CP-2008-1 BCC Transmittal 1/19/10
C ESTATES SHOPPING CENTER
SUBDISTRICT
CP-2008-1
c
BCC Transmittal Hearing
January 19,2010
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jmb transportation engineering, inc.
trqffic/transportation engineering & planning
Commissioner Jim Coletta, District 5
Board of Collier County Commissioners
3301 E. Tamiami Trail -.
Naples, FL 34112
January 14,2010
RE: Comprehensive Plan Amendment CP 2008-1 Estates Shopping Center
Dear Commissioner Coletta:
As you may recall, Mr. Rich Y ovanovich, Mr. Tim Wallen and I met with you and Mr.
Nick Casa1anguida to discuss the above referenced plan amendment. Mr. Wallen and I
attended on behalf of the 1 st & 3rd Group and Mr. Y ovanovich attended on behalf of the
Petitioner.
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As we discussed, the 1 st & 3rd Group reached an agreement with the Petitioner regarding
numerous development standards and safeguards that would be incorporated into the
PUD in order to minimize the project's impact. To everyone's satisfaction, you said that
if the BOC approved CP 2008-1 then you would request that the Board recognize our
agreement as a condition ofthe plan amendment. In addition, Mr. Y ovanovich committed
to revise the pun consistent with the terms and conditions of the agreement and have it
run concurrent with the plan amendment. At the time, we thought the revised PUD would
be submitted prior to the January 19th transmittal hearing, but that will not occur. Mr.
Y ovanovich reassured the Group that the revised PUD will be submitted prior to the
Board's final plan approval.
I am pleased to inform you that the 1 sl & 3rd Group and the Petitioner have finalized an
agreement which has been attached for the Board's consideration. lfthe Board of County
Commissioners approves CP 2008-1, then the 1 sl & 3rd Group and the Petitioner request
that the Is1 & 3rd Group/Petitioner's Agreement, dated January 14,2010 be included as a
condition of Plan Amendment.
Thank you for your acceptance of this letter and attachments into the record, and as
always, feel free to call upon me should you wish to discuss this matter in further detail.
Sincerely,
1MB Transportation Engineering, Inc.
James M. Banks, P.E.
Enclosure: 151 & 3rd Group/ Petitioner's Agreement, revised January 14,2010
Copy: Rich Yovanovich, Tim Wallen, Nick Casalinguida
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761 2r' street nw, naples,jlorida 34120 phone: 239-919-2767
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Exhibit A
1 st & 3rd Group/Petitioner's Agreement
for
Estates Shopping Center pun &
Comp Plan Amendment 2008-1
January 14,2010
Estates Shopping Center PUD Terms & Conditions
1. The PUD is to include a site plan that details the location of potential land uses,
landsoape buffering details, all points ofvehieular aeoess, possible locations of
bodies of water, and preserve areas. The pun will be consistent with the
conceptual site plan dated November 4.2009. except for access to 3m Street NW
which will be consistent with Concept A (see the attached Conceptual Site Plan &
Concept A Access Plan). However. orientation of the grocery store and other
structures are subiect to change.
2. Two story structures will be located in the southem half of the property. No two
story structures on the north, n0l1heast or northwest areas of the property.
3. The pun will maintain a minimum building setback of 120 feet from north
property line and 150 feet from the west property line for the retail and office
uses. The building(s) housing the sewage treatment and/or water treatment plants
shall be set back a minimum of 100 feet.
4. pun's first C.O. will be for a grocery store being no less than 27,000 s.f. in size.
5. PUD's Building Architecture: All buildings shall be designed in a unified
architectural style which shall be stylistic of Key West, Olde Florida or Bermuda
architecture. All structures will have a maximum zoned building height restriction
of35 feet and actual building height of 45 feet. PUD will establish reasonable
hours of operation of all businesses within the commercial center. Hours of
Operation:
a. Grocery and restaurant uses: 6 am to 11 pm
b. Other retail and office uses: 6 am to 9 pm
c. Gas/convenience uses: 24 hour operation
6. Delivery trucks will be restricted from 6 am to 11 pm.
7. Gas-n-convenience to be located only on the south central portion ofthe site. No
carwash will be permitted. Gas-n-convenience will not receive a certificate of
occupancy until after January 1,2015.
8. Sewage treatment system will be designed and located in a manner that shall
protect residents from odor and noise. The commercial center will be served by a
central sewage treatment center that is housed in a building being no more than 25
feet in height. Restaurants will have a sewage interceptor system to remove grease
and fat from waste prior to discharge to central sewage treatment. lndividual
septic systems may be provided on an interim basis.
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9. Water will be provided by a central water distribution system. The water system
will be designed and located in a manner that shall protect residents from odor
and noise.
10. Dumpsters will be located in a manner that will minimize noise and odor impact
on residents.
11. The PUD will prohibit "do-it yourse1fers" from repairing/servicing automobiles
anywhere on-site. Any auto service/repair will be done by authorized personnel
associated with an auto service center (e.g., Tuffy's, Midas, Goodyear, etc.).
12. A twenty-five foot wide enhanced landscape buffers shall be provided along the
project frontage for both 3rd Street N.W. and 1st Street N.W. The enhanced
buffers must be installed concurrent with the first phase of development on the
site.
13. A twenty-five foot wide type "B" buffer will be required along the north property
line, except where the preserve area is maintained.
14. The seventy-five foot wide vegetative preservelbuffer identified and located along
the northern property boundary shall retain existing native vegetation. Where
little or no native vegetation exists, the owner or successors in heir shall replant
and supplement native vegetation at all three strata. Plant materials must be
native species similar to those presently existing within the preserve area. These
supplemental plantings must occur concurrent with the first phase of development
on the site.
15. Buffers are to be constructed after land clearing stage.
16. PUD supports the residents' desire to maintain a full or at a minimum a
directional left median opening at 31'd Street NW/GGB.
17. No vehicula:r access from 3m Street to the PUD will be allowed.
Pedestrian/bicycle access fl.-om 3m Street }TV! will be permitted. lf County
requires vehicular interconnect to 3m Street :N\V then it will be designed in a
manner to discourage use by non 3fli Street residents and prohibit use by ga:rbage
and delivery trucks associated with the PUD. Access to 3m Street NW shall be
consistent with Concept A.
18. 1 sl & 3rd Group supports PUD having a full access on Golden Gate Boulevard
which would be centrally located to the site, as well as signalization of the full
access if allowed by Collier County. 1 sl & 3 rd Group supports the pun's request
to obtain additional right-in/out access points along GGB at a minimum spacing
of330' .
19. If authorized by the Collier County School District, the PUD shall install or make
payment in lieu of construction for two school bus stop shelters, which shall be
installed at or near the intersection of 151 Street N.W. and Golden Gate Boulevard
and 3rd Street NW and Golden Gate Boulevard. The shelter size and location
shall be coordinated with the Collier County School District. lnstallation of the
shelters shall be concurrent with issuance of the first building certificate of
occupancy. lfauthorized by the Collier County School District, the PUD will
construct covered school bus stop shelters consistent with the shelter located at
2ih Avenue SW @ White Boulevard.
20. The PUD's lighting will be designed by an engineer or qualified professional in a
manner to eliminate any off-site "spillover" lighting on residential property and to
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maintain (within reason) dark sky conditions. All lighting shall be architecturally
designed. Parking lot lighting shall be limited to 25 feet in height and shall utilize
low pressure sodium or similar bulbs, which will be shielded from neighboring
residential land uses. Halogen lighting shall be prohibited.
21. The Developer/Owner will take the necessary measures (as defined by the Collier
County Sherriffs Department) which will give the residents the authority to
report any trespassing or criminal activities that may occur on the subject
property. The residents will be authorized to report such activities in order that the
Sherriffs department will be obligated to respond to the report in a timely manner
without receiving direct approval from the property owner to proceed. The
Developer/Owner will take whatever measures are necessary for this to be
enforced while the property is vacant, under construction, and fully developed.
22. PUD to reference outdoor acoustic prohibition criteria. Live music allowed only
at the southern most portion of the site (except SW comer), but no later than 10
PM. Special permit required for open air concert (similar to Mercado).
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PERMITTED USES:
No building or structure, or part thereof, shall be erected, altered or used, or land
used, in whole or in part, for other than the following:
A. Principal Uses:
1. Amusement and recreation
Groups7911 - Dance studios, schools and halls, excluding discotheques
7991 - Physical fitness facilities
7993 - Coin-operated amusement devises
7999 - Amusement and recreation services, not elsewhere
classified, including only day camps, gymnastics instruction,
judo/karate instruction, sporting goods rental and yoga instruction
(excludes NEC Recreational Shooting Ranges, Waterslides, etc.)
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2. Apparel and accessory stores (no adult oriented sales)
Groups5611 - Men's and boys' clothing and accessory stores
5621- Women's clothing stores
5632 - Women's accessory and specialty stores
5641 - Children's and infants' wear stores
5651 - Family clothing stores
5661 - Shoe stores
5699 - Miscellaneous apparel and accessory stores
3. Automotive dealers and gasoline service stations
Groups 5531 - Auto and home supply stores
5541 - Gasoline service stations, without repair
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4. Automotive repair, services and parking (no outdoor repair/service. All
repairs/services to be performed by authorized automotive technician.)
Groups7514 - Passenger car rental
7534 - Tire retreading and repair shops, including only tire repair
7539 - Automotive Repair Shops, Not Elsewhere Classified,
including only minor service, lubricating and diagnostic
servIce
7512 Canvashes, as an accessorj to convenience stores only
5. Building materials, hardware, garden supply, and mobile home dealers
Groups5231 - Paint, glass, and wallpaper stores
5251 - Hardware stores
5261 - Retail nurseries, lawn and garden supply stores
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6. Business services
Groups7334 - Photocopying and duplicating services
7335 - Commercial photography
7336 - Commercial art and graphic design
7338 - Secretarial and court reporting services
7342 - Disinfecting and pest control services
7352 - Medical equipment rental and leasing
7359 - Equipment rental and leasing, not elsewhere classified
7371 - Computer programming services
7372 - Prepackaged software
7373 - Computer integrated systems design
7374 - Computer processing and data preparation and processing
servIces
7375 - Information retrieval services
7376 - Computer facilities management services
7379 - Computer related services, not elsewhere classified
7382 - Security systems services
7383 - News syndicates
7384 - Photo finishing laboratories
7389 - Business services, not elsewhere classified
7. Child day care services (Group 8351)
8. Communications
Groups4812 - Radiotelephone communications
4841 - Cable and other pay television services
9. Construction special trade contractors (office use only, no on-site equipment
storage)
Groups 1711 - Plumbing, heating and air-conditioning
1721 - Painting and paper hanging industry
1731 - Electrical work industry
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1741- Masomy, stone setting, and other stone work
1742 - Plastering, drywall, acoustical, and insulation work
1743 - Terrazzo, tile, marble, and mosaic work industry
1751 - Carpentry work
1752 - Floor laying and other floor work, not elsewhere classified
industry
1761 - Roofing, siding, and sheet metal work industry
1771 - Concrete work industry
1781 - Water well drilling industry
1791 - Structural steel erection
1793 - Glass and glazing work
1794 - Excavation work
1795 - Wrecking and demolition work
1796 - lnstallation or erection of building equipment, not
elsewhere
1799 - Special trade contractors, not elsewhere classified
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10. Depository institutions
Groups6021- National commercial banks
6022 - State commercial banks
6029 - Commercial banks, not elsewhere classified
6035 - Savings institutions, federally chartered
6036 - Savings lnstitutions, not federally chartered
6061 - Credit unions, federally ch8.1tered
6062 - Credit unions, not federally chartered
6091 - Non-deposit trust facilities
6099 - Functions related to depository banking, not elsewhere
classified
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11. Eating and drinking places (Group 5812, including only liquor service
accessory to the restaurant use, no outdoor amplified music or televisions)
12. Engineering, accounting, research, management, and related services
Groups8711 - Engineering services
8712 - Architectural services
8713 - Surveying services
8721 - Accounting, auditing, 8.l1d bookkeeping services
8741-Management services
8742 - MaJ;lagement consulting services
8743 - Public relations services
8748 - Business consulting services, not elsewhere classified
13. Executive, legislative, and general govemment, except finance
Groups9111- Executive offices
9121 - Legislative bodies
9131 - Executive and legislative offices combined
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9199 - General governn1ellt, not elsewhere classified
14. Food stores
Groups541l - Grocery stores (minimum 27,000 square feet)
5421 - Meat and fish (seafood) markets, including freezer
provisioners
5431 - Fruit and vegetable markets
5441 - Candy, nut, and confectionelY stores
5451 - Dairy products stores
5461 - Retail bakeries
5499 - Miscellaneous food stores, including convenience stores
with fuel pumps and carwash
15. General merchandise stores
Groups 5311 - Department stores
5331 - Variety stores
5399 - Miscellaneous general merchandise stores
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16. Holding and other imestment offioes
Groups 6712 Offices of bank holding companies
6719 Offices ofholdin-g companies, not elsewhere classified
6722 Management in'lestment offices, open end
6726 Unit investment trusts, face amooot certifieate offices, and
closed end management investment offices
6732 Educational, religious, and charitable trusts
6733 Trusts, eJCcept educational, religious, charitable
6792 Oil royalty traders
6791 Patent owners and lessors
6798 Real estate investment trusts
6799 lnyestors, not elsewhere classified
17. Home furniture, furnishings, and equipment stores
Groups5712 - Furniture stores
5713 - Floor covering stores
5714 - Drapery, curtain, and upholstery stores
5719 - Miscellaneous home furnishings 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
18. lnsurance carriers
Groups6311 - Life insurance
6321 - Accident and health insurance
6324 - Hospital and medical service plans
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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 agents
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19. Justice, public order and safety
Groups9221 - Police protection
9222 - Legal counsel and prosecution
9229 - Public order and safety, not elsewhere classified
20. Meeting and banquet rooms
21. Miscellaneous retail (no adult oriented sales)
Groups5912 - Drug stores and proprietary stores
5921 - Liquor stores (accessory to grocery or pharmacy only)
5932 - Used merchandise stores
5941 - Sporting goods stores and bicycle shops
5942 - Book stores
5943 - Stationery stores
5944 - Jewelry stores, including repair
5945 - Hobby, toy, and game shops
5946 - Camera and photographic supply stores
5947 - Gift, novelty, and souvenir shops
5948 - Luggage and leather goods stores
5949 - Sewing, needlework, and piece goods stores
5992 - Florists
5993 - Tobacco stores and stands
5994 - News dealers and newsstands
5995 - Optical goods stores
5999 - Miscellaneous retail stores, not elsewhere classified
(excluding gravestone, tombstones, auction rooms,
monuments, swimming pools, and sales barns)
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22. Non-depository credit institutions
Groups6111- Federal and federally-sponsored credit agencies
6141 - Personal credit institutions
6153 - Short-term business credit institutions, except agricultural
6159 - Miscellaneous business credit institutions
6162 - Mortgage bankers and loan correspondents
6163 - Loan brokers
23. Offices and clinics of dentist (Group 8021)
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24. Personal services
Groups7212 - Garment pressing, and agents for laundries and drycleaners
7221 - Photographic 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,
excluding massage parlors, Turkish baths and escort
services
25. Public finance, taxation, and monetary policy (Group 9311)
26. Real Estate
Groups6512 - Operators of nonresidential buildings
6513 - Operators of apartment buildings
6514 - Operators of dwellings other than apartment buildings
6515 - Operators of residential mobile home sites
6517 - Lessors of railroad property
6519 - Lessors of real property, not elsewhere classified
6531 - Real estate agents and managers
6541'- Title abstract offices
6552 - Land subdividers and developers, except cemeteries
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27. Schools and educational services, not elsewhere classified (Group 8299)
28. Security and commodity brokers, dealers, exchanges, and services
Groups6211 - Security brokers, dealers, and flotation companies
6221 - Commodity contracts brokers and dealers
6231 - Security and commodity exchanges
6282 - lnvestment advice
6289 - Services allied with the exchange of securities or
commodities, not elsewhere classified
29. Social services
Groups 8322 - lndividual and family social services (adult day care centers
only)
8351 - Child day care services
30. Travel agencies (Group 4724)
31. Veterinary services for animal specialties (Group 0742)
32. Video tape rental (Group 7841, excluding adult oriented sales and rentals)
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33. United states postal servIce (Group 4311, excluding major distribution
centers)
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Any other principal use which is comparable in nature with the foregoing
list of permitted principal uses, as determined by the Board of Zoning
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, including, but not limited to:
a. Utility buildings
b. Essential service facilities
c. Gazebos, statuary and other architectural features
II. PROHIBITED USES:
1. Amusement and recreation services, not elsewhere classified (Group 7999,
NEC Recreational Shooting Ranges, Waterslides, etc.)
2. Air and water resource and solid waste management (Group 9511)
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3. Business Services
Groups7313 Radio, television, and publishers' advertising
representatives
7331 - Direct mail advertising services
4. Correctional Institutions (Group 9223)
5. Drinking places (alcoholic beverages) (Group 5813)
6. Educational services
Groups8211 - Elementary and secondary schools
8221 - Colleges, universities, and professional schools
8222 - Junior colleges and technical institutes
8231 - Libraries
7. Health services
Groups 8062 - General medical and surgical hospitals
8063 - Psychiatric hospitals
8069 - Specialty hospitals, except psychiatric
8. Miscellaneous Retail
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Groups5921 - Liquor stores
5961- Catalog and mail-order houses
5962 - Automatic merchandising machine operators
9. Personal services
Groups7211- Power Laundries, family and commercial
7261 - Funeral service and crematories
10. Social services
Groups8322 - Individual and family social services, excluding adult day
care centers
8361 - Residential care, including soup kitchens and homeless
shelters
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ESTATES SHOPPING CENTER SUBDISTRICT
ATTHENORTH~STCORNEROF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
APPLICATION SUBMITTAL PACKAGE
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PREPARED BY:
COLEMAN, YOV ANOVICH AND KOESlER, P .A.
4001 Tamaimi Trail North, Suite 300, Naples, Florida 34103
239.435.3535 239.435.1218 fax
and
Q. GRADY MINOR AND ASSOCIAlES, P.A.
3800 Via Del Rey, Bonita Spring, Florida 34134
239.947.1144 239.947.0375 fax
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GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
'.
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Q. GRADY MINOR & ASSOCIATES, P.A
Civil Engineers - Larid Surveyors _ Planners _ Landscape Architects
Ci>- ;z.oo~ ".,
MARK W. MINOR, P.E.
JOSHUA R EVANS, P.E.
Mla-IAEL T. HERRERA, P.E.
DAVID W. SOiMITI', P.E.
Mla-IAEL J. DELATE, P.E.
EUZABElH A FOUNTAIN, P.E.
ANDRES F. CORREA, P.E. .
April 24, 2008
D. WAYNEARNOLD,ALC.P.
KEITH A STEPHENSON, P.S.M.
JUAN A ARAQUE, P.S.M.
HEIDI K WILUAMS, ALC.P.
D. KENT CARLYLE, RL.A.
KENNETH W. PAHUI'SKl, P.S.M.
PAMELA M. HYYTI
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Ms. Michele Mosca, AICP
Principal Planner
Comprehensive Planning Department
2800 North Horseshoe Drive
Naples, FI 34104
RECEIVED
APR 2 5 2008
Re:
COMPREHENSIVE PLANUiNG
DEPP.RTMENT
Collier County Growth Management Plan Amendment Application; Estates
Shopping Center Subdistrict of the Golden Gate Area Master Plan.
Dear Ms. Mosca:
Enclosed, please find five copies of the completed Collier County Growth Management
Plan Amendment Application along with its supporting data and analysis. As you are
aware, an amendment for the subject property was filed in 2006 as Petition CP-2006-2,
and at the applicant's request, Petition CP-2006-2 was deferred to the 2008 Growth
Management Plan amendment cycle. We have also included a check for $16,700.00 the
amendment as directed at our pre-application meeting held on April 7, 2008.
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The proposed amendment includes the 41+/- acre parcel, located at the northwest
quadrant of the intersection of. Golden Gate Boulevard and Wilson Boulevard. The
applicant has not modified the project boundaries from the prior submittal; however, we
have made several revisions to the text. of the proposed amendment and to the supporting
commercial needs analysis, which we believe address many of the comments previously
provided by staff for Petition CP-2006-2.
You will note that the applicant has included in the proposed amended text of the
Subdistrict, a list of both permitted and prohibited uses. The prior amendment
application proposed all uses permitted in the C-4, General Commercial Zoning District.
The amended application has limited the proposed uses within the Subdistrict to those
which we believe are consistent with uses commonly found in neighborhood to
community scale shopping centers, compatible with the needs of the residents of central
Golden Gate Estates and supported by residents surveyed within our market area A copy
of the survey and the results to date have been included in the supporting documents. The
:full range of general commercial land uses would not be permitted within the proposed
Subdistrict.
(239) 947-1144. FAX (239) 947-0375 _ Web Site: www.gradyminor.com
3800 Via Del Rey _ Bonita Springs, Florida 34134-7569
EB 0005151 . LB 0005151 . LC 26000266
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April 24 2008 Application Submittal Ur
RCGMPA
Ms. Michele Mosca, AICP
Re: Estates Shopping Center Subdistrict
April 24, 2008
Page 2 of2
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The proposed Subdistrict also includes a phasing schedule, which is related to required
roadway improvements in the vicinity of the subject property. A maximum of 100,000
square feet of commercial development is permitted initially, with a restriction that a
grocery store use must be the first use to obtain a certificate of occupancy within the
Subdistrict. The balance of the authorized commercial square footage cannot occur until
transportation improvements at the intersection of Golden Gate Boulevard and Wilson
Boulevard are substantially complete.
Please also note that Fishkind & Associates has updated the Commercial Needs Analysis
supporting data and analysis document to reflect a 1 a-minute drive time market
surrounding the proposed Subdistrict. This revised document demonstrates demand for
additional retail commercial land uses in the market area and at this location.
We look forward to reviewing the revised Growth Management Plan amendment.
application with you at your convenience. lfyou have any questions or comments, please
contact either Richard Y ovanovich at (239) 435-3535 or me.
f"'..-~' . erely,
, ')
\f//' VL ~Q ~
. ayne Arnold, AICP
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C: Kenneth Johnson, Trustee
Richard Y ovanovich
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April 24 2008 Application Submittal Ur
RC..GMPA
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~
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER CP-2008-1 DATE RECEIVED t.i \ ~~ \ ~OO~
PRE-APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
[ABOVE TO BE COMPLETED BY STAFF]
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Section,
2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (239) 403-2300; Fax: (239) 643
6869.
~
The application must be reviewed by staff for sufficiency within 30 calendar days following the
filing deadline before it will be processed and advertised for public hearing. The applicant will be
notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30
days to remedy the deficiencies. For additional information on the processing of the application,
see Resolution 97-431 (attached). If you have any questions, please contact the Comprehensive
Planning Section at 239-403-2300.
SUBMISSION REOUIREMENTS
I. GENERAL INFORMATION
A. Name of Applicant(s) Kenneth R. Johnson as Trustee
Company Coleman. Yovanovich. & Koester. P.A.
Mailing Address 4001 N. Tamiami Trail. Suite 300
City Naples
State FL
Zip Code 34103
Fax Number 239-435-1218
Phone Number 239-435-3535
B. Name of Agent* D. Wavne Amold. AICP
* THIS WILL BE 1HE PERSON CONTACTED FOR ALL BUSINESS RELATED TO 1HE PETITION.
CompanylFirm O. Grady Minor and Associates. P.A.
Mailing Address 3800 Via Del Rev
City Bonita Springs
State FL
Zip Code 34134
Fax Number 239-947-0375
Phone Number 239-947-1144
~
Email Addresswamold@gradvminor.com
CP 2008-1
1
09/2009
And
r""\
Name of Agent Richard D. Y ovanovich. Esq.
Company/Firm Coleman. Yovanovich. & Koester. P.A.
Mailing Address 4001 Tamiami Trail North. Suite 300
City Naples
State FL
Zip Code 34103
Fax Number 239-947-0375
Phone Number 239-435-3535
Email Addressrvovonovich@gcilaw.com
C. 1. Name ofOwner(s) of Record Please see Exhibit LC
Mailing Address C/O Coleman. Yovanovich. & Koester. P.A. / Kenneth
Johnson
4100 N. Tamiami Trail. Suite 300
City Naples
State FL
Zip Code 34103
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application. Exhibit LD
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
N/A
Percentage of Ownership
B. If the property is owned by a CORPORATION, list the officers and stockholders
and the percentage of stock owned by each, and provide one copy of the Articles of
Incorporation, or other documentation, to verify the signer of this petition has the
authority to do so.
Name and Address, and Office
N/A
Percentage of Stock
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with
the percentage of interest.
Name and Address
Kenneth R. Johnson as Trustee
Golden Gate Boulevard West Trust
Robert A and Barbara A Crown
Percentage of Interest
100%
Kenneth R. Johnson as Trustee
Robert A and Barbara A Crown
100%
r--...
CP 2008-1
2
09/2009
~
D. If the property is in the name ofa GENERAL or LIMITED PARTNERSHIP, list
the name of the general and/or limited partners.
Name and Address
Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contact purchasers
below, including the officers, stockholders, beneficiaries, or partners, and provide
one copy of the executed contract.
Name and Address
Percentage of Ownership
F. If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partnership or trust.
r"
G.
Date subject property acquired (X)** leased ( ): Terms oflease _ yrs/mos.
**Please see Exhibit I.C
If Petitioner has option to buy, indicate date of option: and date option
terminates:_, or anticipated closing date -----'-
H.
NOTE: Should any changes of ownership or changes in contracts for purchase occur
subsequent to the date of application, but prior to the date of the final public hearing,
it is the responsibility of the applicant, or agent on his behalf, to submit a
supplemental disclosure of interest form.
--..
CP 2008-1
3
09/2009
r"\
III. DESCRIPTION OF PROPERTY
A. Legal Description Please see Exhibit III.A
B.
Section: 04
Township: 49 South
Range: 27 East
C. Tax I.D. Number (Folio #) Please see Exhibit I.C
D. General Location Northwest comer of Golden Gate Blvd & Wilson Blvd.
E.
Planning Community 8 Rural Estates
F.TAZ 215
G.
Size in Acres 40.62::1:: acres
H. Zoning E. Estates
I. Present Future Land Use Map Designation (s) Estates (Mixed Use District.
Residential Estates Subdistrict and Neighborhood Center Subdistrict.)
IV. TYPE OF REQUEST
A. Growth Management Plan Element(s) OR Sub-Element(s) to be amended:
Future Land Use
Immokalee Area Master Plan
Transportation
Coastal & Conservation
Intergovernmental Coord.
Sanitary Sewer
Drainage
,/
Golden Gate Area Master Plan
Capital Improvement
Housing
Recreation & Open Space
Potable Water
Solid Waste
Natural Groundwater Aquifer
r--...
B. Amend Page(s) 27 and 38 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: See Exhibit IV.B
C. Amend Future Land Use Map(s) designation,
FROM: Estates Mixed Use District. Residential Estates Subdistrict and Neililiborhood Center
Subdistrict
District, Subdistrict
TO: Estates Commercial District. Estates Shopping Center Subdistrict
District, Subdistrict
[If new District and/or Sub-district proposed, include Future Land Use Map with legend depicting it].
D. Amend other Map(s) and Exhibits as follows: (Name & Page #)
Golden Gate Area Future Land Use Map -Exhibit IV.Da
Golden Gate Estates Neighborhood Centers Map - Exhibit IV.Db
Wilson Boulevard / Golden Gate Boulevard Center Map - Exhibit IV. Dc
Proposed Estates Shopping Center Subdistrict Map - Exhibit IV.Dd
E. Describe additional changes requested: GGAMP Policv 1.1.2 B and list of maps
r--...
CP 2008-1
4
09/2009
~
V. REQUIRED INFORMATION
Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to
8Y2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
1. Exhibit V .A.l a Provide general location map showing surrounding
Exhibit V.A.lb developments (PUD, DRI'S, existing zoning) with
subject property outlined.
2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries,
source, and date.
3. Exhibit V.A.3a Provide a map and summary table of existing land use and
Exhibit V.A.3b zoning within a radius of 500 feet from boundaries of subject
property .
B. FUTURE LAND USE DESIGNATION
1. Exhibit V.B Provide map of existing Future Land Use Designation(s) of
subject property and adjacent lands, with acreage totals for each
land use designation on the subject property.
C. ENV1RO~ENTAL
~.
1. Exhibit V.C.la Provide most recent aerial and summary table of acreage of
Exhibit V.C.lb native habitats and soils occurring on site. HABITAT
IDENTIFICATION MUST BE CONSISTENT WITH THE
FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS
MAYBE INDICA TED ON SAME AERIAL AS THE LAND
USE AERIAL IN "A" ABOVE.
2. Exhibit V.C.2 Provide a summary table of Federal (US Fish & Wildlife
Service )and State (Florida Fish and Wildlife Conservation
Commission) listed plant and animal species known to occur on
the site and/or known to inhabit biological communities similar to
the site (e.g. panther or black bear range, avian rookery, bird
migratory route, etc.)
3. Exhibit V.C.3 Identify historic and/or archaeological sites on the subject
property. Provide copy of County's Historical/Archaeological
Probability Map and correspondence from Florida Department of
State.
D. GROWTH MANAGEMENT
Reference 9J-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-l1.006(1)(a)7.a,F.A.C.) If so, identify area
located in ACSC.
~
Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380, F.S.?
5 0912009
2. NO
CP 2008-1
,.-......
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-l1.006(l)(a)7.b, F.A.C.)
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-Exhibit V.D.5 Does the proposed land use cause an increase in density
Exhibit V.D.6 and/or intensity to the uses permitted in a specific land use
Exhibit V.D.7 designation and district/subdistrict identified (commercial,
Exhibit V.D.8 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 9J-1.007, F.A.C.).
E. PUBLIC FACILITIES
CP 2008-1
,.-......
1. Exhibit V.E.l 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) Ex. V.E.la
b) Ex. V.E.lb
c) Ex. V.E.lc
Potable Water
Sanitarv Sewer
Arterial & Collector Roads: Name of specific road and LOS
Golden Gate Boulevard
Wilson Boulevard
1 st Street NW
3rd Street NW
Drainage
Solid Waste
Parks: Community and Regional
d) Ex. V.E.l
e) Ex. V.E.l
f) Ex. V.E.l
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that
would cause the LOS for public facilities to fall below the adopted LOS,
indicate mitigation measures being proposed in conjunction with the
proposed amendment. (Reference Capital Improvement Element Policy
1.1.2 and 1.1.5).
2. Exhibit V.E.2 Provide a map showing the location of existing services and
public facilities that will serve the subject property (Le. water,
sewer, fire protection, police protection, schools, and emergency
medical services.
,.-......
6
09/2009
~
3. Exhibit V.E.3 Document proposed services and public facilities, identify
provider, and describe the effect the proposed change will have
on schools, fire protection and emergency medical services.
Identify the following areas relating to the subject property:
1. Exhibit V.F .1 Flood zone based on Flood Insurance Rate Map data (FIRM)
2. Exhibit V.F.2 Location of wellfields and cones of influence, if applicable.
(Identified on Collier County Zoning Maps).
Traffic Congestion Boundary, if applicable.
Coastal Management Boundary, if applicable.
High Noise Contours (65 LDN or higher) surrounding the Naples
Airport, if applicable (Identified on Collier County Zoning Maps).
F. OTHER
3.
4.
5.
N/A
N/A
N/A
1. Yes
G. SUPPLEMENTAL INFORMATION
2. N/A
3. TBD
4. Exhibit GA
5. Exhibit G.5
~
6. Yes
$16,700.00 non-refundable filing fee, made payable to the Board
of County Commissioners, due at time of submittal.
$9,000.00 non-refundable filing fee for a Small Scale
Amendment, made payable to the Board of County
Commissioners, due at time of submittal.
Plus Legal Advertisement Costs (Your portion determined by
number of petitions and divided accordingly.
Proof of ownership (Copy of deed).
Notarized Letter of Authorization if Agent is not the Owner (see
attached form).
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-Yz 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.
~
CP 2008-1
7
09/2009
~
,,-...
,,-...
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHmlT I.C
NAME OF OWNERS OF RECORD
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Estates Shopping Center Subdistrict
EXHIBIT LC
Name of Owners of Record
~
Folio No.
Address
Owner Name
O.R. Bk - Pg Closing Date
A 37119840001 No site address Kenneth R. Johnson as Trustee 3912 - 2758 10/2005 5.15
B 37119880003 No site address Kenneth R. Johnson as Trustee 3912 - 2758 10/13/05 5.46
C 37119800009 110 1 st St NW Kenneth R. Johnson as Trustee 4007 - 1531 3/29/06 2.81
D 37117120008 121 GG Blvd W Kenneth R. Johnson as Trustee 4026 - 1313 4/2006 2.81
Golden Gate Boulevard West
Trust
E 37117160000 141 GG Blvd W Kenneth R. Johnson as Trustee 3946 - 201 12/9/05 2.34
F 37117040007 165 GG Blvd W Kenneth R. Johnson as Trustee 3990 - 289 2/28/06 2.34
G 37117080009 171 GG Blvd W Kenneth R. Johnson as Trustee 3990 - 208 2/28/06 1.17
H 37117000005 181 GG Blvd W Kenneth R. Johnson as Trustee 4014 - 2946 4/1 0/06 1.64
I 37117280003 No site address Kenneth R. Johnson as Trustee 3949 - 1405 12/12/05 2.73
J 37116720001 410 3rd St NW Kenneth R. Johnson as Trustee 3999 - 2240 3/15/06 2.73
K 37116961006 221 GG Blvd W Kenneth R. Johnson as Trustee 3962 - 2201 1/9/06 2.34
L 37116960007 241 GG Blvd W Kenneth R. Johnson as Trustee 3990 - 3499 2/28/06 2.81
M 37116920005 265 GG Blvd W Kenneth R. Johnson as Trustee 3914 - 3601 10/17/05 2.34
N 37116840004 No site address Kenneth R. Johnson as Trustee 3990 - 267 2/28/06 1.17
0 37116880006 90 3rd St NW Kenneth R. Johnson as Trustee 4307 - 1221 11/7/07 1.64
P 37117200009 131 1st St NW Kenneth R. Johnson as Trustee 4461 - 447 6/11/09 1.14
.~
D Total Net Acres (Acreage including platted ROW)
40.621
~
~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHmIT I.D
~
LIST OF CONSULTANTS
AND
QUALIFICATIONS
~
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Estates Shopping Center Subdistrict
~
EXHIBIT I.D
Project Team List of Consultants and Sub-consultants
PlanninglProject Management:
Market Analysis:
Transportation:
Environmental:
Snrveyor:
CP-2008-1
Q. Grady Minor and Associates, P.A.
D. Wayne Arnold, AICP
3800 Via Del Rey
Bonita Springs, FL 34134
(239) 947-1144
(239) 947-0375 fax
Goodlette, Coleman, Johnson, Yovanovich and Koester, P.A.
Richard D. Yovanovich, Esq.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
(239) 435-3535
(239) 435-1218 fax
Fishkind & Associates
G. Russell Weyer, Senior Associate
1415 Panther Lane, Suite 248
Naples, Florida 34109
(239) 254-8585
(239) 382-3254 fax
Fishkind & Associates, Inc.
Michael J. Timmerman, CRE, SRA, Senior Associate
1415 Panther Lane, Ste 346-347
Naples, FL 34109
Tel: 239-254-8585
Fax: 239-591-6601
~
TR Transportation Consultants, Inc.
Ted B. Treesh, President
13881 Plantation Road, Suite 11
Fort Myers, FL 33912-4339
PH: 239-278-3090
FAX: 239-278-1906
CELL: 239-292-6746
E-mail: tbt@trtrans.net
Collier Environmental Consultants
Marco Espinar
3880 Estey Avenue
Naples, Florida 34104
(239) 263-2687
(239) 263-6616 fax
Q. Grady Minor and Associates, P.A.
Juan Araque, P.S.M.
3800 Via Del Rey
Bonita Springs, FL 34134
(239) 947-1144
(239) 947-0375 fax
".........
EXHIBIT 1.0
Page 1 of 10
~
E GradyMinor
D. Wayne Arnold, AICP
Principal, Director of Planning
Education
. Master of Urban Planning,
University of Kansas,
Lawrence
. Bachelor of Science, Urban
and Regional
Planning/Geography,
Missouri State University
r---..
ProCessional Registrations/
Affiliations
. American Institute of
Certified Planners (AICP)
. American Planning
Association (AP A)
. Leadership Collier, Class of
2000
. Bonita Springs Chamber of
Commerce Government
Affairs Committee
. Collier Building Industry
Association, Board of
Directors
. Collier Counly Jr. Deputy
League, Inc., Board of
Directors
~
Mr. Arnold is a Principal and co-owner of the finn and serves as the
Secretaryffreasurer and Director of Planning. As Director of Planning, Mr.
Arnold is responsible for and oversees services related to plan amendments,
property rezonings, expert witness testimony, ROW Acquisition, public
participation facilitation, and project management. Mr. Arnold previously
served as the Planning Services Director at Collier County, where he oversaw
the County's zoning, comprehensive planning, engineering, platting and
Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has
prior Florida planning experience with Palm Beach County Government and
the South Florida Water Management District.
Mr. Arnold has been accepted as an expert in land planning matters in local and
state proceedings.
Relevant Projects
. Collier County Growth Management Plan
. Marco Island Master Plan
. lmmokalee Area Master Plan
. Collier County Land Development Code
. Logan Boulevard Right-of-Way Acquisition Planning Analysis
. U.S. 41 Right-of-Way Expansion Planning Analysis
. Copeland Zoning Overlay
. Collier County Government Center Development of Regional Impact (DRI)
. Winding Cypress DRI
. Pine Ridge/Goodlette Road Commercial lnfill District
. Lely Lakes PUD Rezoning
. Henderson Creek Planned Development/Growth Management Plan
Amendment
. Orangetree (Settlement Area) Growth Management Plan Amendment
. Mercato Mixed Use Planned Development
. North Point DRIIMPD
. Vornado RPUD
. Orange Blossom Ranch MPD
. Palelmo Cove RPD
Q. Grady Minor & Associates, P.A.
CIvIl Engineers. Surveyors. Land Planners. Landscape Architects
CP-2008-1
EXHIBIT 1.0
Page 2 of 10
George Russell (Russ) Weyer, MBA
Senior Associate
~
Professional
Qualifications
Education
Areas of Exoertise
1993
Master of Business Administration (MBA)
University of Miami
Real Estate and Finance
1977
Bachelor of Arts (BA)
Michigan State University
Communications
Emoloyment Record
Period
JED of Southwest Florida, Inc.
Mar. 2003 - July 2004
Vice President of Development
GRW Management, Inc.
Sept. 2001-Feb. 2003
President
London Bay Homes, Inc-Romanza, Inc
Sept. 2000 - Sept. 2001
President
r--...
Lake Las Vegas, Joint Venture
Nov. 1999 - Sept. 2000
Vice President of Resort Operations
Cavalear Corporation
Jan. 1997 -Nov. 1999
President and CEO
Westinghouse Communities, Inc.
Mar. 1984 - Oct. 1996
Director of Commercial Sales and Amenity Management
Areas of Expertise
· Residential Development Management and Analysis
· Commercial Development Management and Analysis
. Real Estate Amenity Management and Analysis
. Residential Market Analysis
. Commercial Market Analysis
. Real Estate Amenity Market Analysis
. Real Estate Fiscal Analysis
. Litigation Support
Selected Client
List
Professional
Synopsis
~
Fishkind and Associates
Resume
CP-2008-1
EXHIBIT I.D
Page 3 of 10
As a former commercial and residential real estate developer in Florida, Ohio and Nevada, Mr. Weyer brings an extensive
and distinct development point of view to Fishkind and Associates. He has over 20 years of real estate development
~ experience with large corporations and family-owned companies that focused on commercial office, retail, industrial,
hospitality, amenity, and residential development.
Mr. Weyer has on-point senior management experience with the entire development process from acquisition identification,
due diligence, purchase negotiations, planning and securing entitlements, horizontal and vertical construction, sales (leasing)
and marketing, to property management, condominium turnover and disposition.
~
~
CP-2008-1
EXHIBIT 1.0
Page 4 of 10
Michael J. Timmerman, eRE, SRA
Senior Associate ~
Professional
Qualifications Education Areas of Expertise
1983
Bachelor of Science
Northland College, Ashland, WI Economics and Finance
Professional Memberships Desianations
2007
The Counselors of Real Estate CRE
1989
The Appraisal Institute SRA
Employment Record Period
Fishkind & Associates, Inc. February 2008-Present
Hanley Wood Market Intelligence, Inc. March 2005 - October 2007
Feasinomics, Inc. May 1991 - March 2005
Collier Residential Appraisal, Inc. January 1988 - December 1991
Armalvage & LaCroix January 1987 - December 1987
~
Landmark Appraisal August 1983 - December 1986
Professional
Synopsis
As a Senior Manager of Fishkind and Associates, Michael Timmerman manages consulting
assignments throughout the Southeast United States and in particular Florida. In October of 2007 Mr.
Timmerman was awarded the CRE (Counselor of Real Estate) Designation by the Counselors of Real
Estate, an international group of high profile real estate practitioners who provide expert advisory
services to clients on complex real property and land related matters. In 1989 Mr. Timmerman received
his SRA designation from the Appraisal Institute. Mr. Timmerman has over 25 years of experience in
the industry including the consulting, valuation and geo-spatial analysis of a broad spectrum of
residential and commercial properties. He also created community and product lifestyle classifications
to generally categorizing the consumer's preferences during their life stage and how they relate to their
purchase of residential real estate.
He has been quoted in the Wall Street Journal, New York Times, USA Today, Fortune Magazine,
Worth Magazine, Builder Magazine and many other State and Local newspapers and magazines.
Selected Client
List
Barron Collier Companies
PGT Windows
Collier Enterprises
Bank of Florida
County Governments
Florida Power and Light
Cameratta Properties
Core Communities
US Government
.~
Michael J. Timmerman, eRE, SRA, Fishkind & Associates, Inc.
Resume
CP-2008-1
EXHIBIT 1.0
Page 5 of 10
1: TRANSPORTATION
K CONSULTANTS, INC.
~
TED B. TREESH
President
EXPERIENCE
Relative Experience: Mr. Treesh has
over 18 years experience in the area
of transportation engineering and
transportation planning. Specifically,
he has expertise in the areas of traffic
impact studies, corridor planning
studies, traffic signal justifications
studies and traffic signal systems
analysis. Mr. Treesh has served as
Project Manager on numerous
transportation planning studies. He
has performed capacity evaluations of
signalized and unsignalized
intersections, evaluated development
plans in terms of traffic circulation and
safety, making recommendations for
improvements to parking areas and
on-site design to accommodate
development traffic.
r--.
Traffic Impact Analysis:
Managed and conducted traffic
impact studies of numerous land uses
ranging in size from 1,400 acres to
less than 1 acre. Land uses analyzed
include shopping centers, mixed use
developments, medical office
buildings, residential developments,
industrial developments, and office
buildings. Conducted capacity
analyses of critical intersections,
utilizing the Highway Capacity
Software (HCS), and recommended
appropriate geometric improvements
to accommodate development, as
well as, non-development traffic.
Evaluated development plans in
terms of traffic circulation and safety,
making recommendations for
improvements to parking and on-site
design to accommodate development
traffic. Accepted as an expert witness
in transportation and testified before
Planning Commissions, Zoning
Boards, Village Boards, and City
Councils, as well as, neighborhood
and local organizations. Studies
completed in the metropolitan
Chicago area, southeast Wisconsin,
S1. Louis metropolitan area, Ohio,
Kentucky, and Indiana.
~
CP-2008-1
RESUME
Traffic Signal Justification Studies:
traffic signal justification Performed
studies for private developments, as
well as, for public streets on both state
and local roadways.
Traffic Signal Systems: Assisted in
the analysis and development of a
coordinated traffic signal system to
alleviate congestion and reduce vehicle
emissions. Analysis of existing traffic
volumes, flow patterns, and signal
spacing was completed utilizing the
progression programs SYNCHRO and
PASSER 11-90 to develop an optimum
signal progression program.
Transportation Planning: Project
Manager on the Daniels Parkway
corridor study for the Lee County
Department of Transportation. Also
served as project consultant on
Strategic Regional Arterial (SRA)
corridor projects conducted by the
Illinois Department of Transportation
and the Chicago Area Transportation
Study. These projects involved
analyses and recommendations of
proposed roadway geometrics, right-of-
way requirements, cost estimates and
access management alternatives for
future planning.
Parking: Analyzed and designed
parking configuration for neighborhood
shopping center and various small
retail developments.
Also analyzed existing parking facilities
identified internal deficiencies and
made recommendations for
improvement. Performed numerous
parking studies including downtown
areas to determine peak parking
demand and characteristics.
Trip Generation Research: Involved in
research to better quantify the trip
generation of various land uses in the
Chicago land area. These land uses
include gas stations with car washes,
small retail centers anchored by a
convenience store, and residential
developments. Involvement includes
methodology, data collection, and
analysis of statistical data.
EXHIBIT 1.0
PROFESSIONAL POSITIONS
TR Transportation Consultants, Inc.
President
May 2006 - Present
Metro Transportation Group, Inc.
Fort Myers Office
Principal/Regional Manager
June 2001 - April 2006
Senior Transportation Consultant
1999 - May 2001
Woolpert, LLP
Dayton. Ohio
Project Manager
1997 -1999
Metro Transportation Group, Inc.
Senior Transportation Consultant
1990 - 1997
EDUCATION
Purdue University
West Lafayette, Indiana
Bachelor of Science - Civil Engineering
AFFILIATIONS
Institute of Transportation Engineers
Transportation Research Board
Urban Land Institute
Page 6 of 10
r--....
RESUME
Marco A. Espinar
3880 Estey Avenue
Naples, FI 34104
Bilingual: English & Spanish
Office: 239-263-2687
EDUCATION
Cardinal Mooney High School
Sarasota, Florida
Diploma
1980
Manatee Junior College
Bradenton, Florida
AA Degree
Biology
1982
University of South Florida
Tampa, Florida
BS Degree
Biology
1990
Completed USF Cooperative Education Program April 1988
USF Undergraduate Research
- USF 1985 Apalachicola Archaeological Expedition & Research
- Lab Coordinator of Fauna Identification from Archeological Sites
- Studies of Sea grass Beds (ThaZassia testudinum) in Upper Tampa Bay, Florida
- Growth Rates of Marine Algae (Graci/aria tikvahiae, G. verrucosa, G. deblis)
Port Manatee, Florida
r--....
EMPLOYMENT HISTORY & EXPERIENCE
Collier Environmental Consultants lnc.
Naples, Florida 2/96 - Present
Owner & Environmental
Planner
Environmental Permitting, Planning
Vegetation Inventory
Mitigation & Monitoring Plans
Threatened and Endangered Species Survey
Gopher Tortoise Permitting, Testing, Relocation
Exotic Plant Removal/Poisoning
Mitigation Plantings
Jurisdictional Determination
Environmental Impact Statements
Red Cockaded Woodpecker Survey
Turrell & Associates. Inc.
Naples, Florida 2/94 - 12/95
Senior Environmental Planner
Environmental Permitting, Planning
Threatened and Endangered Species Survey
Environmental lmpact Statements
Supervision of Staff
Review Staff Reports
r""\
CP-2008-1
EXHIBIT 1.0
Page 7 of 10
~
South Florida Water Management District
Fort Myers, Florida 2/93 - 8/93
Environmental Analyst
Dredge & Fill Permit Review
Surface Water Permit Review
Collier County Government. Development Services
Naples, Florida 10/90 - 2/93
Environmental Specialist II
Site Development Plan Compliance
Planned Unit Development Compliance
Site Drainage Inspections
Landscape Inspections
Environmental Enforcement
Southwest Florida Water Management District
Tampa, Florida 9/87 - 10/90
Field Services Technician
As-Built Inspections- Engineering, Survey
Surface and Ground Water Permit Compliance
Well Construction & Abandonment Inspections
~
Southwest Florida Water Management District
Brooksville, Florida 1/86 - 9/87
(CO-OP) Environmental Scientists 1
Wetland Vegetation Studies At Major Well Fields
Water Quality Sampling & Testing
PROFESSIONAL ASSOCIATIONS
Florida Association of Environmental Professionals, Member
Southwest Florida Association of Environmental Professionals, Member
Elected to Governing Board for 2 terms, served on Bylaws Committee
Exotic Pest Plant Council, Member
Appointed by the Board of County Commissioners and Served on the Collier County
Environmental Advisory Board
Appointed by the Board of County Commissioners and Currently Serving on the
Development Services Advisory Committee
Currently Serving on the Land Development Code Sub-Committee
,,-......
CP-2008-1
EXHIBIT 1.0
Page 8 of 10
Appointed by the Board of County Commissioners and Served on Conservation Collier
Land Acquisition Advisory Committee 6 years
r--.,
Served as Chairman of the Conservation Collier Lands Evaluation and Management Sub-
Committee,
Award for Five (5) years of Voluntary Service to Collier County By the Board of County
Commissioners
Gopher Tortoise Management and Mitigation Professional Training Program
Successful Completion 9/01
REFERENCES UPON REQUEST
.~
~
CP-2008-1
EXHIBIT 1.0
Page 9 of 10
~
Juan A. Araque, PSM
Surveyor
Education
. Bachelor of Science
Land Surveying
University of Costa Rica,
Professional Registrations!
Affiliations
. Florida Surveying and
Mapping Society
~
~
III GradyMinor
Mr. Araque has been a Project Manager for Q. Grady Minor & Associates,
P.A. since 2005. He has been responsible for the coordination of field crews
for project stakeout of single family and multi-family development projects
and, transportation and utility engineering projects.
Mr. Araque's 8 years of Land Surveying experience include Platting,
Topographic and Construction work. He has extensive computer experience
in Land Development Desktop, Carlson Civil/Survey and Civil/Survey
SoftDesk within AutoCAD design.
Relevant Projects
Public Sector
. Boundary and Topographic Survey Services for the North Water
Treatment Plant Marco Island The Marco Island City Hall Fire Control
District, City of Marco Island, Florida
Private Sector
. Platting, Surveying and Construction Layout for vanous residential
subdivisions in Collier County, Florida, including:
.:. Laurel Lakes Phase I;
.:. Black Bear Ridge, Ph I;
.:. Orange Blossom Ranch Phase IB
.:. Artesia Naples
.:. Manchester Square.
