) 0 4(1.0%) 9(2.2%) 44(10,7%) 156(38.0%) 136(33.1%) 27(6.6%) 27(6.6%) 0 0 $290,900 $305,302 498 435(87.3%) 4(.8%) 2(.4%) 21(4.2%) 5(1.0%) 0 30(6.0%) 1(.2%) 498 321(64.5%) 72(14.S%) 49(9.8%) 42(8.4%) 8(1.6%) 5(1.0%) 1(.2%) 0 0 2,527 4(.2%) 6(.2%) 3(.1%) 0 11(.4%) 33(1.3%) 127(5.0%) 912(36.1%) 962 (38A%) 240(9.5%) 222(8.8%) 7(,3%) 0 $316,015 $334,461 2,927 6,458 17(.3%) 26(.4%) 42(.7%) 15(.2%) 49(.8%) 192(3.0%) 723(11,2%) 2,505 (38.8 %) 1,802 (27.9 %) 537(6.3%) 522(8.1%) 29(.4%) 0 $286,199 $311,074 7,612 2,728 (93.2 %) 6,861 (90.1 %) 15(.5%) 95(1.2%) 15(.5%) 19(.2%) 79(2.7%) 234(3.1%) 15(.5%) 58(.8%) 0 0 71(2.4%) 332(4.4%) 3(.1%) 13(.2%) Z 2,927 7,612., 1,703 (58.2 %) 479(16.4%) 371(12.7%) 295(10.1%) 54(1.8%) 19(.6%) 6(.2%) 0 0 1999 1999 4,137 (54.3 %) 1,221 (16.0 %) 1,039 (13.6 %) 952 (12.5 %) 186 (2.4 %) 58(,8%) 15(,2%) 2(.0%) 2(.0%) 1999 ® 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 Investigation of the property to determine to your satisfaction the suitability of the property for your needs. Sources: Claritas. CBRE C13 RICHARD ELLIS Page 4 of 9 11'IhIG CE C;riiG , * toi Mx Demographic Report CBRE CS RICHARD ELU Prepared For: Emergent Development Group Prepared On: 10/16/2009 9:24:53 AM Page 5 of ' C 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 MAPP[ 1*'CelnR 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 i- careful, Independent investigation of the property to determine to your satisfaction the sultabllity of the property for your needs. Sources: Claritas, i;tBRiE i' SOGR 13299 Immokalee Rd 13299 Immokalee Rd 13299 Immokalee Rd At Randall Blvd At Randall Blvd At Randall Blvd 1 mile radius 3 mile radius 5 mile radius 2009 Estimated Population by Sex 1,352 9,063 23,401 - Male 692(51.2%) 4,633 (51.1 %) 12,112 (51.8 %) - Female 660(48.8%) 4,430 (48.9 %) 11,289 (48.2 %) 2009 Estimated Population over 984 6,656 17,296 15 by Marital Status - Males Never Married 114(11.6%) 790(11.9%) 2,142 (12.4%) - Males Married 347(35.3%) 2,301 (34.6 %) 6,005 (34.7 %) - Males Widowed 6(.6%) 29(.4%) 103(.6%) - Males Divorced 33(3.4%) 260(3.9%) 693(4.0%) - Females Never Married 91(9.2%) 562(8.4%) 1,599 (9.2 %) - Females Married 327(33.2%) 2,262 (34.0 %) 5,700 (33.0 %) - Females Widowed 15(1.5%) 103(1.5%) 226(1.3%) - Females Divorced 51(5.2%) 348(5.2%) 827(4.8%) 2009 Estimated Population in 3 4 82 Group Quarters - Institutional Group Quarters 0 0 62(75.6%) - Non - Institutional Group Quarters 3(100%) 4(100%) 20(24.4%) 2009 Estimated Families by 375 2,315 5,908 Income - Family Income Less than $15,000 5(1.3%) 25(1.1%) 153(2.6%) - Family Income $15,000 to $24,999 10(2.7%) 61(2.6%) 201(3.4%) - Family Income $25,000 to $34,999 19(5.1%) 115(5.0%) 307(5.2%) - Family Income $35,000 to $49,999 42(11.2%) 260(11.2%) 666(11.3%) - Family Income $50,000 to $74,999 96(25.6%) 565(24.4%) 1,588 (26.9 %) - Family Income $75,000 to $99,999 80(21.3%) 505(21.8%) 1,279 (21.6 %) - Family Income $100,000 to 85(22.7%) 528(22.8%) 1,200 (20.3 %) $149,999 - Family Income $150,000 to 29(7.7%) 186(8.0%) 372(6.3%) $249,999 - Family Income $250,000 to 8(2.1%) 51(2.2%) 110(1.9%) $499,999 - Family Income Over $500,000 2(.5%) 17(.7%) 32(.5%) 2009 Est. Median Family Income $79,391 $81,001 $75,670 2009 Est. Average Family Income $93,340 $95,849 $88,649 2009 Estimated Occupied Housing 444 2,706 6,982 Units by Year Occ. Moved In - Moved In 1999 or Later 362(81.5%) 2,120 (78.3 %) 5,300 (75.9 %) - Moved In 1995-1998 40(9.0%) 291(10.8%) 780(11.2%) - Moved In 1990 -1994 23(5.2%) 172(6.4%) 524(7.5%) - Moved In 1980 -1989 17(3.8%) 109 (4.0 %) 345(4.9%) - Moved In 1970 -1979 2(.5%) 13(.5%) 28(.4%) - Moved In 1969 or Earlier 0 1 (.0%) 5(.1%) Prepared On: 10/16/2009 9:24:53 AM Page 5 of ' C 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 MAPP[ 1*'CelnR 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 i- careful, Independent investigation of the property to determine to your satisfaction the sultabllity of the property for your needs. Sources: Claritas, i;tBRiE i' SOGR Demographic Report Prepared For: Emergent Development Group 13299 Immokalee Rd 13299 Immokalee Rd 13299 Immokalee Rd At Randall Blvd At Randall Blvd At Randall Blvd 1 mile radius 3 mile radius 5 mile radius 2009 Estimated Employed Population by Occupation Management "- Business, and Financial Operations "- Professional and Related - Sales Office Support Service - Health Care Support Farming, Fishing, and Forestry Construction, Extraction, and Maintenance - Production, Transportation, and 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 2009 Estimated Employed Population Over 16 by Travel Time to Work - Travel Time Less than 15 Min - Travel Time 15 -29 Min - Travel Time 30 -44 Min - Travel Time 45 -59 Min - Travel Time 60+ Min - 2009 Est. Average Travel Time 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 - epared On: 10/16/2009 9:24:53 AM 638 39(6.1%) 14(2.2%) 71 (11.10/0) 91 (14.3%) 108 (16.9 ° /0) 117(18.3%) 33(5.2%) 7 (1.1 %) 97 (15.2010) 4,309 332(7.7%) 167(3.9%) 498(11.6%) 526 (12.2 0%) 701 (16.31%) 745 (173%) 291(6.8%) 40(.9%) 647 (15.0010) 61(9.6%) 362 629 4,248 11,768 875(7.4%) 343(2.9%) 1,207 (10.3%) 1,384 (11.8 %) 1,849 (15.7010) 2,299 (19.5 %) 817(6.9%) 120(1.0%) 1,863 (15.8 %) 1,012 (8.6%) 11,615 498(79.2%) 3,457 (81.4 %) 9,457 (81.4 %) 105(16.7%) 637(15.0%) 1,712 (14.7 %) 0 0 0 10(1.6%) 56(1.3%) 101(.9%) 16(2.5%) 99(2.3%) 345(3.0%) 629 4,248Mw 32(5.1%) 145 (23.1%) 235(37.4%) 146(23.2%) 55(8.7%) 39.71 958 358(37.4%) 280(29.2%) 1 (.1%) 0 10(1.0%) 8(.8%) 117(12.2%) 182(19.0%) 252(5.9%) 945(22.2%) 1,673 (39.4 %) 909(21.4%) 370(8.7%) 39.51 6,478 2,372 (36.6 %) 1,936 (29.9 %) 11(.2%) 0 86(1.3%) 38(.6%) 829(12.8%) 1,207 (18.6 %) 545(4.7%) 2,912 (25.1%) 4,507 (:38.8%) 2,235 (19.2010) 1,071 (9.2 %) 38.82 16,845 6,434 (38.2 %) 5,334 (31.7 %) 11 (.1010) 0 156(.9%) 102(.6%) 2,112 (12.5 %) 2,696 (16.0 %) 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 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 your satisfaction the suitability of the property for your needs. Sources: Claritas. CBRE CB RICHARD ELLIS Page 6 of 9 MAPPING .CENTER C�iA7E' iOGft.. '>00ilYE'' Demographic Report CBRE CB RIICHAR01 ELU? Prepared For: Emergent Development Group Prepared On: 10/16/2009 9:24:53 AM Page 7 of © 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 MAPPlNG CENTER 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 your satisfaction the suitability of the property for your needs. Sources: Claritas. f�E.?Af 0 tC?:a7F $LL�IVL 13299 Immokalee Rd 13299 Immokalee Rd 13299 Immokalee Rd At Randall Blvd At Randall Blvd At Randall Blvd 1 mile radius 3 mile radius 5 mile radius 2009 Estimated Employed 638 4,309 11,768- Population by Industry Employed I n = Agriculture, Forestry, Fishing, 15(2.4%) 73(l.7%) 181(1.5%) Hunting and Mining - Construction 82 (12,9 %) 540 (12.5 %) 1,590 (13.5%) - Manufacturing 22(3.40/.) 