Petition CP-2007-3PETITION
CP- 2007 -3
MISSION
SUBDISTRICT
iuinI I irnuI 10 1111111111
SPECIAL AGENDA
COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 8:30 A.M., ON TUESDAY, JUNE
15, 2010 IN THE BOARD OF COUNTY COMMISSIONERS MEETING ROOM, ADMINISTRATION
BUILDING, COUNTY GOVERNMENT CENTER, 3301 TAMIAMI TRAIL EAST, NAPLES,
FLORIDA.
NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON
ANY ITEM. INDIVIDUALS SELECTED TO SPEAK ON BEHALF
OF AN ORGANIZATION OR GROUP ARE ENCOURAGED AND
MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO
RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO
HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN THE
CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL A
MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC
HEARING. IN ANY CASE, WRITTEN MATERIALS INTENDED
TO BE CONSIDERED BY THE CCPC SHALL BE SUBMITTED TO
THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN
DAYS PRIOR TO THE PUBLIC HEARING. ALL MATERIAL USED
IN PRESENTATIONS BEFORE THE CCPC WILL BECOME A
PERMANENT PART OF THE RECORD AND WILL BE
AVAILABLE FOR PRESENTATION TO THE BOARD OF COUNTY
COMMISSIONERS IF APPLICABLE.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE
CCPC WILL NEED A RECORD OF THE PROCEEDINGS
PERTAINING THERETO, AND THEREFORE MAY NEED TO
ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS
IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND
EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED.
1. PLEDGE OF ALLEGIANCE
2. ROLL CALL BY SECRETARY
3. PLANNING COMMISSION ABSENCES
4. ADVERTISED PUBLIC HEARINGS
A. CP- 2007 -3, Petition requesting an amendment to the Golden Gate Area Master Plan and
Golden Gate Area Master Plan Future Land Use Map and Map Series, to create the
Mission Subdistrict to allow church and related uses, including schools, adult care and child
care and community outreach, with a maximum of 90,000 square feet of total development,
for property located on the south side of Oil Well Road (CR 858), 1/4 mile west of Everglades
Boulevard, in Section 19, Township 48 South, Range 28 East, consisting of ±21.72 acres.
[Coordinator: David Weeks, AICP, Planning Manager]
2007/2008 Combined Cycle GMP Amendments, including a 2009 Petition
B. CP- 2008 -2, Petition requesting an amendment to the Golden Gate Area Master Plan and
Golden Gate Area Master Plan Future Land Use Map and Map Series, to expand and
modify the Randall Boulevard Commercial Subdistrict to allow a total development intensity
not to exceed 411,950 square feet of commercial uses of the C -4 zoning district, with
exceptions, for property located on the south side of Randall Boulevard, extending from 8t°
Street Northeast west to the canal on the west side of the Big Corkscrew Island Fire Station,
in Sections 26 and 27, Township 48 South, Range 27 East, consisting of ±56.5 acres.
[Coordinator: Michele Mosea, AICP, Principal Planner]
C. CP- 2008 -4, Petition requesting an amendment to the Future Land Use Element and Future
Land Use Map and Map Series, to re- designate from Rural Fringe Mixed -Use District
(RFMUD) Sending Lands to Neutral Lands property located on the east and south sides of
Washburn Avenue, east of the Naples landfill, in Section 31, Township 49 South, Range 27
East, consisting of ±28.76 acres. [Coordinator: Corby Schmidt, AICP, Principal Planner]
D. CPSP - 2008 -7, Staff Petition requesting an amendment to the Future Land Use Element to
add a new Policy 4.11 pertaining to aligning planning time frames in the GMP.