Q. Grady Minor & Associates. P.A.
Clvtl Engineers. Surveyors. Land Planners. Landscape Architects
EXHIBIT I.D
CP-2008-1
Page 10 of 10
~
~
~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT III.A
LEGAL DESCRIPTION
SKETCH OF LEGAL
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
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Exhibit III.A
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/'""'.
~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT IV.B
AMENDED LANGUAGE
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
"
Exhibit IV.S
Proposed Growth Management Plan Text
a. Estates - Commercial District
(VIII) 1 ) Residential Estates Subdistrict - Sino Ie-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 - Recoonizino the need to
provide for centrally located basic aoods and services within a portion Northern
Golden Gate Estates. the Estates Shoppina Center Subdistrict has been
desionated 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, totalino approximately 41 acres.
The Estates Shoppino 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
drivino distances for many residents. assist in minimizino the road network
reauired. and reduce traffic impacts in this area of Collier County.
~
All development in this Subdistrict shall comply with the followino reauirements
and limitations:
a. Allowable Uses shall be limited to the followina:
1. Amusement and Recreation (Groups 7911. 7991. 7993 and 7999.
includina only day camps. aymnastics instruction. iudo/karate instruction.
sportino ooods rental and yooa instruction)
2. Apparel and Accessory Stores (Groups 5611-5699)
3. Auto and Home Supply Stores (Groups 5531. 5541. includino oasoline
service stations without repair)
4. Automotive Repair and Services (Groups 7514. 7534, includina only tire
repair. 7539. includino only minor service, lubricatino and diaonostic
service) and 7542)
5. Business Services (Groups 7334-7342, 7371-7376. 7379. 7382. 7383.
7384. and 7389)
6. Child Day Care Services (Group 8351)
7. Communications (Groups 4812.4841)
~
Page 1 of 7
EXHIBIT IV.B
~
8. Depository and Non-Depository Institutions (Groups 6021-6062. 6091.
6099.6111-6163. includino drive throuoh facilities)
9. Eatino Places (Group 5812. includina only Iiauor service accessory to the
restaurant use.
10. Educational Services (Group 8299)
11. Enaineerina. Accountino. Research and Manaaement (Groups 8711-8721.
8741-8743.8748)
12. Food Stores (Groups 5411-5499. includino convenience stores with aas)
13. General Merchandise Stores (Groups 5311. 5331. and 5399)
14. Government Administration Offices (Groups 9111-9199)
15. Hardware. Garden Supply and PaintlWallpaper Stores (Groups 5231.
5251. and 5261)
16. Holdino and Other Investment (Groups 6712-6799)
17. Home Furniture/Furnishinas (Groups 5712-5736)
18. Insurance Carriers (Groups 6311-6361)
19. Justice. Public Order and Safety (Groups 9221. 9222. 9229. and 9311)
20. Meetino and Banauet Rooms
21. Miscellaneous Retail (Groups 5912. 5921 (accessory to orocery or
pharmacy only) 5932. 5941-5949. 5992-5995. and 5999)
22. Personal Services (Groups 7211.7212.7215.7221-7251.7291-7299)
23. Real Estate (Groups 6512-6552)
24. Security and Commodity Brokers (Groups 6211-6289)
25. Transportation Services (Group 4724)
26. Video Rental (Group 7841)
27. U.S. Post Office (Group 4311. excludino maior distribution centers)
28. Any other similar use as may be approved by the Board of Zonino Appeals
,.-..,
The followino uses shall be prohibited within the Subdistrict:
b. The followina uses shall be prohibited:
1. Drinkino Places (5813) and Stand Alone Liauor Stores (5921)
2. Mail Order Houses (5961)
3. Merchandizino Machine Operators (5962)
4. Power Laundries (7211)
5. Crematories (7261)
6. Radio. TV Representatives (7313) and Direct Mail Advertisina Services
(7331 )
7. NEC Recreational Shootino Ranoes. Waterslides. etc. (7999)
8. General Hospitals (8062). Psychiatric Hospitals (8063). and Specialty
Hospitals (8069)
9. Elementary and Secondary Schools (8211). Colleoes (8221). Junior
Colleoes (8222)
10. Libraries (8231)
11. Correctional Institutions (9223)
12. Waste Manaoement (9511)
~
Page 2 of 7
EXHIBIT IV.B
13. Homeless Shelters and SouP Kitchens
1"'""\
c. Development intensity shall be limited to 225.000 SQuare feet of Qross
leasable floor area.
d. The Qrocerv use will be a minimum of 27.000 SQuare feet. with the exception
of the Qrocerv use, no individual user may exceed 30.000 SQuare feet of buildinQ
area.
e. Development within this Subdistrict shall be phased and the followinQ
commitments related to area roadway improvements shall be completed within
the specified timeframes:
1. RiQht-of-Wav for Golden Gate Boulevard Expansion and RiQht-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.
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 Qrocerv store as part of this
100,000 SQuare feet. and the Qrocerv store must be the first C.O.
obtained.
r'\
f. 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
reauirements of Policv 6.1.1 of the CCME. A more detailed development plan
must be developed and utilized for the reQuired PUD rezoninQ.
Q. 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) A minimum twenty-five (25) feet wide landscape buffer must be provided
adiacent to external riQhts-of-wav.
1"""'\
Page 3 of 7
EXHIBIT IV.B
.,-...."
(2) No commercial buildinQ may be constructed within 125 feet of the
northern or western property boundary of this subdistict.
(3) Any portion of the Proiect directly abuttinQ residential property (property
zoned E-Estates and without an approved conditional use) shall provide.
at a minimum. a seventv-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. Any newly
constructed berm shall be reveQetated to meet subsection 3.05.07.H of
the LDC (native veQetation replantinQ requirements). Additionally. in
order to be considered for approval. use of the native veQetation retention
area for water manaQement purposes shall meet the followinQ criteria:
(4) There shall be no adverse impacts to the native veQetation beinQ
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 existinQ veQetation.
(5)lf the proiect requires permittinQ by the South Florida Water ManaQement
District. the proiect shall provide a letter or official document from the
District indicatinQ that the native veQetation within the retention area will
not have to be removed to comply with water manaQement
requirements. If the District cannot or will not supply such a letter. then
the native veQetation retention area shall not be used for water
manaQement.
(6)lf the proiect is reviewed by Collier County. the County enaineer shall
provide evidence that no removal of native veQetation is necessary to
facilitate the necessary storaqe of water in the water manaQement area.
~
a. Estates - Mixed Use District
(VI)2- Neiahborhood 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
.,-...."
Page 4 of 7
EXHIBIT IV.B
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:
1"""\
. 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
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 quadrant of the Center is approximately 1.98 acres in size and
consists of Tract 114, 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.
r'\
Also revise as follows:
TABLE OF CONTENTS, LIST OF MAPS
[Page 1]
Estates Shopping Center Subdistrict
. 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
1"""\
Page 5 of 7
EXHIBIT IV.B
o
2. ESTATES - COMMERCIAL DISTRICT
a. Estates Shoppinq Center Subdistrict
. add the new Subdistrict in FLUE policy 1.1.2.2 that lists all
Des ig nati 0 nstD istri ctstS u bd istri cts.
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o
Page 6 of 7
EXHIBIT IV.B
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o ESTATES SHOPPING CENTER SUBDISTRICT
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EXHIBITS
IV.Da
IV.D b
IV.Dc
IV.Dd
AMENDED MAPS
o
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
ESTATES SHOPPING CENTER SUBDISTRICT
LEGEND
URBAN DE!inotl 'OON
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EXHIBIT IV.D.a
AGRlCUL1URAl./IIlIlAL 1lESIGNA"llOH
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D\'ERl.Al'S AND
SPEaAL FEAnJRES
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NEIGHBORHOOD CENTER SUBDISTRICT) =
10.00:t ACRES
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IMMOKALEE ROAD
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EXHIBIT IV.Db
GOLDEN GATE ESTATES
NEIGHBORHOOD CENTERS
Collier County, Florida
IMMOKALEE ROAD
OIL WELL ROAD
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INTERSTATE - 75
AMENDED - SEPTEMBER 10, 2003
Ord. No. 2003-44
AMENDED - OCTOBER 26, 2004
Ord. No. 2004-71
AMENDED - JANUARY 25, 2007
Ord. No. 2007-19
PREPARED BY. GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISJ[]N
FILE. GGMP-47-2007-2.D'JG DATE' 2/2007
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ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT IV.Dc:
WILSON BOULEVARD/GOLDEN GATE BOULEVARD CENTER
Collier County, Florida
.
IMMOKALEE
SUBJECT
PROPERTY
40.6:1:
ACRES
.
LEGEND
ADOPTED - SEPTEMBER 10, 2003
(Ord. No. 2003-44)
ADOPTED - JANUARY 25, 2007
(Ord. No. 2007-19)
I I I
o 1/2 MI. 1 MI.
~ GOLDEN GATE
~ ESTATES
~ SETlLEMENT
~ AREA
PREPARED BY' GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISIO
FILE. GGMP-43-2007-2.D....G DATE' 2/2007
D NEIGHBORHOOD
CENTER
. ESTATES
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ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT IV.Dd
ESTATES SHOPPING CENTER SUBDISTRICT
Collier County. Florida
LEGEND
ADOPTED - SEPTEMBER 10. 2003
(Ord. No. 2003-44)
ADOPTED - JANUARY 25, 2007
(Ord. No. 2007-19)
I I I
o 1/2 MI. 1 MI.
~ GOLDEN GAlE
~ ESTAlES
~ SETTlEMENT
~ AREA
PREPARED BY' GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISID
FILE. GGMP-43-2007-2.D'WG DATE. 2/2007
-
o ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
o
EXHIBITS
V.A.1a
V .A.1 b
V.A.2
V.A.3a
V.A.3b
LAND USE
o
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
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UNIT
DEVELOPMENTS,
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Co'1frer COllllhJ
---
G/SICAD Mapping 5<<fjPII
STAFF WORK MAP
WESTERN COLLIER COUNTY
"""':1>4........yN::U.Cll._a_
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LE G END
GENERALI ZED ZONI NG
o PLANNED UNIT DEVELOPMENT
o PUD COMMERCIAL
EJ PUD INDUSlRlAL
. INDUSlRlAL
. COMMERCAL
GOlDEN GATE ESTATES
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EXHIBIT V.A.1a
GENERAL LOCATION MAP
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HABITAT
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UNIT 6
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GOLDEN GATE ESTATES
UNIT 5
GOLDEN GATE ESTATES
UNIT 15
ESTATE SHOPPING CENTER SUBDISTRICT
EXHIBIT V.A.1b
GENERAL LOCATION MAP - ENLARGEMENT
~
~IR MAR
RANDALL
BLVD.
CENTER (S)
GOLDEN CA TE EST AlES
UNIT 20
GOLDEN GA 1E
ESTATES
UNIT 23
SUBJECT
PROPERTY
40.6:!: ACRES
GOlDEN GATE ESTATES
UNIT 7
GOLDEN GATE ESTATES
UNIT 19
GOLDEN GATE EST A TIS
UNIT 11
GOLDEN GATE EST A TE5
UNIT 14
GOLDEN GATE BOULEVARD
C-3
SNOWY EGRET/
PLAZA
WILSON
BLVD. CENTER
GOlDEN GATE ESTATES
UNIT 8
COLDEN GATE ESTATES
UNIT 9
GOLDEN GATE ESTATES
UNIT 12
GOLDEN GA 1E ESTA lES
UNIT 13
WARREN BROTHERS
GOLDEN GATE ESTATES
UNIT 194
D
GOLDEN GATE ESTATES
UNIT 193
LE G END
GENERAL! ZED ZONI NG
o PLANNED UNIT DEVELOPMENT
El PUD COMMERCIAL
o PUD INDUSTRIAL
. INDUSTRIAL
. COMMERCIAL
GOLDEN GATE ESTATES
o GOLDEN GATE CITY
o INCORPORATED
(S) INDICA ITS PUD HAS SUNSETITD
(P) INDICATES PROPOSED PUD
1 MI.
2 MI.
3 MI. 0
SCALE
PREPARED B~ QS/CAD IolAPPING DEPARNENT
COt.IMUNITY DE\nOf'IoIENT AND ENVlRONt.lENTAI. SERVICES OI\1SON
ZONING AS OF JANUARY 2009
DAlE: 1/2009 FILE: PlAHTEC-200\l-1.DWG
RANDALL
GOLDEN GATE ESTATES
UNIT 24
GOLDEN GATE ESTATES
UNIT 17
GOlDEN GA TE ESTATES
UNIT 49
COLDEN GATE ESTATES
UNIT 48
BOULEVARD
GOLDEN GATE ESTATES
UNIT 25
GOLDEN GATE ESTAlES
UNIT 16
GOLDEN GATE ESTATES
UNIT 50
GOLDEN GATE ESTATES
UNIT 51
o ZONED - E (ESTATES)
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.A.2
AERIAL PHOTOGRAPH
o
D SUBJECT SITE
o
AERIAL PHOTOGRAPH COPYRIGHT
COLLIER COUNlY PROPERlY APPRAISERS OFFICE
AERIAL DATE: JANUARY 2008
I,
o
I I
150' JOO'
I
600'
---
SUBJECT PROPERTY: 40.6:1: ACRES
EXISTING ZONING: E (ESTATES)
EXISTING USE: VACANT AND SINGLE FAMILY RESIDENTIAL
o
17
e
Sf>
NORTH
ZONING:
USE:
SOUTH
ZONING:
o
EAST
ZONING:
USE:
+
USE:
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.A.3a
ZONING MAP
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E (ESTATES)
SINGLE FAMILY RESIDENTIAL
FE
~
~
500' RADIUS
SUBJECT SITE
E (ESTATES), C-3 (COMMERCIAL INTERMEDIATE) AND
CPUD (SNOWY EGRET PLAZA AND WILSON BOULEVARD
CENTER)
SINGLE FAMILY RESIDENTIAL AND RETAIL COMMERCIAL
CENTERS
~
I, I, I,
o 200 400
E (ESTATES) AND C-2 (COMMERCIAL CONVENIENCE)
SINGLE FAMIIL Y RESIDENTIAL AND RETAIL CENTER
WEST
ZONING: E (ESTATES)
USE: SINGLE FAMILY RESIDENTIAL
COLUER COUNTY ZONING MAP GGEOSE AND GGEOS8
Estates Shopping Center Subdistrict
Exhibit V.A.3b 10
Summary Table of Land Use & Zoning (within 500 feet)
UNIT # TRACT # LAND USE ZONED APPROXIMATE
ACREAGE
11 73 USFR (Undeveloped Single Family Residential) E 1.06
73 DSFR (Developed Single Family Residential E 2.12
74 DSFR E 4.66
75 DSFR E 5.00
76 USFR E 2.27
76 DSFR E 2.73
77 DSFR E 2.50
104 DSFR E 2.50
105 DSFR E 5.01
106 DSFR E 2.28
III USFR E 1.14
112 DSFR E 5.00
113 DSFR E 2.73
140 DSFR E 2.81
141 DSFR E 5.51
142 DSFR E 2.34 .
14 5 USFR E 2.81
4 DSFR E 5.51
3 DSFR E 1.17
3 USFR E 3.98
2 USFR E 2.12
2 DSFR E 1.06
1 UC (Undeveloped Commercial) E 2.41
1 DC (Developed Commercial) C2 1.93
13 18 USFR E 2.03
17 DC CPUD 8.04
12 125 UC CPUD 5.46
124 USFR E 4.58
123 DSFR E 4.68
122 DSFR E 2.08
122 USFR E 2.50
89 DSFR E 5.15
88 USFR E 2.08
88 DSFR E 2.50
87 Undeveloped Government E 2.48
87 DSFR E 2.08
86 DSFR E 4.58
TOTAL 118.89 10
Exhibit V.A.3b Land Use Summary.doc RCGMPA
10
o
o
Estates Shopping Center
Exhibit V.A.3b
Summary Table of Land Use & Zoning (within 500 feet)
Page 2 of2
LAND USE
APPROXIMA TE ACREAGE
USFR (Undeveloped Single Family Residential)
DSFR (Developed Single Family Residential
UC (Undeveloped Commercial)
DC (Developed Commercial)
Undeveloped Government
TOTAL
ZONING
APPROXIMATE ACREAGE
E, ESTATES
C2
CPUD (Commercial Planned Development)
TOTAL
Exhibit V.A.3b Land Use Summary.doc
RCGMPA
24.57
74.00
7.87
9.97
2.48
118.89
103.46
1.93
13.50
118.89
o ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.B
FUTURE LAND USE DESIGNATION
o
o
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-l
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.B
LEGEND
ESTATES DESaGlNAlION
l.JRBAN~'11llN
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FUTURE LAND
GATE AREA
USE MAP
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SUBJECT SITE:
PROJECT LOCATION
. 40.821 A.CRES -ESTA.TES SHOPPiNG
~ CENTER SUBOISTRICT
Ii!
ESTATES (MIXED USE DISTRICT, RESIDENTIAL
ESTATES SUBDISTRICT)
= 3D.62t ACRES
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NEIGHBORHOOD CENTER SUBDISTRICT) =
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R28E
R 27 E
R28E
o ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBITS
V.C.la
V.C.lb
o
FLUCFS AND SOILS MAPS
o
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-l
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.C.1 a
FLUCFCS MAP
D SUBJECT SITE
B FLUCCS LINE
I ,
o
I
200'
:1
~
FLUCCS
CODE FLUCCS DESIGNATION ACREAGE 0/0
121 SINGLE FAMILY HOME 9.00 22.16
321 PALMETTO 2.40 5.91
411 PINE FLAlWOODS 5.80 14.28
428 CABBAGE PALM 3.0 7.39
621 CYPRESS CANOPY WITH BRAZILIAN PEPPER 0.66 1.62
624D PINE, CYPRESS, CABAGE PALM - DRAINED 18.86 46.43
814 ROADS AND HIGHWAYS 0.81 1.99
8335 PUMP STATION 0.09 0.22
TOTAL 40.62 100.00
o
AERIAL PHOTOGRAPH COPYRIGHT
COWER COUNlY PROPERTY APPRAISERS OFFICE
AERIAL DATE: JANUARY 2008
1
ESTATES SHOPPING CENTER SUBDISTRICT
(>
EXHIBIT V.C.1b
SOilS MAP
D
B
SUBJECT SITE
:1
@
I , I I
0 200' 400'
SOILS LINE
DESCRIPTION
BOCA FINE SAND (21)
PINEDA FINESAND, LIMESTONE SUBSTRATUM (14)
ACREAGE
PERCENTAGE
6.57:1:
34.03:1:
16%
84%
TOTAL
40.6:1:
100%
(>
AERIAL PHOTOGRAPH COPYRIGHT
COLLIER COUNlY PROPERlY APPRAISERS OFFICE
AERIAL DATE: JANUARY 2008
EXHIBIT V.C.1 B
Page 1 of 5
":~!7r
. '.. ~ . ~r
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~..:..;-.;~u:t"
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(21) Boca Fine Sand- This nearly level, poorly drained soil is
on the flatwoods. Individual areas are elongated and irregular-
in shape and range from 20 to 350 acres. The slop~ is 0 to 2
percent.
()
Typically, the surface layer is very dark gray fine sand about 4
inches thick. The subsurface .layer is fine sand to a depth of
about 26 inches; the upper part is light gray and the lower part
is brown. The subsoil is dark grayish brown fine sandy loam to a
depth of about 30 inches. Limestone bedrock is at a depth of
about 30 inches.
In 95 percent of areas mapped as this soil, Boca and similar
soils make up 79 to 93 percent of the map unit. The
characteristics of Hallendale soil are similar.
Soils of dissimilar characteristics included in this map unit are
small areas of Pineda and Riviera, limestone substratum soils in
slough landscape positions. These soils make up about 7 to 21
percent of the unit.
The permeability of this soil is moderate. The available water
. capacity is very low. In most y~ars, under natural conditions,
the seasonal high water table is between 6 to 18 inches of the
surface of 1 to 6 months. In other months, the water table is
below 18 inches and recedes to a depth of more than 40 inches
during extended dry periods. Rarely is it above the surface.
Natural vegetation consists mostly of south Florida slash pine,
cabbage palm, sawpalmetto, waxmyrtle, chalky bluestem and
pineland threeawn.
o
This soil is poorly suited to. cultivated crops because of wetness
and droughtiness. The number of adapted crops is limited unless
very intensive management practices are followed. With good
water control and soil improving measures, the soil can be made
suitable form many fruit and vegetable crops. A water control
system-is needed to remove e~cess water in wet season and provide
water through subsurface irrigation in dry seasons. Row crops
should be rotated with cover crops. Seedbed preparation should
include bedding of the rows. Fertilizer and lime should be added
according to the need of the crops.
~.
With proper water control, the.soil is well suited to citrus.
Water control systems that maintain good drainage to an effective
depth are needed. Bedding the soil prior to planting provides
good surface and internal drainage and elevates the trees above
the seasonal high water table. A good grass cover crop betweC?TI-
the t::rees helps co protect tne soil from blowing when the trees
are young.
With good water control management, this soil is well suited to
pasture. A water control system .if;. I1eeq~d. to remove excess
water during the wet season. It . is>~el.l:;:i3:uited to pangolagrass,
. '."
o
EXHIBITV.C.1B
Page 2 of 5
".........
/"""',
===~-:_~_~'~",-' _~~~.,~, ,.,~'7.
bahiagrass and clover. Excellent pastures of grass or grass-
clover mixtures can be grown with good management. Regular
applications of fertilizers and controlled grazing are needed for
highest yields.
This soil is moderately suited for desirable range plant
production. The dominant forage is creepingbluestem, lopsided
indiangrass, pine 1 and threeawn and chalky bluestem. Management
practices should include deferred grazing and brush control.
This Boca soil is in the South Florida Flatwood range site.
This soil has severe iimitations for most urban uses because of
wetness. If this soil is used as septic tank absorption fields,
it should be mounded to maintain the system well above the
seasonal high water table. For recreational uses, this soil also
has severe limitations because of wetness, but with proper
drainage to remove excess surface water during wet periods, many
of these limitations can be overcome.
'This Boca soil is in capability subclass IIIw.
EXHIBIT V.C.1 B
Page 3 of 5
_" .......... _ .:::::::;=.~\: .....,..._ ~ .....::-:::;;:-::t;;_::-::;~::-2~:- ~~=-~__ ~'~:;~~'~-.:~3~:~~~~~=-1"'~"";1f~~C"';::"":"'~""'-~:i.;.;;!..:~;;.~:~~~:;'~~~1'~:';i;~"";'~~ .' '-~"-~....,...'~~-,...."'"'. .
In 95 percent of the areas mapped as HaJlandale fine
sand, Hallandale and similar soils make up 83 to 98
percent of the map unit. In the remaining areas, the
Hallandale soil makes up either a higher or lower
percentage of the mapped areas. The characteristics of
Boca and Jupiter soils are similar to those of the
Hallandale soil.
The dissimilar soils in this map unit are small areas of
Pineda and Riviera, limestone substratum, soils in
sloughs. These soils make up about 17 percent or less of
the unit.
The permeability of this soil is rapid. The available
water capacity is very low. Under natural conditions, the
seasonal high water table is between a depth of 6 to 18
inches for 1 to 6 months during most years. During the
other months, the water table is below a depth of 18
inches, and it recedes to a depth of more than 40 inches
during extended dry periods.
The natural vegetation consists of South Florida slash
pine, saw palmetto, creeping bluestem, chalky bluestem,
and pineland threeawn.
This soil is poorly suited to cultivated crops because of
the wetness and droughtiness. The number of adapted
crops is limited unless very intensive management
practices are used. With good water-control and soil-
improving measures, this soil is suitable for many fruit and
vegetable crops. A water-control system is needed to
remove excess water during wet seasons and to provide
water through subsurface irrigation during dry seasons.
Row crops should be rot~ted with cover crops. Seedbed
preparation should include bedding of the rows.
Applications of fertilizer and lime should be based on the
needs of the crops.
With proper water-control measures, the soil is well
suited to citrus. A water-control system that maintains
good drainage to an effective depth is needed. Planting on
raised beds provides good surface and internal drainage
and elevates the trees above the seasonal high water
table. Planting a good grass cover crop between the trees
helps to protect the soil from blowing when the trees are
younger.
With good water-control management, this soil is well
suited to pasture. A water-control system is needed to
remove excess water during the wet season. This soil is
well suited to pangolagrass, bahiagrass, and clover.
Excellent pastures of grass or a grass-clover mixture can
be grown with good management. Regular applications of
fertilizer and controlled grazing are needed for the highest
possible yields.
This soil is moderately suited to range. The dominant
forage consists of creeping bluestem, lopsided
indiangrass, pineland threeawn, and chalky bluestem.
Management practices should include deferred grazing
Soil Survey
i
~
and brush control. This Hallandale soil is in the South
Florida Flatwoods range site.
This soil has severe limitations for most urban uses
because of the shallow depth to bedrock and the wetness.
It has severe limitations for septic tank absorption fields
because of the depth to bedrock, wetness, and poor
filtration. If this soil is used as a septic tank absorption
field, it should be mounded to maintain the system well
above the seasonal high water table. For recreational
uses, this soil has severe limitations because of wetness,
the sandy texture, and the shallow depth to bedrock;
however, with proper drainage to remove excess surface
water during wet periods, some of these limitations can be
overcome.
This Hallandale soil is in capability subclass IVw.
14-Pineda fine sand, limestone substratum
This nearly level, poorly drained soil is in sloughs and
poorly defined drainageways. Individual areas are
elongated and irregular in shape, and they range from 20
to 300 acres in size. The slope is 0 to 2 percent.
Typically, the surface layer is dark grayish brown fine
sand about 4 inches thick. The subsurface layer is light
brownish gray fine sand to a depth of about 12 inches.
The subsoil extends to a depth of about 55 inches. The
upper part of the subsoil is brownish yellow and very pale
brown fine sand, the next part is grayish brown sandy clay
loam. and the lower part is light brownish gray and dark
grayish brown fine sandy loam. Limestone bedrock is at a
depth of about 55 inches.
In 95 percent of the areas mapped as Pineda fine sand,
limestone substratum, Pineda and similar soils make up
79 to 98 percent of the map unit. In the remaining areas,
the Pineda soil makes up either a higher or lower
percentage of the mapped areas. The characteristics of
Holopaw and Riviera, limestone substratum, soils are
similar to those of the Pineda soil.
The dissimilar soils in this map unit are small areas of
Boca, Hallandale, and Malabar soils in landscape
positions similar to those of the Pineda soil. These soils
make up about 11 percent of less of the unit.
The permeability of this soil is slow. The available water
capacity is low. Under natural conditions, the seasonal
high water table is within a depth of 12 inches for 3 to 6
months during most years. During the other months. the
water table is below a depth of 12 inches, and it recedes
to a depth of more than 40 inches during extended dry
periods. During periods of high rainfall, the soil is covered
by shallow, slowly moving water for about 7 days.
The natural vegetation consists of South Florida slash
pine, waxmyrtle, chalky bluestem, blue maidencane, and.
gulf muhly. .
EXHIBIT V.C.1 B
Page 4 of 5
.
."'" .
collier County Area, Florida
"........"
".........
This soil is poorly suited to cultivated crops because of
the wetness and droughtiness. VYith ~~od ~ater-control
and soil-improving measures, this salliS SUitable for many
fruit and vegetable crops. A water-control system is
needed to remove excess water during wet seasons and
to provide water through subsurface irrigation during dry
seasons. Row crops should be rotated with cover crops.
Seedbed preparation should include bedding of the rows.
APplications of fertilizer and lime should be based on the
needs of the crops.
With proper water-control measures, the soil is
moderately suited to citrus. A water-control system that
maintains good drainage to an effective depth is needed.
Planting on raised beds provides good surface and
internal drainage and elevates the trees above the
seasonal high water table. Planting a good grass cover
crop between the trees helps to protect the soil from
blowing when the trees are younger.
With good water-control management, this soil is well
suited to pasture. A water-control system is needed to
remove excess water during the wet season. This soil is
well suited to pangolagrass, bahiagrass, and clover.
Excellent pastures of grass or a grass-clover mixture can
be grown with good management. Regular applications of
fertilizer and controlled grazing are needed for the highest
possible yields.
This soil is well suited to range. The dominant forage
consists of blue maidencane, chalky bluestem, and
bluejoint panicum. Management practices should include
deferred grazing. This soil is in the Slough range site.
This soil has severe limitations for most urban uses
because of the high water table. It has severe limitations
for septic tank absorption fields because of the wetness,
slow percolation, and poor filtration. Building sites and
septic tank absorption fields should be mounded to
overcome these limitations. This soil also has severe
limitations for recreational development because of
wetness and the sandy texture. The problems associated
with wetness can be corrected by providing adequate
drainage and drainage outlets to control the high water
ta~le. The sandy texture can be overcome by adding
sUitable topsoil or by resurfacing the area.
This Pineda soil is in capability subclass IIIw.
15-Pomello fine sand
. This nearly level, moderately well drained soil is on low
~dges on f1atwoods. Individual areas are elongated and
I~egular in shape, and they range from 5 to 100 acres in
SIZ~. ~he slope is 0 to 2 percent.
. YPlcally, the surface layer is gray fine sand about 4
I~C~S thick. The subsurface layer is fine sand to a depth
~ ~ ~ut 35 inches. The upper part of the subsurface layer
Ig t gray, and the lower part is white. The subsoil is fine
.-....
sand to a depth of about 60 inches. The upper part of the
subsoil is black, the next part is dark brown, and the lower
part is brown. The substratum is light yellowish brown to
brown fine sand to a depth of about 80 inches.
In 95 percent of the areas mapped as Pomello fine
sand, Pomello and similar soils make up 85 to 98 percent
of the map unit. In the remaining areas, the Pomello soil
makes up either a higher or lower percentage of the
mapped areas.
The permeability of this soil is moderately rapid. The
available water capacity is low. Under natural conditions,
the seasonal high water table is at a depth of 24 to 42
inches for 1 to 5 months during most years. During the
other months, the water table is below a depth of 40
inches, and it recedes to a depth of more than 80 inches
during extended dry periods.
The natural vegetation consists mostly of oak, South
Florida slash pine, saw palmetto, cactus, chalky bluestem,
creeping bluestem, and pineland threeawn.
This soil is poorly suited to cultivated crops because of
the droughtiness. The number of adapted crops is limited
unless very intensive management practices are used.
With irrigation and soil-improving measures, this soil is
suitable for many fruit and vegetable crops. Row crops
should be rotated with cover crops. Applications of
fertilizer and lime should be based on the needs of the
crops.
With proper water-control measures, the soil is well
suited to citrus. A water-control system that maintains
good drainage to an effective depth is needed. Planting on
raised beds provides good surface and internal drainage
and elevates the trees above the seasonal high water
table. Planting a good grass cover crop between the trees
helps to protect the soil from blowing when the trees are
younger.
This soil is moderately suited to pasture. Pangolagrass
and bahiagrass are adapted species, but they produce fair
yields with good management. Regular applications of
fertilizer and controlled grazing are needed for the highest
possible yields.
This soil is poorly suited to range. The dominant forage
consists of creeping bluestem, lopsided indiangrass,
pineland threeawn, and chalky bluestem. The dense
growth of scrubby oaks, saw palmetto, and other shrubs
dominates the desirable forage. Management practices
should include deferred grazing and brush control.
Livestock usually do not use this range site, except for
protection and as dry bedding ground during the wet
seasons. This Pomello soil is in the Sand Pine Scrub
Range site.
This soil has moderate limitations for most urban uses
because of the wetness and droughtiness. It has severe
limitations for septic tank absorption fields because of
wetness and the poor filtration. If this soil is used as a
EXHIBIT V.C.1 B
Page 5 of 5
".........
,.-."
~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.C.2
LISTED SPECIES
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
~
LISTED SPECIES SURVEY
ESTATES SHOPPING CENTER SUBDISTRICT
(Previously known as The Village Common of Golden Gate Estates)
Collier County, Florida
,.-..,
OCTOBER 2006
Prepared By:
Collier Environmental Consultants, Inc.
3880 Estey Avenue
Naples, Florida 34104
(239) 263 - 2687
~
EXHIBIT V.C.2
Page 1 of 22
".........
! Introduction I Purpose
This report is an accmmt of a Listed Species Survey recently performed on an acre tract.
The parcel is located in Golden Gate Estates Collier County, Florida. Its purpose is to
identify and describe key habitats and report any listed species using the site that would
be at risk due to possible filture developmen.t actions on the site. This survey and report
are based on fieldwork performed dtu."ing September 2006.
II Site Description
The site consists of approximately 33.51 acres and is located in Section 9, Township 49,
Range 27; Collier County, Florida. The name of the project is The Village Common of
Golden Gate Estates. The site consists of two separate parcels.
See Exhibit # 1 - Location Map
The dominant forest types on these parcels are Pine! Cypress! Cabbage palm (624 D) and
Palmetto (321).
".........
The availability of good nmctional habitat has been restricted. The parcels are located
within a platted subdivision and at a very busy intersection. In addition, the parcels have
some exotics and the natural hydrological regime has been disrupted. This Threatened
and Endangered Species Survey placed an emphasis on surveying the pine flatwoods, this
habitat offers some of the best quality foraging and nesting areas onsite. It has been
noted that pine flatwoods are a prime habitat for the Red-Cockaded Woodpeckers and
Big Cypress Fox Squirrels. However, no RCW's were sighted or active cavity trees
found.
In total the site consists of approximately 33.51 acres. The following is how the acreage
figures breakdown.
FLUCCS CODE
0.91 acres
14.63 acres
2.37 acres
13.97 acres
1.63 acres
Cypress with Brazilian pepper
Single family home
Palmetto
Slash pine, Cypress. Cabbage pahn
Disturbed / Cabbage pahns
621/422
121
321
624(D)
740/428
See Exhibit #2 - FLUCCS Map
~
EXHIBIT V.C.2
Page 2 of 22
/
""
III
Threatened and Endanf!ered Species Survey
The required survey for a Threatened and Endangered Species Survey calls for a survey
covering 100 % of the site, at prescribed transect distances per site acreage. Such a
survey was conducted in September 2006. Established transects were oriented north -
south and east - west and superimposed on an aerial map of the site. These transects were
ground - located and walked by compass bearing. Early morning (0730 - 1000 ), mid-day
(1100 - 1500) and late-day (1500 - 1800) time periods were chosen to survey these
transects. This survey was conducted daily for approximately 20 hours. All possible
species of plants and animals listed by state and federal agencies were noted.
IV Results & Discussions
Listed Flora
Several species of plants that are listed by government agencies were found on this
property during the transect surveys and none of the onsite plants are considered as being
rare. Several species of Tillandsia were found. These plants are listed by the FDA as
endangered, primarily due to their commercial value.
Refer to Exhibit # 3
Cumulative Plant List
Listed Fauna
""
Refer to Exhibit # 4 - Wildlife Species Observed
Kev Suecies Discussion:
Red Cockaded Woodpeckers
Red-Cockaded woodpeckers are known to inhabit Pine Flatwoods. Observations were
keyed to searching for signs or calls of these animals. All mature pines were checked
along the transect routes. Particular attention was paid to the south and west faces of the
trees, as that seems to be the predominant location of cavity openings. No individuals or
cavity trees were identified during this survey.
Gopher Tortoise
This site does not offer suitable habitat for Gopher tortoise. Searches were keyed in the
best areas such as the pine-palmetto areas. However, no signs or burrows were identified
on the subject parcels.
~
EXHIBIT V.C.2
Page 3 of 22 2.
".........
Big Cypress Fox Squirrels
Big Cypress Fox Squirrels are known to use similar habitat as Red - Cockaded
Woodpeckers. Observations were keyed to searching for signs or calls of these animals,
such as leaf nests in canopy trees or the distinctive chattering ofterritorial squirrels.
Several chewed pinecones were found on site. However, only gray squirrels were
observed actively foraging. No Fox squirrels were identified on site during this survey.
Fox squirrels are known to inhabit Golden Gate Estates and surrounding areas.
Florida Panther
Several individuals have been identified several miles to the east of the project site No
individuals have been documented utilizing this project site or identified during this
survey. This species also has a large home range and is known to inhabit Golden Gate
Estates and surrounding areas. See Exhibit # 5
Florida Black Bear
No individuals were observed during this survey even though Black bears are known to
inhabit the general area. Special attention was for given for signs such as scraps, tracks
and scat. This mammal has a large home range and is known to inhabit Golden Gate
Estates and surrounding areas.
".........
Conclusions
Our survey found no listed species on this site. In fact, very little wildlife was noted
during the survey conducted over several days. Transects were walked on straight
compass bearings along a grid spaced at approximately 20 yards apart for the entire
parcel. Other transects were primarily meandering transects through areas of prime
habitat. All transects were walked at varying times from post-dawn & mid-day to pre-
sunset hours.
The pine, palmetto areas still have enough recognizable character to support foraging by
common small mammals and birds. Signs of small mammals such as rabbits, raccoons
were readily visible in these areas. Several species of songbirds were seen passing
through the.transect areas during this survey.
Several factors have contributed to the decline of this site. The site has relic plant
communities. The pine tlatwoods and the pinel cypress! cabbage palm areas give hints of
a greater past ability to support major populations of mammals and birds. The main factor
contributing to the decline of quality habitat is the surrounding developments. Several
single family homes are within the study area. In addition, the hydrological regime of this
site has also been severely altered. This study area is also located at a very busy
intersection. The high traffic patterns and the single family homes has affected the natural
".........
EXHIBIT V.C.2
Page 4 of 22 3
movement of mammals. I suspect that any small, medium and/or large mammal
movements would be at night.
During this survey no threatened and/or endangered species were identified vertebrates.
The only plant species identified was Tillandsia spp.
EXHIBIT V.C.2
Page 5 of 22
~
~
~
/f
~
Threatened. Endane.cred and Species of Special Concern
Present
Absent
Speci~
Black bear
Florida panther
Everglades mink
Big Cypress Fox squirrel
x
x
x
x
Indigo snake
American alligator
Gopher tortoise
Gopher Frog
x
x
x
x
~
Southeastern American kestrel
Red-Cockaded woodpecker
Florida Scrub Jay
Wood stork
Snail kite
Bald eagle
Limpkin
Osprey
White ibis
Tricolored heron
Snowy egret
Reddish egret
Little blue heron
x
x
x
x
x
x
x
x
x
x
x
x
x
~
EXHIBIT V.C.2
Page 6 of 22
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LOCATION MAPS
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EXHIBIT # 1
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EXHIBIT V.C.2
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..-....
EXHIBIT # 2
~.
EXHIBIT V.C.2
Page 10 of 22
I,
SFLrlON \. C 1
I . \ It I ., ru.r !I"f All ~ftOfi
III 1(',' 'I II ilf,ONS Of riOLDEN GA T[ E:SIA'fl:~..
;t, T! ,', ~ !-j ~- ,t' 'Ei-;:: \ <f- f~ t1.nF.::~~ ~ C BOlli.E.1 i ,,~c. J. ~;fj ',VlLcir..>> !jO\ll..CYI t~(l
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.........w:=--...-II:>:.:;-~~;"I
rr=:-I Ur ~. n FLUCCS
rC()~~;j r DESIGNATION
r =:~':-lli~' '~lngle Family Home
r :';~;'i " Pljlmetto
h II . . ,
I! ":~'tg:-:% I; Cypress CanoPlI wUh !3mzlhan Pellper Midstory (potentially JUrlsdlctlonel)
\: (;~,m t Pine/CYPi8ss/Cebbage Palm (drained), non-jurisdlcllOllal
I: '1'!8.t~f] II Dislurbed/Cabbage Palms
Ij==~r~'TOTAL -.-'
I,
~-----
EXHIBIT V.C.2
Page 11 of 22
o
o
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~
CUMULATIVE PLANT LIST
....--.
l----
EXHIBIT V.C.2
EXHIBIT # 3
Page 12 of 22
FLUCCS CODE AND VEGETATION INVENTORY
FLUCCS CODE
(Description)
Common Name
Scientific Name
Indicator Status
121
Single Family Homes
14.63 acres
1"""\
624D
Slash pine, Cypress, Cabbage palm
13.97 acres Upland
This is the largest natural habitat within this project. The species composition consists of
both wetland and upland plant species. The area does not meet the criteria as
Jurisdictional.
Slash pine
Cabbage palm
Cypress
palmetto
Laurel oak
Strangler fig
Myrsine
Beauty bush
Snowberry
Dahoon holly
Brazilian pepper
wax myrtle
Broom sedge
Caesar weed
Virginia creeper
Cat-briar
Poison ivy
Grape vine
Whitehead broom
Florida Trema
Chocolate weed
Pinus elliotti
Sabal palmetto
Taxodium spp.
Serona repens
Quercus laurifoZia
Ficus aurea
Myrsine jloridana
Callicarpa Americana
Chiococca alba
Ilex cassine
Schinus terebinthifolius
Myrica cerifera
Andropogon virginicus
Urena lobata
Ampelopsis quinquefolia
Smilax spp.
Toxicodendron radicans
Vitis rotundifolia
Spermacoce vertic illata
Trema spp.
Melochia corchorifolia
FACW
FAC
OBL
FACU
FACW
FAC
FAC
UPL
UPL
OBL
Exotic
FAC+
FAC-
FACU
FAC
FAC
FAC
FAC
FAC
FAC
FAC
Cp,D
M,C
Cp,O
G,C
Cp,O
M,O
M,C / G,C
M,O
G,D
M,O
M,C
M,O
G,O
G,O
G.O
G,C
G,O
G,D
G,C
M,O
G,C
~
621 / 422
Cypress - Brazilian pepper
0.91 acres
Transitional
TIns area may be considered jurisdictional wetlands. This area is located in Unit 111. The
area has been impacted by the lowering of the ground water table and by the neighboring
development. This is evident by the heavy coverage of Brazilian pepper and vines. The
area is vegetated with such species as:
Cypress
Taxodium spp.
OBL
EXHIBIT V.C.2
Cp,D
"-...,,
Page 13 of 22
~ Cabbage Palm Sabal palmetto FAC M,O
Brazilian pepper Schinus terebinthifolius Exotic M,D
Swamp fern Blechnum selTulatum FACW+ G,C
Grape vine Vitis rotundifolia FAC G,O
Poison ivy Toxicodendron radians FAC G,O
Smilax Smilax spp. FAC G,O
321 Palmetto
2.37 acres
Uplands
This area consists of a sparse Slash pine canopy with a palmetto understory. This habitat
is located in Unit 110. The area would be considered upland. The area is vegetated with a
variety of species. The following species were identified within this habitat.
Slash pine Pinus elliotti FACW Cp,D
Cabbage palm Sabal palmetto FAC M,C
Dahoon holly Ilex cassine OBL M,O
Palmetto Serona repens FACU G,C
Melaleuca Melaleuca quinquenervia Exotic Cp,D
Brazilian pepper Schinus terebinthifolius Exotic M,D
Winged Sumac Rhus copallina UPL M,O
Myrsine Myrsine floridana FAC M,C
Penny royal Piloblephis rigida UPL G,O
,-.., fetterbush Lyonia lucida FACW M,O
Gallberry Hex glabra FACW M,C
buckthorn Bunlelia reclinata FAC M,O
Florida trema Trema spp. FAC M,O
DewbelTies Rubus spp. FAC G,C
Broom sedge Andropogon virginicus FAC G,O
Beggers ticks Bidens alba FACW G,O
Ragweed Ambrosia artemissiifolia FACU G,C
Grape vine Vitis rotundifolia FAC G,D
Poison ivy Toxicodendron radians FAC G,O
Smilax Smilax spp. FAC G,C
snowberry Chiococca parvifolia UPL G,O
740!428 Disturbed! Cabbage palms 1.63 acres Upland
This area is in Unit 110. The area has a dense carpet of Grape vine. This area would be
considered upland.
Cabbage palm
Brazilian pepper
Winged Sumac
Sabal palmetto
Schinus terebinthifolius
Rhus copallina
FAC
Exotic
UPL
M,C
M,D
M,O
,-..,
EXHIBIT V.C.2
Page 14 of 22
Myrsine
Grape vine
Poison ivy
Smilax
Myrsine floridana
Vitis rotundifolia
Toxicodendron radians
Smilax spp.
FAC
FAC
FAC
FAC
ABREVIATIONS - Canopy (Cp), Midstory (M), Ground Cover (G)
Dominant (D), Common (C), Occasional (0)
INDICATOR STATUS - Obligate (OBL), Facultative wet plants (FACW),
Facultative plants (F AC), Upland (UPL)
EXHIBIT V,C,2
M,C
G,D
G,O
G,C
Page 15 of 22
r-'\,
~
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,-.."
WILDLIFE SPECIES OBSERVED
".........
EXHIBIT # 4
,.-.."
EXHIBIT V.C,2
Page 16 of 22
WILDLIFE SPECIES OBSERVED
Common Name
Amphibian & Reutiles:
Six-lined racerunner
Brown anole
Black racer
Florida Box turtle
Birds:
Dove- ground
Dove- mourning
Copper Hawk
Vulture, turkey
Vulture, Black
Pileated woodpecker
Northern flicker
Crow, American
Boat-tailed Grackle
Common grackle
Bluejay
Carolina wren
Northern mockingbird
Cardinal
Chuck-will's widow
Common nighthawk
Mammals:
GIliy squirrel
Raccoon
Hispid cotton rat
Nine-banded armadillo
Eastern cottontail
Feral cat
fu!ecies
Cnemidophorus sexlineatus
Allolis sagrei
Columber constrictor
Terrepene carolina bauri
Columbina passerina
Zenaida macroura
Accipiter cooperii
Cathartes aura
Coragvosatratus
Dryocopus pileatus
Colaptes auratus
Corvus brachyrhynchos
Ouiscalus maior
Quiscalus quiscula
Cyanocitta cristata
Thrvothorus ludovicianus
Miffius polyglottos
Richmondena cardinalis
Capriffiulgus carolinensis
Chordeiles minor
Sciurus carolinensis
Procyon lotor
Sigmodon hispidus
Dasypus novemcinctu
Sylvialagus floridanus
Felis domestica
EXHIBIT V.C,2
""
Status
~
~
Page 17 of 22
~
Suspected Listed Species per FLUCCS CODE
These species are known to be found within these FLUCCS codes. It should be noted that
there were none directly observed. However, they are suspected and potentially can
inhabit these biological communities.
411
Eastern Indigo
Gopher tOlioise
Gopher frog
Red-rat snake
Florida pine snake
Southeastern kestrel
Red cockaded woodpecker
Fox squirrel
Black bear
Panther
~
Fakahatchee burmannia
Stain leaf
Paw-paw
Florida coontie
624.621
Black bear
Panther
Tri-color heron
Snowy egret
Little blue heron
Limpkin
Wild Pines- Tillandsia spp.
Stiff - leaved
Recurved
wired-leaved
Butterfly orchid
~
EXHIBIT V.C.2
Page 18 of 22
""
PANTHER HABITAT MAP
r'\
EXHIBIT # 5
~.
EXHIBIT V.C,2
Page 19 of 22
MERIT Panther Habitat Excluding Rural Lands
z
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"
EXHIBIT V.C.2
Page 20 of 22
ADDENDUM
.
On September 2006 a Listed Species Survey was conducted at a 33.51-acre site called
The Villages Common of Golden Gate Estates, The site is located in Section 9, Township
49 Range 27. The site is located on the north side of Golden Gate Blvd and west of
Wilson Blvd.
Since the original Listed Species survey was conducted two additional single-family
parcels were added, The total acreage site is now 40.62 acres, As requested by Collier
County Environmental staff on May 2,4 and 5, 2009 a brief assessment for listed species
was conducted on the additional acreage. The following outlines our findings:
On May 2, 4 and 5 of 2009 Collier Environmental Consultants examined the addition
acreage, The additional acreage consists of two platted single-family Golden Gate Estate
lots. Both lots have single-family residences on site. One site parallels 3rd Street NW and
the other is perpendicular to 151 Street NW and Golden Gate Blvd.
The parcel along 1 sl Street NW has been pmiially cleared and has a high privacy fence
along the entire perimeter of the parceL This fence limited this survey and limits
movement of any large mammals on this subject parcel. The parcel along 3rd St NW still
has some native habitat in front and behind the single-family structure. This habitat is
also contiguous to other native habitat.
During this survey there was a lot of high traffic noise and human disturbance. Both
corners m'e a high traffic area, The heavy traffic patterns and associate noise has a
limiting factor on this parcel as suitable habitat In is our conclusion that any mammal
movement within these pm'cels probably occurs at night The main vertebrates
encountered were birds traversing the subject parcel.
.
Our survey found no listed vertebrate species on site, Our survey did find a few
Tillandsia 's on site.
Amphibian & Reptiles:
Brown anole
Anolis sagrei
Birds:
Dove- ground
Dove- mourning
Ringed Turtle Dove
mockingbird
Northern flicker
Crow, American
Conunon grackle
Bluejay
Gray catbird
Cardinal
Columbina passerina
Zenaida macroura
Streptopelia risoria
Mimus polvglottos
Colaptes auratus
Corvus brachyrhvnchos
Ouiscalus quiscula
Cyanocitta cristata
Dumetella carolinensis
Richmondena cardinalis
.
EXHIBIT V.C.2
Page 21 of 22
o
o
o
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.C.1a
FLUCFCS MAP
D SUBJECT SITE
~ FLUCCS UNE
I,
o
I I
200' 400'
FLUCCS
CODE FLUCCS DESIGNATION ACREAGE %
121 SINGLE FAMILY HOME 9.00 22.16
321 PALMETTO 2.40 5.91
411 PINE FLATWOODS 5.80 14.28
428 CABBAGE PALM 3.0 7.39
621 CYPRESS CANOPY WITH BRAZIUAN PEPPER 0.66 1.62
624D PINE, CYPRESS, CABAGE PALM - DRAINED 18.86 46.43
814 ROADS AND HIGHWAYS 0.81 1.99
8335 PUMP STATION 0.09 0.22
TOTAL 40.62 100.00
AERIAL PHOTOGRAPH COPYRIGHT
COWER COUNlY PROPERlY APPRAISERS OFFICE
AERlA1. . DATE: JANUARY 2008
EXHIBIT V,C,2
Page 22 of 22
~
~
~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.C.3
HISTORICAL / ARCHAEOLOGICAL PROBABILTY
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Page 1 of 1
Sharon Umpenhour
".........
From: Marco Espinar [marcoe@prodigy.net]
Sent: Thursday, August 06, 2009 11 :00 AM
To: Bailey Erin
Cc: Sharon Umpenhour
SUbject: Historical/Archaelogical Search
Good Morning Erin,
I need an archaelogical 1 historical search for Section 4, Township 49, Range 27 in Collier County. I
have a project 41 ac+l- in the south east comer of the section. Can you please send me a letter and map
of your records.
