CP-2008-1 Revised Exhibit BCC Transmittal 1/19/2010
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ESTATES SHOPPING CENTER
SUBDISTRICT
CP-2008-1
REVISED EXHIBIT IV-B AND
ADDITIONAL DATA AND
ANAL YSIS
BCC Transmittal Hearing
January 19,2010
II GradyMinor
Civil Engineers · Land Surveyors · Planners · Landscape Architects
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Ms. Michele Mosca, AICP
Principal Planner
Collier County Comprehensive Planning
2800 North Horseshoe Drive
Naples, FI 34104
Re: CP-2008-1, Estates Shopping Center Subdistrict
Revised Exhibit IV.B and Additional Data and Analysis Information
Dear Ms. Mosca:
Thank you for making time to meet with us to discuss the proposed Growth Management
Plan amendment pertaining to the Estates Shopping Center Subdistrict. As discussed, we
are providing with this correspondence some additional information, which responds to
comments made by staff and Collier County Planning Commission members at the
October 19,2009 public hearing.
Some members of the Planning Commission and a few members of the public questioned
whether a commercial project of the scale proposed in this amendment was appropriate at
this location. The project location is appropriate because it is centrally located in North
Golden Gate Estates, and located at the intersection of two of the primary roadways
serving the Golden Gate Estates resident population. In addition to the extensive
population currently residing and projected to reside in the primary trade area of the
project, your Transportation staff has confirmed that Golden Gate Boulevard is a
commuter corridor which provides for a high volume of through traffic and potential high
capture rate for the commercial center. In fact, Transportation staff applied a 35% pass
by capture rate instead of the typical 25% pass by capture rate. The public also directly
benefits from the project by receiving needed right-of-way for improvements to the
intersection of Golden Gate Boulevard and Wilson Boulevard at no cost to Collier
County.
A centrally located grocery-anchored shopping center will have a positive impact on the
transportation network internal to and external to Golden Gate Estates by reducing
vehicle miles traveled for Estates residents. Residents east of Wilson Boulevard will no
longer be required to travel an additional six miles each way to get to a grocery anchored
shopping center. The reduced vehicle miles traveled also equates to reduced green house
gas emissions as mandated by Florida law. Based on methodologies provided by staff,
we have calculated the estimated reduction in vehicle miles traveled and reduction in
green house gas emissions resulting from the project. A report outlining the effects on
vehicle miles traveled and green house gas emissions prepared by Keystone Development
Advisors is attached to this correspondence.
.). Grady Minor & Associates. P.A.
3800 Via Del Rey
Bonita Springs. FL 34134
Ph. 239-947-1144 · Fx: 239-947-0375
EB 0005151 · LB 0005151 · LC 26000266
www.gradyminor.com
Ms. Michele Mosca
RE: CP-2008-J, Estates Shopping Center Subdistrict
Revised Exhibit IV.B and Additional Data and Analysis Information August 25,2009
November 24,2009
Page 2 of3
With regard to the scale of commercial development proposed on the 41 +/- acre site, the
amount of commercial square footage has been reduced from 225,000 to 210,000 square
feet of commercial space, which is approximately one-half the intensity of a typical urban
area shopping center. Further, the conceptual plan submitted with the comprehensive
plan amendment has been refined to depict larger buffers, additional green space and
reconfiguredpreservation areas, which further demonstrates that the proposed
commercial area is an appropriate scale and compatible with the surrounding area. The
text of the proposed amendment has been modified to reflect the decrease in commercial
square footage, as well as the increase in buffers and building setbacks. Weare
committed to developing a grocery-anchored shopping center for the community. A
successful center must have an appropriate size and combination of uses to insure
economic viability. The commercial demand figures for the primary trade area indicate
demand for a commercial shopping area in this location, and staff acknowledges that
there are no sufficiently sized parcels within the primary trade area to permit
development of a grocery-anchored shopping center.
The small acreage parcels currently located within the Golden Gate Area Master Plan and
designated as Neighborhood Centers are not capable of supporting a true neighborhood or
community sized commercial center. The original staff findings as outlined in the
Collier County East of CR 951 Services and Infrastructure Horizon Study Preliminary
Report, conclude that the existing neighborhood center concept cannot satisfy the long-
term demand for commercial services in Golden Gate Estates and that larger sites over 40
acres in size will be needed.
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In addition to the supportive commercial demand and supply analysis, we have analyzed
other economic impacts associated with the proposed shopping center. . Fishkind and
Associates has reviewed the direct and indirect economic benefits of the proposed project
and have prepared a report outlining the employee earnings and job creation associated
with construction and operation for the proposed 210,000 square foot commercial project.
This analysis is attached for YO\lf review.
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The applicant has also demonstrated that in addition to the population and demographic
data which supports development of a commercial shopping center, the residents of the
community have participated in several outreach efforts and have indicated their support
for a grocery-anchored shopping center at this location. A mail survey conducted by the
applicant demonstrates an overwhelming level of support for the project. Further, nearly
2,000 letters of support have been provided from the community for the project.