[Coordinator: David Weeks, AICP, Planning Manager]
E. CP- 2009 -1, Petition requesting an amendment to the Future Land Use Element and Future
Land Use Map and Map Series (FLUE/FLUM), to create the Dade - Collier Cypress
Recreation Area District within the Conservation Designation, for property located along the
Miami- Dade /Collier County border. in Sections 13, 14, 15 & 16, Township 53 South, Range
34 East, consisting of 1.608± acres. [Coordinator: David Weeks, AICP, Planning
Manager]
6. ADJOURN
2007/2008 Combined Cycle GMP Amendments, including a 2009 Petition
HOLE MONTE S
ENGINEERS PLANNERS SURVEYORS
LANDSCAPE ARCHITECTS
950 Encore Way - Naples, Florida 34110 - Phone: 239.254.2000 • Fax: 239.254.2099
Revised: May 6, 2010
Revised! n,.,.,.,..ber- !,-2009
Revised August 17, 2W
Revised May 21, 200-9
April 27, 2007
David Weeks, AICP
Planning Manager
Comprehensive Planning Department
COLLIER COUNTY GOVERNMENT
2800 North Horseshoe Drive
Naples, Florida 34104
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
ADOPTION HEARING DOCUMENT SUBMITTAL
HM: 2006096
Dear Mr. Weeks:
Pursuant to your request, enclosed herewith, please find twenty -two (22) copies of the Golden
Gate Area Master Plan - Comp Plan Amendment Petition packages as previously submitted
September 21, 2009 for the CCPC hearings October 19 /201h, and also for the BOCC hearing on
January 19, 2010 to change the land use designation from the Estates Designation to a new
Subdistrict that would allow a church related uses and supporting facilities on the 21.72 acre
church -owned property located on the south side of Oil Well Road approximately'/ mile west of
Everglades Boulevard (see location map V.A.1).
Please be advised, the Mission Subdistrict language has been revised since the previous
submittal was made on September 21, 2009, and we have enclosed the following documents
that are affected by the revised language. For your convenience, we've highlighted the
Mission Subdistrict language revisions in yellow (see Page 2 of this letter).
• Mission Subdistrict Language
• Application for a Request to Amend the Collier County Growth Management Plan
In addition, a revision has been made to ILB. DISCLOSURE OF INTEREST
INFORMATION (Page 2 - of the Application for a Request to Amend the Collier County
Growth Management Plan) - there has been a change in Officers since the previous
submittal made on September 21, 2009. A revised "Affidavit of Representation" is
enclosed.
H921N1600060961WKGMP A..dmw kADOPTION HEARING SUBMITTAGDW 11X)506 (REVISED) COMP PLAN AMENDMENT COVER LETTER.DOC
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
a; .,.....as 17,2000
Re, Ased. T.........beF 1 9009
Revised: May 6, 2010
HM# 2006096
Page 2
1. BACKGROUND
The Emmanuel Lutheran Church, located on Mooring Line Drive in Naples, would like
to better serve its members and the expanding population in Golden Gate Estates by
establishing a companion facility in this location. The facilities would generally include
churches, child care centers not for profit, private schools not for profit, individual and
family social services and medical outreach to the community, or in the alternate single
family uses.
2. ESTATES DESIGNATION
A. Estates -Mixed Use District
2. Mission Subdistrict
The Mission Subdistrict includes the following language incorporated into the
application:
The Mission Subdistrict is located on the south side of Oil Well Road approximately
one - quarter mile west of Everglades Boulevard and consists of 21.72 acres The purr ose
of this Subdistrict is to provide for churches and related uses including community
outreach. The following uses are allowed:
a) Churches.
b) Child care centers —must be not - for - profit and affiliated with a church within the Subdistrict
c) Private schools — must be not - for -profit and affiliated with a church within the Subdistrict.
d) Individual and family social services (activity centers elderly or handicapped only; daycare
centers, adult and handicapped only) — must be not - for -profit and affiliated with a church within
the Subdistrict.
e) Medical outreach to the community, to include activities such as administering influenza vaccine
checking blood pressure and conducting blood donation drives — must be not-for-profit and
affiliated with a church within the Subdistrict.
Soup kitchens and homeless shelters are prohibited in this Subdistrict
The maximum total floor area allowed in this Subdistrict is 90,000 square feet. The
maximum height of buildings shall be 30 feet zoned height, however, the Worship Center
shall be permitted a zoned height of 35 feet Development in this Subdistrict shall be
designed to be compatible with the existing, and allowed future, development in the
surrounding area.