161 (3.7 %) 397 (3.4 %) `- Wholesale Trade 19 (3.0 %) 139(3.2%) 351(3.0%) - Retail Trade 96(15,0%) 585(13.6%) 1,708 (14.5 %) - Transportation, Warehousing and 36(5.6%) 187(4.3%) 532(4.5%) Utilities - Information 11 {1.7 %) 73(l.7%) 173(l.5%) - Finance, Insurance and Real Estate 36(5.6%) 296 (6.9 %) 676(5.7%) F'- Professional, Scientific and 19(3.0%) 158(3.7%) 479(4.1%) Technical Services Management 0 0 0 - Educational Services 65 (10.2 %) 431(10.0%) 917(7.8%) :- Other Services 111(17.4%) 793(18.4%) 2,315 (19.7 %) - Health Care and Social Assistance 57(8.9%) 468(10.9%) 1,287 (10.9 %) - Arts, Entertainment and Recreation 27(4.2%) 160(3.7%) 402(3.4%) - Public Administration 42(6.6%) 245(5.7%) 759 (5.4°10), 2009 Estimated Hispanic 470 2,732 8,228 Population by Origin - Mexican 185(39.4%) 1,051 (38.5 %) 2,819 (34.3 %) - Puerto Rican 42(8.9%) 249(9.1%) 831(10.1%) - Cuban 144(30.6%) 852(31.2%) 2,783 (33.8 %) - All Others 99(21.1%) 581(21.3%) 1,795 (21.8 %) 2009 Estimated Hispanic 470 2,732 8,228 Population by Race - White 323 (68.7°/0) 1,976 (72.3 0%) 5,557 (67.5 %) - Black 6(l.3%) 30(l.1%) 101(l.2%) - Am. Indian or Alaska Native 1(.2%) 2(.1%) 25(.3%) - Asian 0 0 11 (,1 %) - Native Haw, Or Pac. Islander 2(.4%) 5(.2%) 17(.2%) :- Other 118(25,1%) 619(22.7%) 2,111 (25.7 %) - Two or More 21(4.5%) 100(3.7%) 406(4.9%) Prepared On: 10/16/2009 9:24:53 AM Page 7 of © 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 MAPPlNG CENTER 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 your satisfaction the suitability of the property for your needs. Sources: Claritas. f�E.?Af 0 tC?:a7F $LL�IVL Demographic Report Prepared For: Emergent Development Group 2009 Estimated Asian Population by Category Chinese, except Taiwanese Filipino Japanese Asian Indian Korean Vietnamese - Cambodian Hmong Laotian - Thai Other - Two or More 2009 Estimated Households by Presence of Own Children - Single Male Householder - Single Female Householder - Married - Couple, own children - Married - Couple, no own children - Male Householder, own children - Male Householder, no own children - Female Householder, own children - Female Householder, no own children 13299 Immokalee Rd 13299 Immokalee Rd 13299 Immokalee Rd At Randall Blvd At Randall Blvd At Randall Blvd 1 mile radius 3 mile radius 5 mile radius 4 0 3(10.3 %) 14(11.0 %) 1(25.0%) 9(31,0%) 40(31.5%) 1(25.0%) 6(20.7%) 15(11.8%) 0 1(3.4 %) 15 (11.8%) 1(25.0%) 6(20.7%) 17(13.4%) 0 0 4(3.1%) 0 0 0 0 0 0 0 2(6.9%) 7(5.5%) 0 0 2(1.6%) 0 0 10(7.9%) 0 0 3(2.4%) 444 2,706 6,982 27(6.1%) 16(3.6%) 172(38.7%) 147(33.1%) 15(3.4%) 9(2.0%) 22(5.0%) 11(2.5%) - Nonfamily, Male Householder 17(3.8%) - Nonfamily, Female Householder 9(2.0%) 2009 Estimated Families by 375 Poverty Status - Income At or Above Poverty Level: - Married - Couple, own children Married- Couple, no own children - Male Householder, own children - Male Householder, no own children Female Householder, own children Female Hhldt , no own children Income Below Poverty Level: Married- Couple, own children - Married - Couple, no own children Male Householder, own children Male Householder, no own children - Female Householder, own children Female Hhldr', no own children -' repared On: 10/16/2009 9:24:53 AM 338(90.1%) 168(44.8%) 123(32.8%) 17(4.5%) 5(1.3%) 23(6.1%) 3(.8%) 10(2.7%) 3(,8%) 2(.5%) 0 0 5(1,3%) 0 145(5.4%) 95(3.5%) 1,083 (40.0 %) 907(33.5%) 80(3.0%) 43(1.6%) 141(5.2%) 60(2.2%) 105(3.9%) 46(1.7%) 2,315 2,291 (99.0 %) 1,174 (50.7 %) 814 (35.2 %) 102(4.4%) 23(1.0%) 143(6.2%) 35(1.5%) 64(2.8%) 32(1.4%) 6(.3%) 0 0 26(1.1%) 0 411(5.9%) 237(3.4%) 2,733 (39.1 %) 2,245 (32.2 %) 250(3.6%) 142(2.0%) 368(5.3%) 170(2.4%) 287(4.1%) 139(2.0%) 5,908 5,748 ('97,3 %) 2,900 (49.1%) 1,980 (33.5 %) 286(4.8%) 90(1.5%) 376(5.4%) 115(1.9%) 193(3.3%) 80(1.4%) 51('9%) 10 (.2 %) 4 (A%) 47(8%) 1(0%) 1 © 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 investigation of the property to determine to your satisfaction the suitability of the property for your needs. Sources: Claritas. CBRE Ca RICKARD EWS Page 8 of 9 MA,PPING..CEhITR CtF�E * i0{d�Tt Demographic Report Prepared For: Emergent Development Group Location 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 CBRE Gi3 RICHARD ELLIS Longitude Latitude - 81.599136 26.278142 - 81.599136 26.278142 - 81.599136 26.278142 Prepared On: 10/16/2009 9:24:53 AM M*yj aiFW V2009 Goagic Page 9 of o © 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 t+ttAPPING CENTER 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 vr£�4L lC1r careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs. Sources: Claritas. INIq Retail Opportunity Gap Report (Product Type) CBFIE CS RICKARD PLUS 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 Opportunity (Gap /Surplus) in $M Total Retail Stores $24.7 $3.0 Alcoholic Drinks $0.2 $0.0 $0.2 All Other Merchandise $0.7 $0.1 $0.7 Audio Equipment, Musical Instruments, and Supplies $0.3 $0.0 $0.2 Automotive Fuels $2.1 $0.1 $2.0 Automotive Lubricants $0.8 $0.1 $0.7 Books $0.1 $0.0 $0.1 Cars, Trucks, and Other Powered Transportation $3.8 $0.2 $3.6 Children's Wear $0.3 $0.0 $0.3 Cigars, Cigarettes, and Tobacco & Smokers' Accessorie $0.4 $0.0 $0.4 Computer Hardware, Software and Supplies $0.6 $0.0 $0.6 Curtains, Draperies, Blinds, Slipcovers etc. $0.2 $0.0 $0.1 Drugs, Health Aids, and Beauty Aids $1.5 $0.2 $1.3 Flooring & Floor Coverings $0.2 $0.0 $0.2 Footwear $0.4 $0.1 $0.3 Furniture and Sleep Equipment $0.4 $0.0 $0.4 Groceries and Other Foods $3.2 $0.5 $2.7 Hardware Tools, and Plumbing and Electrical Supplies $1.6 $0.5 $1.1 Jewelry $0.3 $0.0 $0.3 Kitchenware and Home furnishings $0.3 $0.0 $0.3 Lumber and Building Materials $1.4 $0.5 $0.9 Major Household Appliances $0.2 $0.0 $0.2 Meals and Snacks $2.3 $0.1 $2.2 Men's Wear $0.5 $0.1 $0.4 Optical Goods $0.0 $0.0 $0.0 Packaged Liquor, Wine, Beer $0.4 $0.0 $0.4 Paint and Sundries $0.2 $0.0 $0.2 Paper and Related Products $0.2 $0.0 $0.1 Pets, Pet Foods, and Pet Supplies $0.1 $0.0 $0.1 Photographic Equipment & Supplies $0.1 $0.0 $0.1 Sewing, Knitting, and Needlework Goods $0.0 $0.0 $0.0 Small Electric Appliances $0.1 $0.0 $0.0 Soaps, Detergents, and Household Cleaners $0.2 $0.0 $0.1 Sporting Goods $0.3 $0.3 $0.0 Televisions, Video Recorders, Video Cameras $0.2 $0.0 $0.2 Toys, Hobby Goods, and Games $0.2 $0.0 $0.2 Women's, Juniors', and Misses' Wear $0.9 $0.0 $0.9 -prepared On: 10/16/2009 9:24:55 AM 0 2009 CB Richard! Ellis, Inc. This Information has been obtained from sources belleyed reliable. We have not verified A 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 Me property. you and your advisors should conduct a careful, Independent Investigation of the property to determine to your satisfadon the S081,111ty of the property, for your needs. Source: Clartlas Page 1 of 4 MAPP.ING,GENUR CMA;Ioaiad[ fell Retail Opportunity Gap Report (Product Type) CS RICHARD ELUS, 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 Total Retail Stores $155.2 $31.2 $124.0 Alcoholic Drinks $1.5 $0.0 $1.5 All Other Merchandise $4.7 $0.7 $4.0 Audio Equipment, Musical Instruments, and Supplies $1.6 $0.0 $1.6 Automotive Fuels $13.0 $0.9 $12.0 Automotive Lubricants $4.8 $0.6 $4.2 Books $0.8 $0.1 $0.7 Cars, Trucks, and Other Powered Transportation $23.2 $1.5 $21.7 Children's Wear $1.8 $0.1 $1.7 Cigars, Cigarettes, and Tobacco & Smokers' Accessone $2.6 $0.4 $2.2 Computer Hardware, Software and Supplies $3.6 $0.1 $3.5 Curtains, Draperies, Blinds, Slipcovers etc. $1.0 $0.1 $0.9 Drugs, Health Aids, and Beauty Aids $9.3 $1.9 $7.4 Flooring & Floor Coverings $1.3 $0.4 $0.9 Footwear $2.4 $0.3 $2.1 Furniture and Sleep Equipment $2.7 $0.1 $2.6 Groceries and Other Foods $20.2 $5.8 $14.4 Hardware Tools, and Plumbing and Electrical Supplies $10.3 $5.5 $4.8 1 Jewelry $1.9 $0.1 $1.8 Kitchenware and Home furnishings $2.0 $0.4 $1.6 Lumber and Building Materials $9.1 $8.9 $0.2 Major Household Appliances $1.2 $0.1 $1.2 Meals and Snacks $14.3 $0.6 $13.7 Men's Wear $3.2 $0.2 $3.0 Optical Goods $0.3 $0.1 $0.2 Packaged Liquor, Wine, Beer $2.5 $0.3 $2.2 Paint and Sundries $1.4 $0.1 $1.2 Paper and Related Products $1.0 $0.3 $0.7 Pets, Pet Foods, and Pet Supplies $0.9 $0.1 $0.7 Photographic Equipment & Supplies $0.4 $0.1 $0.3 Sewing, Knitting, and Needlework Goods $0.3 $0.1 $0.2 Small Electric Appliances $0.4 $0.1 $0.3 Soaps, Detergents, and Household Cleaners $1.0 $0.3 $0.7 Sporting Goods $2.2 $0.6 $1.6 Televisions, Video Recorders, Video Cameras $1.0 $0.0 $1.0 Toys, Hobby Goods, and Games $1.4 $0.1 $1.3 Women's, Juniors', and Misses' Wear $5.9 $0.2 $5.7 Prepared On: 10/16/20099:24:55 AM 0 2009 CB Richard Ellis, Inc This Information has been obtained from sources believed rellable. We have not verified T and make no guarantee, warranty or representation about IL Any projections, opinions, assumptions or estimates used are for example only and do not represent the current or future performance of fire property You and your advisors sherid conduct a -hwful, Independent Investigation of the proper, to determine to your satisfaction the suldelllty of the property for your needs source Clartles Page 2 of A MAPPING CENTER a:A611t � YRgr ,OL4E Retail Opportunity Gap Report (Product Type) CEFE C8 RtCHAFID ELUS Prepared For: Emergent Development Group 13299 Immokalee Rd At Randall Blvd - 5 mile radius 2008 Demand (Consumer Exp.) in $M 2008 Supply (Retail Sales) in $M Opportunity (Gap /Surplus) in $M Total Retail Stores $385.1 $119.9 $285.2 Alcoholic Drinks $3.7 $0.1 $3.6 All Other Merchandise $11.2 $2.4 $8.8 Audio Equipment, Musical Instruments, and Supplies $4.0 $0.3 $3.7 Automotive Fuels $32.6 $4.3 $28.4 Automotive Lubricants $12.4 $1.4 $11.0 Books $1.9 $0.4 $1.5 Cars, Trucks, and Other Powered Transportation $59.6 $2.4 $57.3 Children's Wear $4.5 $0.7 $3.8 Cigars, Cigarettes, and Tobacco & Smokers' Accessone $6.6 $1.9 $4.7 Computer Hardware, Software and Supplies $8.7 $0.4 $8.3 Curtains, Draperies, Blinds, Slipcovers etc. $2.5 $0.5 $1.9 Drugs, Health Aids, and Beauty Aids $23.0 $5.8 $17.2 Flooring & Floor Coverings $3.2 $1.3 $1.9 Footwear $6.1 $1.4 $4.7 Furniture and Sleep Equipment $6.6 $0.6 $6.0 Groceries and Other Foods $50.8 $19.4 $31.4 Hardware Tools, and Plumbing and Electrical Supplies $25.1 $24.4 $0.8 - Jewelry $4.5 $0.3 $4.2 Kitchenware and Home furnishings $4.7 $1.5 $3.2 Lumber and Building Materials $22.0 $36.5 $-14.4 Major Household Appliances $3.0 $0.3 $2.7 Meals and Snacks $35.2 $1.7 $33.6 Men's Wear $7.9 $1.0 $6.9 Optical Goods $0.7 $0.1 $0.6 Packaged Liquor, Wine, Beer $6.2 $1.0 $5.1 Paint and Sundries $3.2 $1.0 $2.2 Paper and Related Products $2.6 $1.1 $1.5 Pets, Pet Foods, and Pet Supplies $2.1 $0.5 $1.6 Photographic Equipment & Supplies $0.9 $0.3 $0.6 Sewing, Knitting, and Needlework Goods $0.6 $0.4 $0.2 Small Electric Appliances $0.9 $0.4 $0.5 Soaps, Detergents, and Household Cleaners $2.4 $0.9 $1.6 Sporting Goods $5.2 $3.3 $1.9 Televisions, Video Recorders, Video Cameras $2.5 $0.3 $2.2 Toys, Hobby Goods, and Games $3.5 $0.7 $2.8 Women's, Juniors', and Misses' Wear $14.4 $1.0 $13.4 -agrepared On: 10/16/2009 9:24:55 AM C 2009 CB Richard EIIIs, Inc. This Information has been obtained from sources believed tellable. We have not vetlFled It and make no guarantee, warranty or representation about It. Any p %lam, independent investigation of the property used orr setlzfaction the suitability of current prperry ore performance oee. SomhmeOaartlas yw and your advisors should conduct a Page 3 of 4 MAPPlH0,CENTER cmakj'�tae�ie `i1El'Q' r Retail Opportunity Gap Report (Product Type) Prepared For: Emergent Development Group Location 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 Longitude - 81.599136 - 81.599136 - 81.599136 CBRE CB RICHARD laws Latitude 26.278142 26.278142 26.278142 Prepared On: 10/16/2009 9:24:55 AM ® 2009 Ca 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 pmjeetlens, opinions, assumptions or estimates used are for example only and do not represent the current or future performanre of the property. You and your adv1som should condutt a careful, independent investigatlon of the property to determine to your satisfaction the suitability of the property for your needs. Source: Clartlas Page 4 of d Mill @tC,.GENTER itigin N.y!'�1ptlOE tlK Retail Opportunity Gap Report (Store Type) C CB RICHARD FLUS 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 !IM in $M in $M Total Retail Stores - $24.7 $3.0 $21.7 Motor Vehicle & Parts Dealers $4.7 $0.2 $4.5 - Automotive Dealers $4.1 $0.2 $3.9 - Other Motor Vehicle Dealers $0.3 $0.0 $0.3 - Automotive Parts, Accessories, &Tire Stores $0.4 $0.0 $0.3 Furniture & Home Furnishings Stores $0.6 $0.0 $0.6 - Furniture Stores $0.3 $0.0 $0.3 - Home Furnishing Stores $0.3 $0.0 $0.3 Electronics & Appliance Stores $0.6 $0.0 $0.6 Appliance, Television, and Other Electronics Store $0.4 $0.0 $0.4 - Household Appliances Stores $0.1 $0.0 $0.1 - Radio Television and Other Electronics Stores $0.3 $0.0 $0.3 - Computer and Software Stores $0.1 $0.0 $0.1 - Camera & Photographic Equipment Stores $0.0 $0.0 $0.0 Building Material & Garden Equipment & Supply Dealers $3.0 $0.9 $2.1 - Building Material & Supply Dealers $2.8 $0.7 $2.0 - Home Centers $1.1 $0.0 $1.1 - Paint and Wallpaper Stares $0.1 $0.0 $0.1 - Hardware Stores $0.2 $0.0 $0.2 - Other Building Materials Dealers $1.4 $0.7 $0.7 - Building Materials, Lumberyards $0.5 $0.2 $0.2 - Lawn and Garden Equipment and Supplies Stores $0.2 $0.2 $0.0 - Outdoor Power Equipment Stores $0.0 $0.0 $0.0 - Nursery and Garden Centers $0.2 $0.2 $0.0 Food & Beverage Stores $2.8 $0.4 $2.5 - Grocery Stores $2.6 $0.4 $2.2 - Supermarkets and Other Grocery Stores $2.4 $0.4 $2.1 Convenience Stores $0.1 $0.0 $0.1 - Specialty Food Stores $0.1 $0.0 $0.1 - Beer, Wine, & Liquor Stores $0.2 $0.0 $0.2 " eparecl On: 10/16/2009 9:24:56 AM p 2909 C9 Richard Ellls, Inc TNs Information has been abNined from sperms believed reliable. We have not verfled n and make no guarantee, wartanty or representation about IC Any prejettbns, opinions, assumptions or estimates used are for example only and do not represent the rarrent or future pertomlance of the ppert,. you and your advisors should conduct a ca.eful, Independent Investigation of the property to determine to your satlsfa Lion the suitability of the property for your needs. Source Clartlas Page 1 of SO MARFI+..e.a R lY6Vp, *aY:J,ir 1tbR Retail Opportunity Gap Report (Store Type) Prepared For: Emergent Development Group 13299 Immokalee Rd At Randall Blvd - 1 mile radius 2008 Demand 2008 Supply (Consumer Exp.) (Retail Sales) in $M in $M CBM C13 RICHARD EWP Opportunity (Gap /Surplus in $M - Pharmacies and Drug Stores $1.0 $0.1 $0.9 - Cosmetics, Beauty Supplies and Perfume Stores $0.0 $0.0 $0.0 - Optical Goods Stores $0.0 $0.0 $0.0 - Other Health and Personal Care Stores $0.1 $0.0 $0.1 Gasoline Stations $2.8 $0.1 $2.6 - Gasoline Stations with Convenience Stores $2.1 $0.0 $2.1 - Other Gasoline Stations $0.7 $0.1 $0.6 Clothing & Clothing Accessories Stores $1.2 $0.0 $1.2 - Clothing Stores $0.9 $0.0 $0.9 - Men's Clothing Stores $0.1 $0.0 $0.1 - Women's Clothing Stores $0.2 $0.0 $0.2 - Children's and Infants' Clothing Stores $0.1 $0.0 $0.1 - Family Clothing Stores $0.5 $0.0 $0.5 - Clothing Accessories Stores $0.0 $0.0 $0.0 - Other Clothing Stores $0.1 $0.0 $0.1 - Shoe Stores $0.2 $0.0 $0.2 - Jewelry, Luggage, & Leather Goods Stores $0.2 $0.0 $0.2 - Jewelry Stores $0.2 $0.0 $0.2 - Luggage, & Leather Goods Stores $0.0 $0.0 $0.0 ;porting Goods, Hobby, Book, & Music Stores $0.4 $0.4 $0.0 - Sporting Goods, Hobby, & Musical Instrument Stores $0.3 $0.4 $ -0.1 - Sporting Goods Stores $0.2 $0.4 $ -0.2 - Hobby, Toys and Games Stores $0.1 $0.0 $0.1 - Sew, Needlework, Piece Goods Stores $0.0 $0.0 $0.0 - Musical Instrument and Supplies Stores $0.0 $0.0 $0.0 - Book, Periodical, & Music Stores $0.1 $0.0 $0.1 - Book Stores and News Dealers $0.1 $0.0 $0.1 - Book Stores $0.1 $0.0 $0.1 - News Dealers and Newsstands $0.0 $0.0 $0.0 - Prerecorded Tape, Compact Disc, and Record Stor $0.0 $0.0 $0.0 Prepared On: 10/16/2009 9:24:56 AM 0 2009 ce RlchaN EInS, Inc. This normatlon has been obtalneo from sources believed reliable. We have not vembad it and make na guarantee, warrant, or representation about It. Any projections, opinions, eS,umpUanA or estimates used are It example only and do not represent the current or future performance of the property. you and your advlsors should conduct a careful, Independent Inveshk8tan of the probe" to determine to your satisfaction the sultablllry of the property for your needs. Source Olartias Page 2 of jr MAPPINGG.CENTER Retail Opportunity Gap Report (Store Type) Prepared For: Emergent Development Group 13299 Immokalee Rd At Randall Blvd - 1 mile radius Department Stores excluding leased depts. Other General Merchandise Stores Warehouse Clubs and Super Stores All Other General Merchandise Stores :ellaneous 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 r epared On: 10/16/2009 9:24:56 AM 2008 Demand 2008 Supply (Consumer Exp.) (Retail Sales) in $M in $M C9 RICHARD ELLIS Opportunity (Gap /Surplus) $1.4 $0.0 $1.4 $1.5 $0.7 $0.9 $1.3 $0.5 $0.8 $0.2 $0.2 $0.0 $0.6 $0.1 $0.6 $0.0 $0.0 $0.0 $0.2 $0.0 $0.2 $0.1 $0.0 $0.1 $0.1 $0.0 $0.1 $0.1 $0.0 $0.0 $0.3 $0.0 $0.3 $1.5 $0.1 $1.4 $1.1 $0.0 $1.1 $0.1 $0.0 $0.1 $0.4 $0.1 $0.3 $2.3 $0.1 $2.3 $1.1 $0.0 $1.1 $1.0 $0.1 $0.9 $0.2 $0.0 $0.2 $0.1 $0.0 $0.1 $6.0 $1.1 $4.9 $2.9 $0.7 $2.3 $1.2 $0.0 $1.2 $0.6 $0.0 $0.6 $0.6 $0.0 $0.6 $0.4 $0.4 $0.0 $0.2 $0.0 $0.2 ® 2009 CB achaN Ellis, Inc This Information has been untamed from sources believed reliable. We have not vermea it and make no guarantee, warranty or representation about It. Any w2rNlineepend re, ssur ption of estimates u e am for ea ple only �and donot e eN2bmt the current or future parrormanos of the pmcertR You and your advisers should conduct a 9a your sa[ W of the property for your needs source Clartias Page 3 of 10 MAPPING0NUR raewr Retail Opportunity Gap Report (Store Type) Prepared For: Emergent Development Group 13299 Immokalee Rd At Randall Blvd - 3 mile radius 2008 Demand 2008 Supply (Consumer Exp.) (Retail Sales) in $M in $M CS RICHARD EL-1-11- Opportunity in Motor Vehicle & Parts Dealers $29,1 $1.9 $27.1 - Automotive Dealers $25.1 $1.6 $23.4 - Other Motor Vehicle Dealers $1.8 $0.2 $1.7 - Automotive Parts, Accessories, & Tire Stores $2.2 $0.1 $2.0 Furniture & Home Furnishings Stores $4.1 $0.6 $3.5 - Furniture Stores $2.2 $0.0 $2.2 - Home Furnishing Stores $1.9 $0.6 $1.3 Electronics & Appliance Stores $3.6 $0.0 $3.6 - Appliance, Television, and Other Electronics Store $2.7 $0.0 $2.7 - Household Appliances Stores $0.6 $0.0 $0.6 - Radio Television and Other Electronics Stores $2.1 $0.0 $2.1 - Computer and Software Stores $0.7 $0.0 $0.7 - Camera & Photographic Equipment Stores $0.1 $0.0 $0.1 Building Material & Garden Equipment & Supply Dealers $19.2 $14.2 $5.0 - Building Material & Supply Dealers $17.7 $13.8 $3.9 - Home Centers $6.9 $0.0 $6.9 - Paint and Wallpaper Stores $0.4 $0.0 $0.4 - Hardware Stores $1.3 $0.0 $1.3 - Other Building Materials Dealers $9.0 $13.8 $ -4.8 - Building Materials, Lumberyards $3.1 $4.7 $ -1.6 - Lawn and Garden Equipment and Supplies Stores $1.5 $0.4 $1.1 - Outdoor Power Equipment Stores $0.2 $0.0 $0.2 - Nursery and Garden Centers $1.3 $0.4 $0.9 :00d & Beverage Stores $17.7 $4.4 $13.3 - Grocery Stores $16.1 $4,4 $11.6 - Supermarkets and Other Grocery Stores $15.3 $4.4 $11.0 - Convenience Stores $0.8 $0.0 $0.8 - Specialty Food Stores $0.5 $0.1 $0.5 - Beer, Wine, & Liquor Stores $1.1 $0.0 $1.1 Prepared On: 10/16/2009 9:24:56 AM 0 2009 CB RiCMrd Ellls, Ind. Thil Inlormatlon bas been obtalned from sow[e5 believed reliable. We have not verified It and make no guarantee, warranty or representation about A. Any pro)edlons, opinlons, assumpd.rA or estlmates used are for example only and do not represent the Current or future performance of the property. You and your advlsprs should ronduR a careful, Iadepetdent Investlgatlon of the property to determine to your satisfaction the sultablllry of the Property for your needs. Source Clartlas Page 4 of 1r MAPPINiG:GENUR roe! ' Retail Opportunity Gap Report (Store Type) Prepared For: Emergent Development Group 13299 Immokalee Rd At Randall Blvd - 3 mile radius 2008 Demand 2008 Supply (Consumer Exp.) (Retail Sales) in $M in $M CBRE CB RICHARD ELLIS Opportunity in Pharmacies and Drug Stores $6.1 $1.5 $4.7 Cosmetics, Beauty Supplies and Perfume Stores $0.2 $0.0 $0.2 Optical Goods Stores $0.3 $0.1 $0.2 Other Health and Personal Care Stores $0.4 $0.0 $0.4 dine Stations $17.0 $1.0 $16.0 Gasoline Stations with Convenience Stores $12.8 $0.0 $12.8 Other Gasoline Stations $4.3 $1.0 $3.3 hing & Clothing Accessories Stores $7.8 $0.0 $7.8 Clothing Stores $5.6 $0.0 $5.6 Men's Clothing Stores $0.4 $0.0 $0.4 Women's Clothing Stores $1.4 $0.0 $1.4 Children's and Infants' Clothing Stores $0.3 $0.0 $0.3 Family Clothing Stores $3.0 $0.0 $3.0 Clothing Accessories Stores $0.1 $0.0 $0.1 Other Clothing Stores $0.4 $0.0 $0.4 Shoe Stores $1.0 $0.0 $1.0 Jewelry, Luggage, & Leather Goods Stores $1.1 $0.0 $1.1 Jewelry Stores $1.0 $0.0 $1.0 Luggage, & Leather Goods Stores $0.1 $0.0 $0.1 ting Goods, Hobby, Book, & Music Stores $2.8 $0.6 $2.2 Sporting Goods, Hobby, & Musical Instrument Stores $2.0 $0.6 $1.4 Sporting Goods Stores $1.0 $0.6 $0.4 Hobby, Toys and Games Stores $0.7 $0.0 $0.7 Sew, Needlework, Piece Goods Stores $0.2 $0.0 $0.1 Musical Instrument and Supplies Stores $0.2 $0.0 $0.2 Book, Periodical, & Music Stores $0.8 $0.0 $0.8 Book Stores and News Dealers $0.5 $0.0 $0.5 Book Stores $0.5 $0.0 $0.5 News Dealers and Newsstands $0.0 $0.0 $0.0 Prerecorded Tape, Compact Disc, and Record Stor $0.2 $0.0 $0.2 " epared On: 10/16/2009 9:24:56 AM 02 009 cB Richard Euls, Inc. This information has been obtained from sources theneved rename. we have not verre di rt and make no guarantee, warranty or representation about It. Any Projections, opinlons, assumptions or estimates used are for example only and do not represent the commit or future performance of the property. 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: clarbas Page 5 of 10 MAPBIhflG CENTER cmui.�,!4E°r Retail Opportunity Gap Report (Store Type) Prepared For: Emergent Development Group 13299 Immokalee Rd At Randall Blvd - 3 mile radius - 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 Foodse"ice & 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: 10/16/2009 9:24:56 AM 2008 Demand 2008 Supply (Consumer Exp.) (Retail Sales) in $M in $M ceRE CS RICHARD P111P Opportunity (Gap /Surplus) $9.1 $0.0 $9.1 $9.6 $5.2 $4,4 $8.2 $4.8 $3.4 $1.4 $0.3 $1.1 $3.9 $0.8 $3.2 $0.3 $0.2 $0.1 $1.5 $0.4 $1.1 $0.9 $0.4 $0.5 $0.7 $0.0 $0.7 $0.3 $0.1 $0.2 $1.8 $0.1 $1.7 $9.5 $0.4 $9.1 $6.9 $0.0 $6.9 $0.4 $0.0 $0.4 $2.3 $0.4 $1.9 $14.7 $0.5 $14.2 $6.7 $0.0 $6.7 $6.0 $0.5 $5.5 $1.2 $0.0 $1.2 $0.7 $0.0 $0.7 $38.5 $6.8 $31.7 $18.7 $5.2 $13.5 $7.8 $0.0 $7.8 $4.1 $0.6 $3.5 $3.6 $0.0 $3.6 $2.8 $0.6 $2.2 $1.5 $0.4 $1.1 Page 6 of 10 ® 2009 Ce Richard Ems, Inc. mis Inmrmanon has been obtained trom sources ptlleved rename. We nave not verleed It and make no guarantee, warranty or representation about It. Any rwayun�V' Nf GR projMions, opinions, assumptions or estimates used are for example pnly and do not represent the current or future performance of the property. you and your advisors should conduct a carehol, Independent Imastlgatlon el the property to determinetn your satisfaction the suitability of the property for your needs. Source: Clartlas i lVlppa a* Retail Opportunity Gap Report (Store Type) CBRE CS RICHARD PLUS Prepared For: Emergent Development Group 13299 Immokalee Rd At Randall Blvd - 5 mile radius 2008 Demand (Consumer Exp.) in $M 2008 Supply (Retail Sales) in $M Opportunity (Gap /Surplus) in $M Total Retail Stores $385.1 $119.9 $265.2 Motor Vehicle & Parts Dealers $74.2 $4.3 $69.9 - Automotive Dealers $64.1 $2.1 $62.0 - Other Motor Vehicle Dealers $4.5 $2.1 $2.4 - Automotive Parts, Accessories, & Tire Stores $5.6 $0.1 $5.4 Furniture & Home Furnishings Stores $9.8 $1.9 $8.0 - Furniture Stores $5.3 $0.3 $5.0 - Home Furnishing Stores $4.5 $1.5 $3.0 Electronics & Appliance Stores $8.8 $0.8 $7.9 - Appliance, Television, and Other Electronics Store $6.6 $0.8 $5.8 - Household Appliances Stores $1.5 $0.0 $1.5 - Radio Television and Other Electronics Stores $5.1 $0.8 $4.4 - Computer and Software Stores $1.8 $0.1 $1.7 - Camera & Photographic Equipment Stores $0.3 $0.0 $0.3 Building Material & Garden Equipment & Supply Dealers $46.8 $61.2 $ -14.4 - Building Material & Supply Dealers $43.1 $58.8 $ -15.6 Home Centers $16.9 $4.9 $11.9 - Paint and Wallpaper Stores $1.0 $0.0 $1.0 - Hardware Stores $3.3 $0.0 $3.3 - Other Building Materials Dealers $22.0 $53.8 $ -31.8 - Building