Weare confident that the original and supplemental information provided as supportive
information for this comprehensive plan amendment demonstrates:
1. There are no other commercial sites available in Golden Gate Estates large
enough to support a grocery-anchored center,
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2 Cover Letter Revised and Additional Info (2).doc
RCGMPA
Ms. Michele Mosca
RE: CP-2008-J, Estates Shopping Center Subdistrict
Revised Exhibit IV.B and Additional Data and Analysis Information August 25, 2009
November 24,2009 .
Page 3 of3
2. There is significant resident support in the primary trade area for this type of
commercial project,
3. There are significant short-term and long-term economic benefits resulting
from this project,
4. There are significant public benefits resulting from the project which include
donated land for right-of-way, a reduction in greenhouse gas emissions, and a
significant reduction in vehicle miles traveled for area residents.
Please contact Richard D. Yovanovich at 435-3535 or me if you have any questions.
Sincerely,
(0 \K)~~
D. Wayne Arnold, AICP
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2 Cover Letter Revised and Additional Info (2).doc
RCGMPA
Exhibit IV.B
Proposed Growth Management Plan Text
a. Estates - Commercial District
(VIII) 1 ) Residential Estates Subdistrict - SinQle-family residential
development may be allowed within the Estates - Commercial District at a
maximum density of one unit per 21/4 gross acres unless the lot is considered a
legal non-conforming lot of record.
2) Estates Shoppina Center Subdistrict - RecoQnizinQ the need to
provide for centrally located basic aoods and services within a portion Northern
Golden Gate Estates. the Estates ShoppinQ Center Subdistrict has been
desiQnated on the Golden Gate Area Future Land Use Map.
The Subdistrict is located at the NW corner of Golden Gate Boulevard and
Wilson Boulevard westward to 3rd Street NW and extendina northward to include
the southern 180 feet of Tracts 142 and 106 of Unit 11 and the southern 255 feet
of Tract 111 of Unit 11 of Golden Gate Estates. totalina approximately 41 acres.
The Estates ShoppinQ Center Subdistrict is intended to provide convenient
shoppina. personal services and employment for the central areas of Northern
Golden Gate Estates. Commercial development in this Subdistrict will reduce
drivinQ distances for many residents. assist in minimizina the road network
reauired. and reduce traffic impacts in this area of Collier County.
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All development in this Subdistrict shall comply with the followinQ reauirements
and limitations:
a. Allowable Uses shall be limited to the followina:
1. Amusement and recreation
Groups 7911 - Dance studios. schools and halls. excludina
discotheaues
7991 - Physical fitness facilities
7993 - Coin-operated amusement devises
7999 - Amusement and recreation services. not elsewhere
classified. includinQ only day camps. aymnastics
instruction. iudo/karate instruction. sportinQ Qoods
rental and YOQa instruction (excludes NEC
Recreational Shootina Ranaes. Waterslides. etc.)
2. Apparel and accessory stores (no adult oriented sales)
Groups 5611 - Men's and boys' clothinQ and accessory stores
5621 - Women's clothinQ stores
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Exhibit IV B - Amended Language 122309.doc
Page 1 of 11
Exhibit IV.B
5632 - Women's accessory and specialty stores
5641 - Children's and infants' wear stores
5651 - Family clothinq stores
5661 - Shoe stores
5699 - Miscellaneous apparel and accessory stores
3. Automotive dealers and qasoline service stations
Groups 5531 - Auto and home supply stores
5541 - Gasoline service stations. without repair
4. Automotive repair. services and parkinq (no outdoor repair/service. All
repairs/services to be performed by authorized automotive technician.)
Groups 7514 - Passenqer car rental
7534 - Tire retreadinq and repair shops. includinq only tire
repair
7539 - Automotive Repair Shops. Not Elsewhere
Classified. includinq only minor service. lubricatinq
and diaanostic service
7542 - Carwashes. as an accessory to convenience stores
only
5. Buildinq materials, hardware. qarden supply, and mobile home dealers
Groups 5231 - Paint. alass. and wallpaper stores
5251 - Hardware stores
5261 - Retail nurseries. lawn and qarden supply stores
6. Business services
Groups 7334 - Photocopyinq and duplicatinq services
7335 - Commercial photoqraphy
7336 - Commercial art and qraphic desiqn
7338 - Secretarial and court reportinq services
7342 - Disinfectina and pest control services
7352 - Medical eauipment rental and leasinq
7359 - Eauipment rental and leasinq, not elsewhere
classified
7371 - Computer proqramminq services
7372 - Prepackaqed software
7373 - Computer inteqrated systems desian
7374 - Computer processinq and data preparation and
processinq services
7375 - Information retrieval services