H:\?(N)6L006096 \WP \GMP A— d— tWDOPTION HEARING SUBMITTAL\DW 100506(REVISED)COMP PLAN AMENDMENT COVER LETTER-DOC
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
17, a009
Revised: May 6, 2010
HM# 2006096
Page 3
In the alternate to the foregoing uses, measures of development intensity, and development
standards, this Subdistrict may be developed with single family dwellings in accordance with
the Residential Estates Subdistrict.
/ .J / I fl I I I l / I III I
3. DATA AND ANALYSIS
The data and analysis contained in this application to support the need for the Mission
Subdistrict along the south side of oil well road include:
a. An analysis is also attached that was prepared by Fraser and Mohlke Associates
that evaluates population growth in the Corkscrew and Rural Estates, the
preferred area selected by Emmanuel Lutheran to provide future social related
services. The conclusion of this analysis is that with future population growth in
the Catchment Area there will be an additional need for providers of social related
and worship services to serve the need of the expanding population.
b. An important consideration in this GMP amendment is the limitations posed on
Transitional Conditional uses in the Golden Gate Area Master Plan, Transitional
Conditional uses are intended to be developed adjacent to certain types of non-
residential uses and shall not exceed five acres in size. The size of the proposed
subdistrict is greater than 20 acres in size and is not adjacent to nonresidential
uses.
The point being the Golden Gate Area Master Plan, in our opinion, does not
recognize that certain types of non -profit facilities, that are providers of worship
and social services such as represented by the Mission Subdistrict, require sites of
greater than five acres in order to meet the need of the expanding population in
the Corkscrew and Rural Estates. We believe these uses can be appropriately
located in areas not necessarily only adjacent to nonresidential land uses. Thus,
based on the data and analysis contained in this application, this information
supports the need for this subdistrict that we believe to be appropriately located
on Oil Well Road.
In summary, the subject property has access to what will be a future six -lane arterial
known as Oil Well Road which, is in proximity to the Corkscrew Elementary and Middle
Schools and the Palmetto Ridge High School. The proposed social service component of
the Mission Subdistrict along with churches, health care services, child care and
educational facilities and permitted in the C -1 District will be well complimented by
these facilities, in an area of rapidly expanding population growth as set forth in the
attached Fraser and Mohlke report that supports the need of the proposed facility.
H LIIIIfi2111111 -6 PViM I'Am 'W1111 MIN HEAHIN(!$ UOMI 'IiAL%DW1(06tI61RFVIFFD) [(1M P PLN A MENDMEN((1VLR LEIFRI X'
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
August 17,2009
R . is a
Revised: May 6, 2010
HM# 2006096
Page 4
4. PUBLIC FACILITIES
The attached T.I.S, Exhibit V.E.I.c, demonstrates that transportation facilities are
adequate to serve the needs of the proposed facilities upon completion of improvements
to Oil Well Road and future six -lane arterial will serve the needs of the proposed facility
well and is much more preferable than a local road for access. The impacts of other
public facilities outlined in the application (number V.E.2.) are also deemed to be
sufficient to support the proposed development. Please note that a decision has not been
made as to whether the proposed subdistrict will be served by on -site water and
wastewater facilities or the Orange Tree Sewer and Water Facility.
We have enclosed the following documents:
ADOPTION HEARING PETITION SUBMITTAL DOCUMENTS
Twenty -two (22) copies of the Revised Comp Plan Amendment Letter to David Weeks,
dated May 6, 2010;
• Twenty -two (22) copies of the CP- 2007 -3 Petition submittal documents as previously
provided September 21, 2009 to the CCPC for their October 191201h hearings; and on
December 2, 2010 for the BOCC hearing held on January 19,2010; and
One (1) copy of CD containing letter to Beth Yang, dated September 21, 2009 along with
orb CP- 2007 -3 Petition documents provided for the CCPC; "Revised" Comp Plan
Letter to David Weeks dated December 1, 2009; a Letter of Transmittal to David Weeks
dated December 2, 2009 containing additional copies of the CP- 2007 -3 Petition
documents submitted 9/21/09 for the BOCC hearing January 19, 2010.