Materials, Lumberyards $7.6 $18.4 $ -10.8 - Lawn and Garden Equipment and Supplies Stores $3.7 $2.5 $1.2 - Outdoor Power Equipment Stores $0.6 $0.2 $0.3 - Nursery and Garden Centers $3.1 $2.2 $0.9 Food & Beverage Stores $44.4 $10.7 $33.8 - Grocery Stores $40.4 $10.2 $30.2 - Supermarkets and Other Grocery Stores $38.4 $10.2 $28.2 - Convenience Stores $2.0 $0.0 $2.0 - Specialty Food Stores $1.3 $0.5 $0.8 - Beer, Wine, & Liquor Stores $2.7 $0.0 $2.7 -aa-epared On: 10/16/2009 9:24:56 AM ® 2009 CB Richard Ellis, Inc. This Information has been obtained from sources beloved reliable. We have not venfled It and make no guarantee, warranty or representation about It. My 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 careful, Independent W,estTgatlon of the property to determine to your satisfaRlon the suitability of the property for your needs Source: camel, Page 7 of 10 MAPPING,CENTER �ah�ur Nfrtts Retail Opportunity Gap Report (Store Type) Prepared For: Emergent Development Group 13299 Immokalee Rd At Randall Blvd - 5 mile radius 2008 Demand 2008 Supply (Consumer Exit.) (Retail Sales) in $M in $M CEM CS RICHARD ELUS Opportunity in Health & Personal Care Stores $17.4 $4.2 $13.2 - Pharmacies and Drug Stores $15.1 $4.0 $11.2 - Cosmetics, Beauty Supplies and Perfume Stores $0.6 $0.1 $0.5 - Optical Goods Stores $0.6 $0.1 $0.5 - Other Health and Personal Care Stores $1.1 $0.0 $1.1 Gasoline Stations $42.9 $5.8 $37.1 - Gasoline Stations with Convenience Stores $32.1 $4.6 $27.5 - Other Gasoline Stations $10.8 $1.2 $9.6 Nothing & Clothing Accessories Stores $18.9 $0.5 $18.4 - Clothing Stores $13.7 $0.5 $13.1 - Men's Clothing Stores $0.9 $0.0 $0.9 - Women's Clothing Stores $3.4 $0.0 $3.4 - Children's and Infants' Clothing Stores $0.9 $0.2 $0.6 - Family Clothing Stores $7.3 $0.0 $7.3 - Clothing Accessories Stores $0.3 $0.0 $0.3 - Other Clothing Stores $0.9 $0.3 $0.5 - Shoe Stores $2.6 $0.0 $2.6 - Jewelry, Luggage, & Leather Goods Stores $2.7 $0.0 $2.7 - Jewelry Stores $2.5 $0.0 $2.5 - Luggage, & Leather Goods Stores $0.2 $0.0 $0.2 ;porting Goods, Hobby, Book, & Music Stores $6.8 $3.2 $3.7 - Sporting Goods, Hobby, & Musical Instrument Stores $5.0 $3.2 $1.8 - Sporting Goods Stores $2.5 $2.8 $ -0.3 - Hobby, Toys and Games Stores $1.6 $0.1 $1.6 - Sew, Needlework, Piece Goods Stores $0.4 $0.3 $0.0 - Musical Instrument and Supplies Stores $0.5 $0.0 $0.5 - Book, Periodical, & Music Stores $1.9 $0.0 $1.9 - Book Stores and News Dealers $1.2 $0.0 $1.2 - Book Stores $1.2 $0.0 $1.2 - News Dealers and Newsstands $0.1 $0.0 $0.1 - Prerecorded Tape, Compact Disc, and Record Stor $0.6 $0.0 $0.6 Prepared On: 10/16/2009 9:24:56 AM ® 2009 CB Rlchahl EIIIS, Inc. Tnis information has Men Obtained from sourdes believed reliable. We have not ver fl d It and make no guarantee, warranty or representation about It, Any projections, ophdons, assumptions or estimates used are for example only and do not represent the Current or future performanm of Me property. You and your advisors should Conduct oereful, Independent Investlgatlon of the property to determine to your satafar lon the sultablllty of the property, for your needs. f4mhp'. Clartlas Page 8 of 10 MAPPB#3:CEM It M {K: Retail Opportunity Gap Report (Store Type) Prepared For: Emergent Development Group 13299 Immokalee Rd At Randall Blvd - 5 mile radius - 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 lvepared On: 10/16/2009 9:24:56 AM 2008 Demand 2008 Supply (Consumer Exp.) (Retail Sales) in $M in $M rm CS RICHARD EWS Opportunity in $22.3 $0.0 $22.3 $23.8 $23.7 $0.1 $20.4 $22.2 $ -1.8 $3.4 $1.4 $2.0 $9.5 $1.9 $7.7 $0.7 $0.2 $0.5 $3.7 $1.3 $2.4 $2.1 $1.0 $1.0 $1.6 $0.2 $1.4 $0.8 $0.1 $0.7 $4.3 $0.3 $4.0 $23.3 $0.6 $22.7 $16.7 $0.0 $16.7 $0.9 $0.0 $0.9 $5.7 $0.6 $5.1 $36.1 $1.3 $34.8 $16.6 $0.6 $16.0 $14.9 $0.6 $14.3 $3.1 $0.1 $3.0 $1.6 $0.0 $1.6 $94.1 $31.3 $62.8 $46.1 $23.7 $22.5 $18.9 $0.5 $18.4 $9.8 $1.9 $8.0 $8.8 $0.8 $7.9 $6.8 $3.2 $3.7 $3.7 $1.3 $2.4 Page 9 of 10 ® 2009 CB Richard eds, Inc. Tha mformaaon has been obtained from sources believed reliable. We have not verified It and make no guarantee, warramy or representation about It. Any MAPPING -CEII projections opinions, assumptions or esBmates used are for example only and do not represent the torrent or future performance of the property. you and your advisors should conduct a careful, Intlependent )nvestlgabon of the property to determine W your saUsfal the AtRabllfty of the property for your reads. Source : Clartlas raRK Retail Opportunity Gap Report (Store Type) Prepared For: Emergent Development Group Location 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 Longitude - 81.599136 - 81.599136 - 81.599136 CBFF= CB RICHARD ELLIS Latitude 26.278142 26.278142 26.278142 Prepared On: 10/16/2009 9:24:56 AM ® 2009 CS F lchar0 Ellis, Inc. This Information has been obUined from sources believed rellaole. We have not verlfled It and make no guarantee, warranty or representatlon about It. My profectlons, opinions, assumptions or estimates used are for example only and do not represent the arrent or Wture performance of the property, you and your advisors should conduct a carew, independent Invenlganon of the property to determine to your usIsfactlon the sultabnity of the property for your needs. sourm: Clemas Page 10 of 1C Mliff S CENTER "ati Greenhouse Gas Reduction Analysis Collier County GMPA 2008 -2 For Proposed 56 -acre Commercial Project SE corner Randall Boulevard and Immokalee Road Collier County, Florida November 2009 Client File No: 2008 -08 -01 FK Keystone Development Advisors, LLC A LAND DEVELOPMENT CONSULTING COMPANY 12355 COLLIER BOULEVARD, SUITE B NAPLES, FLORIDA 34116 TELEPHONE: (239) 263 -1100 FACSIMILE (239) 236 -1103 t dave @keystonellc.net - www.keystonelle.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 (CGIM) 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 (TAZ) and those homes west and south of the proposed project by TAZ 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 TAZ 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 TAZ 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 of 5,624 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 of the 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 of 2010 households. For households west and south of the proposed project, Table 1 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 TAZ centroid to proposed center versus the closest existing center: Table 1. TAZ ID# Miles Reduced (calculated from TAZ centroid ) Round Trip Distance Saved/Reduced 214 2.5 miles 5 miles 215 1.5 miles 3 miles 216 4.5 miles 9 miles 217 0 miles 0 miles 400 4.5 miles 9 miles 402 0 miles 0 miles Based on the specific number of homes in each TAZ and the round trip miles saved for every trip the households west and south of the 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 2010 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 (1 household = 1 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 /weekx 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 EDG. 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 2010 is 5,524,878 miles when the proposed GMPA 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. 5,000 4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 SM. Tons CO2 Reduced by GMPA 2010 2015 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. $1,400,000 $1,200,000 $1,000,000 $800,000 $600,000 $400,000 $200,000 $- Annual $ Savings /Year on Fuel 2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 ■ $ Saved /Year 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 2010 dollars and assuming the cost of fuel does not increase over time). A final note is worth 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 P A CIO(*2mw tslaw "gzar" comm SubrMsblcl (wt wilhin Mumy Tro6s Arwj Arron I a PolBntJal Commemial SOFT 50.0W Pending GMPA P-2W7-2 Cowuwcfal Suw*qt4lcj Proposad COMM6W31 SQFr 711 000 Market Area TAZs JOT"W"," * a v 1�n cdSl n CP-2007-1 PrOPDBOU GOMM64)CIAl S(Wr. O.ON ison Eovd comonwciso subcostrid) Ac 5.17 Legend k= Exts5fig Corm wtal Fart.