Thank You
Marco Espinar
Collier Environmental Consultants Inc.
".........
~
CP-2008-1
8/6/2009
Page 1 of?
EXHIBIT V.C,3
~
. This record search is for informational purposes only and does NOT constitute a
I · project review. This search only identifies resources recorded at the Florida Master
Site File and does NOT provide project approval from the Division of Historical
Resources. Contact the Compliance and Review Section of the Division of Historical
Resources at 850-245-6333 for project review information.
August 6, 2009
~Florida
.Master
Ii Site -
kim, File.
Marco Espinar
Collier Environmental Consultants, Inc.
3880 Estey Ave.
Naples, FL 34104
Email: marcoe@prodigy.net
In response to your inquiry of August 6, 2009 the Florida Master Site File lists no previously recorded
cultural resources in the following parcel of Collier County:
T49S, R27E, Section 4
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 ofthe
Division of Historical Resources at 850-245-6333.
Please do not hesitate to contact us if you have any questions regarding the results of this search.
Sincerely,
- ,/' ----, ,
(. /c .' / ... ~ Co /'
~ht'/U./;7aL(~7. -
u",> ." L_-~ L---,-~--.
Erin Michelle Bailey
Archaeological Data Analyst
Florida Master Site File
,.-..
500 South Bronough Street. Tallahassee, FL 32399-0250 · www.flheritage.comlpreservationlsitefile
850-245-6440 ph I 850-245-6439 fax I SiteFile@dos.state.fl.us
CP-2008-1 Page 2 of 7 EXHIBIT V.C.3
RECEIVED
AUG f 2 2009
9. <Brady Minor
& Associates, p.A.
r-...
FLORIDA DEPARTMENT OF STATE
Kurt S. Browning
Secretary of State .
DMSION OF HISTORICAL RESOURCES
August 7, 2009
Mr. Marco Espinar
Collier Environmental Consultants, Inc.
3880 Estey Avenue
Naples, Florida 34104
Re: Cultural Resource Assessment Request for Estate Shopping Center
Proposed Amendment to the Collier County Growth Management Plan
44 Acres in Section 04, T49S-R27E, Collier County
DHR Project File No. 2009-4448; 2006-1916
Dear Mr. Espinar:
According to this agency's responsibilities under Sedicms 163.3177 and 163.3178,Fldritltl>i .....
Statutes, Chapter 9J-5, Florida Administrative Code,artd;any appropriate local ordinaric~/We..
reviewed the proposed potential comprehensive plan amendment. .... ...
r-...
. ',-.'", .
. - . '. .
.. .
. . ' . . '. . . .
. ",--,-,",
This agency reviewed a slightly smaller versibrtofthis proposed project in 2006. Attfuitti.Irie~:..
we were concerned that while there were no rE!<;orded sites within the project patcel,nor was...
the parcel within the Collier County archaeological high probability area, if any hartfwood.
hammocks were present or had been present, there would be a good probability fOiunt~of.(ied
archaeological resources. Because of the potential for archaeological resources, weS'ugge$ted
that the property be subjected to a cuIturalresourc;e assessment survey. ..... . ...... ... ...
. :"\'..::'-~<:.~,:;;:~:~"f/'::::":;::::':': ::.:-
- _.AfteJ:.ou:rC()n:unen1;Sjbadi~seri.i.t6;~~pJiC~f\t~<il-ii~~~~&t;;ad~lihl~;ili,fff;:;;ij;:c';i&L~._. ~._.
information that there were no hardwC?Od hammocks on the property, and that the pf()perty
had been subjected to "impacts fr()m...contirtuedusebythelWIlleless andrecrealiQJ:@,:y~~
riders." Buried resources .shbtiidnotbegreatly'disfulbe'dbyh6rneless peopleorJe<fi~p.~.;<. .... ...
vehicle riders, but if there,arenohaIrintocks, the like:t.ih00<i9fSigroIicant archaeologkaJ.' <<>> ........ . .
resources being present is low. .
Based on the additional information received that there are rtohammock areas on this property;
it is the opinion of this office that the proposed prOject will have no effect on historic properties.
listed, or eligible for listing in the National Register of Historic Places, or otherwise of histoncaIor
archaeological value. .
500 S. Bronougb Street. Tallabassee, FL32399;.o250 . http://www.Dheritage.oom
CJ Director's Office CJ .An:haeological ResearC'h " Historic PreseJvation
(850) 245-6300 . FAX: 245-6436 (850) 245-6444 . FAX: 245-6452 (850) 245-:6333 · FAX: 245-6437
,
r"
CP-2008-1
Page 3 of 7
EXHIBIT V.C.3
,-....."
~
~
"
EXHIBIT V.C,3
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.C.3
HISTORICAll ARCHAEOLOGICAL PROBABILITY MAP
~
RNG 271 RNG 28
TWP 48
TWP 49
-- 1
3 2 1
Golden Gate Blvd
9 10 I 11 12 I
SUBJECT PROPERTY
40.62+/- ACRES
"'C
2:
cc
In
C1J
"'C
I'tI
-
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.
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1" z 4300'
NORTH
~
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.
5
I
tr
3
2.
Study
Area
4414
TWP 49
TWP 50
-
.... .. (.UUaA'I'lIII AU.IY)
~
10
It
,. i
.,
LEGEND
fZX2X] PREVIOUSLY SURVEYED AREA
INDIc.uES AREAS OF HISTORlCALI ARCHAEOLOGICAL PROBABIlITY
'* INDICATES HISTORIC STRUCTURE (NOT TO SCAlE)
. INDICATES ARCHAEOLOGICAL SITE (NOT TO SCALE)
BELLE MEADE NE QUADRANGLE ~
AREAS OF HISTORICAL/ARCHAEOLOGICAL PROBABIUTY
@)
--. ---~-----...-
CP-2008-1
Page 5 of 7
EXHIBIT V.C.'.f
~.
()....
.~'.~." J
'''"'
r--...
~....
.
r--...
USGS BELLE MEADE NE:
DATA SHEET
General Description: This quadrangle is situated in the Flatwoods Zone in the central portion of
Collier County. The land can be descnood as predominantly freshwater marshland with
occasional areas of pine flatwoods. Curry Island and Big Corkscrew Island lie in the extreme
northern portion of the quadrangle. SR 84 (Everglades Parkway/Alligator Alley) runs east-west
through the southern half of the map area. The southeastern comer of the quadrangle is
contained within the Golden Gate State Forest. The eastern and northern thirds of the quadrangle
are part of the Golden Gate Estates development with Golden Gate Boulevard and Everglades
Boulevard serving as the main avenues. These areas have been ditched and drained and access
roads built in a grid pattern.
It should be noted that a majority of this quadrangle is not divided into Sections within Township
49 South, Range 27 and 28 East. Thus, locational data, particularly soil type distribution, is not
easy to evaluate.
Previous Work: Several professional historical/archaeological survey have been undertaken
within this quadrangle. One was performed for the Ford Vehicle Evaluation Facility (#4414 -
ACI 1995), and no sites were discovered. In addition, the 1991 AHC survey targeted and
investigated selected locales within this quadrangle and recorded one site (8CR729). In 1994,
Weisman and Newman (#4013) conducted a reconnaissance of the Golden Gate State Forest, but
recorded no sites. The other recorded sites within this quadrangle were reported by John Beriault
and other local archaeologists (FSF).
Previously Recorded/Reported Sites: There are seven reported archaeological sites within this
quadrangle. They are all black dirt middens; however, 8CR741 may have also been a Seminole
campsite. The location of each site is depicted on the Probability Maps.
DiscussionfReconnnendations: In general, much of the area is a broad, level expanse of wetlands.
Potential site locations (probability zones) identified by the predictive model are shaded. These
conform to the margins of Curry Island (Beriault, personal communication) or slightly elevated
areas of hammock or pine vegetation with rapid internal drainage.
All shaded areas on the Probability Map are recommended for professional archaeological survey.
In addition, all previously recorded archaeological sites should be relocated and assessed as per
their condition and significance.
CP-2008-1
Page 6 of 7
EXHIBIT V.C.3
USGS BELLE MEADE NE:
Site No.
CR00183
CR00184
CR00185
CR00693
CR00729
CR00741
CR00780
CP-2008-1
Site Name
Conch
Deer Leg
Lily
Trema
Lone Fallen Oak
Garden Grove
Kyle
Page 7 of 7
SITE INVENTORY SHEET
Type(s)
Comments
A
A
A
A
A
A,I
A
EXHIBIT V.C.3
(
~
c
".........
(j
".........
~
~
~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.D.S
COMMERCIAL NEEDS ANALYSIS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
".........
Estates Shopping Center Sub district
Commercial Needs Analysis
April 15, 2008
Revised and Updated 8-25-09
Prepared for
".........
Mr. Rich Yovanovich, Esq.
Goodlette Coleman, Johnson, Yovanovich & 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
~
Page 1 of 71
EXHIBIT V.D.5
~
Table of Contents
Executive Summary..................................................................................... ........................... ..... 3
(Rest of Page Left Intentionally Blank)....... ...................................................... ............ ................ 7
1.0 Introduction........................................................................................................................ 8
1 .1 Purpose. . . .. . .. . . .. .. . . . . . . .. . . . . . . . . .. . . .. . .. .. . . .. . . . . . . . . . .. . .. . .. . . . . . . .. . . . .. .. . . . . . . . . .. .. . . .. . . . . .. . .. .. . . . .. . .. .. .... 8
1.2 Overview of Needs Analysis....................................................................................... 8
1.3 Definition of the Market Area and Target Population .................................................. 9
1.4 Analysis Process............................................................................................ .......... 13
2.0 The Supply of Commercial Space............................................................... .................... 14
2.1 Estates Shopping Center Sub district's Market ........................................................ 14
2.2 Additions to Supply from the Development of Receiving Lands ................................ 16
2.3 Functional Utility of the Project site. ................. ..... ............ ............. ........................... 17
2.4 Functional Utility of the competing sites... ............. ............ ............ ............ ................ 18
3.0 Analysis of the Need for the Proposed Amendments to the FLUM ................................. 19
3.1 Overview.................................................................................................................. 19
3.2 Commercial Demand and the Allocation Ratio ......................................................... 19
3.3 Impact of the Proposed Land Use Plan Amendment................................................. 23
4.0 Commercial-Office Uses.................................................................................................. 24
5.0 Conclusions................................................................................................................ .... 27
APPENDIX 1 ...................................... ............................... ......................................................... 28
APPENDIX 2............................. ................................................................................................. 36
APPENDIX 3............................. ................................................................................... .............. 37
r---...
r---...
Estates Shopping Center Subdistrict
Commercial Needs Analysis
2
Page 2 of 71
EXHIBIT V.D.5
Executive Summary
".........
o Crown Management Services, Inc. ("Client") is proposing an amendment to the Golden
Gate Area Master Plan ("Plan"). The proposal is for mixed use development including a
commercial office and retail component on a 41 +/- acre site located at the Northwest
corner of Golden Gate Boulevard and Wilson Boulevard ("Project") in the Golden Gate
Estates Area of Collier County ("County"). The Client has engaged Fishkind and
Associates, Inc. ("Consultant") to prepare commercial needs analysis.
o In the context of amending the adopted Plan, the applicant must demonstrate the need to
amend the plan. Typically, this takes the form of a comparison of:
· The supply of existing, vacant, and potential land/square footage planned for
various commercial uses;
· The demand for commercial land/square footage based on projected households
in the market
o Based on the current character of the region and proposed commercial development, the
Consultant has analyzed the need for additional neighborhood and community retail ~
development within a custom 10-minute drive time market surrounding the Project. This
trade area will be referred to throughout this report as the Custom Trade Area.
o The metric utilized for the comparison of supply-to-demand is the allocation ratio.
· The allocation ratio (supply/demand) measures the amount of additional acreage
required in relation to directly utilized acreage. The additional acreage is required
in order to assure proper market functioning in the sale, usage and allocation of
land. The likelihood that certain lands will not be placed on the market for sale
during the forecast horizon, or may be subject to future environmental or other
constraints must be accounted for. Thus, the lands allocated in the FLUM should
be considerably greater than those that will actually be used or developed. The
Consultant believes that to ensure proper flexibility in the Plan, this area should
have a commercial allocation ratio of approximately 2.0 for the short-term.
o Summary results of the retail needs analysis are shown in Table E1 below.
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
3
Page 3 of 71
EXHIBIT V.D.5
~
Table E1. Demand for Commercial Sq. Ft.
General Commercial 2008 2010
2020
2030
Market Retail Demand (sq. ft) 119,100 131,190 174,964 200,340
Existing Supply Net GLA (sq.ft) 94,506 94,506 94,506 94,506
Vacant Commerical 14,701 14,701 14,701 14,701
Total Supply 109,207 109,207 109,207 109,207
Allocation Ratio SupplylDemand 0.92 0.83 0.62 0.55
FLUM Potential Supply 70,699 70,699 70,699 70,699
Total Supply w/FLUM Potential 179,906 179,906 179,906 179,906
Allocation Ratio SupplylDemand w/FLUM Potential 1.51 1.37 1.03 0.90
o Table E1 above indicates that currently the retail allocation is substantially below the
minimum desired level of 2.0. By 2030, the allocation ratio is expected to drop to 0.90,
which supports good planning and economic policy to have a sufficiently high ratio to
accommodate the expected demand in a meaningful fashion. As the situation currently
stands, the lack of available retail choices creates a substantial impediment to proper
market functioning. This market area can expect to increasingly experience:
,,-......
· Significantly higher than average travel costs for residents;
· Impacted roadway networks needing higher than average operating and
capital improvements; of which the burden of financing is apportioned
County-wide;
· Upward pressure on commercial land prices due to artificial restriction of
supply;
· Downward pressure on residential land prices due to a lack of support
facilities.
o Based on this analysis, there is a clear and compelling case for adding additional land
with neighborhood and community commercial use to this market. Any ratio less than 2.0
justifies the addition of land to the inventory of the market.
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
4
Page 4 of 71
EXHIBIT V.D.5
Table E2. Demand for Commercial Sq. Ft. with Inclusion of Project
~
General Commercial 2008 2010 2020 2030
Market Retail Demand (sq.ft) 119,100 131,190 174,964 200,340
Supply Net GLA (sq.ft) 109,207 109,207 109,207 109,207
Proposed Project Max Retail (sq.ft) 0 225,000 225,000 225,000
Allocation Ratio Supply/Demand 0.92 2.55 1.91 1.67
FLUM Potential Supply 70,699 70,699 70,699 70,699
Total Supply w/FLUM Potential 179,906 404,906 404,906 404,906
Allocation Ratio SupplylDemand w/FLUM Potential 1.51 3.09 2.31 2.02
o In 2010, the additional land increases the allocation ratio from 1.37 to 3.09. An allocation
ratio of 3.09 provides a sufficient degree of flexibility for this market to meet future
demand. It also would provide for sufficient supply as to limit the future applications for
similar centers in the central Golden Gate Area, thus reducing the potential for
commercial sprawl. The allocation ratios are more than reasonable with the inclusion of
the Project in the FLUM.
~
o Based on this analysis, there are insufficient lands designated for commercial uses in the
market or the lands are not expected to be developed within the planning horizon of
2030. The under-allocation of suitable commercial land supports the need for the
additional retail acreage proposed by the applicant.
o Community and Neighborhood centers which are grocery anchored are most common as
they provide goods and services to support a general trade area. Since the grocery use is
the main catalyst and attraction to the center, grocery tenants pay significantly less in
annual rent. In order for a developer to make the project financially and economically
feasible, local tenant rents provides for the majority of the income to the owner therefore
allowing sufficient cash flow for development financing.
o Based on the economics of typical grocery anchored centers, it is not financially feasible
to assume a grocery store can be a self sufficient facility on the site. As evidenced by the
closure of several stand alone groceries, i.e. Albertsons on the Northeast Corner of
Immokalee Road and Livingston Road and the Albertsons in Ft Myers. Considering the
lack of standalone stores, and the fact they are not being developed more readily due to
high land cost, it is unreasonable to assume this area can financially and economically
support a standalone grocer. Also due to the limited services in the area, a grocery
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
5
Page 5 of 71
EXHIBIT V.D.5
cannot provide all the goods and services needed nor would the market expect one
~ provider, they would expect a choice.
o The Consultant has analyzed the demand for new office space in the County, on a per
capita basis, as well as the implied need for additional office acreage within the custom
trade area surrounding the Project site.
o Using records provided by the Collier County Property Appraiser's office and information
from the Collier County Comprehensive Planning Department and County Clerk's Office
the Consultant has determined there are 156,940 potential square feet of office space
within the custom trade area surrounding the Project.
o Also using updated records from the Collier County Property Appraiser's Office, the
Consultant has determined that, on average, the County needs 14.7 Sq. Ft. of office
space per person.
o Table E3 below shows the Consultant's population forecast for the market surrounding
the Project. Additionally, Table E3 indicates the office needs associated with these
historic and forecast population levels.
.~
Table E3. Historic & Forecast Population for Custom Trade Area
W.th tth P dAd t
I ou e ropose men men
Per Capita Total Offi ce Allocation
Year Population Office Need Office Need Sqft Supplied Ratio
Population (1990) 2,539 14.7 37,384 156,940 4.20
Population (2000) 8,224 14.7 121,090 156,940 1.30
Population (2008) 12,415 14.7 182,798 156,940 0.86
Population (2013) 15,173 14.7 223,406 156,940 0.70
Population (2020) 16,499 14,7 242,936 156,940 0.65
Population (2030) 17,379 14,7 255,887 156,940 0.61
o According to the Consultant's analysis there is an immediate need for office uses in the
custom trade area surrounding the Project. Unless the proposed amendment is added to
the FLUM, by 2030 the allocation ratio for office land is expected to drop to 0..61. There
is insufficient land within this market designated for office use or potentially available for
office use, which reduces the amount of sufficient choices for a developer to
accommodate the demand.
o Based on the map located in Appendix 2, we can see the central and southeastern units
of Golden Gate Estates would not be served at all would it not be for this project. It is our
opinion there is sufficient current need for additional retail and office uses and the
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
6
Page 6 of 71
EXHIBIT V.D.5
demand will continue to grow at a rate higher than supply due to the affordability and
availability of land in this area.
(Rest of Page Left Intentionally Blank)
Estates Shopping Center Subdistrict
Commercial Needs Analysis
7
Page 7 of 71
EXHIBIT V.D.5
".........
".........
/"""...
~ REVISED AND UPDATED
Estates Shopping Center Subdistrict Project
Commercial Needs Analysis
(August 25, 2009)
1.0 Introduction
1.1
Purpose
The purpose of this report is to present a commercial needs analysis for the proposed
change to Collier County's Golden Gate Area Master Plan ("Plan"). Crown
Management Services, Inc. ("Client") is proposing an amendment to the Golden Gate
Area Master Plan ("Plan"). The proposal is for mixed use development including a
commercial office and retail component on a 41 +/- acre site located at the Northwest
corner of Golden Gate Boulevard and Wilson Boulevard ("Project") in the Golden Gate
Estates Area of Collier County ("County"). The Client has engaged Fishkind and
Associates, Inc. ("Consultant") to prepare commercial needs analysis.
1.2 Overview of Needs Analysis
~ In the context of amending the adopted Plan the applicant must demonstrate the need
to amend the plan. Typically, this takes the form of a comparison of:
o The supply of existing land/square footage currently planned for various
commercial uses
o The demand for land/square footage based on projected population in the market
Historically, these comparisons have focused their studies County-wide. This
analysis studies the market for commercial retail demand around the project and
portions of the County within a custom trade area based on driving distances from the
site and adjacent areas unserved by retail uses. There are two related reasons for
this type of analysis.
First, consumers are assumed to maXimize benefit over all goods and services
consumed subject to their income. This type of analysis requires that travel costs are
either explicitly or implicitly accounted for during the consideration of the consumers'
income constraint. This analysis requires the Consultant to narrow the scope of the
analysis from the county level down to a local market level.
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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EXHIBIT V.D.5
Second, the Consultant considers whether the choice of location is a Pareto
improvement for consumers. (Pareto improvement means that no consumers are ,,-......
made worse off, and at least one is made better off.) That is, the Consultant asks the
question whether additional retail space makes at least one local market better off,
without reducing the welfare of all others. An analysis of commercial retail space over
the whole of a county may lead to the wrong conclusion of where to develop new
space. That is, the county as a whole may appear to need more retail space to
support the aggregate level of demand generated by its residents. With many
County-wide choices of commercially-zoned lands available, the development of one
site over another may lead to an over supply in one location and an under supply in
another. This is precisely the outcome the County wants to avoid.
Therefore:
o By narrowing the focus of this study to the local market, the Consultant
determines if this market has a need for additional retail space;
o The Consultant can replicate a competitive outcome, and ensure that the welfare
of all other local markets is improved or unchanged.
1.3 Definition of the Market Area and Target Population
According to the Urban land Institute 1,
~
"A neighborhood center's typical size is about 60,000 square feet of
gross leasable area, but in practice, it may range from 30,000 to 100,000
or more square feet." Neighborhood centers sell convenience goods,
groceries and personal services to the immediate neighborhood
community. The typical market area for a neighborhood center is a 10-
minute drive time.
"A community center's typical size is about 150,000 square feet of gross
leasable area, but in practice, it may range from 100,000 to 500,000 or
more square feet. Centers that fit the general profile of a community
center but contain more than 250,000 square feet are classified as super
community centers." Community centers sell a wider range of products
that includes apparel, hardware and appliances. The typical market area
for a community retail center is a 20-minute drive time.
1 Beyard, Michael D., W. Paul O'Mara, et al. Shopping Center Development Handbook. Third Edition. Washington,
D.C.: ULI-the Urban Land Institute, 1999. p.ll
~
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Page 9 of 71
EXHIBIT V.D.5
~
Utilizing the above information as a guide, the proposed retail component of the
Project is classified as a hybrid combination of both neighborhood and community
serving.
Community and Neighborhood centers which are grocery anchored are most common
as they provide goods and services to support a general trade area. Since the grocery
use is the main catalyst and attraction to the center, grocery tenants pay significantly
less in annual rent. In order for a developer to make the project financially and
economically feasible, local tenant rents provide for the majority of the income to the
owner therefore allowing sufficient cash flow for development financing.
Based on the economics of typical grocery anchored centers, it is not financially
feasible to assume a grocery store can be a self sufficient facility on the site. As
evidenced by the closure of several stand alone groceries, ie Albertsons on the
Northeast Corner of Immokalee Road and Livingston Road and the Albertsons in Ft
Myers. Considering the lack of standalone stores, and the fact they are not being
developed more readily due to high land cost, it is unreasonable to assume this area
can financially and economically support a standalone grocer. Also due to the limited
services in the area, a grocery cannot provide all the goods and services needed nor
would the market expect one provider, they would expect a choice.
..--.
The project is proposed for 225,000 square feet of commercial retail space of which
some of the ancillary supportive uses will be office in nature. These office uses desire
a retail exposure, however do not impact the parking as heavily as more traditional
retail uses might.
These uses may include offices for real estate, insurance and mortgage companies,
banks, governmental offices, federal, state and local, securities firms, etc. The
inclusion of some office uses in this area will help to further support the area.
The Consultant concurs with County Staffs assessment that analysis of a 10-minute
drive time market area surrounding the Project would be instructive in terms of
determining the need for additional retail development. This is because the region
surrounding the Project is generally rural in nature with a limited transportation
network.
..--.,
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 10 of 71
EXHIBIT V.D.5
Located below, is a map showing the 10-minute drive time with the addition of those
sections of Golden Gate Estates located south of Golden Gate Blvd, hereafter called
the "Custom Trade Area". The map also illustrates 3-mile trade area buffers
surrounding the existing center at Vanderbilt Beach Road and Collier Blvd to the west,
and the planned centers at Immokalee Road and Orange Blossom and at Big
Cypress, to the north and north east respectively. As we can see from this map, the
Estates Shopping Center Sub District serves the Central and southeastern units of
Golden Gate Estates which cannot be effectively served by any other areas.
r""....
(Rest of Page Left Intentionally Blank)
.~
r""....
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EXHIBIT V.D.5
~
~
~
ESTATES SHOPPING CENTER SUBDISTRICT
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Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 12 of 71
EXHIBIT V.D.5
Although the Project is classified as a community center with a 20-minute drive time market
area per the ULI guidelines above, the "Custom Trade Area" will be utilized for this analysis ~
due to the rural nature and limited roadway network of Golden Gate Estates. This Custom
Trade Area consists of a 10-minute drive time surrounding the site and the addition of the
units of Golden Gate Estates located along Everglades Blvd south of Golden Gate Blvd. The
proposed center falls within the threshold of community serving centers and will sell a wider
range of goods than a neighborhood center, therefore the Consultant has accounted for a
portion of the trade area's community center expenditures in addition to neighborhood
expenditures.
Therefore, the need for additional retail development is based on an analysis of:
o A 10-minute drive-time with the additional southeast GGE units market
surrounding the Project; "Custom Trade Area"
o The "Custom Trade Areas" need for additional nei~hborhood goods and
services and a portion of community goods and services .
Estimates of existing and projected housing units and households for the Custom Trade
Area are provided for years 2008, 2010, 2020 and 2030 in Table 3. These figures were
estimated using parcel data from the Property Appraiser and occupancy rates for the trade
area from I-Site, Census-based Demographics package.
~
1.4 Analysis Process
The process of determining the need for additional retail land is a four-step process,
as outlined below.
o Inventory existing supply of commercial space in the market area;
o Inventory vacant commercial space and parcels designated as having the potential
for commercial space by the Future Land Use Map (FLUM);
o Project future housing units/lhouseholds to determine future commercial land
needs and compare against commercial land allocation ratios;
o Determine impact of the Project's proposed commercial land on land allocation
ratio within the market area.
~
2 See Appendix A 1, 'Index of Sales by Center Type' for details
Estates Shopping Center Subdistrict
Commercial Needs Analysis
13
Page 13 of 71
EXHIBIT V.D.5
~ 2.0
The Supply of Commercial Space
2.1
Estates Shopping Center Sub district's Market
The analysis begins with the supply of existing, vacant, and potential commercial
square feet in the market area. The site is located at the northwest corner of Golden
Gate Boulevard and Wilson Boulevard in the Golden Gate Estates area of the County.
The Custom Trade Area, or market serving the Estates Shopping Center Sub district,
is an aggregation of a 10-minute drive time radius surrounding the site and the
addition of those units of Golden Gate Estates located east and south of the drive
time radius surrounding the subject site (map in Appendix 2). Table 1 provides the
current inventory of commercial space based on the Property Appraiser's ('PA") data,
as well as data provided by the Comprehensive Planning Department ("CPO"). These
data provide an estimate of 279,824 (rounded) square feet of existing, vacant, and
potential commercial-retail space.
Table 1. Current Supply of Vacant, Potential, and Existing Commercial-Retail Space in
Mixed Use Project's Custom Trade Area
Vacant COlTYTlElrcial
,,-.., Folio Acres Sqft* Description
37280040002 2.41 14,701 N, of E's Country Store
Potential COlTYTlElrcial
Folio Acres Sqft* Description
37745120001 4,01 24,461 Randall Blvd Comm, Subdst.
37280080004 2,12 12,932 E, of E's Country Store
40629000001 5,46 33,306 Everglades
40680004000 5,46 33,306 BII<lI Golden
40930760001 5,46 33,306 GateBl1<l
40930720009 5,46 33,306 Center
11.59 170,617
Existin!! COlTYTlElrcial
Folio Acres Sqft Description
37221120101 5.00 42,000 Wilson Blvd Center
37169520009 4.19 15,000 Walgreen's (SW Quadrant)
37280040109 2.65 11,224 E's Country Store
37744040001 2.53 21,926 Randall Blvd
37745180009 1.14 4,356 Randall Blvd
15.51 94,506
Total Inventory 29.51 279,824
.Assumed 6,100 Square feet per Acre (94,506 SOFT /15,51) = 6,093, Rounded to 6,100
,,-..,
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 14 of 71
EXHIBIT V.D,5
The potential commercial includes the four separate corners that make up the
Everglades Blvd/Golden Gate Blvd center. These parcels fall in the Neighborhood
Center Subdistrict designation of the Golden Gate Area Future Land Use Map. This
neighborhood designation states the following;
r"...
liThe neighborhood center designation does not guarantee that commercial
zoning will be granted. The designation only provides the opportunity to
request commercial zoning",
The fact these parcels of land are located the furthest from the existing concentration
of households, and are not of similar functional utility to the subject project, suggest
the probability of commercial development is very limited before the end of the
planning horizon used in this report. The inclusion of these sites increases the
potential commercial supply by 47 percent, which is a substantial amount considering
their inferior location and functional utility. Based on these factors, it is the
Consultant's opinion these parcels be given 25% weighting or one parcel's
development potential in the supply calculation to account for potential development
which may occur within the planning horizon.
Given the current limited population surrounding the Everglades Blvd/Golden Gate
Blvd Center, the probability of commercial approval is low as this area is sparsely r"...
populated.
The reasoning for including the demand of existing households in this area is to
account for limited population which currently resides there. Future households are
anticipated to be located closer to the employment centers of Collier County, which
supports the increase in demand calculated in this report.
Located below we have recalculated the allocation ratio assuming that one parcel
within the Everglades Blvd/Golden Gate Blvd Center parcel is included.
r"...
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 15 of 71
EXHIBIT V.D.5
...-.....
..-.
2.2
...-.....
Table 2. Current Supply of Vacant, Potential, and Existing Commercial-Retail Space
INCLUDING ONE PARCEL IN THE EVERGLADES BLVD/GOLDEN GATE BLVD CENTER in
Mixed Use Project's Custom Trade Area
Vacant Commercial
Folio
37280040002
Acres
2.41
Sqft* Description
14,701 N, of E's Country Store
Potential Commercial
Folio
37745120001
37280080004
40629000001
40680004000
40930760001
40930720009
Total Inventory
Acres Sqft* Description
4.01 24.461 Randall Blvd Comm. Subdst.
2.12 12,932 E. of E's Country Store
5.46 33,306 Ewrglades
5.46 33,306 BIIodI Golden
5A6 33,306 Gate BIIod
5.46 33,306 Center
11.59 70,699
Acres Sqft Description
5.00 42,000 Wilson Blvd Center
4.19 15,000 Walgreen's (SW Quadrant)
2.65 11,224 E's Country Store
2.53 21,926 Randall Blvd
1.14 4,356 Randall Blvd
15.51 94,506
29.51 179,906
Existing Commercial
Folio
37221120101
37169520009
37280040109
37744040001
37745180009
*Assumed 6,100 Square feet per Acre (94,506 SQFT /15.51) = 6,093, Rounded to 6,100
The exclusion of three of the four parcels located in the Everglades Blvd/Golden Gate
Blvd Center reduces the total inventory by 100,000 sqfl. The remaining inventory of
179,906 sqfl of commercial inventory is considered reasonable within the planning
horizon of 2030.
Additions to Supply from the Development of Receiving lands
County Staff has indicated two Rural Villages ranging in size from 300 to 1,500 acres
are permitted in the Receiving Lands to the north and south of the Project. Portions of
these Receiving Lands are within the periphery of the Custom Trade Area market
surrounding the Project. According to the Collier County Future Land Use Element,
these Rural Villages must include a Village Center and several Neighborhood Centers
which would yield additional commercial development in the region.
To date, landowners in these Receiving Lands have not given indication of any action
or intent on initiating the lengthy permitting and review process necessary for
development. However, the Consultant has not included potential commercial
development within these Receiving Lands as supply for two additional related
reasons:
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 16 of 71
EXHIBIT V.D.5
o First, commercial development within Rural Villages is intended to be self-
sustainable and serve the residents of the Village. According to the Collier ~
County Future Land Use Element, "Rural Villages may be approved..... to
reduce the need of residents of the District and surrounding lands to travel to
the County's Urban area... ....Village Centers shall be designed to serve the
retail, office, civic, government uses and service needs of the residents of the
village."
o Second, development of Rural Villages in the Receiving Lands will generate a
substantial increase in the number of households in the region. This
information indicates the region's demand for commercial space would also
substantially increase. Therefore, commercial development within the Rural
Village would likely accommodate the incremental increase in demand
generated by new, internal households and have a net neutral effect to the
surrounding markets.
2.3 Functional Utility of the Project site
Functional Utility is defined as;
The ability of a property or building to be useful and to perform the function for
which it is intended according to the current market tastes and standards; the
efficiency of a building's use in terms of architectural style, design and layout,
traffic patterns and the size and type of roomS3.
~
The Estates Neighborhood Centers were established as a means to direct new
commercial development to areas where traffic impacts could be readily
accommodated. The Project is located at the Northwest quadrant of the Wilson
Boulevard/Golden Gate Boulevard Neighborhood Center. The Plan designates 4.98
acres for commercial development at this quadrant. The size of this parcel is not of
adequate functional utility to develop a shopping center that fulfills a diverse set of
commercial needs for the immediate area for three reasons:
o Bufferina/Setback Reauirements - In order to preserve the rural character of
the region, a buffer of 75 feet is required for projects abutting residential
property which is consistent with the typical lot frontage of sites in this area. By
minimizing developable area, this stipulation significantly reduces the ability of
the 4.98 acre quadrant to accommodate commercial need in a meaningful
fashion;
o Utilities - There are no sewer/water connections available on the NW quadrant
of the Neighborhood Center. New development must utilize a package plant
system to provide utilities. This requirement minimizes developable area, thus
even further reducing the ability of the 4.98 acre quadrant to accommodate
commercial need in a meaningful fashion;
~
3 The Dictionary of Real Estate Appraisal, Fourth Edition @2002, Appraisal Institute
Estates Shopping Center Subdistrict
Commercial Needs Analysis
17
Page 17 of 71
EXHIBIT V.D.5
...-..,
o Financial Feasibility - A grocery store is proposed as part of the Project. It is
not financially feasible for a tenant of this type, or any anchor tenant, to locate
at this site without supporting periphery uses. The 4.98 acre size of the NW
Neighborhood Center quadrant, coupled with the buffering and utility
implications, does not provide adequate functional utility for a grocery store or
other anchor tenant to be financially feasible.
The Project is situated at the most optimum location for access at two arterial
roadways in the center of Golden Gate Estates. The site's proposed 41 +/- acre size
provides for adequate functional utility to develop a shopping center that fulfills a
diverse set of commercial needs for the immediate area.
2.4 Functional Utility of the competing sites
A review of sites within the Custom Trade Area reveals that no parcels are over 20
acres in size, which in the consultant's opinion, offers adequate physical and
functional utility to accommodate a grocery anchored center, adequate buffers
between residential uses, and additional land to accommodate central utilities.
Access to the site is also considered, as no other sites offer similar ease of access
from heavily traveled roadways.
..-..
..-..
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Commercial Needs Analysis
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EXHIBIT V.D.5
3.0
Analysis of the Need for the Proposed Amendments to the FLUM
1"""""\
3.1
Overview
As noted above, the need for amendments to the adopted FLUM revolves around
whether or not the FLUM contains a sufficient degree of flexibility to satisfy the future
projected level of demand for land. The applicant must demonstrate that the amount
of land allocated in the FLUM to neighborhood and community retail uses is
insufficient to accommodate future demand while providing for a reasonable degree of
market flexibility.
For this study, the supply of land with existing commercial-retail development, vacant
commercial designated land and the supply of lands having the potential for
commercial as designated by the FLUM were compared to the demand for
commercial-retail land as generated by the projected households growth of the market
area. The discussion below provides this analysis.
3.2 Commercial Demand and the Allocation Ratio
Table 3 provides Fishkind & Associates, Inc's housing unit projection for the Custom
Trade Area. Parcel data from the Collier County Property Appraiser formed the basis r--....
for the forecast.
Table 3. Housing Unit Projection for Project's Custom Trade Area
Year
2008
2010
2020
2030
Housing Housing Unit
Units Growth GrowthlY ear
3,711
4,020 309 155
4,932 912 91
5,195 263 26
Sources: Collier County Property Appraiser;
I-Site, Census-based Demographics Package;
Fishkind & Associates, Inc.
Occupied household growth data was used as the basis of projecting demand for
commercial land. The housing unit projection above was used to project occupied
households. According to I-Site Census-based Demographics Package, the
occupancy rate within the Custom Trade Area is 94.9%. The household projection is
shown in Table 4.
r--....
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 19 of 71
EXHIBIT V.D.5
.---.....
Table 4. Housing Unit and Household Projections
Year
2007
2010
2020
2030
Housing
Units Households Household Growth Growth I Year
3,711 3,522
4,020 3,815 293 98
4,932 4,681 865 87
5,195 4,930 250 25
Sources: Collier County Property Appraiser;
I-Site, Census-based Demographics Package;
Fishkind & Associates, Inc.
This new information indicates that the market's demand for commercial space will
also increase. The Consultant has developed a retail demand model to project the
demand for retail space based on the number of households and their income and
demographic characteristics in the relevant market area. The documentation for the
model along with the model projections is rather voluminous. This information is
reproduced here as Appendix A 1.
,,-...,
Table 5 provides the projected retail demand and compares demand to the supply of
commercial space and land available to accommodate commercial demand in the
future. The comparison of retail demand to current retail supply and available supply
converts all vacant and potential acres and assumes full development within the
market.
For purposes of analysis, we have delineated the existing supply and the site's
currently zoned commercial to determine the total supply of commercial square
footage which is expected to be developed within the Custom Trade Area. Based on
this demand, the current allocation ratio is near a one-to-one allocation.
Below that analysis, we isolated the FLUM Potential Supply which is estimated at
70,699 square feet. With this added to the supply above, the supply-to-demand ratio
increases slightly to 1.51 from 0.92. It is the Consultant's opinion this FLUM potential
be separately analyzed in order to illustrate its percentage of the total supply.
"-...,,
Estates Shopping Center Subdistrict
Commercial Needs Analysis
20
Page 20 of 71
EXHIBIT V.D,5
Table 5. Demand for Commercial Sq. Ft.
General Commercial 2008 2010 2020 2030 ~
Market Retail Demand (sq, It) 119,100 131,190 174,964 200,340
Existing Supply Net GLA (sq, It) 94,506 94,506 94,506 94,506
Vacant Commerical 14,701 14,701 14,701 14,701
Total Supply 109,207 109,207 109,207 109,207
Allocation Ratio Supply/Demand 0.92 0.83 0.62 0.55
FLUM Potential Supply 70,699 70,699 70,699 70,699
Total Supply w/FLUM Potential 179,906 179,906 179,906 179,906
Allocation Ratio Supply/Demand w/FLUM Potential 1.51 1.37 1.03 0.90
Source: Fishkind & Associates, Inc,
As noted in Table 1, the supply of existing commercial space totals 94,506 square
feet. As shown by Table 5, based on the demand projection estimates there is
sufficient demand for 119,100, 131,190, 174,964, and 200,340 square feet of
commercial space in the Custom Trade Area for the years 2008, 2010, 2020, and
2030 respectively. Also shown in Table 5, there are 109,207 square feet of total
commercial square footage in existing and commercially approved projects. With the
addition of the FLUM potential, the supply increases to 179,906. Therefore, the ratio
of the total supply of land designated for commercial use, excluding the FLUM lands
is 0.92, 0.83, 0.62, 0.55 and with the FLUM lands is 1.51, 1.37, 1.03, 0.90 for the
years 2008, 2010, 2020, and 2030 respectively.
r--....
The allocation ratio measures the amount of additional acreage required in relation to
the directly utilized acreage to assure proper market functioning in the sale, usage
and allocation of land. The additional acreage is required in order to maintain market
level pricing and to account for the likelihood that certain lands will not be placed on
the market for development during the forecast horizon, or may be subject to future
environmental or other constraints. Thus, the lands allocated in the FLUM should be
considerably greater than those that will actually be used or developed.
Growth management practices suggest that the greater the time horizon of the
comprehensive plan, the greater the allocation ratio needed to maintain flexibility of
the comprehensive plan. Other factors that influence the commercial allocation ratio
are the nature and speed of the developing area and the area's general exposure to
growth trends in the market. It is the Consultant's opinion that to ensure proper
flexibility in the Comprehensive Plan of an area like that of the Project, a commercial
allocation ratio of a minimum of 2.0 is necessary in the short-term. As the time
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
21
Page 21 of 71
EXHIBIT V.D.5
~
horizon increases, the allocation ratio must increase as well. (Please refer to
Appendix #3 for a detailed memo on the use of Allocation Ratios)
Table 5 above indicates that currently the retail allocation is sufficiently below the
minimum desired level of 2.0. By 2030, the allocation ratio is expected to drop to
0.90. As the situation currently stands, the lack of available retail choices creates a
substantial impediment to proper market functioning. This market can expect to
increasingly experience:
· Significantly higher than average travel costs for residents;
· Impacted roadway networks needing higher than average operating and
capital improvements; of which the burden of financing is apportioned
County-wide;
· Upward pressure on commercial land prices due to artificial restriction of
supply
· Downward pressure on residential land prices due to the lack of access to
support facilities.
Figure 1 illustrates the trend of decreasing commercial allocation ratios.
~
Figure 1. Commercial Allocation Ratio for Golden Gate Estates Mixed Use
Project
1.60
1.40
0 1.20
:;::;
~ 1.00
r::: 0.80
0
~
u 0.60
.2
<C 0.40
0.20
2008
2010
2020
2030
Year
Source: Fishkind & Associates, Inc,
~
Based on this analysis, there is a clear and compelling case for adding additional land
with neighborhood and community commercial use to this Custom Trade Area market.
As noted here, this market's commercial ratio will decrease to 0.90 by 2030. It is just
Estates Shopping Center Subdistrict 22
Commercial Needs Analysis
Page 22 of 71
EXHIBIT V.D.5
these types of situations that make it good planning policy to have a sufficiently high
ratio to accommodate the expected demand in a meaningful fashion. ~.
3.3 Impact of the Proposed land Use Plan Amendment
As noted above, the proposal for the Project would add a maximum of 225,000
square feet of commercial-retail land to the market. The following Table 6 displays
the impacts of adding this additional land to the inventory. In 2010, the additional land
increases the allocation ratio from 1.37 to 3.09. An allocation ratio of 3.09 provides a
sufficient degree of flexibility for this market to meet future demand. It also would
provide for sufficient supply as to limit the future applications for similar centers in the
central Golden Gate Area, thus reducing the potential for commercial sprawl. The
allocation ratios are more than reasonable with the inclusion of the Project in the
FLUM. This is illustrated in Figure 2.
Figure 2. Allocation Ratios with the Inclusion of the Proposed Additional
Commercial Acreage for Golden Gate Estates Mixed Use Project
3.50
3.00
0 2.50
:l:l
i}. 2.00
s::
0
:l:l 1.50
III
CJ
0
<( 1.00
0.50
~
2008
2010
2020
2030
Year
Source: Fishkind & Associates, Inc,
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
23
Page 23 of 71
EXHIBIT V.D.5
~
Table 6. Analysis of Adding the Mixed Use Project's
Proposed land Use Plan Change to the
Inventory of Commercial Space
General Commercial 2008 2010 2020 2030
Market Retail Demand (sq,ft) 119,100 131,190 174,964 200,340
Supply Net GLA (sq, ft) 109,207 109,207 109,207 109,207
Proposed Project Max Retail (sq,ft) 0 225,000 225,000 225,000
Allocation Ratio Supply/Demand 0.92 2.55 1.91 1.67
FLUM Potential Supply 70,699 70,699 70,699 70,699
Total Supply w/FLUM Potential 179,906 404,906 404,906 404,906
Allocation Ratio Supply/Demand w/FLUM Potential 1.51 3.09 2.31 2.02
Source: fishkind & Associates, Inc,
4.0 Commercial-Office Uses
,.-..
The commercial office analysis utilized the same Custom Trade Area as the retail
analysis because the office uses proposed cater to a wide market and are
convenience oriented in nature. These office uses would include Real Estate,
Insurance, etc, which accommodate the growing population of this affordable, lower
density part of our community.
Using records provided by the Collier County Property Appraiser's office and
information from the Collier County Comprehensive Planning Department and County
Clerk's Office the Consultant has determined:
o There are two planned unit developments within the custom trade area
surrounding the Project.
1) The Wilson Blvd PUD on the Southeast Quadrant of Wilson Boulevard
and Golden Gate Boulevard has been approved to consist of 42,000
square feet of retail and/or office uses. To date, a 39,000 sqft retail
strip center is complete. The bank is approximately 3,000 square feet
and will compete with the Project in terms of office space.
,.-..
2) The Snowy Egret Plaza CPUD is located at the southwest quadrant of
the Wilson Boulevard and Golden Gate Boulevard Neighborhood
Center. This CPUD consists of a single parcel owned by Walgreen
Co. and is designated to comprise of 15,000 square feet of commercial
Estates Shopping Center Subdistrict
Commercial Needs Analysis
24
Page 24 of 71
EXHIBIT V.D.5
development on 4.19 gross acres - presumably a Walgreen's Store. It
is unlikely this parcel will consist of office space.
~
o There is one vacant commercial parcel on the Northeast quadrant of Golden
Gate and Wilson Boulevards, folio 37280040002. This parcel is 2.41 acres in
size located adjacent and to the north of E's Country Store and is under the
same ownership.
o There are three parcels totaling 6.92 acres on the Southeast quadrant of 1st
SWand Golden Gate Boulevard approved to consist of approximately 60,000
square feet of office space. The folio numbers for these parcels are:
37169480000,37169440008, and 37169560108.
Utilizing a County-wide average density of 11,000 square feet of office space per acre
as determined by Property Appraiser Records, there are 156,940 potential square feet
of office space within the Custom Trade Area surrounding the Project. Located below
is a Table showing the parcels and their potential or approved sqft.
Table 7. Current Supply of Vacant, Potential, and Existing Commercial-Office
Space in Mixed Use Project's Market
Vacant Commercial
Folio
37280040002
37221120208
Acres
2.41
2.08
Potential Commercial
Folio
37745120001
37280080004
37169440008
37169480000
37169560108
Acres
4.01
2.12
2.34
2.81
2.34
Total Office Supply
Sqft*
26,510
3,000
Sqft*
44,110
23,320
20,000
20,000
20,000
156,940
Description
N. of E's Country Store
Liberty Gold LLC
~
Description
Randall Blvd Comm. Subdst.
E. of E's Country Store
CP 2005-2**
CP 2005-2**
CP 2005-2**
County Office Acreage 435 4,900,920
County Office Coverage Area 11,266
*Rounded to 11,000
** Ordinance Number 08-44 is approved for 60,000 sqft of commerical office uses.
When determining the demand for office uses, the Consultant utilized the Collier
County Property Appraiser's database to determine the total square footage of all
existing office uses as of 2008. This includes the total square footage of all office
space irregardless of its current occupancy. This total was then divided by the 2008
Collier County total permanent population as determined by the Bureau of Economic ".........
Estates Shopping Center Subdistrict
Commercial Needs Analysis
Page 25 of 71
25
EXHIBIT V.D.5
~
and Business Research (BEBR) to arrive at an implied per capita office need. Total
square footage of office space was utilized in the per capita calculation because the
comparison of supply-to-demand is done utilizing the total supply of office space -
assuming full occupancy. Table 8, indicates the total office development in Collier
County, corresponding population, and per capita office need.
Table 8. Collier County Per Capita Office Need
Office Tvpe
One-Story Professional
Class A
Medical and Professional
Total
2008 Sldq Sqft
802,460
3,666,971
431.489
4,900,920
2008 Collier POP. Per Capita
332,854 14.7
Source: Fishkind & Associates, Inc. & Collier County Property Appraiser;
BEBR Population Studies
Through our analysis, the Consultant has determined that, on average, the County
needs 14.7 Sq. Ft. of office space per person. This per capita estimate accounts for
all office space currently existing in the county, including occupied and vacant space.
In our opinion, the trade area analysis prepared below best illustrates need for office
space in this area of limited support facilities.
".-..
Within the Custom Trade Area the Consultant has determined that by the year 2030,
the permanent population will reach approximately 17,379 persons. The Consultant's
population forecast for the Custom Trade Area is shown in Table 9. Additionally,
Table 9 indicates the office needs associated with these historic and forecast
population levels.
Table 9. Historic & Forecast Population for Custom Trade Area Without the
Pro osed Amendment
Per Capita Total Office Allocation
Year Population Office Need Office Need Sqft Supplied Ratio
Population (1990) 2,539 14.7 37,384 156,940 4.20
Population (2000) 8,224 14.7 121,090 156,940 1.30
Population (2008) 12,415 14.7 182,798 156,940 0.86
Population (2013) 15,173 14.7 223,406 156,940 0.70
Population (2020) 16,499 14.7 242,936 156,940 0.65
Population (2030) 17,379 14.7 255,887 156,940 0.61
Source: Fishkind & Associates, Inc. & Collier County Property Appraiser's Office, Collier County
Comprehensive Planning; Collier County Clerk's Office
".-..,
Estates Shopping Center Subdistrict
Commercial Needs Analysis
26
Page 26 of 71
EXHIBIT V.D.5
According to the Consultant's analysis there is an immediate need for office uses in
the Custom Trade Area surrounding the Project. Unless the proposed amendment is
added to the FLUM, by 2030 the allocation ratio for office land is expected to drop to
0.61. There is insufficient land within this market designated for office use or
potentially available for office use, which reduces the amount of sufficient choices for
a developer to accommodate the demand.
~
5.0 Conclusions
Taking into account all developed, vacant and FLUM designated commercial land in
the market; there is currently an insufficient degree of flexibility in the market's ability
to accommodate future demand. The 2030 retail allocation ratio of 0.90 indicates a
very tight relationship between the demand for, and the supply of, retail space in the
future. The 2030 office allocation ratio also indicates a tight relationship between the
demand for, and supply of, office space.
The commercial retail and commercial office components of this Project are designed
to serve the community and neighborhood demand for commercial space. The
location provides the access and visibility that are required for this type of
development. The size and functional utility of the site offers the development of
sufficient retail offerings which will limit future sprawl. The under-allocation of suitable
commercial property supports the need for the additional commercial acreage.
~
Based on the map located earlier in the report, we can see the central Golden Gate
Estates area would not be served at all would it not be for this project. There is current
demand for retail uses and the demand will continue to grow at a rate higher than
supply, which is why this project fulfills sufficient commercial need.
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
27
Page 27 of 71
EXHIBIT V,D.5
~
APPENDIX 1
ESTATES SHOPPING CENTER SUBDISTRCT MARKET DEMAND ANALYSIS
RETAIL DEMAND METHODOLOGY
1.0 Methodology
The methodology employed in the analysis of the demand for retail space at this site is based
on a consumer expenditures model. This model can estimate the aggregate market demand for
retail space, the demand for retail space at a specific location, and the effective supply of
competing retailers in the area. The net demand for retail space at the location being studied is
determined as the difference between the site demand and the effective supply of competition.