7376 - Computer facilities manaqement services
7379 - Computer related services. not elsewhere classified
7382 - Security systems services
7383 - News syndicates
7384 - Photofinishinq laboratories
Exhibit IV B - Amended Language 122309.doc
Page20fll
Exhibit IV.B
7389 - Business services. not elsewhere classified
7. Child day care services (Group 8351)
8. Communications
Groups 4812 - Radiotelephone communications
4841 - Cable and other pay television services
9. Construction special trade contractors (office use onlv. no on-site
equipment storaae)
Groups 1711 - Plumbina. heatina and air-conditionina
1721 - Paintina and paper hanaina industry
1731 - Electrical work industry
1741 - Masonrv. stone settina. and other stone work
1742 - Plasterina. drywall. acoustical. and insulation work
1743 - Terrazzo. tile. marble. and mosaic work industry
1751 - Carpentry work
1752 - Floor lavina and other floor work. not elsewhere
classified industry
1761 - Roofinq. sidinq. and sheet metal work industry
1771 - Concrete work industry
1781 - Water well drillina industry
1791 - Structural steel erection
1793 - Glass and alazina work
1794 - Excavation work
1795 - Wreckina and demolition work
1796 - Installation or erection of buildina equipment. not
elsewhere
1799 - Special trade contractors. not elsewhere classified
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10. Depositorv institutions
Groups 6021 - National commercial banks
6022 - State commercial banks
6029 - Commercial banks. not elsewhere classified
6035 - Savinas institutions. federallv chartered
6036 - Savinas Institutions. not federallv chartered
6061 - Credit unions. federallv chartered
6062 - Credit unions. not federallv chartered
6091 - Non-deposit trust facilities
6099 - Functions related to depository bankina. not
elsewhere classified
11. Eatina and drinkina places (Group 5812. includina onlv liquor service
accessory to the restaurant use. no outdoor amplified music or
televisions)
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Exhibit IV B - Amended Language 122309.doc
Page 3 of ] ]
Exhibit IV.B
12. Enqineerinq. accountinq, research. manaqement. and related services
Groups 8711 - Enqineerinq services
8712 - Architectural services
8713 - Survevinq services
8721 - Accountinq. auditinq, and bookkeepinq services
8741 - Manaqement services
8742 - Manaqement consultinq services
8743 - Public relations services
8748- Business consultinq services. not elsewhere
classified
13. Executive, leqislative. and qeneral qovernment. except finance
Groups 9111 - Executive offices
9121 - Leqislative bodies
9131 - Executive and leqislative offices combined
9199 - General qovernment. not elsewhere classified
14. Food stores
Groups 5411 - Grocery stores (minimum 27.000 square feet)
5421 - Meat and fish (seafood) markets. includinq freezer
provisioners
5431 - Fruit and veqetable markets
5441 - Candy. nut. and confectionery stores
5451 - Dairy products stores
5461 - Retail bakeries
5499 - Miscellaneous food stores. includinq convenience
stores with fuel pumps and carwash
15. General merchandise stores
Groups 5311 - Department stores
5331 - Variety stores
5399 - Miscellaneous qeneral merchandise stores
16. Home furniture. furnishinQs. and equipment stores
Groups 5712 - Furniture stores
5713 - Floor coverinq stores
5714 - Drapery. curtain. and upholstery stores
5719 - Miscellaneous home furnishinqs stores
5722 - Household appliance stores
5731 - Radio, television. and consumer electronics stores
5734 - Computer and computer software stores
5735 -Record and prerecorded tape stores (no adult
oriented sales)
5736 - Musical instrument stores
Exhibit IV B - Amended Language 122309.doc
Page 4 of 11
Exhibit IV.S
17. Insurance carriers
Groups 6311 - Life insurance
6321 - Accident and health insurance
6324 - Hospital and medical service plans
6331 - Fire. marine. and casualty insurance
6351 - Surety insurance
6361 - Title insurance
6371 - Pension. health and welfare funds
6399 - Insurance carriers. not elsewhere classified
6411 - Insurance aqents
18. Justice. public order and safety
Groups 9221 - Police protection
9222 - Leqal counsel and prosecution
9229 - Public order and safety. not elsewhere classified
19. Meetinq and banquet rooms
20. Miscellaneous retail (no adult oriented sales)
Groups 5912 - Druq stores and proprietary stores
5921 - Liquor stores (accessory to qrocery or pharmacy
onlv)
5932 - Used merchandise stores
5941 - Sportinq qoods stores and bicvcle shops
5942 - Book stores
5943 - Stationery stores
5944 - Jewelry stores. includinq repair
5945 - Hobbv. tOY. and qame shops
5946 - Camera and photoqraphic supplv stores
5947 - Gift. noveltv. and souvenir shops
5948 - Luqqaqe and leather qoods stores
5949 - Sewinq. needlework. and piece qoods stores
5992 - Florists
5993 - Tobacco stores and stands
5994 - News dealers and newsstands
5995 - Optical qoods stores
5999- Miscellaneous retail stores. not elsewhere
classified (excludinq qravestone. tombstones.