-s %%=iffl & Fcftrtal Commi!r:ial Parms Pen&V GW.Aa tOMB OYCIE) Primary Trait Ams Emmdarl � -5- P, r y T r 3: 1 e A r a T. A Z W, 7 N t -tier MAW Roads 0 0.5 1 2 3 Mies kr cmmay x PPJ 11 L L j F- L2� PRESENTED BY R. BRUCE ANDERSON: ROETZEL & AN DRESS TIM HANCOCK, AICP: DAVIDSON ENGINEERING DE3530 K AF ENGINEERING, INC. 3530KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP DAVIDSONNAPLES,39 34.6 e ry � i H e E a i H � PHONE: 239 - 434.6060 LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS ® PROPOSED GMPA SHOPPING CENTER N W E S 0 6,000 12,000 18,000 D FEET 27 Z 425 421 ry K N 470 417 428 420 1 435 441 434 CR 846 408 413 409 410 412 4 411 392 385 1 384 388 401 IMMOKALEE RD E 397 388 389 387 370 397 See 355 403 CR 858 389 309 388 RAND 181 1 � 219 217 I� 193 170 7p C M' ".1�: n VAN ERBILT RD 388 PI 221 o 3 109 208 m 9 02 229 228 p W mi 1 I 223 9 211 228 227 254 252 253 I 251 230 1 5 $204 245 380 356 352 DE3530 K AF ENGINEERING, INC. 3530KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP DAVIDSONNAPLES,39 34.6 e ry � i H e E a i H � PHONE: 239 - 434.6060 LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS ® PROPOSED GMPA SHOPPING CENTER N W E S 0 6,000 12,000 18,000 D FEET 370 1 367 _36s 365 ao3 368 366 IMM 184 I'j , _ III 220 -- ___.,927: . Z 425 421 K 430 4,7 428 420 435 416 434 CR 84 1 408 413 410 409 412 411 392 355 384 N 355 % 461 IMMOKALEE RD E 397 303 382 367 355 1 4 O o� W 0 356 DEDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP DAVIDSON NAPLES, FL 34105 E N G I N E E R I N G PHONE: 239.434 -6060 LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS PROPOSED GMPA SHOPPING CENTER COMMERCIAL BUILT N W+ G S 0 6,00012.00018,000 o FEET 1 011a 7 �lt'■j ',, W� O o� W 0 356 DEDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP DAVIDSON NAPLES, FL 34105 E N G I N E E R I N G PHONE: 239.434 -6060 LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS PROPOSED GMPA SHOPPING CENTER COMMERCIAL BUILT N W+ G S 0 6,00012.00018,000 o FEET DEDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP NAPLES, FL 34105 DAVDSON PHONE: 239 -434 -6060 LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES § ESTATES EXISTING SHOPPING CENTERS PROPOSED GMPA SHOPPING CENTER COMMERCIAL BUILT ZONED UNBUILT N W+ E S 0 6,000 12,000 18,000 o FEET Z 425 421 m 430 S \ 417 425 420 35 418 434 CR 846 408 413 470 409 4 412 411 392 385 384 388 401 IMMOKALEE RD E 397 383 _._. 38! 361 370 387 369 365 458 30 n 385 358 MMO pr 184 1 210 217 83 778 220 VAN IRD 386 PI 0 zu 3 198 m 0 O 9 225 229 m 0 1 223 zn � zzl 252 230 253 251 6 5 264 245 360 356 352 DEDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP NAPLES, FL 34105 DAVDSON PHONE: 239 -434 -6060 LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES § ESTATES EXISTING SHOPPING CENTERS PROPOSED GMPA SHOPPING CENTER COMMERCIAL BUILT ZONED UNBUILT N W+ E S 0 6,000 12,000 18,000 o FEET Z 425 421 430 m g 417 ( 426 420 435 3 /( 41 434 CR 846 408 413 410 4 I 409 4 412 411 S� N 36s { 364 388 N 401 IMMOKALEE RD E 397 389 383 367 370 r 367 369 366 4. 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ENAPLE AFL 34105 SUITE 301 EAST OF 951 COMMERCIAL MAP NNY RIM NAPLES, FL 34105 N NEER NGPHONE:239.434 -6060 LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS PROPOSED GMPA SHOPPING CENTER COMMERCIAL BUILT ZONED UNBUILT DESIGNATED COMMERCIAL N W+ E S 0 6,000 12,000 18,000 L1 1 FEET z 425 R 421 K 430 N 417 428 420 35 416 434 CR 846 408 413 410 f} d0 412 411s'i> 392 385 384 388 49, I IMMOKALEE RD E 397 383 389 ! 387 370 367 998 389 ,t 388 � 403 � CR 858 389 ! 366 x., RAN Er MM 2,9 211 183 179 220 VAN ERBILT RD 386 PI O 224 J m 199 9 211 225 2 229 1 21 9 223 2,1 � z2e zz7 2 252 230 253 251 ! 5 284 245 360 358 352 5 DE3530K AFTRO D,SUI E301 EAST OF 951 COMMERCIAL MAP 3530 KRAFT ROAD, SUITE 301 DAVIDSON NAPLES, FL 34105 E N G 1 N e E R i N G PHONE: 239.434 -6060 LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS PROPOSED GMPA SHOPPING CENTER COMMERCIAL BUILT N W E 5 0 6,000 12,000 18.000 o FEET r' Z 425 421 K 430 <,7 426 420 35A3 41 4 CR 846 40B: 413 410 409 s 40 412 411 R 392 1' 385 1 364 m 388 N 401 1 IMMOKALEE RD E 397 989 383 0 3 m 0 Em LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS ® PROPOSED GMPA SHOPPING CENTER 0 PROPOSED NEIGHBORHOOD CENTERS (20071 DEDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP NAPLES, FL 34105 DA VrIDSON PHONE: 239.434 -6060 N W+ E S 0 6,000 12,000 18,000 —iI FEET 370 387 3. 389 3B5 , 403 38B 366 RANI MMO -- 219 217 183 179 AN ERBILT E RD PI 224 188 208 9 oz o �T;•� 725 zzs 1 1 09 2 213 211 228 227 252 230 253 zst 2 284 245 360 356 0 3 m 0 Em LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS ® PROPOSED GMPA SHOPPING CENTER 0 PROPOSED NEIGHBORHOOD CENTERS (20071 DEDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP NAPLES, FL 34105 DA VrIDSON PHONE: 239.434 -6060 N W+ E S 0 6,000 12,000 18,000 —iI FEET LEGEND PRIMARY STUDY AREA +~_ TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS ® PROPOSED GMPA SHOPPING CENTER 0 PROPOSED NEIGHBORHOOD CENTERS (2010) PROPOSED COMMUNITY CENTERS (2010) DEDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP DAVIDSON NAPLES, FL 34105 N 61 N P E R I N G PHONE: 239. 434 -6060 N W+ E S 0 6,000 12,000 18,000 v FEET 425 421 K 430 N 426 420 5' 3 41 434 CR 846 SS A09` 413 ...407 410 409 412 411s� 392 399 m 365 394 401 IMMOKALEE RD E 363 399 397 370 367 398 369 395 { 403 CR 858 399 3se 366 RAN MM 161 � 1 y { 219 I 217 193 'L, 179 l VAN ERBILT RD 366 PI 724 0 206 9 07 226 m 0Oo p� •. 229 0 a 1 21 09 20 1 223 211 227 252 230 253 251 2 5 M4 245 36U I 359 352 LEGEND PRIMARY STUDY AREA +~_ TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS ® PROPOSED GMPA SHOPPING CENTER 0 PROPOSED NEIGHBORHOOD CENTERS (2010) PROPOSED COMMUNITY CENTERS (2010) DEDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP DAVIDSON NAPLES, FL 34105 N 61 N P E R I N G PHONE: 239. 434 -6060 N W+ E S 0 6,000 12,000 18,000 v FEET 370 387 369 386 403 368 366 ,.:,: MM tan j 1 1 219 183'-� 179 /AN ERBILTBEA RD Z 425 421 430 }i7 426 420 35 3 1 ^, 41 434 1 CR 846 i08 413 410 409 y 40 412 411 R � 3es a 3&1 See 0 m 0 0 369 •3e7 38G END LEG PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS ® PROPOSED GMPA SHOPPING CENTER 0 PROPOSED NEIGHBORHOOD CENTERS (20 15) PROPOSED COMMUNITY CENTERS (2015) DAVIDSON ENGINEERING, INC. E3530 KRAFT L34105 SUITE 307 EAST OF 951 COMMERCIAL MAP DAVIDSON NAPLES, 39434 -5 ENGINEER 1 N G PHONE: 239Y134`6060 N W E S 0 6,000 12,000 18,000 Ii FEET 2 IE im N Z 425 421 430 }i7 426 420 35 3 1 ^, 41 434 1 CR 846 i08 413 410 409 y 40 412 411 R � 3es a 3&1 See 0 m 0 0 369 •3e7 38G END LEG PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ESTATES EXISTING SHOPPING CENTERS ® PROPOSED GMPA SHOPPING CENTER 0 PROPOSED NEIGHBORHOOD CENTERS (20 15) PROPOSED COMMUNITY CENTERS (2015) DAVIDSON ENGINEERING, INC. E3530 KRAFT L34105 SUITE 307 EAST OF 951 COMMERCIAL MAP DAVIDSON NAPLES, 39434 -5 ENGINEER 1 N G PHONE: 239Y134`6060 N W E S 0 6,000 12,000 18,000 Ii FEET LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ® ESTATES EXISTING SHOPPING CENTERS PROPOSED GMPA SHOPPING CENTER 0 PROPOSED NEIGHBORHOOD CENTERS (2020) PROPOSED COMMUNITY CENTERS (2015) DCmDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP DAVIDSON NAPLES, FL 34105 ENGINEERING PHONE: 239-034 -6060 N W E S 0 6,000 12,00018,000 �1 FEET Z -1 w 430 N I 426 420 435 1— 41 434 CR sas 408 413 409 4,0 S 40 412 j411 392 � W 365 364 388 401 IMMOKALEE M E i 307 I 383 389 • 367 .S 370 387 908 I 369 365 403 CR 858 399 386 366 g '*�d RAN MM 184 , Yv 219 N 183 179 VAN ERBILT RD PI O 226 m 206 O 0 02 9 o oz 225 1u -, 229 WO 1 21 9 20 223 211 zz6 227 252 xo 1 253 251 5 6284 245 350 ? 