2.0 Aggregate Market - Retail Demand
Fishkind & Associates, Inc. ("Fishkind") has developed an in-house model to determine retail
demand. This model estimates retail demand by square footage, shopping center type and
store type. The model incorporates multiple data sources. These sources are census based ("1-
Site") local area households, local area household income data, and local area consumer
expenditure profiles from the U.S. Department of Labor, Department of Revenue Gross Sales
data, and Urban Land Institute shopping center tenant profiles, square footage requirements
and average sales per square foot by store type from the publication Dollars and Cents of
ShoppinQ Centers.
--
The model operates by first determining retail household expenditures for market area
households. Expenditures are determined through application of the results of the 2000
Consumer Expenditure Survey, conducted by the U.S. Department of Labor. This survey of
over 30,000 households nationwide provides detailed information on average dollar expenditure
amounts and the expenditure percent of household income, for all household expenditures. The
income expenditure percentage is determined for the specific market area and then applied to
the average local area household income and multiplied by the number of households to
determine market area spending potential for retail store goods.
Next, the historic Department of Revenue (DOR) Sales data (for the county in question) is
indexed by tenant c1assification4, from the Dollars and Cents of Shoppina Centers. The
expected expenditures on retail goods are then applied to this county specific (DOR) index to
determine an estimate of spending by major store type (tenant classification). The
determination of sales by retail center (neighborhood, community, regional, super-regional) is
determined through the construction of an index of surveyed sales by center type (also located
in the Dollars and Cents of ShoppinQ Centers).
Supportable square feet of a retail center is determined by applying the average sales per
square foot of GLA, found in Dollars and Cents of Shoppina Centers, to the expected sales by
store type (tenant classification). In addition to determining the supportable square feet of retail
4 Tenant Classification are: general merchandise, food, food service, clothing and accessories, shoes, home
__ furnishings, home appliances/music, building materials and hardware, automotive, hobby/special interest,
gifts/specialty, jewelry, liquor, drugs, other retail, personal services, entertainmenUcommunity.
Estates Shopping Center Subdistrict 28
Commercial Needs Analysis
Page 28 of 71
EXHIBIT V.D.5
space, Fishkind & Associates has determined the expected sales by DOR retail classification,
which is a subset of the individual store types (tenant classifications). ~
Provided below are income and expenditure data utilized in the analysis.
Custom Trade Area - Households & Incomes
Year HHs Median HH Income Total Income
2008 3,522 $60,627 $213,529,499
2010 3,815 $61,648 $235,204,435
2020 4,681 $67,017 $313,685,292
2030 4,930 $72,853 $359,181,467
Source: Collier County PA; I-Site Census-based Demographics Package
Note: HH Income figures are inflation adjusted; not nominal
Note: Calculations in figure reflect rounding
Income Expenditure Percentages
I INCOME EXPENDITURE % ON RETAIL I 32.83% I
Source: I-Site, Census-based Demographics Package
For Project's Custom Trade Area
Retail Expenditures and Square Foot Supportability
2008 2010 2020 2030 2008 2010 2020 2030
GENERAL MERCHANDISE $1,010,301 $1,112,855 $1,484,182 $1,699,444 7,114 7,837 10,451 11,967
FOOD $7,932,478 $8,737,688 $11,653,199 $13,343,351 23,091 25,435 33,922 38,842
FOOD SERVICE $3,409,799 $3,755,921 $5,009,162 $5,735,679 13,257 14,602 19,475 22,299
CLOTHING & ACCESSORIES $479,013 $527,637 $703,694 $805,756 2,492 2,745 3,661 4,191
SHOES $39,019 $42,980 $57,321 $65,635 202 223 297 340
HOME FURNISHINGS $1,860,375 $2,049,218 $2,732,983 $3,129,368 9,560 10,531 14,045 16,082
HOME APPLIANCES/MUSIC $671,735 $739,921 $986,811 $1,129,936 2,897 3,191 4,256 4,873
BUILDING MATERIALS/HARDWARE $2,544,327 $2,802,597 $3,737,741 $4,279,855 15,722 17,318 23,096 26,446
AUTOMOTIVE $8,184,852 $9,015,680 $12,023,949 $13,767,874 30,666 33,779 45,050 51,584
HOBBY/SPECIAL INTEREST WITH GIFT/SPECIALTY WITH GIFT/SPECIALTY
GIFT/SPECIALTY $364,514 $401,515 $535,489 $613,155 2,340 2,578 3,438 3,936
JEWLERY $54,728 $60,283 $80,398 $92,059 133 147 196 224
LIQUOR WITH FOOD SERVICE WITH FOOD SERVICE
DRUGS $395,400 $435,536 $580,862 $665,109 1,006 1,109 1,478 1,693
OTHER RETAIL $390,147 $429,750 $573,145 $656,272 1,923 2,118 2,825 3,234
PERSONAL SERVICERS $230,652 $254,065 $338,840 $387,984 1,626 1,791 2,389 2,736
ENTERTAINMENT $618.258 $681.016 $908.252 $1.039.982 7,069 7.787 10,385 11.891
TOTAL $28,185,600 $31,046,662 $41,406,027 $47,411,460 119,100 131,190 174,964 200,340
Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of ShODPinq Centers - Urban Land
Institute
Estates Shopping Center Subdistrict
Commercial Needs Analysis
29
Page 29 of 71
EXHIBIT V.D.5
~
~
~
Distribution by Store Type
DISTRIBUTIONS BY STORE TYPE
GENERAL MERCHANDISE 14.48%
FOOD 15.27%
FOOD SERVICE 10.73%
CLOTHING & ACCESSORIES 4.48%
SHOES 0.37%
HOME FURNISHINGS 7.10%
HOME APPLIANCES/MUSIC 3.67%
BUILDING MATERIALS/HARDWARE 11.73%
AUTOMOTIVE 23.35%
HOBBY/SPECIAL INTEREST WITH HOBBY/SPECIAL
GIFT/SPECIALTY 1,86%
JEWLERY 0.56%
LIQUOR WITH FOOD SERVICE
DRUGS 0.87%
OTHER RETAIL 1.44%
PERSONAL SERVICERS 0.69%
ENTERTAINMENT 3.40%
Source: Fishkind & Associates, Inc; Florida Department of Revenue;
Dollars & Cents of Shoppino Centers - Urban Land Institute
~
Index of Sales by Center Type
INDEX OF SALES BY CENTER NEIGHBORHOOD *COMMUNITY
GENERAL MERCHANDISE 1.0804% 17.7493%
FOOD 50.1268% 47.9941%
FOOD SERVICE 16.2423% 58.1773%
CLOTHING & ACCESSORIES 1.7763% 26.9659%
SHOES 2.1635% 25.4356%
HOME FURNISHINGS 4,8325% 65.0722%
HOME APPLIANCES/MUSIC 4.5826% 43.0018%
BUILDING MATERIALS/HARDWARE 8,3074% 45.2640%
AUTOMOTIVE 0.0000% 100.0000%
HOBBY/SPECIAL INTEREST With Gifts and Specialty
GIFT/SPECIALTY 7.06% 41.68%
JEWLERY 2,0271% 11.8288%
LIQUOR 34.2238% 65.7762%
DRUGS 36.8476% 56.2922%
OTHER RETAIL 11.3333% 54.8145%
PERSONAL SERVICERS 22.9793% 49.1430%
ENTERTAINMENT 8,7526% 34.4114%
Source: Fishkind & Associates, Inc; Florida Department of Revenue;
Dollars & Cents of Shoppino Centers - Urban Land Institute
*Note: Consultant has utilized only 50% of Community Center Sales Shown Above to Account for Projects Outside of the Trade
~ Area that Will Capture a Portion of Retail Spending from Households within the Periphery of the Market.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
30
Page 30 of 71
EXHIBIT V.D.5
Median Sales per Square Foot of GLA
NEIGHBORHOOD COMMUNITY
MED $/SF MED $/SF
GENERAL MERCHANDISE $103.01 $148.87
FOOD 347.1 336.3
FOOD SERVICE 224,28 280.19
CLOTHING & ACCESSORIES 167.96 195.97
SHOES 165.39 198.66
HOME FURNISHINGS 147.35 204.32
HOME APPLIANCES/MUSIC 137.85 271.31
BUILDING MATERIALS/HARDWARE 143.3 169.9
AUTOMOTIVE n/a 266.9
HOBBY/SPECIAL INTEREST 163.15 201.46
GIFT/SPECIALTY 186.32 147.58
JEWLERY 280.09 445.74
LIQUOR 254.1 321.25
DRUGS 408.4 374.26
OTHER RETAIL 159.18 228.9
PERSONAL SERVICERS 127.73 158,14
ENTERTAINMENT 86.41 88
Dollars & Cents of ShoppinQ Centers - Urban Land Institute
Estates Shopping Center Subdistrict
Commercial Needs Analysis
Page 31 of 71
EXHIBIT V.D.5
r"..
r"..
~.
31
Retail Demand Calculation Guide
~
Calculated figures are highlighted in yellow. Please note, this guide reflects calculations for year
2008 retail demand only. Repeat the same steps below for each year covered in the analysis.
Figure 1
A
!!
g,
Total Market
Q
Income Exp.
.5
Income Avail. for
~ !:!.!:!! AVG HH Income Income !! ~
2008 3,522 $60,627 $213,529,499 32,8315% $70,104,926
Source: I-Site Census-based Demographics Package & Fishkind & Associates, Inc. Please note not all figures above are whole
numbers, and as such may yield slightly different results if hand-calculated,
Figure 1 above: Column 'c' (Total Market Income) =
Column "A' (x) Column '8'
Figure 1 above: Column 'E' (Income Available for Retail) =
Column 'C' (x) Column '0'
Figure 2
~
A B
DISTRIBUTIONS BY STORE TYPE
{ALL CENTER TYPESl
{%l Allocation Expenditures {$l
GENERAL MERCHANDISE 14.48% $10,151,193
FOOD 15,27% $10,705,022
FOOD SERVICE 10,73% $7,522,259
CLOTHING & ACCESSORIES 4.48% $3,140,701
SHOES 0.37% $259,388
HOME FURNISHINGS 7.10% $4,977,450
HOME APPLIANCES/MUSIC 3,67% $2,572,851
BUILDING MATERIALS/HARDWARE 11.73% $8,223,308
AUTOMOTIVE 23.35% $16,369,500
HOBBY/SPECIAL INTEREST WITH GIFTS/SPECIALTY
GIFT/SPECIALTY 1.86% $1,303,952
JEWLERY 0.56% $392,588
LIQUOR WITH FOOD SERVICE
DRUGS 0,87% $609,913
OTHER RETAIL 1.44% $1,009,511
PERSONAL SERVICERS 0.69% $483,724
ENTERTAINMENT 3.40% $2,383.567
Total 100.00% $70,104,926
Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shoppina Centers - Urban land
Institute;
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
32
Page 32 of 71
EXHIBIT V.D.5
Figure 2 above: Column 'B' (Expenditures by Store Tenant Classification) =
Column 'E' from Figure 1 allocated along the distribution in column 'A' Figure 2.
~
Figure 3
A B C D E
INDEX OF SALES BY CENTER Neighborhood Community Center Neighborhood 'Community Center
Center Center
Allocation (%) Allocation (%) Exoenditures ($) Exoenditures ($) TOTAL
GENERAL MERCHANDISE 1,08% 17.75% $109,673 $900,883 $1,010,556
FOOD 50,13% 47.99% $5,366,085 $2,568,890 $7,934,975
FOOD SERVICE 16,24% 58,18% $1,221,788 $2,188,123 $3,409,911
CLOTHING & ACCESSORIES 1,78% 26.97% $55,788 $423,459 $479,247
SHOES 2.16% 25,44% $5,612 $32,988 $38,600
HOME FURNISHINGS 4,83% 65,07% $240,535 $1,619,468 $1,860,003
HOME APPLIANCES/MUSIC 4.58% 43,00% $117,903 $553,186 $671,090
BUILDING MATERIALS/HARDWARE 8.31% 45,26% $683,143 $1,861,099 $2,544,242
AUTOMOTIVE 0,00% 100,00% $0 $8,184,750 $8,184,750
HOBBY/SPECIAL INTEREST
GIFT/SPECIALTY
JEWLERY
LIQUOR
WITH GIFTS/SPECIALTY
7,06% 41,68%
2,03% 11,83%
WITH FOOD SERVICE
WITH GIFTS/SPECIALTY
$92,059 $271,744
$7,958 $23,219
WITH FOOD SERVICE
$363,803
$31,177
DRUGS 36,85% 56,29% $224,738 $171,667 $396,405
OTHER RETAIL 11.33% 54,81% $114,411 $276,679 $391,090
PERSONAL SERVICERS 22.98% 49.14% $111,156 $118,858 $230,015
ENTERTAINMENT 8,75% 34.41% $208.624 $410.109 $618.734
TOTAL $8,559,475 $19,605,123 $28,164,598
~
*Reflects only 50% of total community center expenditures
Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shoooina Centers - Urban Land
Institute, In some instances figures may not match exactly due to rounding,
Figure 3 above: Columns 'c' & '0' (Expenditures by Store Center Type) =
Expenditures by each tenant classification (each row item in Figure 2, Column 'B') allocated
across the distributions in both Columns 'A' and 'B' in Figure 3. Please note Column '0' in
Figure 3 above reflects a reduction of 50% of the calculated total for community center
expenditures (see full report for further information).
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
33
Page 33 of 71
EXHIBIT V.D.5
Figure 4
~
A B C D E
NEIGHBORHOOD COMMUNITY NEIGHBORHOOD COMMUNITY TOTAL SITE
MED $/SF MED $/SF SQFT SQFT SQFT
SUPPORTABILITY SUPPORTABILITY SUPPORTABILITY
GENERAL MERCHANDISE $103,01 $148,87 1,065 6,051 7,116
FOOD 347.1 336.3 15,460 7,639 23,098
FOOD SERVICE 224,28 280,19 5,448 7,809 13,257
CLOTHING & ACCESSORIES 167,96 195,97 332 2,161 2,493
SHOES 165,39 198,66 34 166 200
HOME FURNISHINGS 147.35 204.32 1,632 7,926 9,559
HOME APPLIANCES/MUSIC 137,85 271,31 855 2,039 2,894
BUILDING MATERIALS/HARDWARE 143,3 169,9 4,767 10,954 15,721
AUTOMOTIVE n/a 266,9 -- 30,666 30,666
HOBBY/SPECIAL INTEREST 163,15 201.46 --- --- 0
GIFT/SPECIALTY 186,32 147.58 494 1,841 2,335
JEWLERY 280,09 445,74 28 52 81
LIQUOR 254.1 321,25 -- - 0
DRUGS 408.4 374,26 550 459 1,009
OTHER RETAIL 159,18 228,9 719 1,209 1,927
PERSONAL SERVICERS 127.73 158.14 870 752 1,622
ENTERTAINMENT 86.41 88 2.414 4.660 7.075
TOTAL 34,669 84,384 119,054
Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shoppma Centers - Urban Land
Institute. In some instances figures may not match exactly due to rounding,
~
Figure 4 above: Columns 'c' & 'D' (Square Feet Supportability) =
Expenditures by center type (each row item in Figure 3, Column 'C' and Column '0') divided by
the respective median sales/sqft in both Columns 'A' and '8' in Figure 4.
Figure 4 above: Columns 'E' (Total Site Square Feet Supportability) =
Figure 4, Column 'C' plus column '0.'
3.0 Determination of Expected Location Sales & Impacts to Competition
The determination of sales is a multi part process. Sales to be made at the location of a
proposed retail project are based on the constant sales per square foot measure used in the
determination of the demand for retail space, and an estimate of excess spending at the existing
and proposed retailers.
Potential location specific expenditures are determined in accordance with Sections 3.1 and 3.2.
From the potential expenditures and demanded space, a determination of "base-line" spending
per square foot can be made for each store type. Spending per square feet of store space is
~ then applied to the estimate of existing store space to determine a total "base-line" sales
Estates Shopping Center Subdistrict
Commercial Needs Analysis
34
Page 34 of 71
EXHIBIT V.D.5
estimate. This "base-line" estimate will be less than the total potential expenditures. Therefore,
an estimate of excess spending can be made from the difference between the estimated total /""""'\
expenditures and the "base-line" estimate.
After the determination of "base-line" sales per square foot and excess sales per square foot,
the proposed project needs to be added to the supply of retail space. At this point adjusted total
sales can be determined from the "base-line" sales per square foot and the adjusted supply of
retail space (existing plus proposed). The adjusted excess spending, as a result of the
proposed retail project, is determined by the difference between the (adjusted) "base-line"
expected spending and the estimate of total expenditures.
An estimation of the expected sales for the proposed project is determined by the size of the
project and the total estimated spending per square foot, which is the "base-line" sales per
square foot plus the adjusted excess spending per square foot as a result of the project.
The final impact to sales per square foot of competing retailers in the market surrounding the
proposed project is calculated as the difference between the excess sales per square foot, with
and without the proposed project.
/""""'\
".........
Estates Shopping Center Subdistrict
Commercial Needs Analysis
35
Page 35 of 71
EXHIBIT V.D.5
APPENDIX 2
~
".........
ESTATES SHOPPING CENTER SUBDISTRICT
R~E RVE
R28E
w
,....
....
~
:1
w
co
....
~
.
W
m
....
~
COMMERICALAND
INDU STRIAL
ZONING
w
o
1,0
~
"I
Leg end
C]PUD
III PUD COMMERCIAL
_ PUD INDUSTRIAL
_ INDUSTRIAL
_ COMMERCIAL
Legend
c::J~1cr.t1'\O'1Ie'T1oo'Mlw__GG:E
. oO:wCr::lts
. -&J-=:Sf.lE
c:::J GU...OO-nlr,
c:::J -..".'-........~
w
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~
~
Estates Shopping Center Subdistrict
Commercial Needs Analysis
36
Page 36 of 71
EXHIBIT V.D.5
APPENDIX 3
Letter to Mr. Mark Strain, Chairman of the Collier County Planning Commission explaining the
2.0 allocation ratio methodology.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
37
Page 37 of 71
EXHIBIT V.D.5
~
".........
~
FISHKIND
~ & ASSOCIATES
alllllll
1111-
1111
--
MEMORANDUM
TO: Mr. Mark Strain
Chairman
Collier County Planning Commission
FROM: G. Russell Weyer
Senior Associate
SUBJECT: Explanation of 2.0 allocation ratio
DATE: October 2,2008
~
VIA:
E-Mail
At your request, the following is an explanation of the 2.0 allocation ratio used in the
data and analysis reports we provide to the County during Comprehensive Plan land
use changes.
The explanation begins with the data and analysis requirements in Rule 9J-5 (2). The
rule states the following (with our emphasis added):
"(2) Data and Analyses Requirements.
(a) All goals, objectives, policies, standards, findings and conclusions within the
comprehensive plan and its support documents, and within plan amendments and their
support documents, shall be based upon relevant and appropriate data and the
analyses applicable to each element. To be based on data means to react to it in an
appropriate way and to the extent necessary indicated by the data available on that
particular subject at the time of adoption of the plan or plan amendment at issue. Data
or summaries thereof shall not be subject to the compliance review process. However,
the Department will review each comprehensive plan for the purpose of
determining whether the plan is based on the data and analyses described in this
chapter and whether the data were collected and applied in a professionally
acceptable manner. All tables, charts, graphs, maps, figures and data sources, and
their limitations, shall be clearly described where such data occur in the above
,,-..., documents. Local governments are encouraged to use graphics and other techniques
for making support information more readily useable by the public.
1
Page 38 of 71
EXHIBIT V.D.5
(b) This chapter shall not be construed to require original data collection by local
government; however, local governments are encouraged to utilize any original data
necessary to update or refine the local government comprehensive plan data base so
long as methodologies are professionally accepted.
(c) Data are to be taken from professionally accepted existing sources, such
as the United States Census, State Data Center, State University System of
Florida, regional planning councils, water management districts, or existing
technical studies. The data used shall be the best available existing data, unless the
local government desires original data or special studies. Where data augmentation,
updates, or special studies or surveys are deemed necessary by local
government, appropriate methodologies shall be clearly described or referenced
and shall meet professionally accepted standards for such methodologies.
Among the sources available to local governments are those identified in "The Guide to
Local Comprehensive Planning Data Sources" published by the Department in 1989.
Among the sources of data for preliminary identification of wetland locations are the
National Wetland Inventory Maps prepared by the U.S. Fish and Wildlife Service.
(d) Primary data sources such as United States Census reports, other government
data documents, local computerized data, and original map sheets used to compile
required maps need not be printed in their entirety within either the support documents
or the comprehensive plan. Summaries of support documents shall be submitted to the
Department along with the comprehensive plan at the time of compliance review to aid
in the Department's determination of compliance and consistency. As a local alternative
to providing data and analyses summaries, complete data and analyses sufficient to
support the comprehensive plan may be submitted to the Department at the time of
compliance review. The Department may require submission of the complete or more
detailed data or analyses during its compliance review if, in the opinion of the
Department, the summaries are insufficient to determine compliance or consistency of
the plan.
(e) The comprehensive plan shall be based on resident and seasonal population
estimates and projections. Resident and seasonal population estimates and projections
shall be either those provided by the University of Florida, Bureau of Economic and
Business Research, those provided by the Executive Office of the Governor, or shall be
generated by the local government. If the local government chooses to base its plan on
the figures provided by the University of Florida or the Executive Office of the Governor,
medium range projections should be utilized. If the local government chooses to base
its plan on either low or high range projections provided by the University of Florida or
the Executive Office of the Governor, a detailed description of the rationale for such a
choice shall be included with such projections."
~
~
A variety of studies are used when we undertake a needs analysis within the State of
Florida. They are basically broken down into three categories depending on the type of
land use being studied. They are residential needs analysis, commercial needs
analysis and a peculiar needs analysis that economically does not fit the standard
residential and commercial models.
Our analysis has evolved over time with input primarily coming from County Staff with
regard to the analysis at hand. In looking at comprehensive plan changes, we first must
collect the data that goes into the analysis. That data includes population estimates,
existing inventory, approved inventory and potential inventory. I"""".
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Page 39 of 71
EXHIBIT V.D.5
~
With regard to population estimates, we generally try to use the population data that is
used by the County when and where it is available. Our second source is the
population data from the Bureau of Economic and Business Research (BEBR) at the
University of Florida. Our third source is I-Site, Site Selection Software, produced by
GeoVue, Inc. These estimates and projections are compiled by Applied Geographic
Solutions, Inc. AGS uses historic Census data from 1970, 1980, 1990, and 2000;
USPS and commercial source ZIP+4 level delivery statistics; Census Bureau population
estimates and projections at varying levels of geographic detail; Internal Revenue
Service statistics on tax filers and year-to-year migration; as well as the Census
Bureaus Current Population Survey.
The next required data set pertains to the particular land use we are analyzing. We
primarily utilize the Collier County Property Appraiser data to determine the existing
inventory of that particular land use, the approved inventory of that land use and finally
all of the lands on the Future Land Use Map that have potential for that particular land
use. We have also used data sources provided by Collier County staff such as the
commercial inventory list and the planned unit development list.
~
We then use a variety of models from retail demand gravity models to office
employment demand models to determine the current and future demand for the land
use type in the designated market area. The future demand generally looks out to the
Comprehensive Plan's horizon year, which is currently either 2030 or 2035 depending
on the jurisdiction's comprehensive plan and growth management plan horizon year
requirements.
It is at this point of the analysis that has caused an anomaly in determining a true
economic supply and demand result. On the supply side, it is relatively easy to
determine the amount of existing and approved supply from the property appraiser data.
The difficulty lies in the vacant non-approved potential lands. The staff has required us
to take all of those lands that have a commercial or residential overlay on them and
include them as supply by putting a floor area ratio figure to the acreage.
The issue becomes apparent when all of the lands that are not in the existing or
approved category are included in the particular land use analysis. By putting all of the
potential lands in the supply category, the assumption is that all of that land would be
developed as that particular land use and nothing else. For example in the case of the
Airport-Corradi parcel, there were 117 potential commercial parcels totaling 270.68
acres in the 20 minute drive time market (Table 1 on the next page). Those parcels
represent a potential of 1,469,723 square feet of office space.
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Page 40 of 71
EXHIBIT V.D.5
Table 1. Current Supply of Vacant, Potential, and Existing Commercial-Office
Space in Project's Market
~
Existing
# of Parcels 340
Acres 457.97
Square Feet 2,549,138
Vacant
# of Parcels 523
Acres 1092.59
Square Feet 6,075,006
Potential
# of Parcels 117
Acres 270.68
Square Feet* 1,469,723
Total
# of Parcels 980
Acres 1821.24
Square Feet 10,093,867
Source: Collier County Property Appraiser
*Assumed 5,430 square feet per acre based on market average
There are a number of flaws in the representation of total capacity (supply) which
suggest a greater number of acres be designated in the Comprehensive Plan than
would be indicated simply by an analysis of forecast demand. First, all of those vacant
approved parcels and parcels designated by the Future Land Use Map ("FLUM") as
having the potential to be developed as office, in reality, also have the potential to be
retail space or some other commercial use. The same parcels are also counted as
competing supply when a commercial needs analysis is performed for another
commercial use. To include these lands in both retail and office analyses would be
double counting the supply. These lands will actually be developed as the market
demand dictates, with some lands used for office and the remainder for retail and other
permissible uses. A general economic principal states that all markets are efficient and
that supply for the most part is generated as demand dictates. It is a rare situation
where supply generates demand.
~
Second, though the lands in question are designated with a FLUM category, this does
not mean that 100% of these lands are developable. Within these lands there may be
wetland areas, conservation areas, water bodies, incompatible adjacent uses, policy
setback requirements, drainage and road requirements and infrastructure or access
constraints. As a result of these and other myriad conditions, the maximum
density/intensity of lands designated through the FLUM does not represent the holding
capacity of these lands. Typically, development thresholds are found to be from 50% to
75% of maximum allowable density due to the physical characteristics of the land.
I"""".
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Page 41 of 71
EXHIBIT V.D.5
~
Third, while lands are designated with a FLUM land use, there is no requirement they
be used at all over the planning horizon. Many properties are held in land bank trusts,
held by absentee owners, held in estate transfer litigation or held in family ownership
with no intent or desire to use or sell the land. Florida and Collier County in particular
have very large tracts of land held in long term family trusts where lands are not
developed or are purposefully held off the market. In these and other similar instances,
a land use designation on the FLUM does not assure the capacity allocated to these
lands will be available to accommodate future growth within the planning horizon of the
Comprehensive Plan.
Fourth, even if all the lands designated were developable and available it would be
inappropriate to limit supply to exactly the level of forecast demand, represented by a
ratio of 1: 1 where there is one acre of land supply allocated for every acre of land
demand identified. Doing so would limit choices, limit market flexibility and constrain the
market. Constraining supply will drive prices artificially high and decrease the
attractiveness of the market due to price. For example in choosing a new home one
does not typically look at only one house in the selection process. The selection
process may involve multiple properties, perhaps a dozen or more. So too for
commercial land investments, choice and flexibility are required in the selection
process.
Fifth, the supply of land is determined and allocated such that it will accommodate the
forecast demand. The forecast demand is most often based on population forecasts
r"' provided by the University of Florida Bureau of Business and Economic Research
(BEBR). Research has shown the BEBR forecasts to be highly accurate in locations
where the local economic structure does not change substantially over time. In
locations where structural change does occur, the error rate for BEBR medium
forecasts can be from 30% to more than 100% too low in terms of forecasting
population levels over a 25 year forecast period. Rapidly growing locations, locations
which benefit from major highway or interstate expansions, locations which benefit from
enhanced airport facilities and locations which benefit from major employer locations
are all examples of conditions which represent structural change and tend to result in
faster population growth than is forecast in the BEBR projections. Collier County is
subject to these structural change forces, and as such, it can be expected that BEBR
forecasts will have a comparatively higher degree of error than in other locations across
the State. This supports the need for additional flexibility in the allocation of
developable land to accommodate a higher probability of population forecast error.
Table 2 on the next page documents the analysis of forecast error findings.
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Page 42 of 71
EXHIBIT V.D.5
Table 2. Comparison of Long-Term Population Projections.
Counties
without
Structural
Shift
1975 BEBR Year 2000
projections for 2000 Actual Variance
Flagler 21,700 49,832 -129.6%
St.Johns 71,000 123,135 -73.4%
Lake 143,300 210,527 -46.9%
Marion 191,000 258,916 -35.6%
St. Lucie 149,800 192,695 -28.6%
DeSoto 36,700 32,209 12.2%
Highlands 81,400 87,366 -7.3%
Polk 471,300 483,924 -2.7%
Pasco 343,600 344,768 -0.3%
Counties with Shift Total 576,800 835,105 -44.8%
Counties without Shift Total 933,000 948,267 -1.6%
Source: Projections of Florida Population Bulletin 33, June 1975, U. FL and US Census 2000
~
Counties
with
Structural
Shift
These conditions have been well documented and supported in administrative hearings.
In the course of the evolution of Florida's comprehensive planning process, allocation of
land in the FLUM often exceeds the 1:1 ratio. In general, the allocation ratio of between
2.0 and 2.5 has been determined to be a reasonable level, has been supported in
administrative legal hearings and has been implicitly adopted in comprehensive plans
across the State.
To account for the conditions described above, comprehensive plan FLUMs typically
represent an allocation of acres for land use by category in excess of a 1:1 allocation
ratio. The allocation ratio measures the amount of additional acreage required in
relation to the directly utilized acreage over the course of development in the jurisdiction
to assure proper market functioning in the sale, usage and allocation of land. For the
reasons discussed, the additional acreage is required in order to maintain market level
pricing, to account for the likelihood that certain lands will not be placed on the market
for sale during the forecast horizon, and that the property will develop at historic
average densities, not maximum allowable densities, or may be subject to future
environmental or other constraints. Thus, the lands allocated in the FLUM should be
considerably greater than those that will actually be used or developed.
~
As a result of these discussions, analyses and rulings, growth management practices
have evolved such that the greater the time horizon of the comprehensive plan, the
greater the allocation ratio needed to maintain flexibility of the comprehensive plan.
Other factors that influence the residential acreage allocation ratio are the nature and
speed of the developing area and the area's general exposure to growth trends in the
market as shown in the discussion regarding population forecasts and structural
change. Fishkind believes that to ensure proper flexibility in the comprehensive plan of
a rapidly growing county like Collier, a commercial allocation ratio in the range of 2.0 is
necessary to maintain planning flexibility and to account for the multiple sets of
conditions which might otherwise restrict land usage.
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Page 43 of 71
EXHIBIT V.D.5
~
~
,,-...,
Although the allocation ratio figure has fluctuated over time depending on who is
reviewing the amendment at the state level, Fishkind's recent experience with the
Florida Department of Community Affairs indicates that the DCA has seen and
approved allocation ratios in the 1.8 to 2.4 range and in some cases even larger
allocation ratios for longer forecast horizons. Otherwise, if allocation ratios are not used
in the analysis, the likely outcome is the Comprehensive Plan will fail to adequately
accommodate growth resulting in higher than normal land prices, constrained economic
development and a less efficient pattern of growth which results from market inflexibility
due to lack of investment choices.
7
Page 44 of 71
EXHIBIT V.D.5
FISHKlND
& ASSOCIATES
11111111
111111
1111
_..
-
~
MEMORANDUM
TO:
Mr. Mark Strain
Chairman
Collier County Planning Commission
FROM:
G. Russell Weyer
Senior Associate
SUBJECT: Examples of 2.0 Allocation Ratio Acceptance
DATE:
October 2, 2008
VIA:
E-Mail
r".
Mark,
You have asked for specific examples where the Allocation Ratio measurement
has been used elsewhere. Here is one example of a legal case and two other
examples in Florida where is has been approved and accepted by both the local
jurisdiction and in some cases the Department of Community Affairs.
Panhandle Citizens Coalition Inc. versus Department of Community Affairs
In the matter Panhandle Citizens Coalition Inc. (PCC) vs. Department of
Community Affairs (DCA), a petition was filed by PCC to challenge DCA's finding
that the West Bay Detailed Specific Area Plan (WB DSAP) was in compliance as
an amendment to the County Comprehensive Plan. The findings of fact in this
case include item #92 which reads:
"In addition to projecting population growth and assessing capacity to
accommodate growth an allocation needs ratio (or multiplier) is necessary to
ensure housing affordability and variety in the market; otherwise, the supply
and demand relationship is too tight, which may cause a rapid escalation of
housing prices. Because the farther in time a local government projects
growth, the less accurate those projections tend to be, actual need is
multiplied by an allocation needs ratio to produce an additional increment of
residential land to accommodate this potential error."
1
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Page 45 of 71
EXHIBIT V.D.5
....-...
Finding #93 states:
"Small Counties that experience above-normal growth rates may use
allocation ratios as high as three more in order to realistically allocate
sufficient buildable land for future growth. The County's allocation ratio of
2.2 before the WB DSAP and FLUM amendments was low from a long term
forecasting perspective. When the WB DSAP amendments are factored into
the allocation ratio, such growth would raise the allocation ratio to 2.3, which
is still relatively low."
Further, in finding #94 it is stated:
"A land use plan should allow for sufficient inventory to accommodate
demand and to provide some choice in order to react to economic factors."
The Administrative Law Judge found the proposed land use amendments in compliance
with section 163.3184 (1) (b) in part because the demonstration of need with respect to
the allocation ratio indicated the allocation ratio of 2.3 was too low to properly
accommodate projected future growth over the planning horizon.
Acceptance of 2.0 Allocation Ratio in the case of Newberry Villaae Retail in
Alachua County
~
Newberry Village is a development of approximately 250,000 square feet of retail space
in unincorporated Alachua County. A comprehensive plan change was required to
allow for this use in the County. The applicant performed a commercial needs analysis
as a requirement for their data and analysis portion of their application. The analysis is
attached as Exhibit A. The Florida Department of Community Affairs found the plan
amendment compliant with no requests for further data analysis. We have attached the
notification of compliance as Exhibit B.
City of Leesbura. Florida implicit Allocation Ratio
The City of Leesburg, Florida has an adopted comprehensive plan where the implicit
residential allocation ratio of 2.5 is embedded in the plan. The estimated land
requirement projections are found in the approved 2003 Housing Element of the
Leesburg Comprehensive Plan on page 111-17. The Housing Element of the Leesburg
Comprehensive Plan indicates an allocation ratio of 2.5 in the following passage:
"Based on figures provided by the Shimberg Center for Affordable Housing, a total of
8,295 dwelling units will be needed to serve the household population of the City by
year 2010......the City will be able to accommodate approximately 13,292 additional
units, for a total of 21 ,031 residential units by 2010."
~
2
Page 46 of 71
EXHIBIT V.D.5
Given the 2010 demand for 8,295 units and 21,031 unit capacity, the empirical
allocation ratio found is 2.5 in the current and approved 2003 Leesburg Comprehensive
Plan Housing Element.
Allocation Ratios of other Florida Counties with uDdated ComDrehensive Plans
~
Allocation ratios are not only used in analyzing commercial comprehensive plan
amendment changes. The ratios are also used in analyzing residential comprehensive
plan amendment changes as noted here and in the City of Leesburg, Florida above. In
reviewing a number of needs analysis reports submitted for residential comprehensive
plan amendment changes around the state, Fishkind has discovered that there are
number of counties across the state that have substantial allocation ratios that are
embedded in their comprehensive plans.
Fishkind has analyzed allocation ratios in counties across the state with recently
updated comprehensive plans that have been approved by the Department of
Community Affairs. As shown in Table 5.6.1, the future land use maps of these
counties contain allocation ratios that are consistent with those suggested by Fishkind.
Table 5.6.1.
Allocation Ratios in other Florida Counties
County
Hendry
81. Johns
Nassau
Martin
Indian River
Source: Fishkind and Associates, Inc.
Allocation Ratio
5.38
3.08
4.54
3.92
4.62
Forecast Horizon (years)
15
15
15
15
20
~
The counties noted above have incorporated significant allocation ratios into their
comprehensive plans to adequately accommodate growth and limit higher than normal
land prices, constrained economic development and less efficient patterns of growth
which result from market inflexibility due to lack of investment choices.
I"""".
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Page 47 of 71
EXHIBIT V.D.5
~
EXHIBIT A
Newberry Village Retail Needs Analysis
~
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Page 48 of 71
EXHIBIT V.D.5
~
Newberry Village
Retail Needs Analysis
Prepared For:
NewUrban WORKS Development
~
Prepared By:
Fishkind & Associates, Inc.
12501 Corporate Blvd.
Orlando, Florida 32817
(407) 382-3256
October 25, 2005
~
Page 49 of 71
EXHIBIT V.D.5
~
Table Of Contents
Section Title
Page
1.0 Introduction........................................................................... 1
2.0 Current market Conditions..................................................... 2
3.0 Community-Type Retail Allocation Ratio ................................ 3
4.0 Need for Additional Community-Type Retail Zoning ............... 3
5.0 Conclusion............................................................................ 4
~
Appendix 1 - Existing Competitive Supply
Appendix 2 - Vacant Future Supply
Appendix 3 - 20 Minute Drive Time Demographics
~
ji
Page 50 of 71
EXHIBIT V.D.5
Newberry Village - Retail Needs Analysis
1.0 Introduction
~
1.1 Purpose
This report analyzes the need to amend the Alachua County
Comprehensive Land Use Plan for the proposed Newberry Village
development. The development program calls for development of
approximately 250,000 square feet of retail space in unincorporated
Alachua County.
1 .2 Overview of needs analysis
In the context of amending the adopted Comprehensive Land Use Plan for
Alachua County the applicant must demonstrate the need to amend the
plan. Typically, this takes the form of a comparison of:
· The supply of existing land currently planned for retail uses
. The demand for retail lands based on market conditions
The applicant must determine whether there is sufficient supply of retail
land in the Plan to accommodate future retail space demand. The
analysis was conducted based on a 20 minute drive time market area
surrounding the project site, comparing demand and supply, both existing
and future, within the project market area. The retail market study further
considered both demand and supply for community-type retail space only.
Figure 1 shows the 20 minute drive time market area.
~
Fi ure 1 - 20 Minute Drive Time Market Area
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Page 1 of 8
Page 51 of71
EXHIBIT V.D.5
Newberry Village - Retail Needs Analysis
~
2.0 Current Market Conditions
2.1 Existing Supply
The community-type retail supply in the market was determined using the
US Shopping Center directory, listing community type retail centers in
Alachua County. Based on a gravity model of retail shopping patterns,
calibrated for local market conditions, Fishkind & Associates, Inc.
determined the effective competitive retail square footage surrounding the
site, applicable to the subject location. Of 1.6 million square feet of
community type retail space within 20 minutes of the site, Fishkind
determined 1.3 million square feet of this existing supply directly competes
with community type retail space at the subject site. Appendix 1 lists the
existing competitive community-type shopping centers within 20 a minute
drive time of the site, the square feet associated with each center, and its
competitive characteristics based on the market conditions.
2.2
Future Supply
~
To determine future supply, Fishkind & Associates, Inc. examined all
vacant commercial parcels within the 20 minute market area. Vacant
commercial parcels as designated by the Property Appraiser were then
checked for current zoning. Parcels with current zoning of Business (BR),
highway oriented business (BH), and Automotive (BA) were determined to
represent competitive vacant supply.
The analysis showed there are 38 vacant parcels meeting the criteria for
future competitive supply. The criteria include, vacant parcels having the
required zoning, and of sufficient size to accommodate community-type
retail space, meaning parcels generally greater than 10 acres and less
than 30 acres in size. Parcels with proper zoning in excess of 30 acres
were excluded, as these more appropriately accommodate regional-type
retail demand. Parcels with proper zoning under 10 acres were excluded
as these more appropriately accommodate neighborhood-type retail
demand.
Numerous parcels under 10 acres were also included in the analysis as
these are parcels with adjacency allowing combined parcel sizes of
approximately 10 acres or greater. The sum total of competitive sites is
215 acres. An additional 57.7 acres were added to the supply based on
further planning analysis of properties which appear to qualify for
community type capacity. The vacant competitive supply is 272.7 acres.
At .18 FAR this translates to potential future community-type retail supply
of 2.1 million square feet, within the Newberry Village market area. The
combined existing competitive supply plus future supply equals 3.4 million
~
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Page 2 of 8
Page 52 of 71
EXHIBIT V.D.5
Newberry Village - Retail Needs Analysis
square feet of Community-type retail space capacity in the Newberry
Village market area, through year 2020. Appendix 2 shows the list of
parcels designated for future community type supply. No representations
are made as to the availability for sale or whether there is owner intention
to develop the vacant lands at any time in the future. Because there is no
assurance as to whether these lands will be developed, a market flexibility
factor (allocation ratio) must be included to assure proper supply over the
long term.
~
2.3 Community-Type Retail Space Demand
The market analysis shows there are 76,090 households within the 20
minute drive time surrounding the site, as of 2005 (see appendix 3).
Average household income is $45,260. This generates community-type
retail demand of 1.6 million square feet of space as of year 2005.
Household growth to year 2020 is expected to raise market area
households to 96,208 households and 2.0 million square feet of demand
by year 2020.
3.0 Community-Type Retail Allocation Ratio
The community-type retail allocation ratio in the Newberry Village market
area is 1.7. This is determined by dividing the 3.4 million square feet of
supply/capacity by the 2.0 million square feet of demand, through the
planning horizon year of 2020. The addition of 250,000 square feet of
retail space through the proposed Newberry Village retail land use change
results in a marginal increase in the overall Plan allocation ratio from 1.7
to 1.8.
~
Fishkind & Associates believes an allocation ratio of under 2.0 leaves
insufficient flexibility to accommodate long term retail space needs. Table
1 shows the supply/demand calculation and resulting allocation ratio.
Table 1- 2020 Summary Community Retail Market Conditions
Vacant Community Retail Acres 272.7
Future Community SQ FT. Supply 2,138,043
Existing Competitive Supply 1,266,947
TOTAL SUPPLY 3,404,990
Proposed Newberry Village 250,000
Total Demand 2,045,865
Community Commercial Allocation Ratio 1.8
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Page 3 of 8
Page 53 of 71
EXHIBIT V.D.5
Newberry Village - Retail Needs Analysis
~
4.0 Need for Additional Community-Type Retail Zoning
With the revised allocation ratio so low in the Newberry Village market
area, there is a need for additional retail capacity to be allocated for the
long-term.
4.2 Acceptable Over-Allocation Ratio
The Department of community Affairs has indicated an acceptable over-
allocation rate for future land use planning purposes is 2.0. Many
communities have considerably higher allocations for retail land uses.
The Newberry Village market area has a current allocation ratio of 1.7.
The addition of 250,000 square feet of community-type retail space in the
proposed project will increase the allocation ratio to 1.8, leaving the
market below 2.0 and only slightly above the original County allocation.
5.0
Conclusion
~
Newberry Village has petitioned Alachua County to revise the
Comprehensive Plan to allow the inclusion of 250,000 square feet of
additional community-type retail space in the Newberry Village market
area. The current analysis of available community-type retail lands
indicates a need for additional retail acres in the market area by year
2020, in order to provide proper long range planning flexibility. This report
concludes there is an under-allocation of available community-type retail
lands in the Newberry Village market area.
The conversion of lands to retail uses will still provide the ability of the
remainder of the site to reach 80% of the maximum residential density
allowed under the existing zoning and land use. However, by including
the mixed use component, needed additional retail capacity is provided
while still achieving a high proportion of the maximum residential capacity.
Based on this finding, there is justification to include the Newberry Village
lands in the Future Land Use Map as inventory of future retail lands.
~
Page 4 of 8
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.
Page 54 of 71
EXHIBIT V.D.5
Newberry Village - Retail Needs Analysis
APPENDIX 1 - Existing Competitive Supply
~
SITE %
CENTER NAME GLA DIST COMPETING SF COMPETING
NEWBERRY SQUARE 180,524 0.63 98.01 % 176,939
NEWBERRY CROSSING 111,010 1.37 95.68% 106,217
OAKS SQUARE 119,000 1.37 95.68% 113,862
OAKS MALL PLAZA 105,252 1.55 95.12% 100,111
TOWER CENTRE 165,000 1.92 93.95% 155,018
CENTRAL PLAZA 132,000 10.00 68.97% 91,043
GAINESVILLE SHOPPING CENTER 186,173 10.08 68.73% 127,959
GAINESVILLE MALL 289,850 11.02 65.92% 191,077
WAL-MART PLAZA 177,766 11.33 65.00% 115,552
~
WINN DIXIE MARKETPLACE PLAZA 139,337 11.67 64.00% 89,171
TOTAL 1,605,912 1,266,947
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Page 5 of 8
Page 55 of 71
EXHIBIT V.D.5
Newberry Village - Retail Needs Analysis
~ APPENDIX 2 - Future Vacant Supply
OBJECTID_1 ZONEDISTRI ZONEDEFIN PIN CALCACRES SOFT
200 BH Highway Oriented Business (BH) 06041-003-001 21.8 0.000000
89 BP Business and Professional (BP) 06041-002-005 9.3 0.000000
135 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000000
142 BH Highway Oriented Business (BH) 06800-028-000 1.0 0.000000
277 BR Business, Retail Sales, and Services (BR) 04344-005-003 1.5 0.000000
278 SR Business, Retail Sales, and Services (BR) 04344-005-005 4.0 0.000000
117 BR Business, Retail Sales, and Services (BR) 04344-005-003 1.5 0.000000
118 BR Business, Retail Sales, and Services (BR) 04344-009-000 1.1 0.000000
119 BR Business, Retail Sales, and Services (BR) 04345-003-000 0.5 0.000000
120 BR Business, Retail Sales, and Services (BR) 04345-004-000 1.0 0.000000
121 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000
122 BR Business, Retail Sales, and Services (BR) 04345-010-000 0.5 0.000000
354 BR Business, Retail Sales, and Services (BR) 04344-001-000 8.6 0.000000
355 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000
313 BH Highway Oriented Business (BH) 04350-005-000 9.0 0.000000
132 BH Highway Oriented Business (BH) 06038-022-000 10.5 0.000000
353 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000
59 SH Highway Oriented Business (BH) 04344-001-000 8.6 0.000000
205 BH Highway Oriented Business (BH) 06233-006-001 1.3 0.000000
100 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000000
101 BH Highway Oriented Business (BH) 06331-005-000 2.9 0.000000
102 BH Highway Oriented Business (BH) 06331-006-000 1.0 0.000000
~ 315 BR Business, Retail Sales, and Services (BR) 04350-005-000 9.0 0.000000
284 BH Highway Oriented Business (BH) 04345-006~000 6.2 0.000000
124 BR Business, Retail Sales, and Services (BR) 04344-009-000 1.1 0.000000
285 BA Automotive Oriented Business (BA) 04344-001-000 8.6 0.000000
286 SA Automotive Oriented Business (BA) 04345-006-000 6.2 0.000000
160 BR Business, Retail Sales, and Services (BR) 07251-017-000 1.2 0.000000
10 BR Business, Retail Sales, and Services (BR) 06655-002-003 29.4 0.000000
116 BR Business, Retail Sales, and Services (BR) 04344-009-000 1.1 0.000000
312 BR Business, Retail Sales, and Services (BR) 04344-009-000 1.1 0.000000
314 BH Highway Oriented Business (BH) 04350-005-000 9.0 0.000000
134 BH Highway Oriented Business (BH) 06655-015-000 4.9 0.000000
263 BH Highway Oriented Business (BH) 06656-002-008 3.4 0.000000
152 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000000
153 BH Highway Oriented Business (BH) 06331-005-000 2.9 0.000000
154 BH Highway Oriented Business (BH) 06331-006-000 1.0 0.000000
316 BR Business, Retail Sales, and Services (BR) 04350-005-000 9.0 0.000000
215.0
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Page 6 of 8
Page 56 of 71
EXHIBIT V.D.5
Newberry Village - Retail Needs Analysis
Appendix 3 - Newberry Village 20 Minute Drive Time Demographics
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Page 7 of 8
Page 57 of 71
EXHIBIT V.D.5
Population
Population (1990)
Population (2000)
Population (2005)
Population (2010)
Pet. Population Growth ('90-'00)
Pet. Population Growth ('00-'05)
Pet. Population Growth ('05-'10)
Geographic Area Size
Population Density (2005)
Daytime Marketplace (2005)
Total Business Establishments
Total Daytime Employment
Households
Households (1990)
Households (2000)
Households (2005)
Households (2010)
Married Couple Family With Children (2005)
Gender (2005)
Male (2005)
Female (2005)
Race & Ethnicity (2005)
Race: White (2005)
Race: Black (2005)
Race: Asian or Pacific Islander (2005)
Race: Other Race (2005)
Race: Two or More Races (2005)
Ethnicity: Hispanic (2005)
Age Distribution (2005)
Age 0-4 (2005)
Age 5-9 (2005)
Age 10-13 (2005)
Age 14-17 (2005)
Age 18-24 (2005)
Age 25-34 (2005)
Age 35-44 (2005)
Age 45-54 (2005)
Age 55-64 (2005)
Age 65-74 (2005)
,,-..., Age 75-84 (2005)
Age 85+ (2005)
~
~
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By: FISH KIND AND ASSOCIATES, INC.
Page A-1
10/25/05
Household Trend Report
SITE NAME:
TRADE AREA SIZE:
Traffic Settings; Heavy, Travel Speeds; 30,50,65,20,30,40
143,256
172,121
174,990
177,778
20.15
1.67
1.59
221.5974
789.68
7,406
112,110
57,054
70,015
76,090
81,946
11,417 15.0%
85,523 48.9%
89,46651.1%
128,502 73.4%
31,825 18.2%
7,914 4.5%
3,122 1.8%
3,627 2.1 %
11,907 6.8%
9,448 5.4%
8,564 4.9%
7,049 4.0%
8,516 4.9%
30,904 17.7%
40,035 22.9%
19,947 11.4%
19,857 11.3%
13,756 7.9%
8,384 4.8%
5,839 3.3%
2,288 1.3%
Source: AGS
Report Created with iSITE, Version: 2005.01.16
Page 58 of 71
EXHIBIT V.D.5
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By: FiSHKIND AND ASSOCIATES, iNC.