auction rooms. monuments. swimminq pools. and
sales barns)
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21. Non-depository credit institutions
Groups 6111 - Federal and federallv-sponsored credit aqencies
6141 - Personal credit institutions
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Exhibit IV S - Amended Language 122309.doc
Page 5 of II
Exhibit IV.S
6153 -Short-term business credit institutions. except
aaricultural
6159 - Miscellaneous business credit institutions
6162 - Mortaaae bankers and loan correspondents
6163 - Loan brokers
22. Offices and clinics of dentist (Group 8021)
23. Personal services
Groups 7212 - Garment pressina. and aaents for laundries and
drvcleaners
7221 - Photoaraphic studios. portrait
7231 - Beauty shops
7241 - Barber shops
7251 - Shoe repair shops and shoeshine parlors
7291 - Tax return preparation services
7299 - Miscellaneous personal services. not elsewhere
classified. excludina massaae parlors. Turkish
baths and escort services
24. Public finance. taxation. and monetary policy (Group 9311)
25. Real Estate
Groups 6512 - Operators of nonresidential buildinas
6513 - Operators of apartment buildinas
6514 - Operators of dwellinas other than apartment
buildinas
6515 - Operators of residential mobile home sites
6517 - Lessors of railroad property
6519 - Lessors of real property. not elsewhere classified
6531 - Real estate aaents and manaaers
6541 - Title abstract offices
6552- Land subdividers and developers. except
cemeteries
26. Schools and educational services. not elsewhere classified (Group
8299)
27. Security and commodity brokers. dealers. exchanaes. and services
Groups 6211 - Security brokers. dealers. and flotation companies
6221 - Commodity contracts brokers and dealers
6231 - Security and commodity exchanaes
6282 - Investment advice
6289 - Services allied with the exchanae of securities or
commodities. not elsewhere classified
Exhibit IV B - Amended Language 122309.doc
Page 6 of1I
Exhibit IV.B
28. Social services
Groups 8322 - Individual and family social services (adult day care
centers only)
8351 - Child day care services
29. Travel aaencies (Group 4724)
30. Veterinary services for animal specialties (Group 0742)
31. Video tape rental (Group 7841, excludina adult oriented sales and
rentals)
32. United states postal service (Group 4311, excludinQ maior distribution
centers)
33.Any other principal use which is comparable in nature with the
foreaoina list of permitted principal uses, as determined by the Board
of Zonina Appeals ("BZA") by the process outlined in the LDC.
b. Accessory Uses:
1. Accessory uses and structures customarily associated with the
permitted principal uses and structures, includinQ, but not limited to:
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a. Utility buildinas
b. Essential service facilities
c. Gazebos. statuary and other architectural features
c. The followina uses shall be prohibited:
1. Amusement and recreation services. not elsewhere classified (Group
7999, NEC Recreational ShootinQ Ranqes, Waterslides, etc.)
2. Air and water resource and solid waste manaaement (Group 9511)
3. Business Services
Groups 7313 - Radio, television, and publishers' advertisina
representatives
7331 - Direct mail advertisina services
4. Correctional Institutions (Group 9223)
5. Drinkina places (alcoholic beveraaes) (Group 5813)
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Exhibit IV B - Amended Language 122309.doc
Page 7 of 11
Exhibit IV.B
6. Educational services
Groups 8211 - Elementary and secondary schools
8221 - ColleQes. universities. and professional schools
8222 - Junior colleoes and technical institutes
8231 - Libraries
7. Health services
Groups 8062 - General medical and suroical hospitals
8063 - Psychiatric hospitals
8069 - Specialtv hospitals. except psychiatric
8. Miscellaneous Retail
Groups 5921 - liquor stores
5961 - Cataloo and mail-order houses
5962 - Automatic merchandisino machine operators
9. Personal services
Groups 7211 - Power Laundries. familv and commercial
7261 - Funeral service and crematories
10. Social services
Groups 8322 - Individual and familv social services. excludino
adult day care centers
8361- Residential care. includino soup kitchens and
homeless shelters
d. Development intensity shall be limited to 210.000 square feet of oross
leasable floor area.
e. One orocery use will be a minimum of 27.000 square feet. With the exception
of one orocery use. no individual user may exceed 30.000 square feet of buildino
area.
f. Development within this Subdistrict shall be phased and the followinQ
commitments related to area roadway improvements shall be completed within
the specified timeframes:
1. Rioht-of-Wav for Golden Gate Boulevard Expansion and Rioht-of-Wav
for the Wilson Boulevard Expansion will be donated to the County at no
cost within 120 days of a written request from the County.
2. The applicant will pay its fair share for the intersection improvements at
Wilson Boulevard and Golden Gate Boulevard within 90 days of County
request for reimbursement.
Exhibit IV B - Amended Language 122309.doc
Page 8 of! 1
Exhibit IV.B
3. Until the intersection improvements at Golden Gate Boulevard and
Wilson Boulevard are complete, the County shall not issue a Certificate(s)
of Occupancy (CO) for more than 100,000 square feet of development.
The applicant must obtain a C.O. for a Qrocery store as part of this
100,000 square feet. and the Qrocery store must be the first C.O.
obtained.
Q. RezoninQ is encouraQed to be in the form of a Planned Unit Development
(PUD), and the rezone ordinance must contain development standards to ensure
that all commercial land uses will be compatible with neiQhborinQ residential
uses.
A conceptual plan, which identifies the location of the permitted development
area and required preserve area for this subdistrict is attached. The preserve
area depicted on the conceptual plan shall satisfy all comprehensive plan
requirements for retained native veQetation, includinQ but not limited to the
requirements of Policv 6.1.1 of the CCME. A more detailed development plan
must be developed and utilized for the required PUD rezoninQ.
h. Development standards, includinQ permitted uses and setbacks for principal
buildinQs shall be established at the time of PUD rezoninQ. Anv future PUD
rezone shall include at a minimum:
(1) Landscape buffers adiacent to external riQhts-of-wav shall be:
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. 1st/3rd Streets- Minimum 30' wide enhanced buffer
. Wilson Boulevard- Minimum 25' wide enhanced buffer
. Golden Gate Boulevard- Minimum 50' wide enhanced buffer
(2) Except for the utilitv buildinQ, no commercial buildinQ may be constructed
within 125 feet of the northern property boundary and within 300' of the
3rd Street NW boundary of this subdistrict.