356 352 LEGEND PRIMARY STUDY AREA TRAFFIC ANALYSIS ZONES ® ESTATES EXISTING SHOPPING CENTERS PROPOSED GMPA SHOPPING CENTER 0 PROPOSED NEIGHBORHOOD CENTERS (2020) PROPOSED COMMUNITY CENTERS (2015) DCmDAVIDSON ENGINEERING, INC. 3530 KRAFT ROAD, SUITE 301 EAST OF 951 COMMERCIAL MAP DAVIDSON NAPLES, FL 34105 ENGINEERING PHONE: 239-034 -6060 N W E S 0 6,000 12,00018,000 �1 FEET 01311 W/GG Randall BIG CYPRESS PRELIMINARY CONCEPT PLAN ,e pm ROuMOMY 1.611 AESiOENTUF 1.127M MIAt0U5F110YI1 /[tl /TMI 1M AC (••• -n twvinw rrYr[I�rrnl n:ulttwr(mCr Mfl G000S 9 &MVKtS 11 AC IMwr �6 �. - • UTIUTIt1 K AC CMCEACUTILS MAC SCHOOLS 98 AC WETLA1105 /VRSUMS xn +M a.•��� rti GOL/ 193 AC �p8w.w•Awwrxvwwwrn 31 AC WATERWAYS Std AC ROADWAYS 2" AC RLMOM1100 AAUS ESTATES COMMUNITY CENTER OPTIONS MARKET VIABILITY OBR W /GG Randall Traffic Counts? Lower Middle Higher Intersection? No Yes Yes Arterial /Collector? Collect Collect / Collect Arter / Collect Water /Sewer? Yes No Yes Population Density? Higher Lower Higher Population Growth? Higher Lower Higher Easy Peelm labels Use Avery® Template 59609 A Bend along line to Feed paper expose Pep. Up Edge— � AVERZY® 51606 i RESCUE DISTRICT � 1 ACOUARD SR, DONALD N=& KAREN M AHDI, PRRPAL S ALDIKACTI TR, LISA 441 24TH AVE NE 2750 INLET COVE LN W RANDALL LAM TRUST AGREEMENT NAPLES.FL 34120 -2399 NAPLES,FL 34120 -7543 EMERGENT DEVELOPMENT INC HENRIETTE M SOKRAND % ORANGETREE ASSOC EMERGENT DEVELOPMENT GRPK LLC1 soo 1931 HUNTER CREEK DR 45M E JECUTVE DR STE 110 BONITA LN PUNTAGORDA,FL W02 -1135 NAPLE4;FL 34119--8908 NAPLES,FL 34102 -1517 ALDIKACTI TR, LISA ALDIKACTI TR, LISA AU4AN7AR,.PEDRO L=& DELORES D RANDALL LAND TRUST AGREEMENT RANOAL LAND TRUST AGREEMENT 231515 46TH TER Sw UiD 4125MO EMERGENT DEVELOPMENT GRP INC NAPLES,FL 34116 -7727 1500 BONITA LN EMERGENT DEVELOPMENT GRPII LLC1500 NAPLES,FL 34102 -1617 BONITA U4 NAPLSS,FL 34102 -1517 ALVAREZ. ANNE I I b M AMERICAN HOME MRTG SERV INC AMOAKU, PATRICK 2333 INLET COVE LN W 4600 REGENT BLVD STE 200 DIANA OPOKUAMOAKU NAPLES,FL 34120 -7669 IRVING,TX 7511153- 2475 2751 ORANGE GROVE TRL NAPLES,FL 54120 -7527 ARANGO, WILLIAM ARROYO, EMANUEL-& N*7TE ARTHUR SEAN =& MARY LIUANA GOWJLLEZ ?593 AMBERWOOD LN 282a AMSFJRWOOD LN 2837 INLET COVE U4 W NAPLES,FL 34120 -7522 NAPLES;FL 34120 -7523 NAPLES,FL 34120 --7669 AUGUSTE. FRANTZ BAEZ, ADOLFO A & SYLVIA M BAKER, CURT D =& HEATHER V WILDRINE NUMA 2783 INLET COVE LN W 2837 AMSFIRWOOD LN 2784 INLET COVE LN W NAPLES,FL 34120 --7549 NAPtES,R. 34120 -7522 NAPLES,FL 34m-7w SARRANCO, ALEXIS SARRIENTOS, MAURICIO=& KATHYA SEAUPLAN, JEAN- CLAVDE 16121 SW 153RD CT 2776 INLET COVE LI4 W LOUISETTE SEAUPLAN MIAMI,FL 33187 -6231 NAPLES,FL 34129 -7543 2765 INLET COVE LN W NAPLES,FL 3412D-754a BEAZER HOMES CORP BEAZER HOMES CORP BEAZER HOMES CORP 11934 FAIRWAY LAKES DR 11934 FAIRWAY LAKES DR 11834 FAIRWAY LAKES OR FORTMYERS,FL 33913 -8335 FORTMYERS,FL 33913 -8336 FORTMYER6,FL 38873 -5335 BEAZER HOMES CORP BEAZER HOMES CORP BERMUDA, EVARISTO =& FELICIA 11834 FAIRWAY LACES DR 11034 FAIRWAY LAKES OR 2711 INLET COVE LN W FORT MYERS,FL 33619 -8336 FORT MYERS,FL 33913-0336 NAPLES,FL 34120 -754a BIG CORKSCREW ISL FIRE CONTROL EG CORKSCREW ISL FIRE CONTROL BLASCO, RAMON RESCUE DISTRICT RESCUE DISTRICT 81616 PACIFIC HEIGHTS DR 132401MMOKALEE RD 13240 IMMOKALEE RD FERNOALE,WA 98248 - NAPLES,FL 34120 --1355 NAPLES,FL 34120 -1355 BOKRAND, WALDEMAR O BOLLT TR ROBERTO OOLLTTR, ROBERTO HENRIETTE M SOKRAND % ORANGETREE ASSOC %ORANGETREE ASSOC 1931 HUNTER CREEK DR 45M E JECUTVE DR STE 110 4600.EXECURVE OR STE 110 PUNTAGORDA,FL W02 -1135 NAPLE4;FL 34119--8908 NAPt0S,FL 84119 -8908 Ittlg0ette5 iaciles h paler A. Repilez 51a hachure afln de I www.-very.com Utlllsez IS gabartt AVERY ®5960® Sens de rEv6ler le rebord Pop -Upw j j 1- 800 chargement -GO -AVERY Easy Peelw Labels 1 A. Bend sin line to TM ('� AVERY'® 5160® Use Avery® Template silioQ j feed Paper expose Po P Edge. , V 1 BOLLTTR, ROBERTO SCLLTTR. ROBERTO BOLLS TR...ROBERTO .�.. LAND AGREEMENT TRUST % ORIWGETREE ASSOC %ORANOMEEASSDC UTO 1127M AND 6126876 45W EXECUTIVE DR STE 110 4600 EXECUTIVE OR STE 110 l 4500 EXECUTIVE OR STE 110 NAPLES,FL 34116 -89116 NAPLES,FL 34110-8008 NAPLES,FL 34110-8858 BRODAR. DANIEL CAB COLLIER INC CAB COLLIER INC 13DM FANCY GAP HWY 5141 SEAHORSE AVE 5141 SEAHORSEAVE CANAVA 24317 -3667 NAPLES,FL 34106 -2460 NAPLES,FL 34103 -2466 CABAL, JOSEPH 14 ALIGA CABAN, EVELYN CADENAS, CARLOS 1555 W 75TH ST 621 24TH AVE NE OLGA MAR71NEZ HIALEAH,FL 33014 --3314 NAPLES.FL 34120 -2382 2410 6TH ST NE NAPLES,FL RIM -0411 CHAVEZ, EVELYN CLEARY,.MICHAEL-IL DEANNA CLEVELAND. SIMON 2871 ORANGE GROVE TRL 2798 INLET COVE LN W MARISA M CLEVELAND NAPLES.FL 34120 4662 NAPLES,FL 34120 -7548 2781 ORANGE GROVE TRL NAPLES,FL 34120 -7526 COLLIER CNTY COLLIER CNTY COLLIER CNTY A POLITICAL SUBDIVISION OF FLA 3301 TAMIAMI TRL E 6301 TAMIAMI TRL E 3301 TAMIAMI TRL E d 3301 - NAPLES,FL 34112-4951 NAPLES,FL 3 4112 -40 81 ( `.. COLLIER C14W COMBS. MICHAEL S CONCEPCION, JAVIER _ 3476 3RD AVE SW AMEUO CONCEPCION NAPLES,FL 34N7.. -3018 RAGLA M CONCEPCION 19654 NW 50TH AVE HIALEAH,FL 33016 -4852 CONCEPCION. JAVIER CONTRERAS, CARLOS -8 LILIAHA CORDOVES, ERIC AMELIO CONCEPCION 2820 INLET COVE LN W. EmAROBA HERNANDEZ RAGLA M CONCEP60N NAPLES,FL 94120 -7668 Z730 INLET COVE .LN W 1N854NW60THAVE NAPLES.FL 34120 -7543 HIALEAH,FL 33015 -4852 COWART. TORSAN COX, ROBERT SHANE =B MARIA C COX, ROBERT SHANE-& MARIA C EUGENIA FRANCIS- COWART 23715TH ST NE 341518TH AVE SE 2575 BLOSSOM CT NAPLES,FL 34120 -3466 NAPLES,FL 34117 -4620 NAPLES.FL 34120 -7525 CROWDER. BRIEN K=& M VINETTE CRUZ, JUANA MARLENE CUADRA, JESUS 8676 CEDAR HAMMOCK GR APT 214 2a09 INLET COVE LN W PIEDAD GUERRA NAPLES.FL 34112 -3332 NAPLES.FL 34120 -7588 2758 INLET COVE LNW NAPLES,FL 34120 -7543 CULOTTA. SALVATORE- &VINCENZA CUNNINGHAM. EMRON -4 STACEY CURLL, EILEEN 2870 BLOSSOM CT 2430 8TH ST NE JOSEPH VEGA ° NAPLES,FL 34120 --7528 NAPLES.FL 34120 -0411 64124THAVENENS 1 NAPLES,FL 34120- ttiquettes faciles b peter ` Repllet 8 le hachure afln de W Wwoery om Lltilisez le 0 ® abarit AVERY 5160 1 4 ,i Sens de rdv6ler le rebord PopH1pT° argement ch j 1. 800 -GO -AVERY 1 Easy Peelw Labels A. Bend elonq One to g1/E1 1/® 516p® ; Use Avery'u Template 51600 j FaMd Paper expose PoP'up EdgB i 1 DENTON. ALAN L =8 CATHY A DIDONATO ILL JOHN T=8 CARLA M DILANPO, LOUIS -& DOROTHY 28325THAVE NE 2881 ORANGE GROVETRL 2856 CITRUS KEY LIME CT NAPLES.FL 34120 -1380 NAPLES,FL 34120' -7514 NAPLES,FL 34120 -7885 DIXON. SENVENA N DOAN. DANH DREYER, DARLA 48024TH AVE NE HANG T NGUYEN iB. VERONICA AVE NAPLES,FL 34120- 2388 55 LIITLETON RD UNIT 108 NEW WINOSORNY 1853 -6815 AYERMA 01 4 32 -1 7 7 8 NAPLES,FL 34120 -3321 DRUMOND. RAFEL ECKSTEIN, RICHARD M-& ANNA V EISHERSE1141, AMAL ANDELICA VELEZ 2451 8TH ST NE 4488 SILVER FOX DR LUANA DRUMOND NAPLES.FL 34120 --0412 NAPLES,FL 34119-8517 2868 BLOSSOM CT NAPLES.FL 34120 -7614 NAPLES,FL 34120 -7528 GENOVESE. MONICA GILCHRIST, JOSEPH HOLLAND EISHERBEINI, AMAL ELSHERBEINI, AMAL ETIENNE, JOHN G 4460 SILVER FOX DR 4488 SILVER FOX OR 2770 INLET COVE LN W NAPLES,FL 34119 --8517 NAPLES.FL 3 4110 -8 517 NAPLES,FL 34120 -7543 FAUST, TIM A-& BEL114DA S FEDERAL NATL MRTG ASSN FLORIDA COMMUNITY BANK 2661 CITRUS KEY LIME CT INTERNATIONAL PLAZA It 1400 N 1bTH ST NAPLES,FL 34120 -.7666 14221 OALLASPKWYSTE 1000 IMMOKALEE.FL 34142 -2160 DALLAS,TX 75254 -0000 NAPLES,FL 34120 -3321 FLUEGEMAN, VALERIE FOULKF- THOMAS D -9 JOYCE M FRANIA DIA14A M 2722 INLET COVE LN W 2623 ORANGE GROVE TRL 2610 ORANGE GROVE TRL NAPLES,FL 3 4120 -7 5 4 3 NAPLES,FL 34120 -7525 NAPLES.FL 34120 -7624 FREDERICK, SUSAN J FREYRE, ARTURD Nv& MARIA A GAMAYO, ERIC 2440 BTH ST NE 640 OLWL AVE MARYANIS SANFELIZ NAPLES,FL 34120 -0411 MIAMI SPRINGS,FL 33166 - 3940 940 RANDALL BLVD NAPLES,FL 34120 -3321 GARCIA, JUAN F-& MARYANNE O GARITO. FRANK GAUDIOSI, ARMAND -B TERESA 2781 ORANGE GROVETRL ANGELA GARITO 2872 BLOSSOM CT NAPLES,FL 34120 -7527 2059 ORANGE GROVE TRL NAPLES.FL 84120 -7626 NAPLES.FL 34120 -7614 GELONESE JR, ROBERTS GENOVESE. MONICA GILCHRIST, JOSEPH HOLLAND 2771 ORANGE GROVE TRL 274 KIRTLAND DR CYNTHIA GILCHRIST NAPLES,FL 34120 -7627 NAPLES,FI. 34110 -0000 2783 ORANGE GROVE TRL NAPLES,FL 34120 -7527 GLORY, ROBERT-& DONNA GOODY, ALEXIS -& TAYME GOLDSMITH. GERALD G 410 EASTERN BLVD 431 24TH AVE NE STEPHANIE J GOLDSMITH SAYVILLE.NJ 05721 -43212 NAPLES) `L 34120 23Bg 283ZAMBMWODD LN NAPLSS.FL 54120 -7523 klquetws Ladies A peter Repllez A Is hachure a0n de VJ ww�l4erycom Utlllse2 le gabarit AVERY® 51600 Sens ent rEv91er 16 rebord Pop -UpTm cha m ' 1- 800 -GO -AVERY J Easy PeeLabels Feed "liu ft Rp Ono Ed e" ( AVERYO 5160® Use Template 51600 J �uP Edge" J; GOMEZ, JUAN L?