Page A-2
10/25/05
Household Trend Report
.~
SITE NAME:
TRADE AREA SIZE:
Traffic Settings: Heavy. Travel Speeds: 30,50.65,20,30,40
Median Age
Median Age (2005)
Median Household Income
Median Household Income (1990)
Median Household Income (2000)
Median Household Income (2005)
Median Household Income (2010)
Per Capita Income
Per Capita Income (1990)
Per Capita Income (2000)
Per Capita Income (2005)
Per Capita Income (2010)
Average Household Income
Average Household Income (1990)
Average Household Income (2000)
Average Household Income (2005)
Average Household Income (2010)
Median Disposable Income
Median Disposable Income (2005)
Aggregate Income
Aggregate Income ($MM) (2005)
Income Distribution (2005)
HH Inc. $ 0 - $ 15k (2005)
HH Inc. $15 - $ 25k (2005)
HH Inc. $25 - $ 35k (2005)
HH Inc. $35 - $ 50k (2005)
HH Inc. $50 - $ 75k (2005)
HH Inc. $75 - $100k (2005)
HH Inc. $100k - $150 (2005)
HH Inc. $150 - $200k (2005)
HH Inc. $200K+ (2005)
Employment By Industry (2000)
Employment Status: Total Labor Force
Employment Status: Employed
Industry: Agriculture (2000)
Industry: Mining (2000)
Industry: Construction (2000)
Industry: Manufacturing (2000)
Industry: Wholesale Trade (2000)
Industry: Retail Trade (2000)
Industry: Transport. and Warehousing (2000)
Industry: Utilities (2000)
31.31
24,711
34,389
37,442
41,571
12,221
17,795
20,389
23,469
30,686
43,960
45,268
49,184
~
32,082
3,567.80
20,657 27.1%
10,641 14.0%
8,865 11.7%
10,143 13.3%
10,976 14.4%
6,092 8.0%
5,471 7.2%
1,608 2.1%
1,637 2.2%
90,720 52.7%
83,786 48.7%
505 0.6%
12 0.0%
3,550 4.2%
2,804 3.3%
1,237 1.5%
9,348 11.2%
1,444 1.7%
714 0.9%
I"""".
Source: AGS
Report Created with iSITE, Version: 2005.01.16
Page 59 of 71
EXHIBIT V.D.5
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By: FISHKIND AND ASSOCIATES, INC.
Page A-3
1 0/25/05
~
Household Trend Report
SITE NAME:
TRADE AREA SIZE:
Traffic Settings: Heavy, Travel Speeds: 30,50,65,20,30,40
,,-...,
Employment By Industry (2000)
Industry: Information Services (2000)
Industry: Finance and Insurance (2000)
Industry: Real Estate (2000)
Industry: Professional Services (2000)
Industry: Management (2000)
Industry: Admin. Services And Waste Mgmnt (2000)
Industry: Educational Services (2000)
Industry: Health Care and Social Assist. (2000)
Industry: Arts, Entertainment and Recreation (2000)
Industry: Food and Hospitality Services (2000)
Industry: Other Services, except public (2000)
Industry: Public Adminstration (2000)
Housing (2000)
Housing Units (2000)
Housing Units, Occupied (2000)
Housing Units, Vacant (2000)
Housing Units, Owner-Occupied (2000)
Housing Units, Renter-Occupied (2000)
Median Rent (2000)
Median Home Value (2000)
Consumer Expenditures (2005, $/HH)
Total Consumer Expenditures (2005)
Total Retail Expenditures (2005)
Educational Attainment (2000)
Education: Less than 9th Grade (2000)
Education: Some High School (2000)
Education: High School Graduates (2000)
Education: Some College (2000)
Education: Associate's Degree (2000)
Education: Bachelor's Degree (2000)
Education: Graduate School (2000)
Population, Age 25+ (2000)
2,640 3.2%
3,076 3.7%
1,635 2.0%
4,721 5.6%
16 0.0%
2,296 2.7%
18,924 22.6%
13,505 16.1%
1,567 1.9%
7,821 9.3%
3,815 4.6%
4,156 5.0%
76,020
70,015 92.1%
6,005 7.9%
33,624 48.0%
36,391 52.0%
441
99,302
40,661.64
17,708.70
2,903 3.1 %
6,492 7.0%
15,973 17.2%
17,634 19.0%
9,039 9.7%
20,404 22.0%
20,408 22.0%
92,852 53.9%
,,-...,
Source: AGS
Report Created with iSITE, Version: 2005.01.16
Page 60 of 71
EXHIBIT V.D.5
~
EXHIBIT B
Newberry Village Retail Comprehensive Plan Amendment
Florida Department of Community Affairs
Notice of Compliance
I"""".
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Page 61 of 71
EXHIBIT V.D.5
'.
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Jl(,
~
STATE OF FLORIOA
DEPARTMENT OF COMMUNITY AFFAIRS
~Oedicated to making Florida a better place to calf home"
CHARLIE CRIST
Governor
THOMAS G. PELHAM
Secretary
July 22. 2008
The Honorable Rodney 1. Long
Chainnan. Board of County Commissioners
Alachua County .
P.O. Box 2877
Gainesville, FL 32602-2877
RE: Alachua County Adopted Amendment 08-Rl
Dear Chairman Long:
,,-...,
The Department has completed its review of the adopted Comprehensive Plan
Amendment (Ordinance Number 08-10; DCA Amendment Numbers 06-2 and 08-Rl) for
Alachua County. as adopted on August 17, 2006 and June 10, 2008. and detennined that it meets
the requirements of Chapter 163, Part II, Florida Statutes, for compliance. as defined in
Subsection 163.3184(1 )(b). Florida Statutes. The Department is issuing a Cumulative Notice of
Intent to find the plan amendment in compliance. The Cumulative Notice of Intent was sent to
the Gainesville Sun for publication on July 23,2008.
The Department's cumulative notice of intent to find a plan amendment in compliance
shall be deemed to be a final order if no timely petition challenging the amendment is filed. Any
affected person may file a petition with 'the agency within 21 days after the publication of the
notice of intent pursuant to Section 163.3184(9), Florida Statutes. No development orders. or.
permits for a development, dependent on the amendment may be issued or commence before the
plan amendment takes effect. Please be advised that Section 163.3184(8)(c)2, Florida Statutes.
requires a local government that has an internet site to post a copy of the Department's Notice of
Intent on the site within 5 days after receipt of the mailed copy of the agency's notice of intent.
Please note that a copy of the adopted County Comprehensi\'e Plan Amendment. and the
~otice of Intent must be available for public inspection Monday through Friday, except for legal
holidays, during nonnal business hours. at the Alachua County GroMh Management Office. 10
SW 2nd Avenue. Third Floor. Gainesville. Florida, 32601-6294.
,,-...,
2555 SHUMARD OAK BOULEVARD. TALLAHASSEE. FL 32399-2100
850.488.8466IPI . 850.921.0781 (f) . Webslle. .'Vh,," (~(3.;:.J:'" f: '.13
. COMMUNITY PLANNING =5C-4=Pr~~:6 'pi 85C~'l8.3309 "1 .
. HOUSING AND COMMUNITY DEVELOPMENT 55G-488-;956 !pj 8..'-0-,.22-0.;;:3 !Ii .
Page 62 of 71
EXHIBIT V.D.5
The Honorable Rodney J. Long
July 22. 2008
Page 2
~
If this in compliance determination is challenged by an atTected person. you will have the
option of mediation pursuant to Subsection 163.3 I 89(3)(a). Florida Statutes. If you choose to
attempt to resolye this matter through mediation. you must file the request tor mediation with the
administrative law judge assigned by the Division of Administrative Hearings. The choice of
mediation will not atlect the right of any party to an administrative hearing.
If you haw any questions. please contact Ana Richmond, Planner. at (850) 922-1794.
Sincerely.
)1-7~ /'J 7:~
Mike McDaniel
Chief, Office of Comprehensive Planning
MM/ar
Enclosure: Notice of Intent
cc:
Mr. Scott Koons. AICP. Executive Director, North Central Florida RPC
Mr. Steven Lachnicht, AICP, Director of Gro\\o1h Management
Mr. C. David Cotfey
Mr. Bradley Stith
I"""".
I"""".
Page 63 of 71
EXHIBIT V.D.5
~
STATE OF FLORIDA
DEPARTMENT OF COM..\fUNI1Y AFFAIRS CUMULATIVE NOTICE OF INTENT TO FIND THE
ALACHUA COUNlY COMPREHENSIVE PLAN AMENDMENT
Ai"lD REMEDIAL COMPREHENSIVE PLAN AMENDMENT(S) IN COMPLIANCE
DOCKET NO. 08-RI-NOI-OI02-(A)-(O
The Department issues this cumulative notice of intent to find the Alachua County
Comprehensive Plan Amendment adopted by Ordinance No. 06-26 on August 17,2006 and the remedial
amendment(s) adopted by Ordinance No. 08-10 on June 10,2008 IN COMPLIANCE, pursuant to
Sections 163.3184, 163.3187 and 163.3189, F.S.
~
The adopted Alachua County Comprehensive Plan Amendment and the Department's
Objections, Recommendations, and Comments Report, (if any), are available for public inspection
Monday through Friday, except for legal holidays, during normal business hours, at the Alachua County
Growth Management, 10 S.W. 2M Avenue, Third Floor, Gainesville, Florida 32601-6294.
Any affected person, as defined in Section 163.3184, F.S., has aright to petition for an
administrative hearing to challenge the proposed agency determination that the Remedial Amendments
are In Compliance, as defined in Subsection 163.3184(1), F.S. The petition must be filed within
twenty-one (21) days after publication of this notice, and must include all of the information and contents
dcscnDed in Uniform Rule 28-106.201, F.A.C. The petition must be filed with the Agency Clerk,
Department of Community Affairs, 2555 Shumard Oak Boulevard, Tallahassee, Florida 32399-2100 and
a copy mailed or delivered to the local government. Failure to timely file a petition shall constitute a
waiver of any right to request an administrative proceeding as a petitioner under Sections 120.569 and
120.57, F.S. Ifa petition is filed, the purpose of the administrative hearing will be to present evidence
and testimony and forward a recommended order to the Deparbnent. If no petition is file<L this Notice of
Intent shall become final agency action.
If a petition is filed. other affected persons may petition for leave to intervene in the proceeding.
A petition for intervention must be filed at least twenty (20) days before the final hearing and must
include all of the information and contents described in Uniform Rule 28-106.205, F.A.C. A petition for
leave to intervene shall be filed at the Division of Administrative Hearings, Department of
Administration, 1230 Apalachee Parkway, Tallahassee, Florida 32399-3060. Failure to petition to
intervene within the allowed time frame constitutes a waiver of any right such a person has to request a
hearing under Sections 120.569 and 120.57, F.S., or to participate in the administrative hearing.
After an administrative hearing petition is timely filed, mediation is available pursuant to
Subsection 163.3 1 89(3)(a), F.S., to any affected person ",ito is made a party to the proceeding by filing
that request with the administrative law judge assigned by the Division of Administrative Hearings. The
choice of mediation shall not affect a party's right to an administrative hearing.
~
P1LhYtl<cL-f}
Mike McDaniel, Chief
Division of Community Planning
Department of Community Affairs
2555 Shumard Oak Boulevard
Tallahassee. Florida 32399-2100
Page 64 of 71
EXHIBIT V.D.5
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EXHIBIT V.D.5
Apr 24 08 01 :32p
Jay Bishop
354-3353
p.2
I'.
JlEVELOPMENT PROPERTlES. INC.
SURVEY TABULATION
Ami/tO.2008
Page 69 of 71
EXHIBIT V.D.5
~
I"""".
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I"""".
Apr 24 08 01:32p
Jay Bishop
354-3353
p.3
ROGERS WOOD HILL STARMAN & GUST AS ON
~
~ROfl!S..<xlKAL ASSO::IA'lION
CERTlFlED PUBLIC ACCOUNTANTS
..,IlT_ TIWLHOR11l.=*
JrolAP\.ES..fL ~IOJ
SHeLDON 'II ST...RMAo"l C.P./I.
RO>W..DW. GUsrASDl< C.P.A
11iOMAS L BOEJi,IO. C.P.A.
SlWtO>l A. &aCHe... CI9"
= A. SllEI'MO:). c.P.....
INDEPENDENT ACCOUNTANT'S REPORT
ON APPLYING AGREED-UPON PROCEDURES
-..ow
~IC\N ;NSnT1Jtt CF CEf.T1fJEJ)
PUBUC AlXO\IIITANl'S
fLONDA I>'STlro"T1lO: CeJlTlFlED
PUBl.IC !'cc:<rJ>n"ANTS
0fl'lCES'
IIAPLES lQ-''''
~1AUOISL^N1) m.''''
Development properties, Inc.
Naples, Florida
We have perfonned the procedures enumerated below, which were agreed to by Development Properties (the Company),
solely to assist the Company in the tabulation of surveys to detennine if a shopping center is supported, and, if so, what
type of tenants would be preferred. The Company was responsible for creating the survey and distributing the survey to
Golden Gate residents. This agreed-upon procedures engagement was conducted in accordance with attestation standards
established by the American Institute of Certified Public Accountants. The suffK:iency oftbese procedures is solely the
responsibility. of the Company. Consequently, we make no representation regarding the sufficiency of the procedures
described below either for the purpose for which this report has been requested or for any other purpose.
Our procedures and results are as follows:
1.
We received in the mail from Golden Cate residents, surveys that had been
distributed to them by Naples Printsource.
We tabulated all surveys received.
2.
~ We received 1632 surveys in the mail through March 24, 2008 with the following results:
1351 Yes
217 No
64 Did not vote
1632 Total
Ofthe 217 respondents voting "No", there were 13 surveys listing prospective tenants they want included in tbe shopping
center. Of the 64 respondents that "Did not vote", there were 60 voting for prospective tenants they want included in the
shopping center.
The prospective tenants and related votes for those tenants areas follows:
Major Grocer 1305 Fast Food Restaurant
Banks 926 Drug Store
Post Office 1153 Coffee Shop
Convenience Store 671 Hardware Store
Beauty Salon 401 GardenlPet Supply
Video Store 482 Family Restaurant
832
]071
615
992
687
1133
Dry Cleaner
Child Day Care
Clothing Store
Ice Cream Shop
Adult Day Care
\.
450
376
425
681
224
-1-
,,-...,
Page 70 of 71
EXHIBIT V.D.5
ApT 24 08 01:32p
J~ Bishop
354-3353
p.4
Development Properties, Inc.
Naples, Florida
~
Other prospecti....e tenants listed by survey respondents were as follows:
Medical offices 67, Bar 45, Auto parts store 42. G}'l1l 25, Dollar store 23, Movie theater 21, Liquor store 19,
WalmartlTarget 15, Nail salon/spa 14, Home improvement 13, Health foodstorc 12, Vet 12, Bakery 7, CVSlWalgreens
7. Bait & Tackle 6, Hallmark 6, Chinese restaurant 6, Sporting goods store 6, Craft store 6, Fire/Police station 5, Barber
shop 5, Flower shop 4, Church 4, Auto repair 4, Computer store 4, Park 4, Goodwill 3, Hospital 3, Pool supply 3,
Electronics store 3, Book store 3, Gun store 3, Martial arts 3, Cuban restaurant 3, Shoe store 3, Children's activity
center 3, Check cashing 2, Credit Union 2, UPS store 2, Fresh fish market 2, Butcber 2, Bowling alley 2, Coin laundry
2, Amphitheater 2.
The following prospective tenants were listed on only one survey each:
Wine shop, Car rental, Electrical supply! Photo studio, Chefs warehouse, Casino, Tractor supply, Car dealer, H&R Block,
Water supplies, Equestrian store, Everglades National Pmk lofo Center, Insurance agent, Tree farm, Tax collector, Fresh
fruit market, Storage, Cell phone store, Dance studio, Italian restaurant, Carriage rides, Hooters, Office Max, Paint store,
Horse! A TV trails, and 1-75 Ramp.
We were not engaged to, and did not, coriduct an audit, the objective of which would be to express an opinion on the results
of the election. Accordingly, we do not express such an opinion.
This report is intended for the infonnation and use of the Company and its legal counsel.
At your instruction, we are holding the baUots in our office until you notify us to dispose of them.
I"""".
~~~,.~ ~~ ~ 'e. ~
Rogers Wood Hill Starman & Gustason, P.A.
Certified Public ACCO\Jntants
April 10, 2008
-2-
I"""".
Page 71 of 71
EXHIBIT V.D.5
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ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXIDBIT V.D.6
HB 697 CONSISTENCY ANALYSIS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Estates Shopping Center Sub-District
CP-2008-1
~
Exhibit V.D.6
HB 697 Consistency Analysis
The Florida legislature approved in the 2008 session an amendment to Chapter 16.3177, F.S.,
which requires local government comprehensive plans to address energy efficient land use
patterns and greenhouse gas reduction strategies. The pending Estates Shopping Center Sub-
district amendment to the Golden Gate Estates Master Plan proposes to establish a grocery-
anchored community shopping center within close proximity to several thousand households
located within the Northern Golden Gate Estates subdivision. Approval of this plan amendment
will provide convenient shopping and job opportunities for the central portion of Golden Gate
Estates which will reduce vehicle trips and driving distances for many residents. By capturing
these trips presently on the local roadway network, the amendment will assist in reducing future
road network improvements and traffic impacts to other areas within the more urbanized area of
Collier County. The reduction in vehicle miles traveled will reduce greenhouse gas emissions.
Golden Gate Estates is one of the largest subdivisions in the United States and encompasses
approximately 175 square miles (112,000 acres), and is an example of urban sprawl. Almost all
of the Golden Gate Estates area has been platted into 1.25 acre or larger single-family home sites
with very little commercial development planned to serve the residents of the area, requiring
residents to travel by automobile into the more urbanized portions of Collier County for most of
their daily shopping and service needs. While the area provides for a semi-rural lifestyle because
of the large lots and zoning that permits the keeping of horses, fowl and other livestock, it has a
population exceeding 36,000 in 2008 and is anticipated to continue to grow to a population
approaching 45,000 by year 2020. There is presently a large deficit of commercial land in
Golden Gate Estates; thereby, exacerbating the need to utilize the automobile for daily
commercial needs and increasing the vehicle miles traveled for residents of this subdivision. It is
documented that the automobile is the largest generator of green house gases for most
communities. The proposed amendment provides conveniently located retail services, including
a grocery store where none currently exists or can exist under the current comprehensive plan.
The grocery store and other retails services will result in the reduction of vehicle trip lengths.
I"""".
House Bill 697 encourages energy efficient land use patterns. The proposed plan amendment is
located at the intersection of two major roadway corridors serving the Northern Golden Gate
Estates area is an efficient land use pattern. The proposed grocery-anchored shopping center
located at this prominent intersection of Wilson Boulevard and Golden Gate Boulevard will
capture numerous trips that otherwise would be passing through the intersection in route to the
urban area for daily shopping needs.
This location is also well-suited for a community sized shopping center due to its location along a
current Collier Area Transit (CAT) route serving Golden Gate Estates. Proximity to a transit
route is an efficient land use pattern and is an example of smart growth by allowing residents to
have an alternative to automobile use for shopping or employment. Locating goods and services
in closer proximity to the residents will equate to reduced dependence on the automobile, reduced
vehicle miles traveled and a reduction in greenhouse gas emissions.
~
~
~
~
ESTATES SHOPPING CENTER SUBDISTRICT
ATTHENORTH~STCORNEROF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.D.7
CONSISTENCY WITH GOLDEN GATE AREA MASTER PLAN
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Estates Shopping Center Sub-District
CP-2008-1
~
Exhibit V.D.7
Consistency with Golden Gate Area Master Plan
Goals 3 and 5 of the Golden Gate Area Master Plan (GGAMP) relate to commercial
services and maintenance of rural character of Golden Gate Estates.
Goal 3 states:
Provide for basic commercial services for purposes of serving the rural needs
of Golden Gate Estates Residents, shortening vehicular trips, and preserving
rural character.
Goal 5 states:
Future growth and development within Golden Gate Estates will balance the
desire by residents for urban amenities with the preservation of the area's
rural character, as defined by wooded lots, the keeping of livestock, the
ability to grow crops, wildlife activity, low-density residential development,
and limitations on commercial and conditional uses.
The applicant has conducted a series of professional surveys and resident interviews to
establish the types of goods and services desired by area residents, and further, how they
would like a shopping center to function/feel. A market demand analysis has also been
prepared by a professional economist to analyze the current and future demand for
additional commercial development. The analysis concludes that Golden Gate Estates is
underserved by commercial development and additional commercial development can be
supported.
~
The applicant has also held numerous public meetings in the community to speak with
residents about how the proposed shopping center could function while maintaining their
community character. The application as proposed attempts to respond to feedback
received to date. The application includes both uses that are permitted in the newly
created Subdistrict and those uses that are specifically prohibited. Many of the area
residents have indicated that a grocery store and other uses commonly found in urban
area community sized shopping centers are needed for this area. The Subdistrict text
requires that a grocery store is the first use that can obtain a certificate of occupancy for
the site. At the present time, there are no full service grocery stores or shopping centers
available within several miles of the site, thereby requiring additional vehicular trips on
the road network within both Golden Gate Estates and the urban area of Collier County to
obtain basic goods and services. The Subdistrict uses are compatible and consistent with
the estates community. The Subdistrict intensity is approximately half the intensity
found in the urban area and is in keeping with the estates community. A conceptual plan
r'\
CP-2008-1
Page 1 of2
Exhibit V.D.7
~
is included as part of the Subdistrict. The conceptual plan provides for appropriate
setbacks from residential uses.
The proposed amendment is located at the intersection of two of the major roadway
corridors serving the Northern Golden Gate Estates area. Wilson Boulevard is being
designed to be a 4-lane road and Golden Gate Boulevard is under design to become a 6-
lane road adjacent to the subject property. By providing for services at this located,
vehicle miles traveled can be substantially reduced, which will have a positive
transportation impact on both Golden Gate Estates and urban area roadway segments.
The applicant intends to submit a Planned Unit Development rezoning application that
can track concurrently with the comprehensive plan amendment application. The PUD
will contain additional information relating to community character by specifying
building setbacks, building heights, lighting standards, landscape buffer details, and
conceptual architectural details. The level of commercial intensity proposed is far less
than that typically found in the urban area of Collier County
~
~
CP-2008-1
Page 2 of2
Exhibit V.D.?
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EXHIBIT V.D.8
SURVEY AREA
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EXHIBIT VD,8
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EXHIBIT V.D.B
SURVEY AREA
_ SUBJECT SITE
Page 2 of 2
EXHIBIT V,O,S
~
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~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.E.I
PUBLIC FACILITIES
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
ESTATES SHOPPING CENTER SUBDISTRICT
~
EXHIBIT V.E.l
PUBLIC FACILITIES
1.a. Potable Water
Public facilities are not available in the immediate area and therefore the development of
the parcel will require installation of a potable water well to be permitted consistent with
the applicable provisions of the GMP, LDC and other jurisdictional agencies including
FDEP and SFWMD and capacity will minimally meet the standards of the Florida
Administrative Code.
It is likely that the site will be developed with approximately 60,000 square feet of office
space, 148,500 square feet of retail space and 19,500 square feet of restaurants. In this
scenario, the following water demand may be anticipated:
Water Demand:
Office:
Retail:
Restaurant:
60,000 sq. ft. x 0.15 gpd/sf= 9,000 gpd
148,500 sq. ft. x 0.10 gpd/sf. = 14,850 gpd
19,500 sq. ft. x 0.5 gpd/sf= 9,750 gpd
~
Total = 33,600 gpd
Assumed incidental use for irrigation near seating areas per health code requirements:
3,000 gpd
New Subdistrict Generation = 36,600 gpd
Existing Residential: 17 units x 250 gpd/unit = 4,250 gpd
Net Impact = (New Subdistrict - Existing Residential) = (36,600 - 4,250) gpd = 32,350 gpd
Data Source: Tables in Chapter 64E-6 F.A.C.
1.b. Sanitary Sewer
Public facilities are not available in the immediate area and therefore the development of
the parcel will require installation of a private sector package sanitary sewer or septic
system treatment system permitted consistent with the applicable provisions of the GMP,
LDC and other jurisdictional agencies including FDEP and SFWMD.
~
Revised August 2009
Page 1
CP-2008-1
Page 1 of 3
EXHIBIT V.E.1
~
It is likely that the site will be developed with approximately 60,000 square feet of office
space, 148,500 square feet of retail space and 19,500 square feet of restaurants. In this
scenario, the following water demand may be anticipated:
Sewer Generation:
Office:
Retail:
Restaurant:
60,000 sq. ft. x 0.15 gpd/sf= 9,000 gpd
148,500 sq. ft. x 0.10 gpd/sf. = 14,850 gpd
19,500 sq. ft. x 0.5 gpd/sf= 9,750 gpd
New Subdistrict Generation = 33,600 gpd
Existing Residential: 17 units x 200 gpd/unit = 3,400 gpd
Net Impact = (New Subdistrict - Existing Residential) = (33,600 - 3,400) gpd = 30,200 gpd
I.e. Arterial & Collector Roads
Please refer to Exhibit V.E.lc, the Traffic Impact Statement.
Project Transportation Consultant, TR Transportation Consultants, Inc., has prepared a
Transportation Analysis for the conceptualized development program for the subject
property .
~
The proposed subdistrict is expected to result in a significant capture rate from pass by
traffic as well as mitigating (reverse) directional flows (opposite of the rush hour
directional pattern). The result shall be a more efficient use of the roadway capacity.
This shall be one result of the satisfaction of community commercial need in the Estates.
Another result will be the shortening of the trip lengths taken on the roadway system
which is presently necessitated by the lack of commercial availability and services in the
Estates.
The roadway link LOS for Golden Gate Boulevard and Wilson Boulevard is not ideal
under 2013 background conditions, but all intersections and turning movements are
shown to operate acceptably. Additionally, the shorter trip lengths as a result of the
added commercial development in the Estates will improve the LOS conditions on
Collier Boulevard and Immokalee Road as well.
1. d. Drainage
The proposed development will be designed to comply with the 25 year, 3-day storm
standards and other applicable standards of the LDC and other jurisdictional agencies
including the SFWMD.
~
August 2009
Page 2 of 3
EXHIBIT V.E.1
I.e. Solid Waste
r".
The established Level of Service (LOS) for the solid waste facilities is two years of
landfill disposal capacity at present fill rates and ten years of landfill raw land capacity at
present fill rates. No adverse impacts to the existing solid waste facilities from the
proposed project of225,000 square feet of commercial uses.
Solid Waste Generation:
Office: 60,000 sfx O.Ollb/sf/day xl cy/250 lbs = 630 cy/yr
Retail: 148,500 sfx 0.025 lb/sf/day xl cy/180 lbs = 6,450 cy/yr
Restaurant: 19,500 sfx 0.05 lb/sf/day xl cy/300 lbs = 1,010 cy/yr
New Subdistrict Generation =8,090 cy/yr
Existing Residential: 17 units x 25 cy/unit/yr = 425 cy/yr
Net Impact = (New Subdistrict - Existing Residential) = (8,090 - 425) cy/yr = 7,665 cy/yr
Data source: "Solid Wastes: Engineering Principles and Management Issues",
Tchobangolous/Theisen and "Environmental Engineering and Sanitation", Salvato.
l.f. Parks: Community and Regional
r".
The proposed development will not significantly increase the population density and
therefore will have no effect on the community and regional parks beyond those
mitigated by the payment of associated impact fees.
The site, as presently allowed by the Future Land Use Element, Density Rating System
and the Land Development Code, may be developed with up to 17 dwelling units. Using
the average County household occupancy rate of 2.39 people per unit, this could
represent 40-41 residents. Conversion to the proposed commercial subdistrict represents
a slight reduction in the County population.
The 2007 Annual Update and Inventory Report establishes two Level of Service
Standards (LOSS) for Parks and Recreation. The Board of County Commissioners
requires 1.2 acres of community park land per 1,000 residents and 2.9 acres of regional
park land per 1,000 residents. If the subdistrict is approved, the County will be required
to provide 0.05 acres less community park space and 0.12 acres less regional park land.
In this case, the County would be required to account for an additional 0.22 acres of
community park land and 0.53 acres of regional park land. In any event, these impacts
are usually mitigated by the payment of impact fees during permitting.
r".
August 2009
Page 3 of 3
EXHIBIT V.E.1
~
~
~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.E.lc
TRAFFIC IMPACT STATEMENT
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
~ TRANSPORTATION
K CONSULTANTS, INC.
r".
TRAFFIC IMPACT STATEMENT
FOR
ESTATES SHOPPING CENTER
SUBDISTRICT - COMPREHENSIVE PLAN
AMENDMENT
~
(PROJECT NO. 0801.31-10)
PREPARED BY:
TR Transportation Consultants, Inc.
13881 Plantation Road, Suite 11
Fort Myers, Florida 33912-4339
Certificate of Authorization #27003
239-278-3090
REVISED
August 24, 2009
~
Page 1 of 99
EXHIBITV.E.1c
~
~
~
~ TRANSPORTATION
K CONSULTANTS, INC.
CONTENTS
I. INTRODUCTION
II. EXISTING CONDITIONS
III. PROPOSED DEVELOPMENT
IV. TRIP GENERATION
V. TRIP DISTRIBUTION
VI. FUTURE TRAFFIC CONDITIONS
VII. PROJECTED CONCURRENCY AND IMPROVEMENTS
VIII. CONCLUSION
Page 2 of 99
EXHIBIT V.E.1c
~ TRANSPORTATION
K CONSULTANTS, INC.
r".
I. INTRODUCTION
TR Transportation Consultants, Inc. has conducted a traffic impact statement for the
proposed Comprehensive Plan Amendment submittal for the +/- 4l-acre Estates
Shopping Center Subdistrict site located along the north side of Golden Gate Boulevard
between its intersections with 3rd Street NW and Wilson Boulevard in Collier County,
Florida. This report has been completed in compliance with the guidelines established by
the Collier County Transportation Planning Division for developments seeking approval
for a Comprehensive Plan Amendment. The site location is illustrated on Figure 1.
The proposed Comprehensive Plan Amendment would modify the existing land use
designation on the subject site to allow a total of 225,000 square feet of commercial floor
area on the subject site. This report examines the impact of the development on the
surrounding roadways. Trip generation and assignments to the area intersections will be
completed and analysis conducted to determine the impacts of the development on the
sun"ounding intersections. An initial methodology meeting was held with Collier County
Staff on February 21, 2007 to discuss the parameters required as a result of this analysis.
No methodology notes were created in 2007 since none were required at the time of this
meeting, however, this Traffic Impact Statement is consistent with the items discussed at
that meeting, such as trip generation, pass-by trip reduction and trip distribution.
r".
II. EXISTING CONDITIONS
The subject site cunently contains vacant land and some single family dwelling units. 1 st
Street NW divides the subject site into two parcels. The site is bordered to the north by
vacant land and additional single family dwelling units. To the east of the subject site is
Wilson Boulevard. Golden Gate Boulevard borders the site to the south. To the west of
the site is 3rd Street NW.
Page 1
r".
Page 3 of 99
EXHIBITV.E.1c
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1:. TRANSPORTATION
K CONSULTANTS, INC.
,
,-..
PROJECT LOCATION MAP
ESTATES SHOPPING CENTER SUBDISTRICT Figure 1
Page 4 of 99
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~ TRANSPORTATION
K CONSULTANTS, INC.
r".
Golden Gate Boulevard is an east/west four-lane divided arterial roadway to the south
of the subject site. The intersection of Golden Gate Boulevard and Wilson Boulevard
allows full turning movements under signalized conditions. Currently, the intersections
of Golden Gate Boulevard with 3rd Street NW and 1 sl Street NW allow full turning
movements under unsignalized conditions. Golden Gate Boulevard has a posted speed
limit of 45 mph and is under the jurisdiction of Collier County. The Level of Service
Standard on this section of Golden Gate Boulevard from Collier Boulevard to Wilson
Boulevard is LOS "D", or 2,350 vehicles.
Wilson Boulevard is a north/south two-lane roadway that borders the subject site to the
east. Wilson Boulevard's intersection with Golden Gate Boulevard currently provides
full turning movements operating under signalized conditions. Wilson Boulevard is
under the jurisdiction of Collier County. Wilson Boulevard has a Level of Service
Standard of LOS "E", or 920 vehicles.
~
1st Street NW is a north/south two-lane local roadway that divides the subject site into
two parcels. The intersection of 1 sl Street NW and Golden Gate Boulevard currently
provides full turning movements under lIDsignalized conditions. I sl Street NW is under
the jurisdiction of Collier County. Concurrency is not currently measured on 1 sl Street
NW.
3rd Street NW is a north/south two-lane local roadway that borders the subject site to the
west. The intersection of 3rd Street NW and Golden Gate Boulevard currently provides
full turning movements tmder unsignalized conditions. 3rd Street NW is under the
jurisdiction of Collier County. Concun'ency is not currently measured on 3rd Street NW.
In order to gain a better understanding of the traffic conditions in the vicinity of the
subject site based on the methodology meeting held with County Staff, AM and PM peak
hour turning movement counts were performed at the intersections of Golden Gate
Boulevard with Collier Boulevard, 3rd Street NW, 1 sl Street NW, and Wilson Boulevard
as well as the Wilson Boulevard/Immokalee Road intersection. These turning movement
Page 3
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Page 5 of 99
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~ TRANSPORTATION
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counts were performed during the peak season of the adjacent street in March based on
the information contained within the 2006 FDOT Traffic Information CD, so no peak
season adjustment was required. Figures 2A and 2B indicate the resultant 2007 peak
season turning movements at the subject intersections.
III. PROPOSED DEVELOPMENT
The proposed Comprehensive Plan Amendment for the Estates Shopping Center
Subdistrict site will amend the current future land use designation on the subject site to
allow commercial retail uses. The property owner has agreed to cap the maximum
amount of retail uses at 225,000 square feet of floor area. Specifically, Table 1
summarizes the uses for the proposed Comprehensive Plan Amendment on the subject
site.
~
Table 1
Estates Shopping Center Subdistrict
P dU
ropose se
Land Use proposed Uses
Shopping Center 225,000 square feet
At the map amendment stage, a detailed site plan has not been prepared. Therefore, it is
difficult to asses the access that will be provided to the subject site. Preliminary
discussions with the County were held regarding access. It is understood that access is
not specifically approved at the Comprehensive Plan Amendment stage, but rather at
the Planned Development stage and even as much at the Site Plan Approval stage.
Therefore, a "conceptual" access plan was developed in order complete the traffic
impact analysis. Access to the subject site must ultimately be approved by the
Department of Transportation and the Board of County Commissioners.
For this analysis, assumptions were made regarding the proposed access to the subject
site. It was assumed access would be provided directly to Golden Gate Boulevard via a
full access, to Wilson Boulevard via a full access and additional access drives on 3rd
~
Page 4
Page 6 of 99
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LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
2007 PEAK SEASON
1:.. TRANSPORTATION TURNING MOVEMENTS
KCONSULTANTS,INC. ESTATES SHOPPING CENTER SUBDISTRICT Figure 2A
r".
Page 7 of 99
EXHIBITV.E.1c
~
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........................
IMMOKALEE ROAD
<:>
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BEACH ROAD
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+ ~ .r 864 (373)
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,-- ---- --1
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LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+ (000) WEEKDAY PM PEAK HOUR TRAFFIC
2007 PEAK SEASON
1:. TRANSPORTATION TURNING MOVEMENTS
KCONSULTANTS,INC. ESTATES SHOPPING CENTER SUBDISTRICT Figure 28
Page 8 of 99
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Street NW and 1 st Street NW. The access points to 1st Street NW were shown to provide
access to the subject site on both sides of the roadway. Again, this is a concevtual access
plan that will be further developed as the project proceeds through the re-zoning and site
plan approval process.
IV. TRIP GENERATION
Trip generation calculations were performed for the proposed uses as a part of the
proposed Comprehensive Plan Amendment on the site. Upon approval of this
Amendment, as conditioned, the Comprehensive Plan allocation on the subject site will
allow a total of225,000 square feet of various mixed commercial floor area. The site will
be analyzed based upon the use that indicates the highest trip generation in order to
perform a "worst case" analysis on the County Roadway network. The resultant trip
generation for each use was determined by referencing the Institute of Transportation
Engineer's (ITE) report, titled Trip Generation, 7th Edition. A comparison of the 8th
Edition to the ih Edition of the lTE repOlt, included in the Appendix, indicates that the
total weekday P.M. peak hour trip generation would increase by a total of 25 vehicles (in
and out) and the peak direction would only increase by one (1) vehicle during this same
time period. Therefore, the trips generated for the project based on the 7th Edition trip
generation, as previously utilized in the studies submitted to Collier County in January
2008, remained in this report as the resultant change to the 8th Edition would make no
appreciable difference in the analysis conducted herein.
~
Land Use Code 820 (Shopping Center) was utilized in order to perform the necessary trip
generation on the subject parcel. According to the land use description for the shopping
center use, "A shopping center is an integrated group of commercial establishments that
is planned, developed, owned and managed as a unit. A shopping center's composition is
related to its market area in terms of size, location and type of store. A shopping center
also provides on-site parking facilities sufficient to serve its own parking demands." The
retail floor area proposed as a part of this development will function most similarly as a
shopping center based on the ITE land use description.
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Table 2 indicates the trip generation of the retail use proposed as a part of the
Comprehensive Plan Amendment on the site. The trip generation equations utilized to
calculate the trip generation can be found within the Appendix of this report for
reference.
rip enera Ion
Land Use A.M. Peak Hour p.M. Peak Hour Daily
In Out Total In Out Total (2-way)
Shopping Center 155 100 255 513 557 1,070 11,504
(225,000 sa. ft.)
Table 2
Estates Shopping Center Subdistrict
T' G f
~
ITE estimates that a shopping center use of comparable size may attract a significant
amount of its traffic from vehicles already traveling the adjoining roadway system. This
traffic, called "pass-by" traffic, reduces the development's overall impact on the
surrounding roadway system but does not decrease the actual driveway volumes. Collier
County allows a maximum "pass-by" traffic reduction of 25% for shopping centers.
However, as a part of the methodology meeting held with County Staff, there was
discussion on the fact that the site would primarily serve the Golden Gate Estates area,
which is currently lacking in commercial goods and services. A retail center in this area
would attract a higher percentage of "pass-by" trips due to the fact that there are very few
commercial services available to the residents within a five mile radius of the subject site.
Therefore, a "pass-by" rate of 35% was approved for the site by Staff in the methodology
meeting. In addition, a greater pass-by reduction is reasonable (beyond the 25%) for the
subject site due to the significant amount of commuter traffic experienced during the
peak hours ofthe adjacent street along Golden Gate Boulevard.
~
For this analysis, the "pass-by" traffic was accounted for in order to determine the
number of "new" trips the development will add to the surrounding roadways. Table 3
summarizes the pass-by reduction percentages utilized. Table 4 summarizes the
development traffic and the breakdown between the total project trips and the net new
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trips the development is anticipated to generate after the pass-by reduction is applied. It
should be noted that the driveway volumes are not reduced as a result of the "pass-by"
reduction, only the traffic added to the surrounding streets and intersections.
Table 3
Pass-by Trip Reduction Factor
Estates Sho in Center Subdistrict
l~~~<<'l'Hi> ....
:Il~a.g~t.i9Jt, .
35%
states Shoppine; enter u lstnct
>., ,- . .~., . . .,:~~.~~~~t~1\;t,~~~l.tdlJr........ 'r.iW~~~~~y,~1\;tf,~~Ji, _.~()~t J~~~r
..
-., : ........:,L~#W'd,s~: ..
.. .- .. ., ..
: )i1............ O!tt' 'rQt~1 .liJ,..... <.QM . 'b.t.~_i ..
>. ..... .'.\ ... ..'. ,- ..
Total Trios 1 55 1 00 255 5 1 3 557 1 ,070 1 1 ,504
Less Retail Pass-by -45 -45 -90 -1 87 - 1 87 -3 74 -4,026
(35% oass-by)
New Traffic 1 1 0 5 5 1 65 326 370 696 7,478
(Total Trios - Pass-by Traffic)
Table 4
Trip Generation - New Trips
E . C S bd'
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The Level of Service analysis and the intersection analysis at Golden Gate
Boulevard/Collier Boulevard and lmmokalee Road/Wilson Boulevard performed within
this report is based solely on the new trips generated as a result of the proposed
Comprehensive Plan Amendment on the subject site. The intersection analysis at the
intersections surrounding the subject site was performed based on the total trips.
Page 9
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V. TRIP DISTRIBUTION
The new trips based on the proposed Comprehensive Plan Amendment indicated within
Table 4 were then assigned to the surrounding roadway system based on the anticipated
routes the drivers will utilize to approach the site. The resultant traffic distribution is
indicated in Figure 3 as approved within the methodology meeting held with Staff.
~
Based on the traffic distribution indicated within Figure 3, the new development traffic
was distributed to the surrounding roadway network. Figure 4A and 4B indicates the
site traffic assignment to the conceptual site access plan utilized in this analysis and
previously described. The assignment was also carried to the extemal intersection
beyond the site boundary and within the Study area. The new site related traffic was
assigned to the significantly impacted roadway links as a patt of the net new project trips
graphic identified as Figure 4C. Furthermore, an assignment of the pass-by traffic
generated as a result of the subject site can also be found within the Appendix of this
report for reference.
~
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OIL WELL ROAD
IMMOKALEE ROAD
+5%+ +5%~
+
10%
+
VANDERBILT
BEACH ROAD
+
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TO RESIDENTIAL
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20% TO RESIDENTIAL
~ - J + +30%+ AREAS
+40%+ + +15%+
10%
+
15% DROP OFF
+
4%
+ +2%+
r".
GOLDEN GATE
BOULEVARD
+5%+
PINE RIDGE ROAD
+
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TO RESIDENTIAL
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+
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* 10 % OF THE PROJECT TRAFFIC WAS ASSUMED TO TERMINATE AND ORIGINATE BETWEEN COLLIER
BOULEVARD AND THE SITE ALONG GOLDEN GATE BOULEVARD AND BETWEEN IMMOKALEE ROAD AND
THE SITE ALONG WILSON BOULEVARD.
LEGEND
+20%+ PERCENT DISTRIBUTION
1: TRANSPORTATION
K CONSULTANTS, INC.
PROJECT TRAFFIC DISTRIBUTION
ESTATES SHOPPING CENTER SUBDISTRICT
UPDATED 8/24/09
r".
Figure 3
Page 13 of 99
EXHIBITV.E.1c
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1: TRANSPORTATION
K CONSULTANTS, INC.
LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
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SITE TRAFFIC ASSIGNMENT
ESTATES SHOPPING CENTER SUBDISTRICT Figure 4A
Page 14 of 99
EXHIBITV.E.1c
o
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BEACH ROAD
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1: TRANSPORTATION
K CONSULTANTS, INC.
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IMMOKALEE ROAD
GOLDEN GATE BOULEVARD
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LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
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SITE TRAFFIC ASSIGNMENT
ESTATES SHOPPING CENTER SUBDISTRICT Figure 48
Page 15 of 99
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EXHIBITV.E.1c
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VANDERBILT
BEACH ROAD
1: TRANSPORTATION
K CONSULTANTS, INC.
IMMOKALEE ROAD
GOLDEN GATE BOULEVARD
+22 (148)
(130) 44+
roo ----1
L .....1
LEGEND
+ 000 AM PEAK HOUR PROJECT TRAFFIC
+(000) PM PEAK HOUR PROJECT TRAFFIC
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(111) 17+
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(0
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NET NEW PROJECT TRAFFIC
ON SIGNIFICANTLY IMPACTED ROADWAYS F 4C
ESTATES SHOPPING CENTER SUBDISTRICT igure
Page 16 of 99
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VI. FUTURE TRAFFIC CONDITIONS
In order to determine which roadway segments surrounding the site will be significantly
impacted, Table lA, contained in the Appendix, was created. This table indicates which
roadway links will accommodate an amount of project traffic greater than the 2%-2%-3%
Significance Test.
The new project related traffic from Table 4 was compared with the corrected 1 O-month
Level of Service Standard for Peak Hour - Peak Direction traffic conditions in order to
determine the project impact percentage. Based on the information contained within
Table lA, Golden Gate Boulevard from Collier Boulevard to Everglades Boulevard,
Wilson Boulevard from south of Golden Gate Boulevard to Immokalee Road, and Collier
Boulevard from Golden Gate Boulevard to Pine Ridge Road are shown to experience a
significant impact as a result of the added project traffic associated with the Estates
Shopping Center Subdistrict Comprehensive Plan Amendment in accordance with the
Collier County 2%-2%-3% Significance Test. Therefore, Level of Service analysis is
only required on these roadway links as a result of the proposed development.
,~
In addition to the significant impact criteria, Table lA also includes a buildout
consistency analysis on the Collier County Roadway network. The Collier County TIS
Guidelines require analysis of the adjacent roadway network based on the buildout of the
project or the five (5) year planning window, whichever is longer. It is likely that this
project will be constructed prior to the end of the year 2013 due to the need for
commercial services in the Golden Gate Estates. Therefore, it was necessmy to analyze
the surrounding roadway network based on the 2014 traffic conditions.
The total volume indicated within the 2008 Collier County Concurrency Spreadsheet
reflects the current remaining capacity on the adjacent roadway network. The remaining
capacity was subtracted from the 10-month service volume on each roadway in order to
determine the 2008 peak season, peak hour, peak direction traffic volume on the adjacent
Page 15
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~ TRANSPORTATION
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roadway network. The appropriate annual growth rate for these roadways was taken by
comparing information from the 2006 AUIR report to data in the 2008 AUIR report. An
example of the calculations to determine the annual growth rates can be found within the
Appendix of this report for reference. These annual growth rates were then used to factor
the 2008 peak season, peak hour, peak direction traffic volume to 2014 peak season, peak
hour, peak direction background traffic conditions.
The resultant 2014 peak season, peak hour, peak direction traffic volume was subtracted
from the Level of Service Standard in order to determine the remaining capacity in the
year 2014. The project generated traffic was then subtracted from the remaining capacity
in order to detelmine the remaining 2014 capacity after the Estates Shopping Center
Subdistrict traffic is added to the surrounding roadway network. Figure 5 indicates the
results of the capacity analysis along Collier Boulevard, Golden Gate Boulevard, and
Wilson Boulevard.
~
VII. PROJECTED CONSISTENCY AND IMPROVEMENTS
Based upon the information contained within Table 1A and Figure 5, several roadway
deficiencies are expected under 2014 with the proposed development traffic. Several
road improvements are shown in either the Five Year Capital Improvement Plan (CIP) or
the 2030 Long Range Transportation Plan in this area of Golden Gate Estates that will
specifically address these deficiencies. Golden Gate Boulevard is shown on the 2030
Needs Plan as a 4 lane roadway from Collier Boulevard to Everglades Boulevard. A
parallel facility is planned (the Vanderbilt Beach Road extension) but funding for the
segment between Collier Boulevard and Wilson Boulevard has not been identified. The
funding for the design services for the widening of Wilson Boulevard to a four lane
divided roadway is shown in the Five Year CIP and funding for construction is in the
2030 Long Range Transportation Plan.
~
A small deficiency is noted on Golden Gate Boulevard between Wilson Boulevard and
Collier Boulevard in 2014 with the project. Growth along this segment has been on the
Page 16
Page 18 of 99
EXHIBIT V.E.1 c
r--....
OIL WELL ROAD
IMMOKALEE ROAD
0.5%
98
(87)
0 [61]
.... 4.0% 98
, VANDERBILT
~
0 BEACH ROAD (76)
co [24]
0 0
u.. 0:: 8.0% 1.6% ~
~
w 98
-I 1.1%
=> (63)
0
co [-221 0.7%
0:: 13.0%
w GOLDEN GATE BOULEVARD
::::i
-I
0 0
() 828 0::
(806) 106 106 ~
[754] (73) (62) 1,036
-I
PINE RIDGE ROAD 2.2% [-5] [-421 1,019) => 1.6%
4.7% 6.3% [9801 0
co
892 2.4% C/)
(881) UJ
0
1.1% [855] ~
0.7% 4.0% 0
0::
UJ
[ij
LEGEND
000 2014 REMAINING CAPACITY
(OOO) 2014 REMAINING CAPACITY WI AM PROJECT TRAFFIC
[000] 2014 REMAINING CAPACITY WI PM PROJECT TRAFFIC
0.0% PROJECT IMPACT PERCENTAGE
1:. TRANSPORTATION
K CONSULTANTS,INC.
2014 TRAFFIC CONDITIONS
ESTATES SHOPPING CENTER SUBDISTRICT
UPDATED 8/24/09
r".
Figure 5
Page 19 of 99
EXHIBITV.E.1c
~
~ TRANSPORTATION
K CONSULTANTS, INC.
decline over the past three (3) years, however the number of trips in the "trip bank"
column have continued to increase (from 278 in 2006 to 300 in 2008). The Developer
has committed to provide the right-of-way along the project frontage to accommodate the
future widening of Golden Gate Boulevard, should it be necessary in the future. In
addition, the Developer has also committed to provide the necessary right-of-way to
develop intersection improvements at the Golden Gate Boulevard/Wilson Boulevard
intersection, which will improve the capacity of the link due to the added capacity created
at the intersection. The impacts to the Long Range Transportation Plan as a result of this
amendment would be minimal since the parallel corridor of Vanderbilt Beach Road
Extension is included in that plan and will accommodate a large volume of east/west
commuter traffic in the Estates area.
~
The analysis included the additional capacity on Golden Gate Boulevard between Wilson
Boulevard and Everglades Boulevard since this segment is programmed to be widened to
four lanes in the year 2012, within the 5-year planning window of this project. As a four
lane roadway, this segment has sufficient capacity to accommodate this land use change.
The Level of Service deficiency on Wilson Boulevard is only noted on the segment of
Wilson Boulevard directly fronting the project site. North of the project site, Wilson
Boulevard is shown to operate at an acceptable Level of Service with remaining trips
available. The Developer has committed to provide the necessary right-of-way at no cost
to the County for the future widening of Wilson Boulevard along the frontage of the
project site. It should be noted that the remaining capacity shown in Figure 5 for Wilson
Boulevard is based on the 2007 AUIR volumes. The 2008 AUIR report does not show a
volume for Wilson Boulevard between Immokalee Road and Golden Gate Boulevard.
Traffic volumes on other links in the area (Golden Gate Boulevard, Immokalee Road)
have all shown a marked decrease in volumes between the 2007 and the 2008 AUIR
report. There is no reason why Wilson Boulevard would not show the same decrease in
volume. If that were the case, there would be sufficient capacity available on Wilson
Boulevard adjacent to the site projected in 2014 with the proposed land use change
.~
Page 18
Page 20 of 99
EXHIBITV.E.1c
~ TRANSPORTATION
K CONSULTANTS, INC.
r".