(3) Anv portion of the Proiect directlv abuttinQ residential property (property
zoned E-Estates and without an approved conditional use) shall provide,
at a minimum, a seventy-five (75) feet wide buffer, except the
westernmost 330' of Tract 106, which shall provide a minimum 20' wide
buffer in which no parkinQ uses are permitted. Twenty-five (25) feet of
the width of the buffer alonQ the developed area shall be a landscape
buffer. A minimum of fifty (50) feet of the buffer width shall consist of
retained or re-planted native veQetation and must be consistent with
subsection 3.05.07.H of the Collier County Land Development Code
(LDC). The native veQetation retention area may consist of a perimeter
berm and be used for water manaQement detention. Anv newlv
constructed berm shall be reveQetated to meet subsection 3.05.07.H of
the LDC (native veQetation replantinQ requirements). Additionallv, in
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Exhibit IV S - Amended Language 122309.doc
Page 9 of 11
Exhibit IV.S
order to be considered for approval. use of the native veaetation retention
area for water manaaement purposes shall meet the followina criteria:
(4) There shall be no adverse impacts to the native veaetation beina
retained. The additional water directed to this area shall not increase the
annual hydro-period unless it is proven that such would have no adverse
impact to the existina veaetation.
(5) If the proiect reauires permittina by the South Florida Water Manaaement
District. the proiect shall provide a letter or official document from the
District indicatina that the native veaetation within the retention area will
not have to be removed to comply with water manaaement
reauirements. If the District cannot or will not supply such a letter. then
the native veaetation retention area shall not be used for water
manaaement.
(6) If the proiect is reviewed by Collier County. the County enaineer shall
provide evidence that no removal of native veaetation is necessary to
facilitate the necessary storaae of water in the water manaaement area.
a. Estates - Mixed Use District
(VI)2- Neiqhborhood Center Subdistrict - Recognizing the need to
provide basic goods, services and amenities to Estates residents, Neighborhood
Centers have been designated on the Golden Gate Area Future Land Use Map.
The Neighborhood Center designation does not guarantee that commercial
zoning will be granted. The designation only provides the opportunity to request
commercial zoning.
(VI) a) The Collier County Land Development Code shall be amended to provide rural
design criteria to regulate all new commercial development within Neighborhood
Centers.
(III)(V)(VI) b) Locations
Neighborhood Centers are located along major roadways and are distributed
within Golden Gate Estates according to commercial demand estimates, (See
Map 9). The centers are designed to concentrate all new commercial zoning, and
conditional uses, as allowed in the Estates Zoning District, in locations where
traffic impacts can be readily accommodated and to avoid strip and disorganized
patterns of commercial and conditional use development. Four Neighborhood
Centers are established as follows:
. Wilson Boulevard and Golden Gate Boulevard Center.
This center consists of all four three quadrants at the intersection of
Wilson and Golden Gate Boulevards (See Map 10). The NE and SE
quadrants of the Center consist of Tract 1 and 2, Unit 14, Tract 17, Unit 13
and the western half of Tract 18, Unit 13 Golden Gate Estates. The NE
quadrant of Wilson and Golden Gate Boulevards is approximately 8.45
acres. The parcels within the NE quadrant shall be interconnected and
Exhibit IV B - Amended Language 122309.doc
Page 10 of 11
Exhibit IV.B
share access to Golden Gate Boulevard and Wilson Boulevard to
minimize connections to these two major roadways. The SE quadrant of
Wilson and Golden Gate Boulevards is 7.15 acres, allows 5.00 acres of
commercial development, and allocates 2.15 acres to project buffering
and right-of-way for Golden Gate Boulevard and Wilson Boulevard. +he
N'N qU::ldr::lnt of the Center is ::lpproxim::ltely 1.98 ::lores in size ::lnd
consists of Tr::lct 141, Unit 11 of Golden Gate Estates. The SW quadrant
of the Center is approximately 4.86 acres in size and consists of Tract
125, Unit 12 of Golden Gate Estates.
Also revise as follows:
TABLE OF CONTENTS, LIST OF MAPS
Estates Shopping Center Subdistrict
[Page 1]
· add name of this inset map in FLUE where maps are listed.
Policy 1.1.2:
[Page 5]
The ESTATES Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
......
1. ESTATES - MIXED USE DISTRICT
a. Residential Estates Subdistrict
b. Neighborhood Center Subdistirct
c. Randall Boulevard Commercial Subdistrict
d. Conditional Uses Subdistrict
2. ESTATES - COMMERCIAL DISTRICT
a. Estates ShoppinQ Center Subdistrict
· add the new Subdistrict in FLUE policy 1.1.2.2 that lists all
Designations/Districts/Subd istricts.