& SYSLE D GOMEZ, RANION4 MARIA GONZALEZ, JUAN=& VIOLETA .,.. 320 25TH AVE NE 5580 SW 388TH CT 2792 BERGAMOT LN NAPLES.FL 36120 -1341 MIAMLFL 33193 -3645 NAPLESAL 34120 -7539 GONZAJ F7 LIUANA M GONZALEZ. MARCELO GOODLAND GOLDEN GATE LLC WIL AM AARANGO 13851 SW "MST 16409 SUMMIT PLACE CIR 2837 INLET COVE LN W MIAMI,FL 33183 -2257 NAPLES,FL 34119 -4123 NAPLES.FL 34120 -7589 GREEN, SIMON =B LIDIA GREER, CLIFFORD L GUDINO. MARCO 2813 INLET COVE LN W KAMERAN R PARSON SONIA CABRERA NAPLES,FL 34120-7689 2770 CYPRESS TRACE CIR N 2413 2693 ORANGE GROVE TRL RAPLEB,FL 34119 -4868B NAPLES,FL 3412D -7502 GUERRERO. CELESTINO C=8 EMILY HALLIGAN. KEITH HANON, NANNY 2768 ORANGE GROVE TRL 2803 DRANGE GROVE TRL 2786 ORANGE GROVE TRL NAPLES,FL 3412D -7527 NAPLES,FL 34120 -7625 NAPLES,FL 34129 -7526 HARDY, JESSE HARDY, JESSE HARDY. JESSE JAMES 690 24TH AVE WE 690 24TH AVE WE 680 24TH AVE WE NAPLES,PL 34120 -2705 NAPLES,FL 34120-2765 NAPLES,FL 34120 -2765 HATFIELD, WARREN=& PATRICIA A HEFFELFINGER, JAMES -5 JANE HENNINGS, KEVIN P=6 BRANDON 2&35 ORANGE GROVE TRL 2749 INLET COVE LN W 2793 ORANGE GROVE TEL NAPLES;FL 34121 -7514 NAPLES.FL 3412D -7548 NAPLES.FL 34120 -7927 HENSLEY, ROBERT HERNANDEZ, ALBERTO=& PASTORA HERNANDEZ, ARMANDO 2746 INLET COVE LN W 118020TH AVE WE 2829 AMBERWOOD LN NAPLES.FL 34120 -7543 NAPLES,FL 39120 -5642 WAPLES.FL 34120 -7522 HERNANDEZ, AURELIO B HERNANDEZ ILUMINADA HERRERA, JESUS--& MARGARITA ANA R E HERNANDEZ 1867 SHADOW PINE C7 461 24TH AVE NE 2040 NW'9STH AVE OVIEDO,FL 32786 -5670 NAPLES,FL 34120 -2389 PEMBROKE PINES,PL 33024 -3162 HERRERA JUAN R HEWINS, DONALD T =1L JENNIFER C IGLESIAS TR, ANGELA 1916 SAY RD 2820 AMBERWOOD LN ANGELA IGLESIAS REV TRUST MIAMI SEACH,FL 33139-1418 NAPLESYL 34126 -7523 UTD 12/01106 3269 W WOODLAWN Avg TAMPAFL 33607 -8827 IWANE TR. 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EARL E-& BARBARA LIMA, MARJO -& GENEiOSA 15936 82ND ST 1470 ROCK RD 2827 ORANGE GROVE TRL HOWARD BEACH,NY 11414 -2927 NAPLES.FL 3412D -3844 14APLESX -L 34120 -7514 LITTON, RICK L -& SHEILA UU, YUN DI LOGSDON, DONNA M =& JAYLEE N 2847 ORANGE GROVE TRL 17D4 BIRDIE OR 2624 AMSERWOOD LN NAPLES.FL 3 412 0 -7 514 NAPLES,FL a4120-0540 NAPLES,FL 34120 -7523 LOPARDO, NICOLA =& MARIANNE LOUIS, FEDNER PIERRE LYDON, JOHN.P =& KRISTEN 2707 ORANGE GROVE TRL MARIE PIERRE LOUIS 2794114LE7 COVE UN W NAPLES,FL 34120 -7527 2713 INLET COVE LN W NAPLES,FL 34126 -7549 NAPLES,FL 3412D -7548 MACHADO, GUILLERMO P MAHARAI. KHASRAJ MARKHAM, KEITH D -& PAULA A ROBERTO -& MONICA RAMOS 2721 INLET COVE LN W 226 24TH AVE NE 2860 CITRUS KEY LIME CT NAPLES,FL 34120-7545 NAPLES,FL 34120 -2386 NAPLES,FL 34120 -7565 MAROTTA, CHRISTOPHER--& AMY MARTIN, JORDAN R MARTINEAU. 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JULIO C CLARA LORENZO % ORANGETREE ASSOC 910 RANDALL BLVD 8004 NW 111TH CT Won ORANGE GROVE TRL NAPLES.FL 341210 -3321 OORAL,FL 33178 -6010 NAPLES,PL 34120 -1448 RODRIGUEZ, JUAN RODRIGUEZ. VICTOR RODRIQUEZ, ROGELIO CRISOSTOMA= &VICTOR J RODRIGUEZ CRISOSTOMA RODRIGUEZ 142D4 SW 153RD TER 2891 BLOSSOM CT 2830 ORANGE GROVE TRL MIAMI,FL 33177 -1028 NAPLES,FL 34120 -7528 NAPLES,FL 34120 -7524 ROJAS, CLAUDIA ROJAS. OCTAVIO L -8 CARIDAD M ROJAS, OCTAVIO V JOSE MARTINEZ OCTAVIO V ROJAS 18185 MYSTIC POINT OR BLDG 100 2779 DRAI4GE GROVE TRL 363 25TH AVE NE APT LP2 NAPLES.FL 34120 -7627 NAPLES.FL 34120 -1342 AVENTURAFL 33180 — ROSOLLA, JOHN G -& THERESAA SABO, DAVID -& ANGELA SAJOUS. SERGES M=& MONIQUE C 1777 SANCTUARY POINTE CT 2818 ROLLMAN RD 2818 ORANGE GROVE TRL NAPLES,FL 34110 -4158 ORLANDO,FL 32837 -7308 NAPLES.FL 34120 -7626 SAMBITO, MICHAEL W=& SUSANNE M SANDUSKY. MICHAEL GF& BARBARA SANTOS. 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HIGHWAY 71 2768 ORANGE GROVE TRL NAPLES.FL 54120 -2352 SANBORN,MN 56053 -3086 NAPLES,FL 34120-7M SUAREZ, OSMEL SUDANO, BRIAN &RACHEALL SUDANO, NATALIE MARRY LOPEZ 2821 AMBERWOODLN 2851 ORANGE GROVE TRL 3027 RANDALL BLVD NAPLES,FL 34120. -7522 NAPLES.FL 34120 -7614 NAPLES,FL 34120 -5589 NAPLES.FL 34120 -2360 2887 BLOSSOM CT SUROWSKI, SHARON TABORA, SENIA TAGGARTTR, JOAN M 2807 ORANGE GROVE TRL 570 24TH AVE WE 40B STA13LERD NAPLES.FL 34120 -7625 NAPLES.FL 34120 -2361 EAGLEVILLE,PA 15403 -2655 TAGGART TR, JOAN M TALARICO, JEFFREY SCOTT TAVERY, THOMAS GERARD 105 STABLE RD LYNI4 MARIETALARICO JESSICA ANNE ZUSY EAGLEVILLE,PA 19403 -2656 2810 INLET COVE UN W 2692 BLOSSOM CT NAPLES,FL 34120 -7559 NAPLES,FL 34120 -7528 TEAM INVESTMENTS INC THOMAS, KEITH J THOMPSON. RUSSELL BURTON PO BOX 110208 13124TH AVE WE LYNDA OASTANO-THOMPSON NAPLES,FL 34108-0104 NAPLES.FL 34120 -2360 2887 BLOSSOM CT NAPLES,FL 34120 -7528 TORIBIO- MERAN, ESTELA TORRES, CARLOS AS JOAN E TORRES. ELVIN 165 JUNG BLVD W 2821 INLET CCVE.LN W PASCUAL.TORRES NAPLES,FL 341M--3346 NAPLES,FL 84120 -7588 3327 W PENSACOLA AVE CHICAGO,IL 80618 -1271 TOZIER, STEVEN A TRAM, ULLYSSA TRUST MGMT SERVICES LLC TR 181 24TH AVE NE 2805 INLET COVE LN W SMITH TRUST NAPLES.FL 34120. -2360 NAPLES,FL 34120 -7569 1627 BRICKELL AVE APT 1504 MIAMI,FL 33129 -1249 TRUST MGMT SERVICES LLC TR UNSWORTH, PAUL J -9 HEATHER J URIKA OIL 114C. 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GREGORY Rea LOURDES E VIELE 11, DONALD L-& HEATHER L VILLADA, JULIAN 2806 ORANGE GROVE TRL ADA C VIEL.E LUZ E FLORES NAPLES,FL 34120 -7524 417 BICE ST 3128 WILSON BLVD Naples, FL 34119 RNERTONJL 62561 -8112 NAPLEaFL 34120-1345 VOGT, PALL T =8 TAMARA M VON HOLM KATHERINE WILLIAM M GRANT REV TRUST 2"S ORANGE GROVE TRL 8731 SPRINGDALE RD UTO 9115199 NAPLES,FL 34120 -•7627 CINCINNATI.OH 45247 -4373 102 N HARVARD BLVD LOSANGELES,CA 90004 -4317 WILLIAM M GRANT REV TRUST WILLIAM M GRANT REVTRUST WILLIAM M GRANT REV TRUST UT0 9 /15M UTD 9115199 Urn W18199 102 N HARVARD BLVD 192 N HARVARD BLVD 1D2 N HARVARD BLVD LOS ANGEES.CA 90004 --0317 LOS ANGELES.CA 90004 -4317 LOS ANGELES,CA 1411304-74317 WRIGHT, CLAyi ZANELLA, JEFFERY L =6 JEA14INES AMANDA SHA14E 2516 AMBERWOOD LN 2855 ORANGE GROVE TRL NAPLES.FL 34126 -7523 NAPLES,FL 34126 -7614 Golden Gate Estates Area Civic Citrus Greens @ Oranpbw Orangetree Homeowner's Association Association Property Association Attn: Kim Retallick Attn. Tim Nance Attn: Thn ZatBDeck 4500 Executive Drive, Suite 110 PO Box 990596 3150 Orange Grove Naples, FL 34119 Naples, FL 34116 Naples, FL 34120 Waterways ofNaples Homeowners Valencia Lakes @ Orangetree Orangetree Nester Association Association Homeowner's Association, Inc. AttO: Kim Retallick Attn: Joke Sullivan Attn. Kevin Clark 4500 Executive Drive, Suite 110 925 Grand Rapids Blvd 11691 Gateway Blvd Naples, FL 34119 Naples, PL 34120 Ft Myers, FL 33913 Valencia Golf & Country Club Homeowner's Association, Inc. 13880 Treeline Ave South Ft Myers, FL 33913 I ttiquettes faclles At peter i sans de Repilez 514 hachure aan del ww6itvery com Uttlisez le gaberit AVERY® 51600 11 chargement rdvklw le rebant Pop -Up1M 1- 800-GO -AVERY DE DAVNDSON Property EDG Property (fiom 8th St. to the Gas Station) Randall Blvd Center PUD Mir -Mar PUD Commercial Square Footage Existing Proposed 0 340,9501 3,350 20,000 30,000 M Total 340,9501 33,350 20,000 BCI Fire Station Parcel 0 20,000 20,000 Total: 239350 390,950 414,300 % % 'Consists of 265,950 s.f. retail and 75,000 s.ff of office i