The proposed Estates Shopping Center Subdistrict development is the first commercial
development of its kind proposed within the Golden Gate Estates area. Therefore, it is
likely that the Estates Shopping Center Subdistrict development will have a positive
impact on the traffic conditions in the area. The Developer has committed, through the
Text of the Growth Management Plan Amendment, to include a Grocery Store in the first
100,000 square feet of development that is constructed on the site. The nearest grocery
shopping opportunity for residents of Golden Gate Estates is along Collier Boulevard to
the north and south of Golden Gate Boulevard, a distance of approximately six (6) miles.
The addition of a grocery store and other neighborhood commercial uses in this area
would significantly shorten trip lengths that are related to this purpose as well as
potentially reduce traffic volumes on Golden Gate Boulevard and Collier Boulevard due
to the fact that the retail trip would be intercepted prior to reaching these roadways. In
addition, further analysis of the future traffic conditions in this area will be required at the
re-zoning and SDP phase for the proposed development.
r".
Intersection analysis was performed as a result of the added Estates Shopping Center
Subdistrict traffic. Based on the methodology meeting, intersection analysis was required
on Golden Gate Boulevard at its intersections with Collier Boulevard, 3rd Street NW, the
site access, 1 sl Street NW, and Wilson Boulevard as well as at the intersections of Wilson
Boulevard with the site access and Immokalee Road. It should be noted that the
intersection analysis was completed based on the assumption that the existing through
lane capacity currently in place on Golden Gate Boulevard and Wilson Boulevard would
remain (four lanes on Golden Gate Parkway and two lanes on Wilson Boulevard).
In order to perform the required intersection analysis, it was necessary to determine the
2014 background peak hour turning movements at these intersections. Therefore, the
background tuming movements indicated within Figures 2A and 2B were factored by the
appropriate annual growth rates over a seven (7) year period. The calculation to
determine the background turning movements is indicated below:
Page 19
~
Page 21 of 99
EXHIBITV.E.1c
~
~ TRANSPORTATION
K CONSULTANTS, INC.
2014 Turning Movement = (2007 Turning Movement)* (1 + AGRpo14-2007)
2014 Turning Movement = (1,112 veh)*(1+0.0242)(7)
2014 Turning Movement = ~,112 veh)* (1.182)
2014 Turning Movement = 1,372 vehicles
The above illustrated calculation was applied to all of the turning movements indicated
within Figures 2A and 2B in order to determine the 2014 background turning movements.
It should be noted again that the access to the subject site assumed as part of this
analysis is conceptual and has not yet been approved by the Collier County Department
of Transportation or the Board of County Commissioners. The Growth Management
Plan Amendment process does not specifically identify turning movements permitted at
site access drives to projects within the Sub-district. This will be further analyzed and
access determined in the re-zoning and SDP process
~
The resultant 2014 background turning movements are illustrated within Figures 6A and
6B. The.site traffic indicated within Figures 4A and 4B was then added to the 2014
background turning movements in order to determine the 2014 buildout turning
movements at the area intersections. The resultant 2014 buildout turning movements are
indicated within Figures 7 A and 7B. It is important to note that the pass-by traffic
assignment contained within the Appendix of this report was subtracted from the volumes
within Figure 4B prior to adding those volumes to the 2014 background turning
movements at the Collier Boulevard/Golden Gate Boulevard and Wilson
BoulevardlImmokalee Road intersections. This was done in an effort to back out the
pass-by traffic at the external intersections because the pass-by traffic is already
accounted for within the 2014 background conditions. However, the intersections
surrounding the site were analyzed as if no pass-by traffic reductions were taken.
~
Page 20
Page 22 of 99
EXHIBITV.E.1c
r".
~
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._"'_~+_1.382t1.114} -..l. -€..5.(5).
(0) 0 j- GOLDEN GATE (15) 5 j- ~
(1,276) 469+ BOULEVARD(1,241) 459+ N
(20) 5"'\. ~
~
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(1,038) 301 +
(21) 5"'\.
......
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LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+ (000) WEEKDAY PM PEAK HOUR TRAFFIC
2014 BACKGROUND
~ TRANSPORTATION TURNING MOVEMENTS r".
K (ONSULTANTS,INC. ESTATES SHOPPING CENTER SUBDISTRICT Figure 6A
Page 23 of 99
EXHIBITV.E.1c
~
~
~
S
IN.T.S.I
Mlt)'M .....
~:s~ ....17 (29)
~;: ~ +1,456 (710)
., + ~ .,r245 (287) RANDALL
(59) 10'; ~ + ~ BOULEVARD
(1,033) 302+ ~~~
(78) 18, S~::.
... ""'~m
~ (()
e
IMMOKALEE ROAD
a
~
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BEACH ROAD
a
<Xl
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C").....
+ ~ -1"1,021 (441)
+~
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1'-- '--'-1
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co
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C/)
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~
LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
2014 BACKGROUND
1:.. TRANSPORTATION TURNING MOVEMENTS
KCONSULTANTS,INC. ESTATES SHOPPING CENTER SUBDISTRICT Figure 68
Page 24 of 99
EXHIBITV.E.1c
r".
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LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
R 2014 BUILD-OUT
TRANSPORTATION TURNING MOVEMENTS
CONSULTANTS, INC. ESTATES SHOPPING CENTER SUBDISTRICT Figure 7 A
~
Page 25 of 99
EXHIBITV.E.1c
~
IMMOKALEE ROAD
c;)Li)M ..
~:s~ '-17 (29)
~ ;: ~ +1,456 (710)
~ + ~ #251 (303) RANDALL
(59) 10 + ~ BOULEVARD
(1,033) 302+ g~~
(94)24, O)~::.
... 10 ---- CXJ
---- CXJ
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('")...--
+ ~ # 1 ,032 (515)
+~
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r-- .-. .-1
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~
LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
2014 BUILD-OUT
~ 1:.. TRANSPORTATION TURNING MOVEMENTS
KCONSULTANTS,INC. ESTATES SHOPPING CENTER SUBDISTRICT Figure 78
Page 26 of 99
EXHIBITV.E.1c
~ TRANSPORTATION
K CONSULTANTS, INC.
r".
The appropriate lane arrangements and the turning movements indicated within Figures
7 A and 7B were inputted into the HCS+ software in order to perform the necessary
intersection analysis at the previously mentioned intersections. The lane arrangements
utilized in this analysis can be found in graphical format in the Appendix. It should be
noted that no truck factors were applied to turning movements into and out of the subject
development at the site access intersections. The results of the intersection capacity
analyses can be found within Table 5 below.
EB Left
Golden Gate Blvd
@ 3rd St NW
WB Left
NB Approach
SB Approach
Golden Gate Blvd @ Site Access
with Si nal)
EB Left
Golden Gate Blvd
@ jSIStNW
WB Left
NB Approach
SB Approach
Golden Gate Blvd @ Wilson Blvd
NB Left
Wilson Blvd @
Site Access
EB Approach
lmmokalee Rd @ Wilson Blvd
Lose
(21.7 see)
LOSB
12.9 see)
LOS A
(8.3 see)
LOS A
(9.9 see)
LOSe
(15.7 see)
Lose
21.5 see
LOSB
(13.1 see)
LOSB
(13.7 see)
LOSe
(15.8 see)
LOSe
(15.3 see)
LOSB
(15.6 see)
LOSB
(13.8 see)
LOSB
(13.5 see)
LOSe
(15.8 see)
LOSe
(16.0 see)
LOSe
(22.9 see
LOS A
(8.5 see
LOSe
(16.4 see)
LOSe
(23.4 see)
~
LOSB
(12.8 see)
LOS A
(8.4 see)
LOS A
(9.9 see)
LOSe
(15.1 see)
LOSe
25.1 see)
LOSB
(11.2 see)
LOSB
(12.0 see)
LOSB
(14.1 see)
LOSB
(13.1 see)
LOSe
(20.8 see)
LOSB
(18.0 see)
Lose
(23 .2 see)
Based on the results of the intersection analysis listed above, all intersections and turning
movements at the subject intersections are shown to operate acceptably. Based on the
cOllceptual access plan analyzed as part of this report, the site access driveway to Golden
Gate Boulevard was analyzed both with and without a traffic signal. The analysis of this
Page 25
~
Page 27 of 99
EXHIBITV.E.1c
~
~ TRANSPORTATION
K CONSULTANTS, INC.
intersection without a traffic signal showed Level of Service deficiencies on the site
access approach to Golden Gate Boulevard during only the PM peak hour, but no Level
of Service deficiencies on the public roadway. Regardless, this intersection is shown to
function acceptably after the addition of a traffic signal, which is approved, would be
installed at the sole expense of the Developer.
Therefore, beyond the potential additional traffic control improvements to the site access
intersection to Golden Gate Boulevard, no additional intersection improvements will be
required as a result of the proposed Estates Shopping Center Subdistrict Comprehensive
Plan Amendment. However, as previously noted, the Developer has agreed to
stipulations as part of the text of the Growth Management Plan Amendment that state the
following:
~
Development within this Sub-district shall be phased and the following commitments
related to area roadway improvements shall be completed within the specified
timeframes:
1. Right-of-Way for Golden Gate Boulevard Expansion and Right-of-Way 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
forreintbursement
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. 0. for a grocery store as part of this 100,000 square feet, and the
grocery store must be the first C. O. obtained.
Specific site related turn lanes and improvements to the Golden Gate Boulevard/Wilson
Boulevard intersection will be analyzed further at the re-zoning and SDP phase of the
project.
~
Page 26
Page 28 of 99
EXHIBITV.E.1c
~ TRANSPORTATION
K CONSULTANTS, INC.
~
VIII. CONCLUSION
The proposed Comprehensive Plan Amendment for the Estates Shopping Center
Subdistrict development may result in minor roadway Level of Service issues in the
immediate vicinity of the project site along Golden Gate Boulevard and Wilson
Boulevard. However, based on Developer commitments in the Text of the Growth
Management Plan amendment, these impacts will be mitigated. The project will not be
able to exceed 100,000 square feet of uses until certain improvements have been
completed.
Furthermore, with the addition of a commercial development such as the Estates
Shopping Center Subdistrict in this area, significant impacts to trip lengths will occur
based on the fact that residents in the area will travel much shorter distances to obtain the
same goods and services that are now only available on Collier Boulevard or along
Immokalee Road. Therefore, the proposed development will provide a significant benefit
to the public within the Golden Gate Estates area.
~
Based on a conceptual access plan for the project, intersection analysis was performed as
a part of this report at the Golden Gate Boulevard intersections with Collier Boulevard,
3rd Street NW, the proposed site access, 1 sl Street NW, and Wilson Boulevard along with
the Wilson Boulevard intersections with the site access and Immokalee Road. These
intersections and approaches are shown to operate acceptably after the addition of the
Estates Shopping Center Subdistrict development related traffic after the addition of a
traffic signal at the site access driveway to Golden Gate Boulevard. Turn lane analysis
will be performed in depth at the SDP phase for the proposed development.
Page 27
r".
Page 29 of 99
EXHIBIT V.E.1c
~
APPENDIX
~
~
Page 30 of 99
EXHIBITV.E.1c
~
TABLE lA & 2A
~
r".
Page 31 of 99
EXHIBITV.E.1c
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Page 33 of 99
EXHIBITV.E.1c
~
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SUPPORTING INFORMATION
GRAPHICS
~
Page 34 of 99
EXHIBITV.E.1c
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1: TRANSPORTATION AT ANALYZED INTERSECTIONS
K CONSULTANTS, INC. ESTATES SHOPPING CENTER SUBDISTRICT
r".
Page 35 of 99
EXHIBIT V.E.1 c
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R 2014 LANE ARRANGEMENTS
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CONSULTANTS, INC. ESTATES SHOPPING CENTER SUBDISTRICT
Page 36 of 99
EXHIBITV.E.1c
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LEGEND
+ 000 AM PEAK HOUR PROJECT TRAFFIC
+(000) PM PEAK HOUR PROJECT TRAFFIC
~
1: TRANSPORTATION
K (ONSUlTANTS,INC.
NET NEW PROJECT TRAFFIC
ON SIGNIFICANTLY IMPACTED ROADWAYS
ESTATES SHOPPING CENTER SUBDISTRICT
r".
Page 37 of 99
EXHIBIT V.E.1c
~
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1: TRANSPORTATION
K CONSULTANTS, INC.
s
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.. 000 WEEKDAY AM PEAK HOUR TRAFFIC
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Page 38 of 99
EXHIBITV.E.1c
TURNING MOVEMENT COUNT
RESULTS
Page 39 of 99
r".
~
r".
EXHIBITV.E.1c
~
1:.. TRANSPORTATION
K (ONSULTANTS,INC.
DATE:
DAY:
COUNT TIME:
March 1,2007
THURSDAY
7:00 AM .9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
COLLIER BOULEVARD & GOLDEN GATE PARKWAY
COLLIER BOULEVARD GOLDEN GATE PARKWAY r INTER-
15 MIN EASTBOUND WESTBOUND 1 SECTION
BEGIN NORTHBOUND SOUTHBOUND
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL II TOTAL
7:00 AM 0 79 107 186 26 86 0 112 0 0 0 0 372 0 106 478 776
7:15AM 0 86 121 207 7 69 0 76 0 0 0 0 212 0 109 321 604
7;30 AM 0 93 105 198 34 35 0 69 0 0 0 0 157 0 96 253 520
7;45 AM 0 95 93 188 10 38 0 48 0 0 0 0 123 0 81 204 440
8:00 AM 0 107 88 195 23 41 0 64 0 0 0 0 96 0 76 172 431
8;15 AM 0 75 94 169 25 61 0 86 0 0 0 0 133 0 104 237 492
8;30 AM 0 124 93 217 27 61 0 88 0 0 0 0 120 0 67 187 492
8;45 AM 0 101 82 183 23 49 0 72 0 0 0 0 99 0 69 168 423
TOTAL: 0 760 783 1,543 175 440 0 615 0 0 0 0 1,312 0 708 2,020 4,178
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
COLLIER BOULEVARD & GOLDEN GATE PARKWAY
HOUR COLLIER BOULEVARD INTER-
BEGIN NORTHBOUND SOUTHBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT TOTAL TOTAL
~ 7:00 AM 0 353 426 779 77 228 0 305 0 1,256 2,340
7;15AM 0 381 407 788 74 183 0 257 0 0 0 588 950 1,995
7;30 AM 0 370 380 750 92 175 0 267 0 0 0 509 866 1,883
7:45 AM 0 401 388 769 85 201 0 286 0 0 0 472 800 1,855
8:00 AM 0 407 357 764 98 212 0 310 0 0 0 448 764 1838
PEAK HOUR SUMMARY
COLLIER BOULEVARD
NORTHBOUND SOUTHBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT
353 426 779 77 228 0 305 0
GOLDEN GATE PARKWAY
EASTBOUND WESTBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL
o 0 0 864 0 392 1,256
~
Page 40 of 99
EXHIBITV.E.1c
-r. TRANSPORTATION
K CONSULTANTS, INC.
GOLDEN GATE PARKWAY
~
0
...... j
0 0
0% .... 0 ...
0 0 .,.
~
Percents (C/o) represent movement volumes
divided by the lolallntersectlon traffic
Page 41 of 99
~
DATE: March 1, 2007
DAY: THURSDAY
COUNT TIME: 7:00 AM - 9:00 AM
PEAK HOUR: 7:00 AM - 8:00 AM
INTERSECTION: COLLIER BOULEVARD & GOLDEN GATE
PARKWAY
r".
EXHIBIT V.E.1 c
....-....
1:. TRANSPORTATION
K CONSULTANTS,INC.
DATE:
DAY:
COUNT TIME:
March 1, 2007
THURSDAY
4:00 PM - 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
COLLIER BOULEVARD & GOLDEN GATE PARKWAY
COLLIER BOULEVARD GOLDEN GATE PARKWAY INTER-
15 MIN EASTBOUND WESTBOUND SECTION
BEGIN NORTHBOUND SOUTHBOUND
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00 PM 0 137 243 380 37 66 0 103 0 0 0 0 64 0 57 121 604
4:15 PM 0 98 307 405 23 75 0 98 0 0 0 0 116 0 60 176 879
4:30 PM 0 148 299 447 23 93 0 116 0 0 0 0 119 0 26 145 708
4:45 PM 0 122 315 437 20 46 0 66 0 0 0 0 69 0 42 111 614
5:00 PM 0 118 313 431 24 95 0 119 0 0 0 0 109 0 24 133 683
5:15PM 0 123 383 506 0 0 0 0 0 0 0 0 45 0 37 82 588
5:30 PM 0 151 368 519 43 51 0 94 0 0 0 0 92 0 41 133 746
5:45 PM 0 147 372 519 70 56 0 126 0 0 0 0 127 0 42 169 814
TOTAL: 0 1,044 2,600 3644 240 482 0 722 0 0 0 0 741 0 329 1,070 5,436
~
HOURL Y SUMMARY OF INDIVIDUAL MOVEMENTS
COLLIER BOULEVARD & GOLDEN GATE PARKWAY
HOUR COLLIER BOULEVARD GOLDEN GATE PARKWAY INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00 PM 0 505 1,164 1,669 103 280 0 383 0 0 0 0 368 0 185 553 2,605
4:15PM 0 486 1,234 1,720 90 309 0 399 0 0 0 0 413 0 152 565 2,684
4:30 PM 0 511 1,310 1,821 67 234 0 301 0 0 0 0 342 0 129 471 2,593
4:45 PM 0 514 1,379 1,893 87 192 0 279 0 0 0 0 315 0 144 459 2,831
5:00 PM 0 539 1436 1,975 137 202 0 339 0 0 0 0 373 0 144 517 2,831
PEAK HOUR SUMMARY
COLLIER BOULEVARD
NORTHBOUND SOUTHBOUND
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAl LEFT
o 539 1,438 1,975 137 202 0 339 0
GOLDEN GATE PARKWAY
EASTBOUND WESTBOUND
THRU . RIGHT TOTAl LEFT THRU RIGHT TOTAL
o 0 0 373 0 144 517
INTER-
SECTION
TOTAL
2,831
~
Page 42 of 99
EXHIBIT V.E.1c
1: TRANSPORTATION
K (ONSULTANTS,INC.
GOLDEN GATE PARKWAY
....
0
..... j
0 0
0% ... 0 ...
0 0 ~
~
Percents (%) represent movement volumes
divided by lhe lolallntersecllon traffic
~
DATE: March 1, 2007
DAY: THURSDAY
COUNT TIME: 4:00 PM - 6:00 PM
PEAK HOUR: 5:00 PM - 6:00 PM
INTERSECTION: COLLIER BOULEVARD & GOLDEN GATE
PARKWAY
COLLIER BOULEVARD
1,022
36%
t 1
339 683 N
I t
0 202 137
J I ...
t.. 144
... 0 ..
r 373 517
.....
2,090 ~
... 74%
1,573
.. t ,.
0 539 1,436
Total Intersection Traffic
2,831
l t
575 1,975
t
2,550
90%
r".
Page 43 of 99
EXHIBIT V.E.1 c
~
1: TRANSPORTATION
K (ONSULTANTS,INC.
DATE:
DAY:
COUNT TIME:
March 13, 2007
TUESDAY
7:00 AM - 9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
3RD STREET & GOLDEN GATE BOULEVARD
3RD STREET GOLDEN GATE BOULEVARD INTER-
15MIN EASTBOUND WESTBOUND SECTION
BEGIN NORTHBOUND SOUTHBOUND
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 3 0 0 3 1 0 9 10 3 99 2 104 1 319 2 322 439
7:15AM 4 0 2 6 1 0 6 7 1 87 4 92 0 287 0 287 392
7:30 AM 5 0 4 9 0 0 3 3 2 103 0 105 0 241 0 241 358
7:45 AM 6 0 1 7 1 0 6 7 2 106 0 108 1 265 1 267 3B9
8:00AM 8 0 0 8 0 0 5 5 2 79 2 83 1 230 1 232 328
8:15AM 9 0 1 10 0 0 6 6 2 72 3 77 0 135 0 135 228
8:30 AM 2 0 0 2 1 1 1 3 1 65 7 73 0 174 0 174 252
8:45 AM 4 0 0 4 0 0 0 0 2 B7 4 93 0 160 1 161 258
TOTAL: 41 0 8 49 4 1 36 41 15 69B 22 735 3 1,811 5 1,819 2,644
~
HOURL Y SUMMARY OF INDIVIDUAL MOVEMENTS
3RD STREET & GOLDEN GATE BOULEVARD
3RD STREET GOLDEN GATE BOULEVARD INTER-
HOUR NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT T TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00 AM 18 0 7 25 3 D 24 27 8 395 6 409 2 1,112 3 1.117 1,578
7:15AM 23 0 7 30 2 0 20 22 7 375 6 38B 2 1,023 2 1.027 1.467
7:30 AM 28 0 6 34 1 0 20 21 8 360 5 373 2 871 2 875 1,303
7:45 AM 25 0 2 27 2 1 18 21 7 322 12 341 2 B04 2 808 1,197
8:00 AM 23 0 1 24 1 1 12 14 7 303 16 326 1 699 2 702 1M6
PEAK HOUR SUMMARY
HOUR 3RD STREET GOLDEN GATE BOULEVARD INTER-
BEGIN NORTHBOUND I SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT I TOTAL H LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL TOTAL
7:00 AM 18 0 7 25 U 3 0 24 27 8 395 6 409 II 2 1,112 3 I 1.117 1.578
~
Page 44 of 99
EXHIBITV.E.1c
r".
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE: March 13. 2007
DAY: TUESDAY
COUNT TIME: 7:00 AM . 9:00 AM
PEAK HOUR: 7:00 AM - 8:00 AM
INTERSECTION: 3RD STREET & GOLDEN GATE
BOULEVARD
3RD STREET
38
2%
t I
27 11 N
I t
24 0 3
.J l -.
GOLDEN GATE BOULEVARD
t. 3
..... .. 1,112 .....
1,154
...... j .r 2 1,117
8 ....
1,563
99% -.. 395 ~ 1,522
..., 96% ~
409 6 .,.
405
... t ,.
18 0 7
..!:!2!L- Total Intersection Traffic
Percents (%) represent movement volumes 1.578
divided by \he total Intersection traffic I t
8 25
t
33
2%
r".
Page 45 of 99
EXHIBIT V.E.1c
~
1: TRANSPORTATION
K CONSULTANTS,INC.
DATE:
DAY:
COUNT TIME:
March 13, 2007
TUESDAY
4:00 PM - 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
3RD STREET & GOLDEN GATE BOULEVARD
3RD STREET GOLDEN GATE BOULEVARD INTER.
15MIN EASTBOUND WESTBOUND
BEGIN NORTHBOUND SOUTHBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIG HT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 3 0 1 4 0 0 5 .5 4 252 4 260 1 270 1 272 541
4:15PM 1 0 1 2 2 0 4 6 6 271 10 287 3 272 2 277 572
4:30 PM 5 0 3 8 0 0 1 1 2 286 6 294 6 183 0 189 492
4:45 PM 0 0 2 2 1 0 1 2 6 259 2 267 0 152 4 156 427
5:00 PM 1 0 2 3 0 0 3 3 3 320 3 326 2 117 2 121 453
5:15PM 2 0 0 2 0 0 1 1 7 344 1 352 3 104 1 108 463
5:30 PM 0 0 1 1 0 0 1 1 1 441 6 448 1 135 1 137 587
5:45 PM 2 0 0 2 0 0 1 1 6 364 4 374 1 134 0 135 512
TOTAL: 14 0 10 24 3 0 17 20 35 2,537 36 2,608 17 1,367 11 1,395 4,047
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
3RD STREET & GOLDEN GATE BOULEVARD
3RD STREET GOLDEN GATE BOULEVARD INTER-
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU LEFT THRU RIGHT TOT LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
~ : PM 9 0 7 3 0 11 14 18 1,068 22 1,108 10 877 7 894 2,032
4:15 PM 7 0 8 15 3 0 9 12 17 1,136 21 1,174 11 724 8 743 1,944
4:30 PM 8 0 7 15 1 0 6 7 18 1,209 12 1,239 11 556 7 574 1,835
4:45 PM 3 0 5 8 1 0 6 7 17 1,364 12 1,393 6 508 8 522 1,930
5:00 PM 5 0 3 0 6 6 17 1.469 14 1,500 7 490 4 501 2,015
PEAK HOUR SUMMARY
HOUR 3RD STREET GOLDEN GATE BOULEVARD INTER.
BEGIN NORTHBOUND II SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT I TOTALD LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL II LEFT THRU RIGHT TOTAL TOTAL
4:00 PM 9 0 7 16 U 3 0 11 14 18 1068 22 1,108 10 877 7 894 2,032
~
Page 46 of 99
EXHIBITV.E.1c
~
1:. TRANSPORTATION
K CONSULTANTS, INC.
DATE: March 13, 2007
DAY: TUESDAY
COUNT TIME: 4:00 PM . 6:00 PM
PEAK HOUR: 4:00 PM . 5:00 PM
INTERSECTION: 3RD STREET & GOLDEN GATE
BOULEVARD
3RD STREET
39
2%
t r
14 25 N
l t
11 0 3
.J . '*
GOLDEN GATE BOULEVARD
t. 7
..- .. 877 ...
897
..... .J r 10 894
2,005 18 ....
99% ..... 1,068 ... 1,972
.... 97% r".
1,108 22 .,.
1,078
~ t ,.
9 0 7
~ Totallnterseclion Traffic
Percents (%) represent movement volumes 2,032
divided by the total Intersection treffic l t
32 16
t
48
2%
~
Page 47 of 99
EXHIBITV.E.1c
~
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE:
DAY:
COUNT TIME:
March 13, 2007
TUESDAY
7:00 AM. 9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
1ST STREET & GOLDEN GATE BOULEVARD
1ST STREET GOLDEN GATE BOULEVARD INTER.
15MIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00 AM 5 0 1 6 0 0 3 3 0 100 0 100 1 314 3 318 427
7:15AM 2 0 0 2 0 0 3 3 0 90 0 90 1 282 0 283 378.
7:30 AM 5 0 1 8 0 0 1 1 0 106 1 107 1 235 0 236 350
7:45 AM 4 0 0 4 0 0 2 2 0 108 0 108 1 261 0 262 376
8:00 AM 1 0 0 1 0 0 4 4 0 78 1 79 1 227 0 228 312
8:15AM 4 0 1 5 0 0 1 1 0 73 0 73 1 130 1 132 211
8:30 AM 4 0 2 6 0 0 3 3 0 64 2 66 1 167 1 169 244
8:45 AM 0 0 1 1 0 0 1 1 0 85 2 87 1 160 0 161 250
TOTAL: 25 0 6 31 0 0 18 18 0 704 6 710 8 1776 5 1789 2.548
~
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
1ST STREET & GOLDEN GATE BOULEVARD
HOUR 1ST STREET GOLDEN GATE BOULEVARD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT T THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL TOTAL
7:00AM 16 0 2 18 0 0 9 9 0 404 1 405 4 1,092 3 1,099 1,531
7:15AM 12 0 1 13 0 0 10 10 0 382 2 384 4 1,005 0 1,009 1,416
7:30 AM 14 0 2 16 0 0 8 8 0 365 2 367 4 853 1 858 1,249
7:45 AM 13 0 3 16 0 0 10 10 0 323 3 326 4 785 2 791 1,143
8:00 AM 9 0 4 13 0 0 9 9 0 300 5 305 4 664 2 690 1,017
PEAK HOUR SUMMARY
HOUR 1 ST STREET GOLDEN GATE BOULEVARD INTER.
BEGIN NORTHBOUND " SOUTHBOUND EASTBOUND " WESTBOUND SECTION
LEFT THRU RIGHT TOTAL II LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL" LEFT THRU RIGHT I TOTAL TOTAL
7:00 AM 16 0 2 I 18 I 0 0 9 9 0 404 1 I 405 I 4 1,092 3 1099 1,531
~
Page 48 of 99
EXHIBITV.E.1c
~
1: TRANSPORTATION
K (ONSULTANTS,INC.
DATE: March 13, 2007
DAY: TUESDAY
COUNT TIME: 7:00 AM - 9:00 AM
PEAK HOUR: 7:00 AM - 8:00 AM
INTERSECTION: 1ST STREET & GOLDEN GATE BOULEVARD
1 ST STREET
12
1%
t I
9 3 N
l t
9 0 0
.J . '*
GOLDEN GATE B.OULEVARD
t. 3
.. ... 1.D92 ....
1,117
.... J r 4 1.099
1.522 0 .....
99% -+- 404 ... 1,505
.... 98% r".
405 .,.
406
~ t ,.
16 0 2
.!::!2!L- Total Intersection Traffic
Percents (%) represent movement volumes 1,531
divided by the tolal intersection traffic l t
5 18
t
23
2%
r".
Page 49 of 99
EXHIBITV.E.1c
~
1: TRANSPORTATION
K (ONSULTANTS,INC.
DATE:
DAY:
COUNT TIME:
March 13, 2007
TUESDAY
4:00 PM - 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
1ST STREET & GOLDEN GATE BOULEVARD
1 ST STREET GOLDEN GATE BOULEVARD INTER-
15MIN SOUTHBOUND EASTBOUND WESTBOUND SECTION
BEGIN NORTHBOUND
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 1 0 0 1 0 0 2 2 5 247 1 253 1 269 2 272 528
4:15PM 1 0 0 1 2 0 5 7 1 267 6 274 0 271 1 272 554
4:30 PM 2 0 0 2 2 0 1 3 1 279 9 289 2 186 2 190 484
4:45 PM 0 0 6 6 1 0 1 2 2 259 1 262 1 155 1 157 427
5:00 PM 4 0 1 5 1 0 0 1 7 312 3 322 0 117 4 121 449
5:15PM 3 0 0 3 0 0 2 2 4 338 2 344 2 103 2 107 456
5:30 PM 2 0 0 2 2 0 2 4 5 436 1 442 1 133 0 134 582
5:45 PM 4 0 1 5 2 0 0 2 1 360 3 364 0 131 2 133 504
TOTAL: 17 0 8 25 10 0 13 23 26 2,498 26 2,550 7 1,365 14 1,386 3.984
~
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
1ST STREET & GOLDEN GATE BOULEVARD
HOUR 1ST STREET GOLDEN GATE BOULEVARD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 4 0 6 10 5 0 9 14 9 1.052 17 1,078 4 881 6 891 1,993
4:15PM 7 0 7 14 6 0 7 13 11 1.117 19 1,147 3 729 8 740 1.914
4:30 PM 9 0 7 16 4 0 4 8 14 1,188 15 1,217 5 561 9 575 1,816
4:45 PM 9 0 7 16 4 0 5 9 18 1,345 7 1,370 4 508 7 519 1,914
5:00 PM 13 0 2 15 5 0 4 9 17 1446 9 1,472 3 484 8 495 1.991
PEAK HOUR SUMMARY
HOUR 1ST STREET GOLDEN GATE BOULEVARD INTER-
BEGIN NORTHBOUND II SOUTHBOUND EASTBOUND II WESTBOUND SECTION
LEFT THRU RIGHT I TOTAL II LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL TOTAL
4:00 PM 4 0 6 I 10 II 5 0 9 14 9 1,052 17 1,078 4 881 6 891 1,993
~
Page 50 of 99
EXHIBITV.E.1c
~
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE: March 13, 2007
DAY: TUESDAY
COUNT TIME: 4:00 PM . 6:00 PM
PEAK HOUR: 4:00 PM .5:00 PM
INTERSECTION: 1ST STREET & GOLDEN GATE BOULEVARD
1 ST STREET
29
1%
t I
14 15 N
I t
9 0 5
.J l '*
GOLDEN GATE BOULEVARD
t. 6
.... ... 881 ....
894
~ j .r 4 891
9 .....
1,972 1,954
99% .... ...
1,052 ..... 98% r".
1.078 17 ~ 1,063
... t ,.
4 0 6
~ Totallntersection Traffic
Percents (%) represent movement volumes 1,993
divided by the tolal inlal.action IIaflic t t
21 10
t
31
2%
r".
Page 51 of 99
EXHIBITV.E.1c
,.-...,
1:. TRANSPORTATION
K (ONSULTANTS,INC.
DATE:
DAY;
COUNT TIME:
March 13, 2007
TUESDAY
7;00 AM. 9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & GOLDEN GATE BOULEVARD
WILSON BOULEVARD GOLDEN GATE BOULEVARD INTER-
15 MIN EASTBOUND WESTBOUND SECTION
BEGIN NORTHBOUND SOUTHBOUND
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00 AM 6 0 0 6 6 3 106 115 32 68 1 101 0 206 8 214 436
7:15AM 8 2 2 12 3 0 92 95 33 55 2 90 0 163 17 200 397
7:30AM 4 0 2 6 13 3 73 89 36 70 1 107 1 159 11 171 373
7:45 AM 1 0 0 1 1 0 95 96 46 62 0 108 0 166 6 172 377
8:00 AM 4 0 0 4 4 7 87 98 18 59 1 78 2 137 12 151 331
8:15AM 3 3 2 8 6 2 19 27 8 65 1 74 0 110 15 125 234
8:30 AM 2 0 0 2 4 0 56 60 5 60 1 66 1 111 16 128 256
8:45 AM 1 2 0 3 7 2 67 76 24 62 0 86 1 93 11 105 270
TOTAL: 29 7 6 42 44 17 595 656 202 501 7 710 5 1,165 96 1.266 2674
~
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & GOLDEN GATE BOULEVARD
HOUR WILSON BOULEVARD GOLDEN GATE BOULEVARD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00 AM 19 2 4 25 23 6 366 395 147 255 4 406 1 714 42 757 1,583
7:15 AM 17 2 4 23 21 10 347 378 133 246 4 383 3 645 46 694 1.478
7:30 AM 12 3 4 19 24 12 274 310 108 256 3 367 3 572 44 619 1.315
7:45 AM 10 3 2 15 15 9 257 281 77 246 3 326 3 524 49 576 1,198
8:00 AM 10 5 2 17 21 11 229 261 55 246 3 304 4 451 54 509 1.091
PEAK HOUR SUMMARY
HOUR WILSON BOULEVARD GOLDEN GATE BOULEVARD INTER-
BEGIN NORTHBOUND n SOUTHBOUND EASTBOUND I WESTBOUND SECTION
LEFT THRU RlGHTTTOTALII LEFT THRU RIGHTTTOTAL LEFT THRU RIGHT T TOTAL II LEFT THRU RIGHT I TOTAL TOTAL
7:00 AM 19 2 4 25 II 23 6 366 395 147 255 4 406 1 714 42 757 1,583
~
Page 52 of 99
EXHIBITV.E.1c
1:.. TRANSPORTATION
K CONSULTANTS,INC.
GOLDEN GATE BOULEVARD
~
1,099
~ j
1,505 147
95% ..... 255 ...
406 4 .,.
~
Percents (%) ,epresent movement volumes
divided by the lotallntersection traffIc
~
Page 53 of 99
EXHIBIT V.E.1c
,---
~ TRANSPORTATION
K CONSULTANTS, INC.
DATE:
DAY:
COUNT TIME:
March 13, 2007
TUESDAY
4:00 PM - 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & GOLDEN GATE BOULEVARD
WILSON BOULEVARD GOLDEN GATE BOULEVARD INTER.
15MIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIG HT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00 PM 2 1 1 4 13 3 91 107 43 199 5 247 1 179 11 191 549
4:15PM 3 0 1 4 9 4 75 88 44 222 3 269 2 194 23 219 580
4:30 PM 1 0 1 2 12 0 37 49 49 228 4 281 2 152 4 158 490
4:45 PM 2 0 1 3 6 0 35 41 31 229 6 266 0 120 8 128 438
5:00 PM 4 0 0 4 4 0 32 36 63 248 3 314 0 85 4 89 443
5:15PM 0 1 2 3 13 1 53 67 73 262 3 338 1 54 3 58 466
5:30 PM 1 0 1 2 12 1 43 56 131 304 3 438 1 90 4 95 591
5:45 PM 1 1 0 2 8 2 51 61 109 253 1 363 0 81 2 83 509
TOTAL: 14 3 7 24 77 11 417 505 543 1,945 28 2,516 7 955 59 1,021 4,066
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & GOLDEN GATE BOULEVARD
HOUR GOLOEN GATE BOULEVARD INTER-
BEGIN NORTHBOU D EASTBOUND WESTBOUND SECTION
LEFT THRU TAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
,,-... 4:00 PM 8 1 4 13 40 285 167 878 18 1,063 5 645 46 696 2,057
4:15PM 10 0 3 13 31 214 187 927 16 1,130 4 551 39 594 1,951
4:30 PM 7 1 4 12 35 193 216 967 16 1,199 3 411 19 433 1,837
4:45 PM 7 1 4 12 35 200 298 1,043 15 1,356 2 349 19 370 1,938
5:00 PM 6 2 3 11 37 220 376 1067 10 1.453 2 310 13 325 2,009
PEAK HOUR SUMMARY
NORTHBOUND
LEFT THRU RIGHT TOTAL LEFT
8 1 4 13 40
SOUTHBOUND
THRU RIGHT TOTAL LEFT
7 238 285 167
GOLDEN GATE BOULEVARD
EASTBOUND WESTBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL
878 18 1,063 5 645 46 696
INTER.
SECTION
TOTAL
2,057
~
Page 54 of 99
EXHIBITV.E.1c
1::. TRANSPORTATION
K CONSULTANTS, INC.
GOLDEN GATE BOULEVARD
....
891
~ j
1,954 167
95% .... 878 ...
1,063 18 ,.
~
Percents (%) represent movement volumes
divided by the lolallnlersecllon traffic
r".
DATE: March 13, 2007
DAY: TUESDAY
COUNT TIME: 4:00 PM. 6:00 PM
PEAK HOUR: 4:00 PM . 5:00 PM
INTERSECTION: WILSON BOULEVARD & GOLDEN GATE
BOULEVARD
WILSON BOULEVARD
499
24%
t I
285 214 N
l t
238 7 40
~ . ~
1- 46
... 645 ....
r 5 696
~
1,618 .~
...., 79%
922
.. t ,.
8 4
Totallnterseclion Traffic
2,057
l t
30 13
t
43
2%
r".
Page 55 of 99
EXHIBIT V.E.1 C
~
1:. TRANSPORTATION
K CONSULTANTS, INC.
DATE:
DAY:
COUNT TIME:
February 28, 2007
WEDNESDAY
7:00 AM. 9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & IMMOKALEE ROAD
WILSON BOULEVARD I IMMOKALEE ROAD INTER-
15MIN I EASTBOUND WESTBOUND SECTION
BEGIN NORTHBOUND SOUTHBOUND
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL H LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00 AM 20 1 65 86 12 4 20 36 1 65 6 72 82 273 4 359 553
7:15AM 8 0 15 23 3 2 22 27 2 60 2 64 23 294 3 320 434
7:30 AM 4 0 35 39 11 3 9 23 2 66 3 71 46 324 2 372 505
7:45 AM 3 0 28 31 10 5 19 34 1 46 3 50 41 250 4 295 410
8:00 AM 9 1 38 48 11 1 8 20 2 39 _ 4 45 31 260 8 299 412
8:15AM 2 0 21 23 8 4 6 16 2 34 3 39 25 235 6 266 344
8:30 AM 4 0 20 24 4 6 12 22 5 51 8 64 21 196 7 224 334
8:45 AM 2 0 24 26 3 2 12 17 1 54 4 59 37 178 6 221 323
TOTAL: 52 2 246 300 60 27 108 195 18 415 33 464 306 2010 40 2,356 3,315
~
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & IMMOKALEE ROAD .
HOUR WILSON BOULEVARD IMMOKA EE ROAD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00 AM 35 1 143 179 36 14 70 120 6 237 14 257 192 1,141 13 1,346 1,902
7:15AM 24 1 116 141 35 11 58 104 7 211 12 230 141 1,128 17 1,286 1,761
7:30 AM 18 1 122 141 38 13 42 93 7 185 13 205 143 1,069 20 1,232 1,671
7:45 AM 18 1 107 126 31 18 45 92 10 170 18 198 118 941 25 1,084 1,500
8:00 AM 17 1 103 121 24 13 38 75 10 178 19 207 114 869 27 1,010 1,413
PEAK HOUR SUMMARY
WILSON BOULEVARD
NORTHBOUND SOUTHBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL
1 143 179 36 14 70 120
IMMOKALEE ROAD
LEFT
6
EASTBOUND
THRU RIGHT
237 14
WESTBOUND
TOTAL LEFT THRU RIGHT
257 192 1,141 13
TOTAL
1,346
INTER-
SECTION
TOTAL
1,902
~
Page 56 of 99
EXHIBITV.E.1c
r".
1:. TRANSPORTATION
K (ONSULTANTS,INC.
DATE: February 28, 2007
DAY: WEDNESDAY
COUNT TIME: 7:00 AM .9:00 AM
PEAK HOUR: 7:00 AM - 8:00 AM
INTERSECTION: WILSON BOULEVARD & IMMOKALEE ROAD
WILSON BOULEVARD
140
1%
t I
120 20 N
l t
70 14 36
.J . '*
IMMOKALEE ROAD
t. 13
..... ... ...
1,246 1,141
...... j r 192 1,346
1,503 6 .....
79% ..... 237 ... 1,762 ~
.... 93%
257
14 ,. 416
~ t ,.
35 143
~ Totallnterseclion Traffic
Percents (%) represent movement volumes 1,902
divided by Ihe lolallntersection traffIC l t
220 179
t
399
21%
r".
Page 57 of 99
EXHIBITV.E.1c
.-..
1: TRANSPORTATION
K (ONSULTANTS,INC.
DATE:
DAY:
COUNT TIME:
February 28, 2007
WEDNESDAY
4:00 PM - 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & IMMOKALEE ROAD
WILSON BOULEVARD IMMOKALEE ROAD INTER-
15 MIN EASTBOUND WESTBOUND SECTION
BEGIN NORTHBOUND SOUTHBOUND
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00 PM 6 1 29 36 0 3 2 5 11 51 4 66 57 150 7 214 321
4:15PM 8 4 77 89 2 1 9 12 10 111 9 130 54 149 6 209 440
4:30 PM 6 4 86 96 1 4 5 10 12 163 9 184 69 158 4 231 521
4:45 PM 6 5 86 97 4 1 4 9 13 189 21 223 66 140 6 212 541
5:00 PM 2 4 64 70 6 3 7 16 12 193 6 213 72 140 4 216 515
5:15 PM 7 3 26 36 7 1 5 13 8 202 10 220 34 141 6 181 452
5:30 PM 15 1 96 112 4 5 5 14 13 226 22 261 53 136 7 196 583
5:45 PM 5 2 60 67 2 3 1 6 8 176 27 211 28 129 5 162 466
TOTAL: 55 24 546 625 26 21 38 85 87 1,311 110 1,508 433 1,143 45 1,621 3,839
~
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & IMMOKALEE ROAD
HOUR WILSON BOULEVARD IMMOKALEE ROAD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00 PM 26 14 278 318 7 9 20 36 46 514 43 603 246 597 23 866 1,823
4:15PM 22 17 313 352 13 9 25 47 47 656 47 750 261 587 20 868 2,017
4:30 PM 21 16 264 301 18 9 21 46 45 747 48 840 241 579 20 840 2,029
4:45 PM 30 13 274 317 21 10 21 52 46 810 61 917 225 557 23 ,80s 2,091
5:00 PM 29 10 268 307 19 12 18 49 41 797 67 90s 187 546 22 755 2,016
PEAK HOUR SUMMARY
HUUK Wlc5l N BOULEVARD IMMOK L ,c ROAD INTER-
BEGIN NORTHBOUND u SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL" LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:45 PM 30 13 274 317 21 10 21 52 46 810 61 917 225 557 23 805 2,091
.-..
Page 58 of 99
EXHIBITV,E,1c
,.,-......,
1:. TRANSPORTATION
K (ONSUlTANTS,INC.
DATE: February 28, 2007
DAY: WEDNESDAY
COUNT TIME: 4:00 PM - 6:00 PM
PEAK HOUR: 4:45 PM . 5:45 PM
INTERSECTION: WILSON BOULEVARD & IMMOKALEE ROAD
WILSON BOULEVARD
134
6%
t r
52 82 N
l t
21 10 21
.J l ...
IMMOKALEE ROAD
..... t.. 23
608 ... 557 ...
~ J r 225 B05
1,525 46 ...
73% .... 810 ... 1,910 ,.,-......,
.... 91%
917 61 ."
1,105
~ t ,.
30 13 274
~ Tolallnlerseclion Traffic
Percents (%) represent movement volumes 2,091
divided by lhe lotal intersection traffic l t
296 317
t
613
29%
,.,-......,
Page 59 of 99
EXHIBITV.E.1c
.-..
2006 FDOT TRAFFIC INFORMATION
~ CD - PEAK SEASON FACTORS
~
Page 60 of 99
EXHIBITV,E.1c
>-1
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~ ~ ~ ~ ~ ~ ~ . . . . ~ .
Page 61 of 99
EXHIBITV,E.1c
,~
,.,-......,
c:
0
1Il r-
..
CD 'l-I
m 0
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~ 0..
~
~
ANNUAL GROWTH RATE
CALCULATIONS
~
Page 62 of 99
EXHIBIT V.E.1 c
~
ANNUAL GROWTH RATE CALCULATIONS
BASED ON AUIR HISTORICAL DATA
2006 2008 ANNUAL ACTUAL
CURRENT AUIR AUIR YRS OF GROWTH GROWTH
ROADWAY SEGMENT ID# VOLUME VOLUME GROWTH RATE RATE
Collier Boulevard S, of Vanderbilt Beach Rd 30.2 2,012 2,414 2 9.54% 9.54%
S. of Golden Gate Blvd 31 2,938 2,195 2 2.00% -13.56%
S. of Pine Ridge 32.1 2,400 1,997 2 2.00% -8.78%
Immokalee Road E. of Collier Blvd 44 2,027 1,819 2 2.00% -5.27%
E. of Wilson Blvd 45 1,773 1,909 2 3.76% 3.76%
Golden Gale Blvd E. of Collier Blvd. 17 2,018 1,993 2 2.00% -0.62%
W. of 3rd Ave 17 2,018 1,993 2 2,00% -0.62%
Project Frontage 17 2,018 1,993 2 2.00% -0.62%
E. of Wilson Blvd 123 1,480 1,167 2 2.00% -11.20%
W, of Everglades Blvd. 123 1,480 1,167 2 2.00% -11,20%
Wilson Blvd S. of Immokalee Rd, 4 2.00%
N. of Site 4 118 2.00%
Project Fronlage 3,4 118 2.00% ,.,-......,
S. of Golden Gate Blvd 2 118 2.00%
. All traffic volumes were taken from the 2006 & 2008 Annual Update Inventory Report (AUIR)
.. In instances where the hislorical data indicales a reduction in traffic or insufficient data was available to calculale
a growth rate due to construction, a minimum annual 9rowth rate of 2.0% was assumed.