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Exhibit IV S - Amended Language 122309.doc
Page II of II
Exhibit IV.S
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10
Greenhouse Gas Reduction Analysis
Collier County GMP A 2008-1
For
Proposed 41-acre Commercial Project
NW corner Wilson Boulevard and Golden Gate Boulevard
Collier County, Florida
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c/o
Rich Yovanovich, Esq.
Coleman, Y ovanovich & Koester, P .A.
Northern Trust Bank Building
4001 Tamiami Trail N., Suite 300
Naples, Florida 34103
November 2009
Client File No: 2009-11-3
[KJ
Kevstone Development Advisors.. LLC
A LAND DEVELOPMENT CONSULTING COMPANY
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12355 COLLIER BOULEVARD, SUITE B NAPLES, FLORIDA 34116
TELEPHONE: (239) 263-11 00 FACSIMILE (239) 236-1103
dave@keystonellc.net - www.keystonellc.net
INTRODUCTION 0
The purpose of this report is to analyze and calculate the Greenhouse Gas (GHG) and Vehicle
Mile Travel (VMT) reduction for the proposed 2008-1 GMP Amendment. The proposed
amendment consists of a 210,000 sf shopping center located at the intersection of Wilson
Boulevard and Golden Gate Boulevard with a grocery anchor within Golden Gate Estates,
Naples, Florida.
METHODOLOGY
Our analysis began by reviewing the Collier Interactive Growth Model (CGIM) population
projections for years 2010 through build-out. We then identified the homes located east of the
project by Transportation Analysis Zone (TAZ) and those homes west of the proposed project by
TAZ within the market area.
The proposed project was identified as a destination alternative to existing shopping centers.
The closest Neighborhood or Community shopping center alternative is 6 miles from the
proposed center. Therefore every home located east of the proposed project would save 6 miles,
one-way, or 12 miles roundtrip, for every trip not made to the existing shopping alternatives.
Homes west of Wilson Boulevard have varying trip lengths to existing alternative centers
depending upon their location. There are 6 TAZ's within the proposed project's market area.
The centroid of each T AZ was located relative to the market area boundary which is 2 miles east
of Collier Boulevard. The market area boundary is the approximate midpoint between the
existing shopping centers and the proposed center. The reduction in VMT for homes west of ()
Wilson Boulevard is found by multiplying the distance from each TAZ centroid to the market
boundary by the number of homes in the subject T AZ.
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 6 miles from the proposed shopping center located at the intersection of
Wilson Boulevard and Golden Gate Boulevard.
Therefore every home located east of the proposed project will save 6 miles, one-way, for every
trip not made to the existing shopping center alternatives on Collier Boulevard. According to the
CGIM there are 3,217 homes within the market area east of Wilson Boulevard in 2010. In
addition there are 2,177 homes west of Wilson Boulevard in 2010 for a total of 5,394 homes
within the subject's market area.
.
o
o
o
Based on the 12 mile roundtrip saved for every trip not made to the alternative centers for homes
east of Wilson (and within the market area), to the proposed grocery anchored center, there will
be a reduction in VMT of 36,972 miles. Said another way, assuming 100% of the homes
described above make one roundtrip to the proposed center 38,604 miles will never be driven
based on the number of 20 1 0 households.
For households west of Wilson, 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 T AZ centroid to proposed center versus the existing centers:
Table 1.
TAZ Miles Reduced (calculated Round Trip Distance
ID# from T AZ centroid) Saved!Reduced
215 5.5 miles 11 miles
216 4 miles 8 miles
218.1 3.688 miles 7.376 miles
238.1 3.688 miles 7.376 miles
236 5.375 miles 10.75 miles
Based on the specific number of homes in each T AZ and the round trip miles saved for every trip
the households west of Wilson and within the market area make a dedicated trip to the proposed
grocery anchored center there will be a reduction in VMT of 12,944 miles. Said another way,
assuming 100% of the homes in TAZ 215,216,218.1,238.1 and 236 make one roundtrip to the
proposed center 12,944 miles will never be driven.
The total reduction in VMT for each dedicated trip to the proposed center within the market area
boundary is 51,549 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 live in each household (1 household = 1 consumer). We are also neglecting any other
trips generated by the center for needs other than groceries (Le. dining, coffee, postal services,
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:
51,549 miles/trip x 2.0 trips/week x 65% dedicated trip rate = 67,013 miles/week saved.
The proposed center is expected to generate 303 new jobs in Golden Gate Estates according to a 0
study by Fishkind and Associates. 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:
303 employees x 9.56 miles/trip x 5 trips/week = 11,945 miles/week saved.
The annual reduction in VMT based on the number of household in 2010 is 4,105,824 miles if
the proposed GMP A is approved and built.
GREENHOUSE GAS REDUCTION
The fleet fuel efficiency rate provided by Collier County Transportation Planning is 20.8 miles
per gallon. Based on the reduction in VMT the volume of fuel conserved is 197,395 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, 1,934 tons of GHG would be reduced if the GMP amendment was approved. It is
important to note the amount of carbon dioxide produced will increase every year until build-out
of Golden Gate Estates. At build-out a reduction of 4,161 tons of GHG per year will be
eliminated. The chart below shows the reduction in carbon dioxide in 5 year increments through 0
build-out.