1 A 2% growth rate was assumed for Wilson Blvd. due to the lack of data in the AUIR report
SAMPLE GROWTH RATE CALCULATION
Annual Growth Rate (AGR) =
2008 AUIR
2006 AUIR
'(I/Yrs of Growth)
-1
AGR (Collier Blvd.) =
2,414
2,012
'(1/2)
-1
AGR (Collier Blvd.) =
9.54%
,.,-......,
Page 63 of 99
EXHIBITV.E.1c
~
HCS+ INTERSECTION ANALYSIS
~
~
Page 64 of 99
EXHIBITV.E.1c
~
COLLIER BOULEVARD @ GOLDEN
GATE BOULEVARD
,.,-......,
,.,-......,
Page 65 of 99
EXHIBITV.E.1c
Short Report
Page 1 of 1
~
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd@Collier
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period AM Peak Hour Analysis Year 2014 Background
Volume and Timina InDut
EB W8 NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 2 1 3 2 2 3
Lane Group L R T R L T
Volume (vph) 1021 463 442 533 114 337
% Heavy Vehicles 2 2 2 2 2 2
PHF 0,95 0.95 0.95 0.95 0.95 0,95
Pretimed/Actuated (P/A) A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2,0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3.0 3.0 3,0 3,0 3,0 3.0
Ped/Bike/RTOR Volume 0 0 70 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12,0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2
Phasinq WB Onlv 02 03 04 SB Onlv Thru & RT 07 08
Timing G = 65.0 G= G= G= G = 10.0 G = 25.0 G= G=
y = 7 y= y- y- y - 6 Y - 7 y- y-
Duration of Analvsis (hrs) = 0.25 Cvcle Lenqth C = 120.0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 1075 414 465 561 120 355
Lane Group Capacity 1862 857 1057 2266 286 1734
v/c Ratio 0,58 0.48 0.44 0.25 0.42 0,20
Green Ratio 0.54 0.54 0.21 0.81 0.08 0.34
Uniform Delay d1 18,3 17,1 41.4 2,8 52.2 28.0
Delay Factor k 0,17 0,11 0.11 0.11 0.11 0.11
Incremental Delay d2 0.4 0.4 0.3 0,1 1,0 0,1
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000
Control Delay 18.8 17.5 41.7 2.8 53,2 28.0
Lane Group LOS B B 0 A 0 C
Approach Delay 18.4 20.4 34.4
Approach LOS B C C
Intersection Delay 21.7 Intersection LOS C
HCS+™ Version 5.21
Generaled: 4/24/2008 9:02 AM
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~ Copyrighl@ 2005 University of Florida, All Rights Reserved
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4/24/2008
Page 66 of 99
EXHIBIT V.E.1 c
Short Report
Page 1 of 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd@Collier
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period AM Peak Hour Analysis Year 2014 Buildout
Volume and Timina Inout
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 2 1 3 2 2 3
Lane Group L R T R L T
Volume (vph) 1032 469 442 555 125 337
% Heavy Vehicles 2 2 2 2 2 2
PHF 0,95 0,95 0.95 0,95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2,0 2,0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3.0 3,0 3,0 3.0 3.0 3,0
Ped/Bike/RTOR Volume 0 0 70 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0
Pa rking/G rad elP arking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3,2 3.2 3.2
Phasina WB Onlv 02 03 04 SB Onlv Thru & RT 07 08
Timing G - 65,0 G- G- G- G = 10.0 G - 25.0 G- G=
y= 7 y= y= y= y= 6 Y = 7 y= y=
Duration of Analvsis (hrs\ = 0.25 Cvcle Lenoth C = 120.0
Lime Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 1086 420 465 584 132 355
Lane Group Capacity 1862 857 1057 2266 286 1734
vlc Ratio 0,58 0.49 0.44 0.26 0.46 0,20
Green Ratio 0.54 0.54 0,21 0.81 0,08 0.34
Uniform Delay d1 18.4 17.2 41.4 2.8 52.4 28.0
Delay Factor k 0.17 0.11 0,11 0.11 0.11 0.11
Incremental Delay d2 0.5 0.4 0.3 0.1 1.2 0,1
PF Factor 1.000 1.000 1.000 1.000 1,000 1.000
Control Delay 18.9 17.6 41.7 2.8 53.6 28,0
Lane Group LOS B B 0 A 0 C
Approach Delay 18.5 20,1 35,0
Approach LOS B C C
Intersection Delay 21.7 Intersection LOS C
Copyrighl @ 2005 Universily of Florida, All Rights Reserved
HCS+™ Version 5.21
Generaled: 4/24/2008 9:02 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k21 F .tmp
4/24/2008
Page 67 of 99
EXHIBITV.E.1c
,.,-......,
~
,.,-......,
Short Report
Page 1 of 1
~
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd@Coflier
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Background
Volume and Timin!:llnput
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 2 1 3 2 2 3
Lane Group L R T R L T
Volume (vph) 441 170 675 1798 203 299
% Heavy Vehicles 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (PIA) A A A A A A
Startup Lost Time 2.0 2.0 2.0 2,0 2,0 2,0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3,0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 25 0 0 0 0 0
Lane Width 12.0 12,0 12.0 12,0 12.0 12.0
Parking/Grad e/P arking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2
Phasinq WB On Iv 02 03 04 SB Onlv Thru & RT 07 08
Timing G - 44.0 G= G= G= G = 11.0 G = 45,0 G= G=
Y - 7 y- y= y= y - 6 y= 7 y- y=
Duration of Analvsis (hrs) = 0,25 Cvcle Lenqth C - 120.0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 464 153 711 1893 214 315
Lane Group Capacity 1260 580 1903 2242 315 2622
vlc Ratio 0.37 0.26 0.37 0.84 0.68 0.12
Green Ratio 0,37 0.37 0.38 0.80 0,09 0.52
Uniform Delay d1 27.8 26.6 27.3 7.4 52.8 14.9
Delay Factor k 0.11 0.11 0.11 0.38 0.25 0.11
Incremental Delay d2 0.2 0.2 0,1 3.2 5.8 0.0
PF Factor 1.000 1,000 1.000 1,000 1.000 1.000
Control Delay 28,0 26.9 27.4 10,6 58.6 15,0
Lane Group LOS C C C B E B
Approach Delay 27.7 15.1 32.6
Approach LOS C B C
Intersection Delay 19.7 Intersection LOS f3
~
Copyrighl @ 2005 University of Florida, All Righls Reserved
HCS+™ Version 5.21
Generaled: 4/24/2008 9:02 AM
~
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4/24/2008
Page 68 of 99
EXHIBITV.E.1c
Short Report
Page 1 of 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd@Coflier
Agency or Co, TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Buildout
Volume and Timin~ Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 2 1 3 2 2 3
Lane Group L R T R L T
Volume (vph) 515 207 675 1863 236 299
% Heavy Vehicles 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A
Startup Lost Time 2.0 2.0 2.0 2,0 2.0 2.0
Extension of Effective Green 2.0 2.0 2,0 2.0 2,0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3,0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 25 0 0 0 0 0
Lane Width 12.0 12,0 12,0 12,0 12.0 12,0
Parking/Grade/Parking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2
Phasina WB Onlv 02 03 04 SB Onlv Thru & RT 07 08
Timing G = 44,0 G= G= G= G = 11.0 G = 45.0 G= G=
y= 7 y= y= y= y= 6 Y = 7 y= y=
Duration of Analysis (hrs) = 0,25 Cvcle LenQth C = 120,0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 542 192 711 1961 248 315
Lane Group Capacity 1260 580 1903 2242 315 2622
v/c Ratio 0.43 0.33 0.37 0.87 0.79 0,12
Green Ratio 0.37 0,37 0,38 0.80 0.09 0,52
Uniform Delay d1 28.6 27.4 27,3 8,0 53.4 14.9
Delay Factor k 0.11 0.11 0,11 0.40 0,33 0.11
Incremental Delay d2 0.2 0.3 0.1 4.2 12.5 0.0
PF Factor 1.000 1,000 1,000 1.000 1. 000 1,000
Control Delay 28.8 27.7 27.4 12,2 65.9 15,0
Lane Group LOS C C C B E B
Approach Delay 28.5 16.2 37.4
Approach LOS C B D
Intersection Delay 21,5 Intersection LOS C
copyrighl@2005 University of Florida, All Rights Reserved
HCS+™ Version 5.21
Generaled: 4/24/2008 9:02 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k241.tmp
4/24/2008
Page 69 of 99
EXHIBITV.E.1c
~
,.,-......,
,.,-......,
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~
GOLDEN GATE BOULEVARD @ 3rd
STREET NW
~
Page 70 of 99
EXHIBIT V.E.1 c
Two- Way Stop Control
Page 1 of 1
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
lAnalvst RLP Intersection Golden Gate Blvd @ 3rd St
lAqency/Co. TR Transportation Consultants NW
Date Performed 4/23/2008 Jurisdiction Collier Countv
fA,nalvsis Time Period lAM Peak Hour nalysis Year 2014 Backaround
Proiect Description F0801.31-10 - Estates ShoDDina Center Subdistrict
EasUWest Street: Golden Gate Boulevard NorthlSouth Street: 3rd Street NW/SW
Intersection Orientation: East-West Study Period (hrs): 0.25
Vehicle Volumes and Adiustments
Maior Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h) 10 439 10 5 1372 5
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 10 462 10 5 1444 5
veh/h)
Percent Heavy Vehicles 2 -- -- 2 - --
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
Upstream Sional 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
!Volume (veh/h) 30 32
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 31 0 0 33
veh/h)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Confiquration R R
Delay, Queue Lenath, and Level of Service
iApproach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 10 5 31 33
C (m) (veh/h) 463 1086 771 369
v/c 0,02 0.00 0,04 0.09
95% queue length 0,07 0.01 0.13 0.29
Control Delay (s/veh) 12.9 8,3 9.9 15.7
LOS B A A C
iApproach Delay (s/veh) -- - 9.9 15.7
iApproach LOS -- -- A C
Copyrighl1!:l2005 Universily of Florida, All Righls Reserved
HCS+™ Version 5.21
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4/24/2008
Page 71 of 99
EXHIBITV.E.1c
,.,-......,
,.,-......,
,.,-......,
~
~
Two- Way Stop Conh"ol
Page 1 of 1
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
Analvst RLP Intersection Golden Gate Blvd@ 3rd St
NW
Aqencv/Co. TR TransDortation Consultants urisdiction Collier County
Date Performed 4/23/2008 nalvsis Year 2014 Buildout
Analysis Time Period lAM Peak Hour
Proiect Description F0801.31-10 - Estates Shoooina Center Subdistrict
EastlWest Street: Golden Gate Boulevard North/South Street: 3rd Street NW/SW
Intersection Orientation: East-West IStudv Period (hrs): 0.25
Vehicle Volumes and Adjustments
Major Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h) 20 490 10 5 1407 10
Peak-Hour Factor, PHF 0,95 0.95 0.95 0,95 0.95 0.95
Hourly Flow Rate, HFR 21 515 10 5 1481 10
veh/h)
Percent Heavy Vehicles 2 -- -- 2 - --
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
Upstream Siena I 0 0
Minor street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
Volume (veh/h) 30 37
Peak-Hour Factor, PHF 0.95 0,95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 31 0 0 38
veh/h)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Delay, Queue Lenath, and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 21 5 31 38
C (m) (veh/h) 446 1038 741 359
v/c 0.05 0.00 0:04 0.11
95% queue length 0.15 0.01 0.13 0.35
Control Delay (s/veh) 13.5 8.5 10.1 16.2
LOS B A B C
Approach Delay (s/veh) -- -- 10.1 16.2
Approach LOS -- - B C
Copyright @ 2005 University of Florida, All Righls Reserved
HCS+™ Version 5.21
Generaled: 412412008 9:01 AM
~
file://C:\Documents and Settings\rlp\Local Settings\Temp\u2klF8.tmp
4/24/2008
Page 72 of 99
EXHIBIT V.E.1 c
TWO-WAY STOP CONTROL SUMMARY
Generallnformation Site Information
Analyst RLP Intersection Golden Gate Blvd @ 3rd St
AQency/Co. TR Transportation Consultants NW
Date Performed 4/23/2008 urisdiction Collier Countv
Analysis Time Period PM Peak Hour nalysis Year 2014 Backqround
Proiect Description F0801,31-10 - Estates ShODDinq Center Subdistrict
EastlWest Street: Golden Gate Boulevard INorth/South Street: 3rd Street NW/SW
Intersection Orientation: East-West IStudY Period (hrs): 0.25
Vehicle Volumes and Adiustments
Maior Street Eastbound Westbound
Movement 1 2. 3 4 5 6
L T R L T R
!volume (veh/h) 21 1257 26 15 1089 10
Peak-Hour Factor, PHF 0.95 0,95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 22 1323 27 15 1146 10
veh/h)
Percent Heavy Vehicles 2 - -- 2 -- -
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Config u ration L T R L T R
Upstream Siqnal 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
Ivolume (veh/h) 19 17
Peak-Hour Factor PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 20 0 0 17
veh/h)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 . 0 0 1
Confiquration R R
Delav, Queue Lenath, and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 22 15 20 17
C (m) (veh/h) 600 506 404 463
Ic 0.04 0;03 0.05 0,04
95% queue length 0,11 0.09 0.16 0.11
Control Delay (s/veh) 11.2 12.3 14.4 13.1
LOS B B B B
V>.pproach Delay (slveh) -- - 14.4 13.1
Approach LOS - -- B B
Two-Way Stop Control
Copyrighl @ 2005 University of Florida, All Righls Reserved
HCS+™ Version 5.21
file://C:\Documents and Settings\rlp\Local Settings\Temp\u2klFB.tmp
Page 73 of 99
Page 1 ot 1
~
,.,-......,
Generaled: 4/24/2008 9:02 AM
,.,-......,
4/24/2008
EXHIBITV.E.1c
Two-Way Stop Control
Page 1 ot 1
~
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
l-\nalvst RLP Intersection Golden Gate Blvd @ 3rd St
NW
lAOencv/Co. TR Transportation Consultants Jurisdiction Collier Countv
Date Performed 4/23/2008 nalvsis Year 2014 Buildout
l-\nalvsis Time Period PM Peak Hour
Project Description F0801.31-10 - Estates Shoppinq Center Subdistrict
East/West Street: Golden Gate Boulevard lNorth/South Street: 3rd Street NW/SW
Intersection Orientation: East-West IStudv Period (hrs): 0.25
Vehicle Volumes and Adiustments
Maior Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h) 51 1432 26 15 1287 20
Peak-Hour Factor, PHF 0,95 0.95 0.95 0.95 0,95 0.95
Hourly Flow Rate, HFR 53 1507 27 15 1354 21
veh/h)
Percent Heavy Vehicles 2 -- -- 2 -- --
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
Upstream SiQnal 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
VOlume (veh/h) 19 42
Peak-Hour Factor, PHF 0.95 0.95 0.95 0,95 0,95 0.95
Hourly Flow Rate, HFR 0 0 20 0 0 44
veh/h)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
ConfiQuration R R
Delay, Queue Lenqth. and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
Iv (veh/h) 53 15 20 44
C (m) (veh/h) 495 430 352 395
v/c 0,11 0.03 0.06 0,11
95% queue length 0.36 0,11 0.18 0.37
Control Delay (s/veh) 13.1 13.7 15.8 15.3
LOS B B C C
Approach Delay (s/veh) - - 15,8 15.3
Approach LOS - -- C C
..-...
Copyright @ 2005 University of Florida, All Righls Reserved
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~
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Page 74 of 99
EXHIBIT V.E.1c
~
GOLDEN GATE BOULEVARD @ SITE
ACCESS
,.,-......,
,.,-......,
Page 75 of 99
EXHIBITV.E.1c
Short Report
Page 1 of 1
~
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ Site
Agency or Co. TR Transportation Consultant Access
Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period AM Peak Hour Analysis Year 2014 Buildout
Volume and Timin~ Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 2 1 1 1
Lane Group L T T R L R
Volume (vph) 35 485 1397 52 30 25
% Heavy Vehicles 0 2 2 0 0 0
PHF 0.95 0.95 0.95 0,95 0.95 0.95
Pretimed/Actuated (PIA) A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3,0
Ped/Bike/RTOR Volume 0 0 0 0 20 0 0 15
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3,2 3.2 3.2
Phasina EB Only EW Perm 03 04 SB Only 06 07 08
Timing G= 8.0 G = 72.0 G= G= G= 20,0 G= G= G=
y= 6.5 Y = 7 y= y= Y = 6.5 y= y= y=
Duration of Analvsis (hrs) = 0,25 Cycle LenQth C = 120.0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 37 511 1471 34 32 11
Lane Group Capacity 242 2557 2128 969 301 269
v/c Ratio 0.15 0.20 0.69 0,04 0.11 0,04
Green Ratio 0.73 0.72 0,60 0.60 0.17 0,17
Uniform Delay d1 10.7 5.5 16.4 9.8 42.4 42.0
Delay Factor k 0.11 0.11 0.26 0.11 0.11 0.11
Incremental Delay d2 0.3 0.0 1.0 0.0 0.2 0.1
PF Factor 1.000 1,000 1.000 1. 000 1.000 1.000
Control Delay 11.0 5.5 17.4 9.8 42.6 42.0
Lane Group LOS B A B A 0 0
Approach Delay 5,9 17.2 42.4
Approach LOS A B 0
Intersection Delay 14.8 Intersection LOS B
~
Copyright @ 2005 University of Florida, All Righls Reserved
HCS+™ Version 5.21
Generaled: 4/24/2008 9:03 AM
~
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4/24/2008
Page 76 of 99
EXHIBITV.E.1c
Short Report
rage 1 or 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ Site
Agency or Co. TR Transportation Consultant Access
Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Buildout
Volume and Timina Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 2 1 1 1
Lane Group L T T R L R
Volume (vph) 115 1336 1184 145 203 138
% Heavy Vehicles 0 2 2 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (PIA) A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2,0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 20 0 0 15
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2
Phasina EB Only EW Perm 03 04 SB Only 06 07 08
Timing G= 8.0 G = 72.0 G= G= G = 20.0 G= G= G=
Y - 6.5 Y = 7 y= y= y= 6.5 y= y= y=
Duration of Analysis (hrs) = 0.25 Cycle Lenath C = 120.0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 121 1406 1246 132 214 129
Lane Group Capacity 304 2557 2128 969 301 269
v/c Ratio 0.40 0.55 0.59 0.14 0,71 0.48
Green Ratio 0.73 0.72 0,60 0.60 0.17 0.17
Uniform Delay d1 9.2 7.7 14,8 10,5 47.3 45,3
Delay Factor k 0.11 0,15 0.18 0.11 0.27 0.11
Incremental Delay d2 0.9 0.3 0.4 0.1 7.6 1,3
PF Factor 1.000 1.000 1,000 1.000 1.000 1.000
Control Delay 10.1 8.0 15,2 10.5 54.9 46.6
Lane Group LOS B A B B 0 0
Approach Delay 8,2 14,8 51,8
Approach LOS A B 0
Intersection Delay 15.6 Intersection LOS B
Copyright ltl2005 Universlly of Florida, All Righls Reserved
HCS+™ Version 5.21
Generated: 4/24/2008 9:03 AM
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4/24/2008
Page 77 of 99
EXHIBITV.E.1c
~
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,.,-......,
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~
GOLDEN GATE BOULEVARD @ 1st
STREET NW
~
Page 78 of 99
EXHIBITV.E.1c
Two-Way Stop Control
Page 1 or 1
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ 1 st St
AQency/Co. TR TransDortation Consultants NW
Date Performed 4/23/2008 urisdiction Collier Countv
Analvsis Time Period lAM Peak Hour nalysis Year 2014 Backaround
Proiect DescriDtion F0801.31-10 - Estates Shopoing Center Subdistrict
EasUWest Street: Golden Gate Boulevard North/South Street: 1st Street NWISW
Intersection Orientation: East-West Studv Period (hrs): 0,25
Vehicle Volumes and Adjustments
Major Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h) 5 459 5 5 1367 5
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 5 483 5 5 1438 5
veh/h)
Percent Heavv Vehicles 2 -- -- 2 - --
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
UDstream Sianal 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
~olume (veh/h) 21 15
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 22 0 0 15
veh/h)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Delav, Queue Lenath, and Level of Service
iApproach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11. 12
Lane Configuration L L R R
" (veh/h) 5 5 22 15
C (m) (veh/h) 466 1071 759 371
v/c 0.01 0.00 0.03 0.04
95% queue length 0.03 0,01 0.09 0,13
Control Delay (s/veh) 12.8 8.4 9,9 15.1
LOS B A A C
iApproach Delay (s/veh) - -- 9,9 15.1
iApproach LOS -- - A C
Copyrighl@ 2005 University of Florida, All Righls Reserved
HCS+™ Version 5.21
Generaled: 4/2412008 9:00 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\u2k1E9.tmp
4/24/2008
Page 79 of 99
EXHIBIT V.E.1c
,.,-......,
,.,-......,
,.,-......,
Two-Way Stop Control
Page 1 of 1
~
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
Analvst RLP Intersection Golden Gate Blvd @ 1st St
NW
AQencv/Co. TR Transportation Consultants urisdiction Collier County
Date Performed 4/23/2008 nalvsis Year 2014 Buildout
Analvsis Time Period 117"'1 Peak Hour
Proiect Description F0801,31-10 - Estates ShODDina Center Subdistrict
EasUWest Street: Golden Gate Boulevard INorth/South Street: 1st Street NW/SW
Intersection Orientation: East-West IStudv Period (hrs): 0.25
Vehicle Volumes and Adjustments
Maior Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume -(veh/h) 21 489 5 5 1424 20
Peak-Hour Factor, PHF 0,95 0,95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 22 514 5 5 1498 21
veh/h)
Percent Heavy Vehicles 2 - -- 2 -- -
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
Uostream SiQnal 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
Wolume (veh/h) 21 25
Peak-Hour Factor, PHF 0,95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 22 0 0 26
veh/hl
Percent Heavy Vehicles 0 0 2 0 0 2
. Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Delav. Queue Length, and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement. 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 22 5 22 26
C (m) (veh/h) 435 1043 742 354
v/c 0,05 0,00 0,03 0.07
95% queue length 0,16 0.01 0.09 0.24
Control Delay (s/veh) 13.7 8.5 10,0 16.0
LOS B A A C
Approach Delay (s/veh) -- -- 10.0 16.0
Approach LOS -- -- A C
~
copyrighl @ 2005 Universily of Florida, All Righls Reserved
HCS+™ Version 5.21
Generated: 4124/2008 9:00 AM
~
file:IIC: \D ocuments and Settings\rlp \Local S ettings\ Temp \u2k 1 EC. tmp
4/24/2008
Page 80 of 99
EXHIBITV.E.1c
Two- Way Stop Control
.Page 1 ot 1
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
Analvst RLP Intersection Golden Gate Blvd@ 1st St
Aaencv/Co. TR Transportation Consultants NW
Jurisdiction Collier Countv
Date Performed 4/23/2008 nalysis Year 2014 Backaround
Analysis Time Period PM Peak Hour
Proiect Descriotion F0801.31-10 - Estates ShoODino Center Subdistrict
EasUWest Street: Golden Gate Boulevard North/South Street: 1st Street NW/SW
Intersection Orientation: East-West Study Period (hrs): 0.25
~ehicle Volumes and Adiustments
Major Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h) 15 1241 20 5 1097 10
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 15 1306 21 5 1154 10
'veh/h)
Percent Heavy Vehicles 2 -- -- 2 -- --
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
UDstream Sianal 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
lVolume lVeh/h) 15 17
Peak-Hour Factor, PHF 0,95 0.95 0,95 0.95 0,95 0.95
Hourly Flow Rate, HFR 0 0 15 0 0 17
veh/h)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Confiquration R R
Delav. Queue LenQth, and Level of Service
I\pproach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 15 5 15 17
C (m) (veh/h) 596 516 410 460
v/e 0.03 0.01 0.04 0.04
95% queue length 0,08 0.03 0.11 0,11
Control Delay (s/veh) 11.2 12.0 14.1 13.1
LOS B B B B
Approach Delay (s/veh) - - 14.1 13.1
Approach LOS -- - B B
Copyrighl @2005 Unlversily of Florida, All Righls Reserved
HCS+™ Version 5.21
Generated: 4/24/2008 9:01 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\u2klEF.tmp
4/24/2008
Page 81 of 99
EXHIBIT V.E.1c
.~
,.,-......,
,.,-......,
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
Analyst RLP ~ntersection Golden Gate Blvd @ 1st St
NW
AQencv/Co. TR Transportation Consultants Jurisdiction Collier Countv
Date Performed 4/23/2008 nalysis Year 2014 Buildout
Analvsis Time Period PM Peak Hour
Project Description F0801.31-1O - Estates Shoppinq Center Subdistrict
EastlWest Street: Golden Gate Boulevard INorth/South Street: 1st Street NW/SW
Intersection Orientation: East-West IStudv Period (hrs): 0.25
Vehicle Volumes and Adiustments
Maior Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
~olume (veh/h) 75 1444 20 5 1252 74
Peak-Hour Factor, PHF 0,95 0.95 0,95 0.95 0,95 0.95
Hourly Flow Rate, HFR 78 1520 21 5 1317 77
veh/h)
Percent Heavy Vehicles 2 - -- 2 - --
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
Upstream Siqnal 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
lVolume (veh/h) 15 77
Peak-Hour Factor, PHF 0.95 0,95 0,95 0,95 0,95 0,95
Hourly Flow Rate, HFR 0 0 15 0 0 81
veh/h)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Delav, Queue Lenl:lth and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 78 5 15 81
C (m) (veh/h) 487 427 349 407
vie 0,16 0,01 0.04 0.20
95% queue length 0,57 0,04 0.13 0.73
Control Delay (s/veh) 13.8 13,5 15.8 16.0
LOS B B C C
Approach Delay (s/veh) -- - 15.8 16.0
IApproach LOS - -- C C
Two-Way Stop Control
~
~.
Copyright@ 2005 University of Florida, All Rights Reserved
HCS+™ Version 5.21
~
file://C:\Documents and Settings\rlp\Local Settings\Temp\u2klF2.tmp
Page 82 of 99
page 1 ot 1
Generated: 4/2412008 9:01 AM
4/24/2008
EXHIBITV.E,1c
~
GOLDEN GATE BOULEVARD @
WILSON BOULEVARD
,.,-......,
,.,-......,
Page 83 of 99
EXHIBIT V.E.1 c
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ Wilson
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period AM Peak Hour Analysis Year 2014 Background
Volume and Timina Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1
Lane Group L T R L T R LTR LT R
Volume (vph) 174 301 5 5 864 51 20 5 5 31 10 493
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2,0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3,0 3.0 3,0 3.0 3.0 3.0 3,0 3,0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 0 0 0 75
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3,2 3.2 3.2 3.2
Phasina Excl. Left EB Onlv EW Perm 04 NS Perm 06 07 08
Timing G = 8.0 G = 24.0 G = 42.0 G= G = 26.0 G= G= G=
Y = 6 y= 0 y= 7 y= y= 7 y= y= y=
Duration of Analvsis (hrs) = 0.25 Cvcle Lenath C = 120,0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 183 317 0 5 909 48 31 44 440
Lane Group Capacity 662 1951 871 483 1241 554 325 319 937
v/c Ratio 0:28 0.16 0,00 0.01 0.73 0.09 0.10 0.14 0.47
Green Ratio 0.73 0,55 0.55 0.42 0.35 0.35 0.22 0,22 0.59
Uniform Delay d1 9,9 13.3 12.1 20,5 34.1 26.1 37.6 38.0 13.9
Delay Factor k 0.11 0.11 0,11 0.11 0.29 0.11 0,11 0,11 0,11
Incremental Delay d2 0.2 0.0 0.0 0.0 2,3 0.1 0.1 0.2 0.4
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
Control Delay 10.1 13.4 12.1 20.5 36.4 26,2 37,7 38,1 14,2
Lane Group LOS B B B C D C D D B
Approach Delay 12.2 35.8 37.7 16.4
Approach LOS B D D B
Intersection Delay 25.1 Intersection LOS C
Short Report
~
~
Copyrlghl @2005 University of Florida, All Rlghls Reserved
HCS+™ Version 5.21
~
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k27 A.tmp
Page 84 of 99
Page 1 of 1
Generaled: 4/24/2008 9:04 AM
4/24/2008
EXHIBIT V.E.1c
SHORT REPORT
General Information Site Information
Analyst RLP Intersection GoFden Gate Blvd@ Wilson
Agency or Co. TR Transportation BFvd
Consultants Area Type AIf other areas
Date Performed 4/23/2008 Jurisdiction Coffier County
Time Period AM Peak Hour Analysis Year 2014 Buifdout
Volume and Timina Input
EB W8 NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1
Lane Group L T R L T R LTR LT R
Volume (vph) 179 321 10 5 904 58 32 9 5 41 15 513
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2,0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2,0
Extension of Effective Green 2.0 2.0 2.0 2.0 2,0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3,0 3.0 3,0 3.0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 0 0 0 75
Lane Width 12,0 12.0 12.0 12.0 12,0 12.0 12,0 12,0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasina Excl. Left EB Onlv EW Perm 04 NS Perm 06 07 08
Timing G= 8.0 G = 24.0 G = 42.0 G= G = 26.0 G= G= G=
y= 6 y= 0 y= 7 y= y= 7 y= y= y=
Duration of Analvsis (hrs) = 0.25 Cycle Lenath C = 120.0
Lane Grouo Caoacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 188 338 5 5 952 56 48 59 461
Lane Group Capacity 649 1951 871 476 1241 554 310 311 937
v/c Ratio 0.29 0.17 0,01 0,01 0.77 0.10 0.15 0.19 0.49
Green Ratio 0.73 0.55 0,55 0.42 0.35 0.35 0,22 0.22 0.59
Uniform Delay d1 10,7 13.4 12.2 20.5 34.7 26,3 38.1 38.4 14.1
Delay Factor k 0.11 0.11 0.11 0,11 0.32 0,11 0.11 0.11 0.11
Incremental Delay d2 0.2 0,0 0,0 0.0 3.0 0.1 0.2 0.3 0.4
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1,000 1.000 1.000
Control Delay 11,0 13.5 12.2 20.5 37,6 26.4 38,3 38.7 14.5
Lane Group LOS B B B C 0 C 0 0 B
Approach Delay 12.6 36.9 38,3 17.3
Approach LOS B 0 0 B
Intersection Delay 26.0 Intersection LOS C
Short Report
copyrighl @ 2005 Universily of Florida, All Rights Reserved
HCS+™ Version 5.21
file:/IC:\Documents and Settings\rlp\Local Settings\Temp\s2k28B.tmp
Page 85 of 99
Page 1 ot 1
~
...-....
Generated: 4/2412008 9:04 AM
,.,-......,
4/24/2008
EXHIBITV.E.1c
Short Report
Page 1 ot 1
~
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ Wilson
TR Transportation Blvd
Agency or Co. Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Background
Volume and Timina Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1
Lane Group L T R L T R LTR LT R
Volume (vph) 197 1038 21 10 781 56 10 5 5 54 10 321
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0,95 0.95 0.95 0,95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2,0 2.0 2.0 2.0 2.0 2.0 2.0 2,0 2,0
Extension of Effective Green 2.0 2,0 2,0 2,0 2.0 2.0 2,0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3,0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 0 0 0 70
Lane Width 12.0 12,0 12.0 12,0 12,0 12,0 12,0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasina Excl. Left EB OnlY EW Perm 04 NS Perm 06 07 08
Timing G = 5.0 G = 25.0 G = 45.0 G= G = 25,0 G= G= G=
y= 6 y= 0 y= 7 y= y= 7 y= y= y=
Duration of Analvsis (hrs) - 0.25 Cycle Lenqth C = 120.0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 207 1093 17 11 822 54 21 68 264
Lane Group Capacity 682 2069 923 257 1330 594 328 289 897
v/c Ratio 0.30 0.53 0.02 0,04 0.62 0,09 0.06 0,24 0,29
Green Ratio 0.73 0.58 0.58 0.42 0,38 0.38 0.21 0.21 0.57
Uniform Delay d1 8.3 15.1 10.5 20,5 30.5 24.3 38.1 39.5 13,5
Delay Factor k 0.11 0,13 0.11 0.11 0.20 0,11 0.11 0,11 0.11
Incremental Delay d2 0.3 0,3 0.0 0.1 0.9 0.1 0.1 0.4 0,2
PF Factor 1.000 1. 000 1. 000 1.000 1.000 1.000 1.000 1.000 1,000
Control Delay 8.5 15.3 10,5 20.6 31.4 24,3 38.2 40.0 13.7
Lane Group LOS A B B C C C D 0 B
Approach Delay 14.2 30,8 38.2 19.1
Approach LOS B C D B
Intersection Delay 20.8 Intersection LOS C
~
Copyrighl @ 2005 University of Florida, All Righls Reserved
HCS+™ Version 5.21
Generated: 4/2412008 9:04 AM
~
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k29C.tmp
4/24/2008
Page 86 of 99
EXHIBITV.E.1c
Short Report
r <1.151;; i Vi i
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ Wilson
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Buildout
Volume and Timinq Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1
Lane Group L T R L T R LTR LT R
Volume (vph) 237 1160 62 10 901 90 49 17 5 99 25 381
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0,95 0.95 0.95 0.95 0.95 0.95 0,95 0.95 0.95 0.95 0,95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2,0 2.0 2,0 2.0 2,0 2.0
Extension of Effective Green 2,0 2,0 2,0 2.0 2.0 2.0 2.0 2,0 2.0
Arrival Type ~ 3 3 3 3 3 3 3 3
Unit Extension 3.0 3,0 3.0 3.0 3.0 3.0 3.0 3,0 3.0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 0 0 0 70
Lane Width 12.0 12.0 12.0 12,0 12,0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3,2
Phasinq Excl. Left EB Onlv EW Perm 04 NS Perm 06 07 08
Timing G= 5.0 G - 25.0 G - 45.0 G- G = 25.0 G- G= G-
y= 6 y= 0 y= 7 y= y= 7 y= y= y=
Duration of Analvsis (hrs) - 0.25 Cycle Lenqth C - 120.0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 249 1221 60 11 948 89 75 130 327
Lane Group Capacity 641 2069 923 235 1330 594 222 282 897
v/c Ratio 0.39 0.59 0.07 0.05 0,71 0.15 0,34 0.46 0.36
Green Ratio 0.73 0.58 0.58 0.42 0.38 0.38 0,21 0.21 0.57
Uniform Delay d1 11.1 15.9 10.8 20.5 32.0 24.8 40,5 41.6 14.2
Delay Factor k 0,11 0.18 0.11 0,11 0.28 0.11 0,11 0.11 0.11
Incremental Delay d2 0.4 0.5 0.0 0.1 1.8 0.1 0.9 1.2 0.3
PF Factor 1.000 1,000 1,000 1.000 1.000 1. 000 1.000 1.000 1.000
Control Delay 11,5 16,3 10,9 20.6 33.8 25.0 41.4 42.8 14,5
Lane Group LOS B B B C C C D D B
Approach Delay 15.3 32,9 41.4 22.5
Approach LOS B C D C
Intersection Delay 22.9 Intersection LOS C
Copyright@ 2005 Universily of Florida, All Rights Reserved
HCS+™ Version 5.21
Generated: 4/24/2008 9:04 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k2AD.tmp
. 4/24/2008
Page 87 of 99
EXHIBIT V.E.1c
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,.,-......,
.-..
~
WILSON BOULEVARD @ SITE
ACCESS
.-..
Page 88 of 99
EXHIBIT V, E.1 c
Two-Way :::itop Control
n:lgc 1 U1 1
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
IAnalyst RLP Intersection Wilson Blvd @ Site Access
A.Qency/Co. TR TransDortation Consultants Uu risd iction Collier County
Date Performed 4/23/2008 Analvsis Year 2014 Buildout
A.nalvsis Time Period lAM Peak Hour
Proiect DescriDtion F0801.31-10 - Estates ShoDDina Center Subdistrict
EasUWest Street: Site Access INorth/South Street: Wilson Boulevard
Intersection Orientation: North-South Study Period (hrs): 0.25
Vehicle Volumes and Adiustments
Major Street Northbound Southbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h) 11 235 554 11
Peak-Hour Factor, PHF 0,95 0.95 0,95 0.95 0.95 0.95
Hourly Flow Rate, HFR 11 247 0 0 583 11
(veh/h)
Percent Heavy Vehicles 0 - - 0 -- -
Median Type Undivided
RT Channelized 0 0
Lanes 1 1 0 0 1 1
Configuration L T T R
Uostream Sianal 0 0
Minor Street Eastbound Westbound
Movement 7 8 9 10 11 12
L T R L T R
Volume (veh/h) 15 15
Peak-Hour Factor, PHF 0.95 0.95 0,95 0.95 0.95 0.95
Hourly Flow Rate, HFR 15 0 15 0 0 0
veh/h)
Percent Heavy Vehicles 0 0 0 0 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 1 0 1 0 0 0
Configuration L R
Delav, Queue Lenuth, and Level of Service
Approach Northbound Southbound Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R
v (veh/h) 11 15 15
C (m) (veh/h) 992 329 516
v/c 0.01 0.05 0,03
95% queue length 0,03 0,14 0.09
Control Delay (s/veh) 8.7 16.5 12.2
LOS A C B
V>.pproach Delay (s/veh) -- -- 14.3
Approach LOS - -- B
Copyright @ 2005 Universily of Florida, All Rights Reserved
HCS+™ Version 5.21
Generaled: 4/24/2008 9:05 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\u2k2F5.tmp
4/24/2008
Page 89 of 99
EXHIBIT V.E.1 c
~
~
,.,-......,
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
Analvst RLP Intersection Wilson Blvd @ Site Access
AQencv/Co. TR Transportation Consultants Jurisdiction Collier County
Date Performed 4/23/2008 Analvsis Year 2014 Buildout
Analvsis Time Period PM Peak Hour
Project Description F080 1.31-1 0. - Estates Shopping Center Subdistrict
EastfWest Street: Site Access INorth/South Street: Wilson Boulevard
Intersection Orientation: North-South IStudv Period (hrs): 0.25
Vehicle Volumes and Adjustments
Major Street Northbound Southbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h) 46 298 445 43
Peak-Hour Factor, PHF 0,95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 48 313 0 0 468 45
(veh/h)
Percent Heavy Vehicles 0 -- - 0 - --
Median Type Undivided
RT Channelized 0 0
Lanes 1 1 0 0 1 1
Configuration L T T R
Upstream Sianal 0 0
Minor Street Eastbound Westbound
Movement 7 8 9 10 11 12
L T R L T R
~olume (veh/h) 71 60
Peak-Hour Factor, PHF 0.95 0,95 0.95 0.95 0.95 0,95
Hourly Flow Rate, HFR 74 0 63 0 0 0
veh/h)
Percent Heavy Vehicles 0 0 0 0 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 1 0 1 0 0 0
ConfiQuration L R
Delay, Queue Lenath, and Level of Service
Approach Northbound Southbound Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R
v (veh/h) 48 74 63
C (m) (veh/h) 1063 307 599
vlc 0.05 0,24 0,11
95% queue length 0.14 0.92 0.35
Control Delay (s/veh) 8,5 20.4 11.7
LOS A C B
Approach Delay (s/veh) -- - 16.4
Approach LOS -- - C
Two- Way Stop Control
~
.-..
copyrighl ~ 2005 University of Florida, All Righls Reserved
HCS+™ Version 5.21
~
file://C:\Documents and Settings\rlp\Local Settings\Temp\u2k2F8,tmp
Page 90 of 99
rage 1 01 1
Generated: 412412008 9:05 AM
4/24/2008
EXHIBITV,E.1c
WILSON BOULEVARD @
IMMOKALEE ROAD
Page 91 of 99
,.,-......,
,.,-......,
,.,-......,
EXHIBIT V.E.1c
~
~
~
Short Report
Page 1 of 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Immokalee Rd @ Wilson
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period AM Peak Hour Analysis Year 2014 Background
Volume and Timina Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0
Lane Group L T R L T R LT R L TR
Volume (vph) 10 302 18 245 1456 17 47 5 193 39 11 75
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0,95 0.95 0,95 0,95 0.95 0.95 0.95 0.95 0,95 0.95 0.95 0,95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2,0 2,0 2.0
Extension of Effective Green 2.0 2,0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3,0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 35 0 0 5
Lane Width 12.0 12.0 12.0 12,0 12.0 12.0 12.0 12.0 12.0 12,0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasin~ Excl. Left WB Onlv Thru & RT 04 NS Perm 06 07 08
Timing G = 7.0 G = 37.0 G = 38.0 G= G = 18.0 G= G= G=
Y - 6 Y = 0 Y - 7 Y- Y - 7 Y- Y= Y=
Duration of Analvsis (hrs) = 0.25 Cvcle Lenoth C = 120.0
Lane Group CaDacitv, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 11 318 14 258 1533 13 54 166 41 86
Lane Group Capacity 103 1607 501 1432 3171 989 191 989 202 243
vlc Ratio 0.11 0.20 0,03 0,18 0.48 0,01 0,28 0.17 0.20 0.35
Green Ratio 0.06 0.32 0.32 0.42 0.63 0.63 0.15 0,63 0,15 0.15
Uniform Delay d1 53.5 29,9 28.3 22,1 12.1 8.5 45.3 9.4 44.7 45,8
Delay Factor k 0.11 0.11 0.11 0.11 0,11 0.11 0.11 0.11 0.11 0.11
Incremental Delay d2 0.5 0,1 0,0 0.1 0.1 0,0 0.8 0.1 0.5 0.9
PF Factor 1.000 1.000 . 1.000 1,000 1.000 1.000 1.000 1.000 1.000 1.000
CDntrol Delay 54.0 30,0 28,3 22.1 12.2 8.5 46.1 9.5 45.2 46.7
Lane Group LOS 0 C C C B A 0 A 0 0
Approach Delay 30.7 13.6 18.5 46.2
Approach LOS C B B 0
Intersection Delay 18,0 Intersection LOS B
Copyright @ 2005 Universily of Florida, All Rights Reserved
HCS+™ Version 5.21
Generaled: 4/24/2008 9:04 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k2BE.tmp
4/24/2008
Page 92 of 99
EXHIBIT V.E.1c
Short Keport
i'age 1 01 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Immokalee Rd @ Wilson
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period AM Peak Hour Analysis Year 2014 Bui/dout
Volume and TiminQ Inout
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0
Lane Group L T R L T R LT R L TR
Volume (vph) 10 302 24 251 1456 17 50 5 196 39 11 75
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0,95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2,0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3,0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 35 0 0 5
Lane Width 12,0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12,0 12.0
Parking/Grad e/P arki ng N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3,2 3.2 3.2 3,2
Phasinq Excl. Left WB Onlv Thru & RT 04 NS Perm 06 07 08
Timing G = 7.0 G = 37.0 G = 38.0 G= G = 18,0 G= G= G=
y- 6 Y - 0 Y= 7 y= Y = 7 y- y= y=
Duration of Analvsis (hrs) = 0.25 Cvcle Lenqth C = 120.0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 11 318 20 264 1533 13 58 169 41 86
Lane Group Capacity 103 1607 501 1432 3171 989 191 989 201 243
v/c Ratio 0.11 0,20 0,04 0.18 0.48 0,01 0.30 0.17 0,20 0.35
Green Ratio 0.06 0.32 0.32 0.42 0.63 0.63 0.15 0.63 0.15 0.15
Uniform Delay d1 53.5 29.9 28.4 22.1 12.1 8.5 45.4 9.4 44.7 45.8
Delay Factor k 0,11 0.11 0,11 0.11 0.11 0.11 0.11 0.11 0,11 0.11
Incremental Delay d2 0.5 0.1 0.0 0,1 0,1 0,0 0.9 0.1 0,5 0,9
PF Factor 1.000 1.000 1.000 1,000 1.000 1,000 1.000 1.000 1.000 1. ood
Control Delay 54,0 30,0 28.4 22.2 12.2 8.5 46,3 9.5 45.2 46.7
Lane Group LOS 0 C C C B A 0 A 0 0
Approach Delay 30,6 -13.6 18.9 46.2
Approach LOS C B B 0
Intersection Delay 18.1 Intersection LOS B
Copyright @ 2005 Universily of Florida, All Righls Reserved
HCS+™ Version 5.21
Generaled: 4/24/2008 9:05 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k2CF.tmp
4/24/2008
Page 93 of 99
EXHIBITV,E.1c
,.,-......,
,.,-......,
,.,-......,
Short Report
1'age 1 01 1
~
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Immokalee Rd @ Wilson
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Background
Volume and Timin~ Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0
Lane Group L T R L T R LT R L TR
Volume (vph) 59 1033 78 287 710 29 40 18 369 23 15 23
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0,95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2,0 2,0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2,0 2.0 2.0 2.0 2.0 2,0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 3,0 3.0 3.0 3.0 3.0 3,0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 10 0 0 5 0 0 50 0 0 5
Lane Width 12.0 12,0 12.0 12,0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
PhasinQ Excl. Left WB Onlv Thru & RT 04 NS Perm 06 07 08
Timing G = 9.0 G - 24.0 G - 48.0 G- G - 19,0 G- G- G=
Y - 6 y= 0 y= 7 y= y= 7 y= y= y=
Duration of Analvsis (hrsl = 0.25 Cvcle Lenath C - 120,0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 62 1087 72 302 747 25 61 336 24 35
Lane Group Capacity 133 2030 633 1117 3044 950 228 857 212 271
v/c Ratio 0.47 0.54 0.11 0,27 0,25 0.03 0,27 0.39 0.11 0.13
Green Ratio 0,08 0040 0.40 0,32 0.60 0.60 0.16 0,54 0.16 0.16
Uniform Delay d1 53,2 27.5 22.6 30.0 11.3 9,8 44.4 16.0 43,3 43.4
Delay Factor k 0,11 0.14 0.11 0.11 0.11 0,11 0,11 0.11 0.11 0.11
Incremental Delay d2 2.6 0.3 0.1 0,1 0.0 0.0 0.6 0.3 0.2 0.2
PF Factor 1.000 1,000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
Control Delay 55.8 27.8 22,7 30.1 11.3 9,8 45.0 16.3 43.5 43.6
Lane Group LOS E C C C B A D B D D
Approach Delay 28,9 16.6 20.7 43,6
Approach LOS C B C D
Intersection Delay 23.2 Intersection LOS C
~
Copyrighl @ 2005 University of Florida, All Righls Reserved
HCS+™ Version 5.21
Generaled: 4/24/2008 9:05 AM
~
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k2EO.tmp
4/24/2008
Page 94 of 99
EXHIBITV.E.1c
Short Report
page 1 or 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection lmmokalee Rd @ Wilson
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Buildout
Volume and Timina Inout
E8 WB N8 S8
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0
Lane Group L T R L T R LT R L TR
Volume (vph) 59 1033 94 303 710 29 59 18 388 23 15 23
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0,95 0.95 0.95 0.95 0.95 0.95 0,95 0.95 0.95 0,95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2,0 2,0 2,0
Extension of Effective Green 2,0 2,0 2,0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3 3
Unit Extension 3,0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 10 0 0 5 0 0 50 0 0 5
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12,0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
PhasinQ Excl. Left WB Onlv Thru & RT 04 NS Perm 06 07 08
Timing G = 9.0 G = 24.0 G = 48,0 G= G = 19.0 G= G= G=
y= 6 y= 0 Y = 7 y= Y = 7 y= y= y=
Duration of Analvsis (hrs) = 0.25 Cycle Lenath C - 120.0
Lane Grouo Caoacitv, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 62 1087 88 319 747 25 81 356 24 35
Lane Group Capacity 133 2030 633 1117 3044 950 222 857 208 271
v/c Ratio 0,47 0.54 0.14 0,29 0.25 0.03 0.36 0.42 0.12 0.13
Green Ratio 0.08 0.40 0.40 0,32 0.60 0.60 0.16 0.54 0,16 0,16
Uniform Delay d1 53.2 27.5 22.9 30.1 11.3 9.8 45.1 16.3 43.3 43.4
Delay Factor k 0.11 0,14 0.11 0.11 0.11 0,11 0.11 0.11 0.11 0.11
Incremental Delay d2 2.6 0.3 0.1 0.1 0.0 0,0 1,0 0.3 0.2 0.2
PF Factor 1.000 1.000 1.000 1.000 1.000 1,000 1.000 1.000 1,000 1,000
Con.trol Delay 55.8 27.8 23.0 30,3 11.3 9.8 46.1 16.6 43.5 43,6
Lane Group LOS E C C C B A 0 B 0 0
Approach Delay 28,8 16.8 22.1 43.6
Approach LOS C B C 0
Intersection Delay 23.4 Intersection LOS C
Copyrighl@2005 University of Florida, All Rights Reserved
HCS+™ Version 5.21
Generated: 4/24/2008 9:05 AM
file://C:\Documents and Settings\rlp\Local Settings\Temp\s2k2Fl.tmp
4/24/2008
Page 95 of 99
EXHIBITV.E.1c
,.,-......,
,.,-......,
,.,-......,
~
~
COLLIER COUNTY 2030
FINANCIALLY FEASIBLE LONG
RANGE TRANSPORTATION PLAN
~
Page 96 of 99
EXHIBITV,E.1c
2030 Long Range Transpc. tation Plan
Figure 12-5
2030 Constrained FinanciaUy Feasible Plan
Volume-to-Capacity Ratio
VOLUME-TO-CAPACITY RATIO
2030 LRlP
Minor Update
IMMC <ALEE
- VC<O.75
VC>=0.75 & <1.0
VC>=1.0 & <1.25
VC>=1.25 & <1.5
VC>=1.25
12-14
Page 97 of 99
""'-
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N
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Adopted lun. 6, 2007
EXHIBIT V.E.lc
~
TRIP GENERATION EQUATIONS
,,-......
~
Page 98 of 99
EXHIBITV.E.1c
,.,-......,
TRIP GENERATION EQUATIONS
ESTATES SHOPPING CENTER SUBDISTRICT
ITE TRIP GENERATION REPORT, 7th EDITION
Land Use Weekday AM Peak Hour Weekday PM Peak Hour Weekday
Shopping Center Ln (T) = 0.60 Ln (X) + 2.29 Ln (T) = 0.66 Ln (X) + 3.40 Ln (T) = 0.65 Ln (X) + 5.83
(LUC 820) (61% In/39% Out) (48% In/52% Out)
T = Trips, X = 1,000' s of square feet of GLA
TRIP GENERATION EQUATIONS
ESTATES SHOPPING CENTER SUBDISTRICT
ITE TRIP GENERATION REPORT, 8th EDITION
Land Use Weekday AM Peak Hour Weekday PM Peak Hour Weekday
Shopping Center Ln (T) = 0.59 Ln (X) + 2.32 Ln (T) = 0.67 Ln (X) + 3.37 Ln (T) = 0,65 Ln (X) + 5.83
(LUC 820) . (61% In/39% Out) (49% In/51% Out)
T = Trips, X - 1,000's of square feetofGLA
,.,-......,
Shopping Center
(225,000 s . ft.)
155
100
255
513
,~~~)
11,504
Estates Shopping Center Subdistrict
Tri Generation Based on 8th Edition of ITE
:A.M;~r~~kiUQ>>t:. .i'r,M.,Pfi~k:ij:our
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p~~.y
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152
97
249
537
1,095 11,504
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-3
-6
+25
o
'.". .:0.-.: '," ~., n.,."
Shopping Center
(225,000 s . ft,)
Shaded Box indicates peak direction utilized for LOS calculations
,,-.....
Page 99 of 99
EXHIBITV.E.1c
.-..
~
~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.E.2
PUBLIC FACILITIES MAP
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
. SCIIII..S
f PMICS
F F1RE STATIIINS
E EIlERGENCY MEIIICAL STATIIINS
* SHERIF'f"S STATIIINS _
SUlSTATIIINS
D LDIIWlIES
I>. EXISTIIG .. IIIIIIf1ED
VATER IlE1DITIDN S'TIllJCT\IlES
+ VASTEVATER TREllTIlENT
PLNlTS
<> VATER TREllTIlENT PLNlTS
SIIlIlaI l!Oll8 MDR
NAPLES IMMOKALEE RD
.
IAIIlEL
OM EIDI.
.
GULROAST
IIGHSCIIClClI.
cw.L :g
.aE ci
U
IANDERBILT BEA
PINE RIDGE RD
ci
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00
<C
0::
<C
00
0::
<C
00
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.E.2
PUBLIC FACILITIES LOCATION MAP
BtG CORKSCRaYISLAND
VOLUNTEER FIRE
DEPAATUENT
F
z
)>
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r
m
en
,
LEE CO.
COLLIER CO.
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E EMS MEDIC 10
BIG CORKSCREW
ISlAND REGIONAL.
PARK
CORl<SCREW '*
GG ESTATES ELEMENTARY I
TEMP AND UIOOI.E
SUB~ION SCH.OOLS. PALMETTO RIDGE
... HIGH SCHOOl
NAPLES -IMMOKALEE RO. (C.R. 846)
ORANGE lREE
WRF
OIL WELL ROAD (C.R. 858)
F BIG CORKSCREW ISLAND
ARE CONTROl. AND
RESCUE OISTRtCT
RANDALL BOULEVARD
C.R. 846
NCRWTP
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GOLDEN GATE BOULEVARD
~MS ~STATES
MeDIC 71 lIBRARY
BIG
CYPRESS
ELEM.
iD
0>
ci
U
SUBJECT
PROPERTY
40.6:1: ACRES
,
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,
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ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.E.3
PUBLIC FACILITY PROVIDERS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
ESTATES SHOPPING CENTER SUBDISTRICT
,.,-......,
EXHIBIT V.E.3
PUBLIC FACILITIES
Service Providers
SERVICE
PROVIDER
Schools
The District School Board of Collier County
Fire Protection
Golden Gate Fire Control and Rescue District
Police Protection
Collier County Sheriff
Emergency Medical Services
Collier County Emergency Medical Services
~
The proposed amendment is not expected to have a significant impact to the above
service providers. Impacts are mitigated for schools, fire and emergency medical
services through the payment of impact fees at the time of development.