Tons C02 Reduced by GMPA
4r'lQr}
3,000
2,500
2,000
1,500
1,000
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FUEL SAVINGS
The average price of gasoline today is $2.71. The annual savings by consumers, assuming the
GMP amendment is approved will be $2.71 x 197,395 gallons in 2010 = $534,942. Assuming
the price of fuel never increases, the annual savings at build-out by consumers if this GMP
amendment is approved will be $1,150,731. The chart below shows the reduction in consumer
spending on fuel in 5 year increments through build-out.
$1,400,000
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$1,000,000
$800,000
$600,000
$400,000
$200,000
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CONCLUSIONS
The calculated annual reduction in Vehicle Mile Travel (VMT) for the proposed 2008-1 GMP
Amendment is 4,105,824 in 2010 and 8,832,117 by build-out. The calculated annual reduction
in Greenhouse Gases is 1,934 tons in 2010 and 4,161 tons by build-out. The calculated annual
savings to consumers due to reduced fuel consumption is $534,942 in 2010 and $1,150,731 by
build-out (in 2010 dollars and assuming the cost of fuel does not increase over time).
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Estates Shopping Center Sub district
Economic Impact Analysis
November 24, 2009
c
Prepared for
Mr. Rich Yovanovich, Esq.
Coleman, Y ovanovich & Koester, P .A.
Mr. Wayne Arnold
Q. Grady Minor & Associates, Inc.
Prepared by
Fishkind & Associates, Inc.
1415 Panther Lane, Suites 346/347
Naples, Florida 34109
(239) 254-8585
c
Table of Contents
1.0 Economic Impact Analysis Overview ..............................................................................3
2.0 Economic Impact Methodology....................................................................................... 3
3.0 Construction Impacts...................................................................................................... 5
4.0 Operating Impacts................................. ......................................................................... 6
5.0 Summary of Economic Impacts ...................................................................................... 7
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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1.0
Economic Impact Analysis Overview
Fishkind & Associates, I nc. conducted an analysis to determine the economic impacts of the
construction and operations of the Golden Gate Estates Shopping Center Subdistrict located in
Collier County.
This study relies on data gathered from the following sources:
. Client Provided Project Data
. Consultant Estimated Construction Cost Data
. Regional Input-Output Modeling System (RIMS II)
2.0 Economic Impact Methodology
A systematic analysis of state and local level economic impacts is essential for effective planning
in the public- and private-sectors. In the 1970's the Bureau of Economic Analysis (BEA)
developed a method known as RIMS (Regional Input-Output Modeling System), which measures
these economic impacts. The RIMS method utilizes 1-0 (Input-Output) tables, the distribution of
the inputs purchased and the outputs sold, to analyze these economic effects. In the 1980's BEA
completed an expanded update of RIMS which is now known as RIMS II (Regional Input-Output
Modeling System). The regional multipliers presently found in a third edition of the BEA
handbook reflect the most recent input - output data available. The Consultant uses RIMS II for
this analysis.
If the Project is approved and implemented, it will generate economic output from two separate
sources:
1) Construction of the Project; and
2) The on-going operation of the Project
(Rest of Page Left Intentionally Blank)
Estates Shopping Center Subdistrict
Commercial Needs Analysis
3
These two sources of economic output have unique RIMS II multipliers which assist in calculating
the total direct and indirect economic impacts of the project. The table below shows the two
categories of economic output as well as the multipliers associated with each category for Collier
County.
o
Construction
Table 1. RIMS II Multipliers
Final-demand multiplier
Output Earnings Employment
(dollars) (dollars) Uobs)
~ :I ---.. ...- _._~
Column Pi. Column B Column C
2.0456 0.7044 21.5918
Direct-effect multiplier
Earnings Employment
(dollars) Uobs)
~olumn 6 Coiumn E
1.8371 1.9434
Activity Type
Retail
Office
1.8689 0.6171 24.5830
2.1526 0.8055 21.7569
Source: RIMS II (Regional Input-Output Modeling System)
107193
1.7847
1.5220
2.1797
The economic impacts identified here take the form of:
. Output - value-added dollars and wage earnings spent and re-spent in the analysis area
as a result of the project;
. Earnings - wage earnings in the analysis area generated by employment associated
directly and indirectly with the project; and
. Employment - jobs created directly and indirectly in the analysis area as a result of the 0
project.
For both the construction and operational periods of the Project, there are direct and indirect
economic impacts created. Direct economic benefits are the result of people purchasing goods
or services from a business. For example, people shopping at the center create a direct impact
on the economy. Indirect economic benefits are created by a 'ripple effect' through the economyo
For example, as more people shop at the center the center must purchase more from
wholesalers who in turn hire additional salespeople, clerical workers, etc. These employees in
turn purchase additional goods and services in the local community, thus further indirectly
impacting the economy.
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Estates Shopping Center Subdistrict
Commercial Needs Analysis
4
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3.0 Construction Impacts
The economic impacts of construction take place during the construction period only. These
impacts will cease after the construction term. Based on the volume of construction, the time
frame of construction, and generally accepted guidelines for number of construction employees
required per commercial square foot, the Consultant estimated the number of construction
workers that will be required assuming the project is completed in the time frame of 1 year. The
table below shows the number of units/square feet for each facet of construction as well as the
annual number of employees for the year.
Table 2. Construction Emolovment Generated by the Project
Construction Employment
Units Year 1 AVQ Ann.
Retail (sqft)
Office (sqft)
195,000
15,000
154
12
154
12
Total
210,000 165
Source: Fishkind and Associates, Inc.
165
Utilizing the multipliers found in the Table 1, the Consultant was able to determine the economic
output that will be generated by the construction of the Project. According to the methodology
outlined by the Bureau of Economic Analysis, the construction employees will be directly
responsible for $14.9-million in economic output. The formula for determining this output is listed
below:
Econ. Output = (# of Emp./ (Emp. Final, &qlumn ~ / Emp. Direct, :Column E)) * 1,000,000
The direct economic impacts of each phase of construction (described above) combined with the
indirect economic impacts which ripple throughout the County are significant. The total economic
output was calculated using the RIMS II multiplier system and includes the output, earnings, and
employment associated with the construction of the Project. Table 3 below summarizes the
results of the economic output analysis for the construction phase.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
5
Activity Type Direct Impacts Direct and Indirect Impacts
Employment Output Output Earnings Employment
(jobs) (dollars) (dollars) (dollars) (jobs)
Construction 165 $14,883,281 $30,445,240 $10,483,783 321
Table 3. Economic Output for Construction
o
Source: Fishkind and Associates, Inc. and RIMS (Regional Input-Output Modeling System)
4.0 Operating Impacts
The Client plans to construct retail and office commercial uses. At build out, the Project will have
generated 303 onsite employees. This is shown in Table 4 below.
T bl 4 0
E
G
db h P .
a e Iperatmc mployment enerate ), t e rOject
Land Use SQft SQftlEmployee # of Emp.
Retail 195,000 750 260
Office 15,000 350 43
Total 210,000 nfa 303
Source: Fishkind & Associates
Utilizing the multipliers found in Table 1, the Consultant was able to determine the annual
economic output that is directly generated by the operation of the Project. According to the
methodology outlined by the Bureau of Economic Analysis, the permanent employees generated .
by the Project will be directly responsible for $20A-million annually in economic output. The
formula for determining this output is listed below:
w=---:-~ 1":- -- -
Econ. Output = (# of Emp. I (Emp. Final, 92.lum~ I Emp. Direct, Column E)) * 1,000,000
The direct economic impacts of the Project at build out (described above) combined with the
indirect economic impacts which ripple throughout the County are significant. The total economic
output was calculated using the RIMS II multiplier system and includes the output, earnings, and
employment generated by the completed Project. Table 5 shows the results of the economic
output analysis for the ongoing operations of the Project.
Table 5. Economic utput or Iperatlons
Activity Type Direct Impacts Direct and Indirect Impacts
Employment Output Output Earnings Employment
(jobs) (dollars) (dollars) (dollars) (jobs)
Retail 260 $16,097,303 $30,084,250 $9,933,646 396
Office 43 $4.293.613 $9.242.432 $3.458.505 93
Total 303 $20,390,916 $39,326,682 $13,392,151 489
o f 0
Source: Fishkind and Associates, Inc. and RIMS (Regional Input-Output Modeling System)
.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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5.0 Summary of Economic Impacts
The proposed Golden Gate Shopping Center Subdistrict is directly responsible for a level of
economic output, earnings, and employees as well as indirectly responsible for additional output,
earnings, and employees which has a ripple effect throughout the rest of the County. The total
direct economic impact from the project is estimated at $14.9-million annually during the
construction period and $20A-million annually during the operating period. This figure is a
function of the 165 construction employees and 303 permanent retail/office employees. It should
be noted again, that the impacts of the construction will terminate upon project buildout.
Therefore, the on-going direct economic impact will be $20A-million.
In addition to the direct impacts, the project has an indirect ripple effect on the entire Collier
County economy. In total the project will be directly and indirectly responsible for generating
$30.5-million in economic output throughout the County during the construction period. Also
during this period, it will create $10.5-million in earnings and be responsible for 321 employees
throughout the County.
Allowing for the temporary nature of the construction impacts, the on-going total economic output
will be $39.3-million, the on-going earnings will be $13A-million, and 303 permanent new jobs will
be created, along with 186 additional jobs supported indirectly. Table 6 summarizes the total
economic impact of the construction and operation of the project.
b
Ta Ie 6. Summary of Proiect Economic Impacts
Activity Type Direct Impacts Direct and Indirect Impacts
Employment Output Output Earnings Employment
(jobs) (dollars) (dollars) (dollars) (jobs)
Construction Impacts
Construction 165 $14,883,281 $30,445,240 $10,483,783 321
Activity Type Direct Impacts Direct and Indirect Impacts
Employment Output Output Earnings Employment
(jobs) (dollars) (dollars) (dollars) (jobs)
Permanent Impacts
Retail 260 $16,097,303 $30,084,250 $9,933,646 396
Office 43 $4.293.613 $9.242.432 $3.458.505 93
Total 303 $20,390,916 $39,326,682 $13,392,151 489
Source: Fishkind and Associates, Inc. and RIMS (Regional Input-Output Modeling System)
Estates Shopping Center Subdistrict
Commercial Needs Analysis
7