Public Schools:
As currently designated on the Future Land Use Map, the subject property would allow
17 single-family dwelling units. Using the Collier County Public School Facilities
Element Data and Analysis Report, the following number of students could be expected if
the site remains as single-family residential development:
Elementary School:
Middle School:
High School:
Total:
0.16 students/unit x 17 units = 2.72 students
0.10 students/unit x 17 units = 1.70 students
0.12 students/unit x 17 units = 2.04 students
0.38 students/unit x 17 units = 6.46 students
If the subdistrict is approved the number of students in the School District coming from
this site will decrease. No students are generated by commercial development.
Fire Service:
The subject property is located within the Golden Gate Fire Control and Rescue District,
which is an independent district. The County does not include a Level of Service
Standard for this district in the AUIR.
,.,-......,
May 2009
~
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBITS
V.F .1
V.F .2
~
ZONING AND WELLFIELD MAPS
~
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
@
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ESTATES SHOPPING CENTER SUBDISTRICT
~
EXHIBIT V.F.2
WELLFIELD LOCATION MAP
COLLIER COUNTY
WELLHEAD PROTECTION AREAS,
PROPOSED WELLFIELDS AND ASRs
cR 846
IMMOKALEE
WEllFlELD
CR 846
AMENDED - SEP'lElotBER 10. 200J
Ord. No. 2003-44
AMENOED - JANUARY 25, 2007
Ord. No. 2007-18
AMENDED - DECEllBER 4. 2007
Ord. No. 2007-82
PROPOSED NORlHEAST REGIONAL
WI. lER lREA TMENT PLANT
PHASE 1 A WELLFlElD AREA
"---'
ORANGElREE
WELLFlElD
AVE MARIA
/' WEllFIELD
~
CITY OF NAPLES
! ~ EAST GOLDEN GAlE
"./' WELLFlELD
C>
N
0::
IJl
175
CITY OF
NAPLES
COASTAL
RIDGE
WELLFlElD
FLORIDA GOVERNMENTAL
UTlUTY AUlHORITY GOLDEN
\GAlE WAlER lREAlMENT
PLANT WEllFIElD
10
C>
5 SOUlH HAWTHORN
WELLFlELD EXTENSION
(UNDER CONSlRUCTlON,
FALL 08 COMPLETION)
~
...J
lD
IJl
W
C
<
...J
C)
0::
~
W
(.) 10
C>
0::
IJl
SCALE
I . , I
0 5MI,
EVERGLADES CITY
WEllFlELD
\-.
~
.
~
m
SUBJECT PROPERTY
REUABIUTY WELLS
(BRACKISH OR FRESH WAlER)
WELLFlELD AREA
* ASR = AQUIFER STORAGE AND RECOVERY
PREPARED B~ GRAPHICS AND 1ECHNICAL SUPPORT SEC1ION
COIoIIIUNITY DEVELllPMENT AND ElMRONIIENTAI. SERVICES DMSlON
SOURCE: COWER COUN1Y POW1IION CONTROl. AND PREVEN1ION DEPT.
DAre 12/2lXf1 FILE: 1IIFPZR12-2l107-1.DWG
..-..
--..
..-..
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHmIT G.4
PROOF OF OWNERSHIP
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
This Instrument Prepared By:
WILLIAM SCHWEIKHARDT
Attorney at Law
The Schweikhardt Law Finn, P.A.
900 Sixth Avenue South, Suite 203
Naples, FL 34102
3717806 OR: 3912 PG: 1758
nCOROID in OllICIAL Il!CORDS of COLmR COURff, PL
IO!11/Z00S.at 08:(5AX D~IGHr B. BROCI, CLJR[
CORS 2500000.00
Rle liB 18.50
DOC-.70 17500.00
~
Retn:
GOOmm COLJKU iT U,
lOot fAlUAXI n K '300
lAms fL 3U03
(-'ared Identification Number:
31119&40001 and 37119180003
Grantees Tax tdcnlifation Nunlber:
SPECIAL WARRANTY DEED
ABO\'Ii SPACERESEllVED fOllllECORDEltS USE
THIS SPECIAL WARRANTY DEED made the ~ day of October, A.D., 2005, by WILLIAM
SCHWEIKHARDT, Individually and as TI1IStee. whose post office address is: 900 Sixth A venue South. Suite 203.
Naples, FL 34102,ltereinafter calied the "Grantor", to KENNETH R. JOHNSON, as Trustee orthe 850.018 Land
Trust dated October 4, 2005, with full power and authority to protect. conserve, sell, lease, encumber, or otherwise
manage and dispose of the real estate d~. ~ ~Ofjt, whose post office addres.s is: Goodlette,
Coleman & Johnson, P.A., 4nOl Tamiam~ i~ ,l: 3, hereinafter called the "Grantee":
';::0 . l'
lWhctcwr....4................. "OtM.... .nI' oil die pudn Ie c/.l, ""'-.... Jai: ~ _...Ips aflnIlw.l",'" """ die.
_.......ad tnI.OI or&>"I'.'"""'"
,.,-......,
TOGETHER.., with aU the tenements,. hereditaments and appunenances thereto belonging or in anywise
appertaining. . .
TO JiA VE 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 ana convey said land, and hereby warrants the title
to said land and wilt defend the same against the lawful claims of all persons claiming by, through or iinder the said
(jr.anto~ .
GoodIette. Coleman &: Johnson, P.A.
4001 Tanrlemi Trail, N.
. . Suite 3(lO
Naples, Ft 84103
6Afl. B50, bl f
Special Warranty Deed
Page 1 of2
Schweikhardt, Trustee to Johnson, Trustee
Tracts 143 and 144, Golden Gate Estates, Unit No. II
~
LotID-AandB
CP-2008-1
Page 1 of 29
EXHIBIT GA
*** OR: 3912 PG: 2759 ***
,.-.,
written.
IN WITNESS WHEREO Ft the said Grantor has hereunto set h Is. hand and s~ I the day and year first above
Signed, sealed and,delivered
in our presence:
<<i, fl~ C&l"j j
WllN SS III Uf.a.~-,.l OllC!o,{-,
STATE Of FL.ORJDA
COUNTY OF COLLIER
, / :>. It;;
THE FOREGOING lNSmUMENT ~~bC:fOrc: me this ;) day ofOclober. 2005,
by WILLrAM SCHWEIKI:fARDT. lndlvi~t(, an~l'UsQ, ~rsonallY known to me, and did not take an
oath. /0....... \N :R
U ~
~
~
Spedal Wananty Deed
Page 2 of2
Schweikhardt, Trustee to JbMson, Truslee
Tracts 143 and 144, Golden Gate Estates. Unit No. ) I
.---..
CP-2008-1
Page 2 of 29
EXHIBIT GA
Prepared by and' return to:
3810306 OR: 4007 PG: 1531
mOIBID in OllICIAL neoDs of CO~Lr!R comr f lL
03/Z9/Z006 at 03:29PM DiIGHf I. BROCI, CLIRI
' eOls 10(0000.00
lie '11 11,50
BOC-,70 7120.00
~
D:avid E. Leigh, P.A.
St SO Tamlami Trlln North Suite 501
Naples, FLJ4103
, 239-435-9303
File Number: 06..008
RetD:
GOODLmr COLlIWlIf AL
fDDl !AlUm fR . flOo
KAPLJS Pt m03
Parcel Identification No. 37119800009
[Space Aboye This Une For Recording Daml
to
r"\
Kenneth R. Johnson, as Trustee of
E:-
t dated December I, 2005, whose poSt
grantee*, WIIO shaO have the power cmd
e Dnd dispose of the real property described
.,
The South 180 reet of Tract No. 142, Golden Gafe Estates Unit No. II, according to fhe pJat thereof, as
recorded In Plat Book 4, Page 103-164 or the Public Records of Colllt!r County, F1orlda.
alid said grantor, does hereby fully wanant the title to said land; and will defend the same against lawful claims of all persons
whomsoever,
i"
· "Grantor" and "Grall1ee";rc used for ~inglfllr ur plural. lIS eonlelCl requires.
..
"
Goodlette, Coleman & Joluison, P.A.
4001 Tamiami Trail, N.
Suite 600
, Naples, FL 34103
~"
',C.01S
~
LotID-C
DaubleTImee
CP-2008-1
Page 3 of 29
EXHIBIT GA
tit OR: 4007 PG: 1532 ttt
,.-.,
~ .
[0 Witness Whereof, gt'lntor has hereunto set grantor's hand and seal the day and year first above v,,,itten.
~.
ed and deliver.ed in our presence:
"
.t~~
C. Gregol}' Rub '
, State of Florida
County of Collier.
The foregoing insltW'i1ent WlIS acknowledged be 0
Rubin, fomedy known as Shari Ragau, who have produce
! .
~'\\\''"tIl'UIIIII:
~~ ~N R. Sf'~~
~~~....i1.....~I'r.t~
~..... ...~\SSIO",..(o~~,^~
~ .~n _"""r~~"'fiO:.;r ~
' ;:::0 :A.'<S"~W".'"'lA.~~' ~
:t' :~ ~ ~_'Wt\ . :
=*: rtJ. ..... :*=
:: ; : S
S~ 'l. .OO223G62 l~~
~~~._:i;. A...u~.-ss;:::
~ .....~~.!'!- .. Q~
'Z ~.. ~__ .- ~oN
~ . ......... all('~
~I: ruC. ST~~,\\\~
1'IIIII',m,,'\\\'\
~
Warmnty Ded (SraMat)' Form) -Pace 2
Doub'enmlMl
CP-2008-1
Page 4 of 29
EXHIBIT GA
3748701 OR: 3946 PG: 0201
RICORD!D in OffICIAL RBCOlDS of COLLIIR CODKfJ, 1L
12/l2(200i at 02:021KDVIGHT I. BRoer, CLIRl
caRS (sonoo.oo
R1C lBI 18.50
nOC-.TO 3220.00
~
Heln:
GOODLUU eOLEW IT At
COOl TAKIm Ti I tJOo
IAPLlS lJ, 34103
WARRANTY DEED
r"..
Collier County Tax Folio Number: 37117160000
SUBJECT TO: real estate taxes for the year 2005 and subsequent
years; zoning, building code and other use restrictions imposed by
governmental authority; restrictions, reservatIons and easements of
. record common to the subdIvision; provided. however, that no one of
them shall prevent ,use of tile property for residential PllIposeS.
And said Grantors do hereby fully warrant the title to said land, and will defend the same
against the lawful claims of all persons whomsoever.
S:\Bmtdy Casings
Rivera sl KRI Trustee
Warranty Deed
'iSo. 02.4
(page I 0(2)
ThitlDsttumeat Prepared l3y
Unda C. Brjnlcman, Esq.
Gaodlctte, Coleman & Johnson, P .A..
4001 Tamiami Trail Nol1l1, Suite 300
Napleg. FL34103
r--...
.Lot ID - E
CP-2008..1
Page 5 of 29
EXHIBIT GA
,.-.,
*t* OR: 3946 PG: 0202 tt*
IN WITNESS WHEREOF, the undersigned Grantors have duly executed and delivered this
instrument on the day arid year first above written.
Signed, Sealed and delivered
in the Presence of: (as to both)
ossao ~zi2 ~
.---
Notaiy' lie
Print Name:
State of Florida at Large
My Commission Expires:
(NotazyBeal)
.""...
~o ......'1:' BRANDYA.~
...w . /.Iy COl.tUIS$ION I DO 15at76
"{~.. EXPiRES: FebRI8IY t6.l!001
~'''or...l!'-- 8oodec1T1uu8~11r1lUV Slrmr
S:\Brandy Closings
Rivero st KJU Trustee
~ Warranty Deed
(Page20r2)
CP-2008-1
Page 6 of 29
EXHIBIT GA
Return to:
3793126 OR: 3990 PG: 0289
mORDID ID OllICIAL mORDS of COLLIB! coum, lL
03/0l/200& at OS:(OAK DiIGRf !. BROCI, CLlll
cors 7)0000.00
RBC m 18.5~
IKDIIIXG 1.0n
DOC-.1D 5250.00
~
This Instrument Prepared by:
Susan D. EVIllS, Esq
1404 GOOdlcllc Road Nonh
Naples, FL 34102
/'ropctty Appraisers Parcci IdenlitiealiOIl (Folio) Numbel(s): 37117040007
Grmllee(sJ 8.s tI(s):
Ratll:
GOOGLlfTl COLIKAi If AL
1001 'lAlIUr TR If 1300
KAPLlS PL 3m3
SMCE ABOVE THIS LINE FOR PROCESSING DATA SPACE ABOVE THIS LINE fOR RECORDING DATA
- (Wherever used herein the lentlS -Gl'lInIor" and "Grantee" shall include singular and plural. heltS. Illga! rcprcsenllllivcs, and ~ of
IndiYidUllb, and the 'lJccesSOtS and assigns of COfJIorlIiOllS. wbmvcr the COIltcxt so admlls '0( ~ires.)
TInS INDENTuRE, made this 0(.
~
, ,
The East ISO feet of Tract 109, aOLDEN GATE ESTATES, UNIT NO. II,
according to the Plat thereof as recorded in Plat !rook 4, Pages 103 and 104, of tIle
Public Records of Collier County, FIQrida.
Subject to: restrictions, easements common to the subdivision; taxes for the current
year and subsequent years; applicable zoning laws, building' codes and 'other use
restrictions imposed by governmental authorities; and outstanding oil. gas and
mineral interests of record.
And the said GRANTOR does hereby, fully warrant the. title 'to said land. and will defend the same
against tIle lawfUl claims of all persons whomsoever.
IN WI'INESS WHEREOF. The said GRANTOR has hereunto set grantor's hand and sea] the day
and year first abov~ written.
GoocUett.e. Coleman & Johnson, P.A. ,
4001 Tamiami Traxl, N.
Suite 300
Naples. FL 84103
St\ ~ SfiD .O~ \
'~
LotID-F
CP-2008-1
Page 7 of 29
EXHIBIT GA
ttt OR: 3990 PG: 0290 **t
..---..
wh
Miguel. Hernandez
?4't. / (1 1~IJ'e-'-
Printed Name
W1~~
Ai 5'~P<-
Printe Name '
,-..
STATE OF FLORIDA
COUNTY OF COLLffiR
The foreg~:Jing instnunent was acknowledged before me this a8t(11... day of Feb~, 2006, by
MIGUEL HERNANDEZ and AMELIA HERNANDEZ who ard$ersonaUy hOlVIi ~or have
produced ~ identifi~tion.
","'~;:(III, Susan D. Evans
~"~~~Cammis:dcu. #. DD26039S
s~~.:,,,.,.,.,itcs Oct.... 2oa7
S~\ ~E ......, . ~
-:.>:-... ~ Jlaad.e4 1bt1l
'.,.(f,tt&~ AILuttSc JondIn& ec.. ~
a4!J~
otary Public. State Of1!10g~
Print Name: t -r;J.~J]). do. D '
My commission expires:
~
CP-2008-1
Page 8 of 29
EXHIBIT GA
WARRANTY DEED
3793105 OR: 3990 PG: 0208
lICOlDfD in OllIeill ncolDs of co~un coam, n
03/01/2006 at Ol:llA! DrIGHl I. BROCr, CLllI
COIS 600000.00
RlC m 11.50
IIlJIDIG too
DOC'. 70 mO.GO
~
THIS INDENTURE is made this 28 day of
February, 2006, between Sh~e Robertson, also lea:
known as Shane G. Robertson an~ Shane Gene GOODUm COLlW If AL
RObertson, and Robin RObertson, als<? known as IODl 'AnArI'rIIIJOO
Robin E. Robertson, Robin Edgar Rob1oson, and fAUU lI. 34103
Robin L. RObertson, formerly known as Robin
Edgar Husband and Wife, hereinafter called the
Grantor, and Kenneth It. Johnson, as Trustee of
Land Trust:: 850.027 under Trust Agreement dated
'December 1, 2005, with full politer and authority
to either to protect, conserve an,d to sell, or
to lease, or to encumber, or otherwise to
tna.nage and dispose of the real property
described herein or any part thereof, whose
post office address is Suite 300,- '001 Tamiami Tra.il North, Naples, FL 34103
[Federal Identi-
fication lIlo. ~lln08CtoCf
called the Grantee.
ReSERV~ FOR USE a'l' CLERk
J, hereina f ter
WITNESSETH:
the sum of Ten Dollars
to the Grantor by the
es hereby grant, bargain, /""""'.,
THE GRANTOR hereby covenants with the Grantee that said real estate
is free of all encumbrances, that lawful seisin of and good right to convey
said real estate are vested in the Grantor, and that the Grantor hereby fully
warrants the title to said land and will defend the same agai~st the lawful
claims of all persons whomsoever, except with respect to (a) ad valorem and
non ad valorem real property taxes for 2006 and subsequent years; (b) zoning,
bUilding code and other use restrictions imposed py governmental authority;
(e) outstanding oil, gas and mineral interests of record, if any; and, Cd)
restrictions, reservations, and easements common to the subdivision,
provided, however, that none of the foregoing shall prevent the use of the
herein described real es ta te for residential purposes.
AFTER RECORDING. PLEASE '
RETUllN nus INSTRUMENT TO:
lCemath Johnlldn. Esq.
Goadlett.. Cofeman & ,Johnson. PA
Sultll 300
400t Tatnlsml Trail North
Naples. FL 34103
p.,A9. ~. 't.'
r-...
PAGE 1 OF 2 PAGES
Lot ill - G
CP-2008-1
Page 9 of 29
EXHIBIT GA
ttt OR: 3990 PG: 0209 ttt
,.-.,
IN WITNESS WHEREOF, the said Grantor
has executed this instrument on this 28 day of
February, 2006.
RESERVED FOR USE BY ClEllK
Signed, sealed and delivered
in the presence of:
~.
?k (SEAL)
Shan~ son
171 Golden Gate Boulevard West
Naples, ~ 34120
SIGN, /:A~
-
. .
. e:- c. t, 6>';/ M :7"0.. -.'0$
PlEAsE PAINT OR TYPE NAME OF FIRST WITNESS ABOVE
~Cibtlil~~
ltobin Ilobertso21
Golden. Ga!:e BOuJ.evarc! West
'6 I'L 34120
Wl'~
(SEAL J
~
##'
COUNTY OF COLLIER
. ";...; t
this 28 day of
""~~~ SIWlDYA.~
.... .. 't' UY COWIISSIOll.1iO t58916
(NOTARY Sm.~q,;IRES:FIIJtuaIy 16,2007
~ a...w~81lf11fIlalerrSeM:ot
SIGN:
My commdssion expires;
PlEAse PRINT OR TYPe NAMS OF NOTARY PUBUC ASOVI:
~b"&I1ST.Jft.n\wo
TIllS INSTRUMENT WAS PREPARED BY:
RiChard M. Jones. Esq.
Richard M. Jones, P.A.
163 Tenth Avenue South
Naples, Florida 34102
WITHOUT OPINION OR BENEFIT OF TITLE EXAMINATION
~
/".
.PAGE 20F 2 PAGSS
CP-2008-1
Page 10 of 29
EXHIBIT Go4
\}
3817062 OR: 4014 PG: 2946
RiCORDJD fa OllICIAL flCORDS of COLtIBi COOXfY, fL
01/lf/2006 at OJ:ZZPK DiIGHf B. BROet, CLERC
cors 5800,00.00
Rle riB 18.50
DOC-.70 4160.00
,.-.,
latll:
GOODLlUI COLBW If 1L
fOOl fAX!!K! 1R I #300
IAPLIS n 34103
WARRANTY DEED
~
SUBJECT TO: reat estate taXes. for the year 2006 and subsequent
yearsj zoning, building code apd other use restriotions imposed by
govemmenta' authority; restrictions, reservations and easements of
' record common to the subdivisionj provided, however, that no one of
them, shall prevent use of the property for residential purposes.
And said' Grantors do hereby fully warrant the title to said land. and will defend the same against
the lawful claims of aU persons whomsoever.
LotID-H
(page: I of 2)
This r~mcnl' Prcpared By
Unda C. Brinkman. Esq,
GoOdlClte, Coleman &. Johnson, P.A.
400[ Tamlami Trail North. Suile 300
Naples, Fl341 03
~
S:\Brandy Closings,
Christie Sf KRJ Trust~e
Wazranty Deed
t~.()35
CP..2008-1
Page 11 of 29
EXHIBIT Go4
*** OR: 4014 PG: 2947 ti*
.---..
IN WIlNESS WHEREOF, the undersigned Grantors have duly executed and delivered this
, instrument on the day and year first above written.
Signed, Sealed and delivered
in the Presence of: {as to both}
Pri.t~~~~dII
ch~~
.AlNSLE . CHRISTIE .
~~L'
~~CHRISTIE
~~~.
Prim Name: ..t. JJ!!:U.-
STATE OF FLORIDA ,
COUNTY OF COLLIER
/1u ;c,lIetL.
~
THE FOREGOING
2006, by AINSLEY B, CH
personally known to me or
(Notary Seal)
~
S:\Brandy Closings
Christie 51 KRJ Trustee
WlUTIlIIty Deed
~\\\\"1II1f"1I11"
~~~~~MITCP~:I~
~~~.......qJ ~
~ ~ ..~IJIi~.. ~
~. I-OS A" l,k"9':-. ~
S !~~. ~~\ E
S*: ..". =*:
:: . . ::-
S~~~. IOD~1506 lif~,
'=' ..~ ~.~...
~ ~'. ~tf1 .'tS-~
, ~"':~'. ~ ...~~
~h4";::~..':....~~ ~~
Q'lif1YC. sr,;''"' ~...
"'III(lilll\l\\\'\~
i'
(Page 1 or 1)
CP-2008-1
Page 12 of 29
EXHIBIT Go4
3752019 OR: 3949 PG: 1405
UCORDED in omCIAL RECORDS of COLIrIK&. conHn, lL
12/16/2005 at OI:t3PK DWIGHT,I. BIOCt, ctJRI ,
CGRS 350000.00
RlC rIB 18.50
DOC.. TO 2150.00,
~
Retn:
GOODLInl COLBW IT AL
(001 fAKIAXI TR I #300
RAPLIS rL m03
WARRANTY DEED ,
~
SUBJECT TO: real estate taxes for 'the year 2005 and subsequent
years; zoning. building code and other use restrictions imPO$ed by
governmental authority. restrlcnons,reservations and easements of
record oommon to the subdivisioD; provided, however. that no one of
them Shall prevent use of the property for residential purposes.
Grantor warrants that the property described above is vacant land and not ber homestead.
Grantor's homestead address is': 312 Lincoln Avenue North. New Prague, MN' 56071-2153.
And said Grantor does hereby fuUy warrant the title to said land, and will defend the same
against the lawful claims of a:U persons whomsoever.
(Page t of2)
This Jn5tl1.tment Ptepll[ed By
Linda C. Briokman, Esq.
Ooodlelte, Calell1lUl .It Johnson, P.A.
4001 Timiami TrailNorfh. SuIte 300
Naples, FL34J03
^
S:\Brandy OosiQP
FliceR 51 KRl Trustee
Warranty Deed
~SD.O'2.i
Lot IO -: I
CP-2008-1
Page 13 of 29
EXHIBIT Go4
t** OR: 3949 PG: 1406 ***
~
IN WITNESS WHEREOF" the undersigned Grantor has duly executed and delivered this
instrument on the day and year [rrst above written.
Signed! Sealed and delivered
in the Presence of:
9?/~ ~ ;;::-~
MARIE ANNA FLICEK
.--
STATE OFMINNESOTA
COUNTY OF SCOTT
f....
. fore me on this L 2 th day of
ally known (0 me or who L->
RlCHARoF.WORNSON
NOTARV PUBuc. MWNeSOTA
My Camlllfuio4 &plra Jill. Jr, 2010
NotlUy Public
PrlntNtlltIe." Richard F. Wornson
State of MiMe sot a at Large
My Commission Expires:
(Notary Sean
.---..
S:\Brandy Closings
F1iCC;k Sf KRJ Trustee
Warranty Deed
(Pagd oU)
CP-2008-1
Page 14 of 29
EXHIBIT Go4
11,i! Unc.n"". ""'/lM:d ISJ:md llClum 10:
John gOlloway, Esquire
Garber, Hooley << Holloway, LLP
700 11th Street So., Suite 202
Naples, FL 34103
ttt 3~02478 OR: 3999 PG: 2240 tx*
Bcomo iD omctU mOlDS of CDLLIU ,oum It
OJIUf1Jo' at U:UAr DJIGI/l' I. IlOC{. cun .
CORS nom. DO
IJC m 10.04
OOC'. 70 3OI1.G 0
~
lete:
r:OOOLUn COUfAl If U
1411 MOO TlI 1300
lAms n mu
P"rtcl (lJ Number: 37116720001
Between
850.Q34 under ~rust
and authori.ty e:lther
or
Unit No. 11.
page 103-104,
~
~~o~~.,~
Hf.chael ;r. MllSaen
P,(J AoLIRWO: lIUnlll1ncf HorII....... ""pl.... Fl- 34120
rSwI)
Prints N/~(M:s .e-.:~
,Witness ~_ . '
~Jd. 17 {/Lv;
Pr ted.
Witness :rk.(\~ tt. LG~I~
STATE OF norida
COUNTY OF Coll!..r
n..: l'lfCpllIIj! 11Ut1U_ "''US actllCftltc:dged heIUtc nu: 'Ius l.Sthcr.yorKarch. 2006 by
Hichaill J. Linssen, a. single lIIan
~.... ;$ f1C'l'CIIlally katllOlt... me.1C he IllS /lI'Odutcd Ills Florida dri Tar I s license ~ Icblilicllllon,
. ~tJ~
.~ .lI1lYll.lOIIlS Pr, ad
l"rI Ift'CU,.r,15SIQUaM!lBS6o , .
0PIllB: Ila: os.fIXl9 N ry b,c
, 8GMHlrfllrSlaiana MY~lIfIlhpitcs: I I
GoodIe&te, Coleman" .Tolmaon, P.A..
4001 'l'aIII1.1lIf TralJ. It-
Suite aoo
Neptu. FL 34103
- ...
~
Lot ID - J
CP-2008-1
Page 15 of 29
EXHIBIT Go4
~
Th,~ (}nr.:unnt 1'tt'(\:Ir.:d By nn" RclUm (0:
John Holloway, Esquire
Garber, Hooley K Holloway, LLP
700 11th Street So., Suite 2~2
Naples, FL 34103
tit 3802478 OR: 3999 PG: 2240 tit
UC4RDID In OllICI!/. lleOlDS of catLIn cann lL
UM/lOof It 4!:171ll anGST r. BloC(. CUll .
. COli mODl.IO
uc III lUG
DOC.. 10 3010.10
ltbl:
;aaonm CtlfJIAI. It AI.
utI tllIW Tf r 1m
IAlUS n 3m3
".recllD Num""r: 37116720001
.--..
Between
850.034 ~der ~rust
and. a.utbority either
or
herein.
~~~~. ~
Michael J. t..iusen
".C). ""dIU\: 1IO JnI SIred Hor\k~. N.ples, FL ~l1n
fSeal)
I/IfttAts .(J": fi1WAtrJJ>T::a
.~Wit:neIlS A..~ .
pr ted:'
wi ness :rwt~ tL Ltlv.:-5
STATE OF FJ.orida
COUNTY OF Collier
n.: r._qc.lllJ mS111lmClIl ....aucl:l\OVIfedj:e4 hc(ltte RlC d.is 15 th1luy orHu:ch, 200 6 h,.
JH.chael J. Linesea, a single IIIlU1
V~._,'~;.~=~norid'~1iJ1U~
.mlolY=~ N ry lie
- /b1cl&dtt.laSlalr,- My C&unllliuioD Expir... I I
~
('.oodJet.U, CaIemllll6 Johlll!ll1, P.A.
.(001 TuatamJ ~ N.
SuitdOO
"'.plel, Ft ~U03
CP-2008-1
Page 16 of 29
EXHIBIT Go4
3764136 OR: 3962 PG: 2201
UCOIDID ill OflICIAJ. IIcoiDs of COLLIIl COM 1L
01/09/2m It Ol:30Pk DiIGH! I. BIDet, CUR '
cors {lS0.0.00
lie 111 18.50
DOC-.l0 3325.00
,.-.,
letn:
GOODUnJ ClIIJKD If lL
{DOl TAUUI n I 130 a
lULlS lL 3U03
WARRANTY DEED
~
Less and except the West 9.00 feet ofthe Bast ISO feel of the North 87
feet of tile South 272 feet of Tract 108, GOlden Gate Estates Unit No.
J 1, according to tbcplat thereof; as recorded in Plat Book 4, Pages 103
and 104, of the Public Records of CoIlier County Florida
Collier County Tax Folio Number: 37116961006
SUBJECT TO: real estate taxes for the year 2006 and subsequent
years; zoning, building code and other' use restrictions imposed by
governmental authority; restrictions, reservabons and easements of
record common to the subdiVision; provided, however, that no one of
them 511811 prevent us'e of the property for residential purposes.
LotID-K
This InstrUment Prepanxl By
Undt C. Bnnkman. Esq.
Ooodlen~. Coleman &: Johnson. P.A.
4001 TamialTiiTrall North. Suite300
N3pIes. FL 34 10J
~
S:\Braridy Oosittgs
Smuder-Fausl sl KRJ Trustee, ' ,
Wllrranl~t Deed
(Page I of!1
CP-2008-1
Page 17 of 29
EXHIBIT Go4
**t OR: 3962 PG: 2202 ***.
~
And said Grantor does ~ereby fully warrant the title to said tand, and will defend the same
against the lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, the undersigned Grantor has duly executed and delivered this
, instrumenr on the day and year first above written.
Signed, Sealed and delivered
in the Presence of:.
SMUDER-FAUST, REALTY, lNe.,
a Florida Corporation
.--
STATE OF FLORIDA
COUNTY OF COLLIER
f-.
~~ q~YOflanuaty.
c.::::.J bas produced his driver's
AUST, REALlY INC., a Florida
~,~r~eU-
Notary Pu lie
Prillt Name:
State of Florida at Large
My Commi~sion Expires:
(Notary Seal)
~""."""'.
.. ......;'t- BfWmy A.. RASCHKE
It.~ .. UY COPMlSSlON I Db 15U76
..~... EXPIRES: fGbllll1ly 16, 21X1T
f'aFf~~ bllodT/IIu lfclstIllialll1Setvbs
.--
S:'St:lnd\' Closinl!S
Smuder-FausI $I KRJ Truslee
Warranty Ocec!
(Page 2 of2)
CP-2008-1
Page 18 of29
EXHIBIT Go4
ThIS DOCUMENT PR&PAAED WITHOUT EXAMINATION
OR OPINION Of TITLE BY:
3794015 OR: 3990 PG: 3499
mom,. fa olllem UCORDS of ClILUIl cemr. lL
U!eumr It fI:nlllfIGllf I. IIOCI. (un
CIlIS mOIl.oe
UC 1II II. Sf
DOC-.lI muo
IlETllR!l TO:
Stephen O. HcCann. Esquire
Stephen O. HcCann, P.l.
2180 r~k.lee Roa~
Suite lO'
Naples. Florida 34110
leta:
GOOIIunr COUlli' If J.J.
fill rmm fI . 1310
mLU n. 3U13
Folio Numbe~ - 37116960007
liARRAN'rY DEED
This Indenture, Made this 2Flt.{fay of rc 6... t.Jrct' ~. 2006, Between
Michael Madsen and Ke~ly H. Madse~, usband and Wife, ~ose post office
address is 241 Golden Gate Blvd. West, Naples, Florida 34120, hereinafter
referred to- as "Grantor," and Kenneth R. Johnson, as Trustee of Land
Trust 950.032 under Trust Agreement dated December I, 2005, conferring
unto the Trustee hereinabove named, the power and authority either to
protea, conserve and to sell and to convey, or to leaSe, or to encumber,
or otherwise to manage and dispose of the real property described herein.
Said 'Trustee is hereinafter referred to as "Grantee." The post office
address for Grantee is 400~1II!-e rail North. Suite '300, Naples,
Florida 34103. 4\..~R CO~.t\i'
/(,r~E).. ':
I"~, '1'&
That the Granto ,
AND 00/100 ($ID.OOrl
considerations to sal
whereof is hereby ac '
said Grantee, and Gr ~
described land, situate
wit:
SUBJECT to the follow1nql
(al Taxes for the year 2006 and subsequent years;,
Cbl Zoning, building code and other restrictions imposed by
qovernmenta! authority;
(ei Outstanding oil, qas and mineral interests of record, if any;
and
Cdl Restrictions end easements common to the subdivision-.
And said Grantor does hereby fully warrant the title to said land, and
will defend the same agAin$t the lawful claims of all persons whomspever.
."Grantor" and "Grantee" are used for singull!-l" Qr plural, as context
requires.
GoodIette. Coleman 8:: .Tohnaon. P.A
<4001 Tamiallli TralI. N.
Suite 300
Napls. FL 34103
l:N! ~o.aI't.
LotID-L
CP-2008-1
Page 19 of 29
,.-.,
~
~
EXHIBIT Go4
,.-.,
.--.
~
CP-2008-1
ttt OR: 3990 PG: 3500 tit
I
,
In Witness Whereof, Grantor has hereunto set Grantor's hand and seal the
day and year first above written.
Signed, sea~ed and delivered
In o!lr presence:
(f{.., l?J J,.-,.-,~
eness as to c:h.
,e//~_.#., ~...,. J ~'A ',t: A
Please prine name
~~~
~~.-<-t - (' k~
I't ...... r: I\t. nUle .
c1~T /zfL
IUc""'l Hadsen
?A'-J;tn~L:/
Kl>lly H. Hac! en
STATE OF FLORIDA
and State last
ISULI
\ao...
C/lO'"
St&pfnln,D. McCann
Carnnfsslan f 00356668
~~r18,2008
....."..,Iiii,._k_
Page 20 of 29
EXHIBIT Go4
Prellared by and return to:
Linda C. Brinkman.Esq.
Goodlette, Colem:zn & Johnson, P.A.
4001 Taml:uni Trail NQrth Suite 300
NapJes, FL 34103
239435-3535
File Nmnber: 850.023
Will Call No.:
3719723 OR: 3914 PG: 3601
mOlDlD in omCUL mORnS Df coLtm COURfr I 1f,
IO/I!/2005 at o9:37!H DiIGHT I. BIOet, C~JRr
RIC III 11.50
DOC-.7t . TO
/""""..
letn:
GOODLJff! COLlW If At
COOl fUIDI fR I( 1300
L\PUS lL mOJ
Parcel Identification No. 31116920005
{Space Above This Line For R~"(:ordlng D:tlal
CORREC'UVE
Nonoa DOLLARS ($10.00) and other
eceipt whereof is hereby acknowledgeq,
forever. the following described land.
,~
and said grantor does hereby fully warrant tli
whomsoever.
· "Gnlntor" and "Cir.trttcc" an: used for singular or plural, as context requi~.
In Witness Whereof. grantor has hereunto set grantor's hand and seal the day and year first above written.
Signed. sealed md delivered in our presence:
t"Y'2/k-- (SuO
,~
*~ (SoaQ
~
LotID-M
OOUbJ8TIm~
CP-2008-1
Page 21 of 29
EXHIBIT Go4
tit OR: 3914 PG: 3602 *~t
,.-.,
State ofFJorida
County of Collier
th
The for~going instntment was acknowledged before me this J1 day of October, 2005 by Joseph D. Peterson and Mary
Peterson, wbo U are personally known or [Xl have. produced a driv license as identification.
.'~~
.p'';'.'~~~'t. BRANDY A.. RASCHlCE
...W ... MYCOI.tUISS/OH I DO 15Il976
""-~.. EXPIRES: FeblUlllY 16,2007
~'I'",...<J>' e_l!lnIBu!JlelkllllllYS!Mcn
[Notary Seal]
Printed Name:
My Coounission Expires:
TOts CORRECTIVE llA.RRARTY D
SHOW IN THAT CEJ'lTA TN W-
OF THE PUBLIC RECOlIDS o~
C, RBECT TBE NAHE OF TIm lUTHESS
C RECORDS BOOK 3907 PAGE 2749
~
~
If'arrtrnf}I Deed (SftltUIO,,' Fomt1 . rage 2
DouhleTlmec
CP-2008-1
Page 22 of 29
EXHIBIT Go4
3793121 OR: 3990 PG: 0267
RJCOlDrD in orlIcm RlCORDS of COLLIn coum, n ,,-.....,
Ol/01f2~06 at OS:ZS!! DiIGBY I. BRoer, CLJI[
COIS 250000.00
DC !II 11.50
DOC~.70 1750.00
Retll:
GOoDLIm cOLIm If At
4001 tAKIAlI TR J '300
XlPUS rL 3m3
"-.....,,
. Golden Gate
recorded in Plat
f Collier County.
SUBJECT TO: real estate taxes fur the year 2006 and subsequent
years; zoning., building oode and other use restrictions imposed by
governmental authority; restrictions., reservations and easements of
, record common to the subdivision; provided, bowever, that no one of
them shall prevent use of the property for residential purposes.
Grantor warrants that tile above described property is vacant land and nol his homestead.
Grantor's homestead address is 5405 Jaeger Road. Naples, FL 34109.
And said Grantor does hereby fillly warrant the title to said land, and wiII defend the same
against the lawful claims of aU persons whomsoever. .
LotID-N
S:\Brandy Closings
Buele Sf ICRJ Trustee
\Varran~Decd ,/
~';:O.ot.~
(P.age I o(2)
This fnstnlmcot Prepared By
Linda C. ,Brinkman, Esq.
Goodlette, Coleman &. Johnson. P.A.
4001 Tamiami Trail North. Suite 300
Naples. FL34f03
~
CP-2008-1
Page 23 of 29
j
EXHIBIT Go4
t** OR: 3990 PG: 0268 ttt
~
eN WITNESS WHEREOF, the undersigned Grantor has duly executed and delivered this
instrument on the day and year first above written.
Signed. Sealed and delivered
in the Presence of:
~~
~rtfJ Q. ~
Prin Name: -r.A-'P~ (' , 51e"t"Y,f"\ ,
STATE OF FLORIDA
COUNTY OF COLLIER
Notary Puoli
Print Name:
State ofFlorlda at,Large
My Commission Expires:
~
THE FOREGOING
Feo111aIYt 2006. by HERBE- ~
produced his driver's license
(NotaE)' Seal)
~oA""',.
,P ......~ BIlANDy A.~
.. .. \ni1. ,. I.IY COMI.lISSIOII, oD (5!97f
"!o~~ EXPUles: Febtual)' 16. 200;
"',.,,.C" POlldlclnw.8lIIteIllcWy~
S:\Brandy Cloliings
Blick st KRJ TlUStce
~ Warranty Deed
(PAge 2 or 2)
CP-2008-1
Page 24 of 29
EXHIBIT G.4
let!:
GOODLJTfl COLIMAH If At
10Dl fAKIAKI f1 H 1300
KAPLRS PL 3m3
4101163 OR~ 4307 PG: 1221
RICDRDID in tbe OlrICI1~ RJCORDS of COLLIIR CODifY, l1
12/03/2007 at 08:07AK DWIGHT B. BROct, CLI11
cors
IIC FBI
DOC-.70
mooo.oo
18.50
3185.00
~
WARRANTY DEED
(1)-
THIS WARRANTY DEED, is made, executed and delivered on this ~ day of November,
2007 between SAINT Loms GEDEUS AND CHRISTINE GEDEUS,husband and wife (the "Grantors"),
and KENNETH R. JOHNSON, AS TRUSTEE UNDER LAND TRUST 850.038, with full power and
authority to protect, conserve and to sell, lease, encumber or otherwise to manage and dispose of the
real property hereinafter described, whose post office address is: c/o Goodlette Coleman & Johnson,
P.A. 4001 Tamiami Trail North, Suite 300, Naples, FL 34103, (the "Grantee").
WITNESSETH: that Grantors, for and in consideration of the sum ofTEN AND 00/100
DOLLARS ($10.00) and other good and valuable considerations to Grantors in hand paid by
Grantee, the receipt and sufficiency wheli cknowledged, have granted, bargained and
sold to said Grantee and Grantee's igns forever, the following described
property, situate, lying and bein ~ of Florida, to wit:
TE ESTATES,
rded in Plat
of Collier
~
7 and subsequent
years; zoning, buildin' lD restrictions imposed by
'governmental authority; outstanding oil, gas and mineral interests
of record, jf any; and restrictions and easements common to the
subdivision, provided however that no one of them shall prevent
use of the property as a single fainily residence.
AND Grantors hereby covenant with the Grantee that Grantors are lawfully seized of said
Property in fee simple; that Grantors have good right and lawful authority to sell and convey this
Property; and that Grantors hereby fully warrant the title to the Property and will defend the same
against the lawful claims' of all persons whomsoever.
C:\KRJ\DEEDS
GEDEtlS TO KRI, AS TRUSTEE
90 3Jd Street NW, Naples, FL
Warranty Deed
(Page I of2)
~
CP-20Q84.-: _u..
Page 25 of 29
EXHIBIT Go4
*** OR: 4307 PG: 1222 ***
~
IN WITNESS WHEREOF, Grantors have hereunto set their hands and seals on the day and
year first above written.
Signed, sealed, and delivered
in t~esence as to both:
~~
r;€(V~.et/ ~Yi!l'
Print Name:
GRANTORS:
y~
edto/
SAINT LOUIS GEDEUS
~$. / ~
CHRISTINE GEDEUS
STATE OF FLORIDA
COUNTY OF COLLffiR
ore me on this ~ day of
, HUSBAND AND WIFE, 0 who
tive driver's license as
N tary Public
State of Florida at large
Print Name: ~~ ~ . ~
My Commission Expires: \0. \'-\. ~
(Notary Seal)
C:\KRJ\DEEDS
GEDEUS TO KRJ, AS TRUSTEE
90 314 Street NW, Naples, FL
Warranty Deed
(Page 2 of2)
:..-....
CP-2008-1
Page 26 of 29
EXHIBIT Go4
.'
Retn:
GOODLITTI COLlHAI IT AL
4001 T1II1I1 TR I '300
RAPLlS 1L 341 03
3828408 OR: 4026 PG: 1313 DC 'II
DCORDED in the OFFICIAL RJCORDS of COLLIBR COURTY, 'L DOC-,70
04/27/2006 at 03:24PM DWIGHT B. BROCK, CLBRI
Note to Tax Collector: The transaction evidenced by this Instrument Is exempt from Florida
Documentary Stamp Tax In accordance with florida Administrative Code Rule 12B-4.013(32Xd)
being a transfer from one trustee to a successor trustee without change In beneficial ownership.
DEED TO SUCCESSOR TRUSTEE
THIS DEED is made on this U2"'aay of April, 2006, between BRETT RUBINSON, AS
TRUSTEE OF THE GOLDEN GATE BOULEVARD WEST TRUST, with full power and authority either
to protect, conserve and to sell, or to lease or to encumber, or otherwise to manage and dispose of
the real property described herein, pursuant to Florida Statute 689.071 (hereinafter called the
"Grantor"), and KENNETH R. JOHNSON, AS SUCCESSOR TRUSTEE OF THE GOLDEN GATE
BOULEV ARD WEST TRUST, with full power 't either to protect, conserve and to sell, or
to lease or to encumber, or otherwise t ~ fthe real property described herein,
pursuant to Florida Statute 689.071 call. ~ "), whose post office address is:
c/o GooDLETTE, COLEMAN & J ,P.A, 4001 Tami' North, Suite 300, Naples, FL
34103.
The subject property is unimproved and vacant land and not the
homestead of Grantor who resides outside the State of Florida.
Collier County Tax Folio No: 37117120008
SUBJECT TO: real estate taxes for the year 2006 and subsequent years;
zoning, bui (ding code and other use restrictions imposed by govenunental
This Instrument Prepared By:
C:\BAR\Crown
Rubinson Deed to Successor Trustee
6tUt <&5b. C'lo
Linda C. Brinkman, Esq,
Goodlette, Coleman & Johnson, P ,A,
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
(Page I of2)
CP-2008-1
Page 27 of 29
18.50
.70
I"""..
~
,.-.,
EXHIBIT GA
*** OR: 4026 PG: 1314 ***
~
authority; outstanding oil, gas and mineral interests of record, if any; and
restrictions and easements common to the subdivision.
And said Grantor does hereby specially warrant the title to said land, and will defend the
same against the lawful claims and demands of all persons claiming by, through or under Grantor,
but against none other.
IN WITNESS WHEREOF, the undersigned Grantor has duly executed and delivered this
instrument on the day and year first above written.
Signed, sealed and delivered
in the presence of:
.---..
~ IJ~ ~~ L-----
Prim Name: (! ~'6A- flAtM/l?tl...... BREIT RUBINSON, AS TRUSTEE OF THE
~,,--")' N, G ATE, BOULEY ARD WEST TRUST
"lER OUA':
\\;Y' ----~V~
1"0 ~ '''--,
V ,-<
. '\
~\ \\
'm' \ \
I ~(()).. , ' -,.,\it\ \' 11'\ \
f,f fl \J In I I ) ~~\ 'Vi \ \
1\ ,). ,,...... \,! I I
~~_ l\)~~
THE FOREGOING INS '~'> Twasacknowl ~~emeonthisJ"HhaYOfAPril,
2006, by BREIT RUBINSON, 0 who' 'Po ~\d e or Dwho produced his driver's
license as identification, AS TRUSTEE 0 TE BOULEY ARD WEST TRUST and on its
behal f.
~t!. ~
Not ublic {
Print arne: "::riirt61 e. gl-Um&ffrrlRL
Commonwealth of Pennsylvania
My Commission Expires:
. ~ ",'
(Notary Seal)
"
~'
(';\BAR\Crown
Rubinson Deed 10 Successor Trustee
CP-2008-1
Page 28 of 29
9.9~"~~~, ::';'1';;;',1..; t; Ul" I"'t:l"ll~'" i..\'~"'IA_
NoIariaI5eaI
Janetc. Bk.menihaI. NoliIy PUlIic
I ......1\Iep.. <JIeslerCCUll.V '
, "CL.~_' n'IEllJieSFeb.23.3XIl l
MIInbr. ~ip .ssoclation QfNellrleS
EXHIBIT GA
~
(Page 2 of 2)
This Document Prepared by
*** 4306492 OR: 4461 PG: 0447 ***
RECORDED in OPFICIAL RECORDS of COLLIBR COUITY, lL
06/11/2009 at 10:06AJ1 DWIGHT E. 8ROCI, CLBRI
CaRS 2tOOOO.00
RIC lIB 10.00
DOC-.70 1680.00
r"...
Michael A. Durant
CONROY, CONROY' DURANT, P.A,
2210 Vanderbilt Beach Road, Suite 1201
Naples, Florida 34109
Reto:
GOODLlTTI COLIIlAR IT AL
tOOo TAIlIAKI TRL I 1300
HAPLlS lL 3m3
rarcellD :-iumber: 37117200009
Warranty Deed
This Indenture, Made this 10th day of
Kevin P. Broader, a single man
June
, 2009 A.D.,
Between
"I' the Counl)" of Collier ,Stale of Florida
Kenneth R. Johnson, as Trustee of Land Trust 850.045
, grantor, and
whose address is: 4001 Tamiami Trail, Suite 300, Naples, FL 34103
of the Counly of Collier Stale of Florida , grantee.
Witnesseth Ihallhe GRANTOR, for and in consideralion of the sum of
------------------------TEN DOLLARS ($10) ----------------------- DOLLARS,
and other good and valuable consideralion 10 GRANTOR in hand paid by GRANTEE, the receipl whereof is herehy acknowledged, has
granted, hargained and sold to Ihe said GRANTEE and GRANTEE'S heirs, successors and assigns forever, the following described land, siluate,
lying and being in the County of Collier State of Florida 10 wit:
The South 75 feet of the North 150 feet of Tract Ill, Golden Gate
Estates, Unit No. II, accord' ~~~lat thereof as recorded in
Plat Book 4, pages 103 an Q.1\t.~~C~dS of Collier County,
Florida. 0Y:':-- ~)~"
Subject to real propez;,ty }l~' rem taxes ~~r\~he year of closing;
zoning, building cod~/and uaere~tric~o~~ imposed by
governme~tal authori 1JY: ta.. . ~~~S);~nd\ mineral interest of
record, ~f, a~y ; reslrJ. It 0 If,. Z1! 11,'~ ~y~~n;{/ ~nd: easemen ts common to
the subdiv~s~on. '. \ \ 11\ \1 ,I ,U, :, I II....,.!
\ ('l '-::;::' '-.Y../ d-~ ~! ,i,j i
Together with all ten':' \ ts, hereditaJiil. ""'N;.tj >>d;'i~ppurtenances thereto
belonging or in anywi >(~ r.taining . ~~. / Iu gO)
o p -",:,:,,----:.. ,,0/
1'/fE CIR S>
r"...
and thl: granlor does hereby tully ',,"arranl the lille 10 said land and will defend the same againsl lawful claims of all persons whomsoever.
In Witness Whereof, the grantor has hereunto set his hand and seal Ihe day and year first ahove wrillen.
~~
(Seal)
Kevin P. Broader
P,O. Address: 131 1st SIre" NW. Nap1es.I'L 34120
STATE OF Florida
COUNTY OF Collier
The fon:gomg instl'"n~nl was ackn()wledg~d bc:fore m~ this
Kevin P. Broader, a single man
(11"/
/). .
day Of,P tVJ1.-.f<--;
,2009
by
he IS ('Icrsumllly klltnm 10 nlC or he has produced his Florida
,.-.,
CP-2008- ~ER-JOHNSON
EXHIBIT Go4
~
~
,.-.,
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT G.5
LETTERS OF AUTHORIZATION
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
LETTER OF AUTHORIZA nON
RECEIVED
,AUG
08 2009
Q. CBrad
& AsSOCi Y Minor
ates, P.A
,.-.,
TO WHOM IT MAY CONCERN:
I hereby authorize Q. Gradv Minor & Associates. P.A. and Coleman. Yovanovich. & Koester. P.A.
(Name of Agent - typed or printed)
st to amend the Collier County Growth Management Plan affecting
I hereby certifY that I have the authority to maWe
, ,
true, correct, and complete to the best of my kn.o
Signed:
~ Date:
'B-1 La ( act.
~
~
STATE OF (Florida)
COUNTY OF (Collier)
By
(Notary Public)
,/I-h day of Au(JJSL 2009
MY COMMISSION EXPIRES: ) OJ D ~ / ()~
CHOOSE ONE OF THE FOLLOWING:
,./" who is personally known to me,
who has produced
as identification
and
NOTICE - BE AWARE THAT:
v-
did take an Oath
did not take an Oath
Florida Statute Section 837.06-False Official Statements Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a
public servant in the performance of his official duty shall be guilty of a misdemeanor
of the second degree, punishable as provided by a fine to a maximum of $500.00 and/or
maximum of a sixty day jail term.
~
CP 2008-1
1
08/2009