MODIFICATIONS TO PROPOSED TEXT.•
Twenty -two (22) copies of the "Revised" Application for a Request to Amend the Collier
County Growth Management Plan (Revised 100429). (Revision(s) made - on Page
21II.11. Disclosure of Interest Information (change in Officers); Exhibit V G.5 —
Affidavit of Representation; and on Page 4, Subdistrict language revised);
• Twenty -two (22) copies of the "Revised" Affidavit of Representation; and
H'.IUIMLU(IfiWfi \WPR:MP"'e ineol`hO(1FTION HEARING SNBM1=AUD%Ifl,ryliRIREVISEDI( OMP PL AN AMENDMENT( OVER LETTER IN%
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
`—� AugasE+7�2909
Revised;
Revised: May 6, 2010 a�
HM# 2006096
Page 5
• Twenty -two (22) copies of the "Revised" T.LS. (Traffic Impact Study) dated April 27,
2010, provided by T.R. Transportation.
OBJECTIONS, RECOMMENDATIONS AND COMMENTS REPORT
• Twenty -two (22) copies of the response comments letter to David Weeks, dated April 29,
2010 w /enclosures; and
OTHER
• One (1) CD containing the "Revised" Application for a Request to Amend the Collier
County Comp Plan Amendment (Revised 100429); Affidavit of Representation; and the
ORC response comments letter to David Weeks dated April 29, 2010 with enclosures;
and
• One (1) CD containing the "Revised" Traffic Impact Study dated April 27, 2010.
If you have any questions, of if we can provide any additional information, please let us know.
Very truly yours,
HOLE MONTES, INC.
Robert L. Duane, AICP
Planning Director
RLD:tdc
Enclosures
cc: Tom Gemmer w /enclosures
Richard D. Yovanovich, Esquire
Chuck Mohlke w /enclosures
Ted Treesh w /enclosures
RViOM1VgIfi114TWPN:MPAmeptlmrni 1 IFTION HFA NN(; S OEMIII A I DN' INISfMI RLVISEDICOMPPLANAMENDMENTCOVERLeffERI%
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER Gp, 29*1 • 3 DATE RECEIVED
PRE - APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
[ABOVE TO BE COMPLETED BY STAFF]
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800
North Horseshoe Drive, Naples, Florida 34104. Phone 941 - 403 -2300 (Fax 941- 643 - 6968).
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be noted in
writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the
deficiencies. For additional information on the processing of the application, see Resolution 97 -431
(attached). If you have any questions, please contact the Comprehensive Planning Section at 941-
403 -2300.
SUBMISSION REQUIREMENTS
I. GENERAL INFORMATION
A. Name of Applicant Tom Gemmer, Director of Administration
Company Emmanuel Evangelical Lutheran Church of Naples
Mailing Address 777 Mooring Line Drive
City Naples State Florida Zip Code 34102
Phone Number 239- 261 -0894 Fax Number 239 - 261 -1802
B. Name of Agent' Robert L. Duane. A.I.C.P.
'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company Hole Montes, Inc.
Address 950 Encore Way
City Naples State Florida Zip Code 34110
Phone Number 239 - 254 -2000 Fax Number 239 - 254 -2099
C. Name of Agent' Richard D. Yovanovich, Esquire
'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company Coleman.Yovanovich and Koester. PA
Address Northern Trust Bank Building, 4001 Tamiami Trail North, Suite 300
City Naples State Florida Zip Code 34103
Phone Number 239 -435 -3535 Fax Number 239- 435 -1218
H' 12cCTPW80801W%GMP AmmtlmmPADOPTION HEARING SUBMITiALNPPLIC TION REVISED NM7 (3RD & FINAL2REVISED 10. 29)&c
C. Name of Owner of Record: Emmanuel Evangelical Lutheran Church of Naples Inc.
Mailing Address 777 Mooring Line Drive
City Naples State Fio",.% r: 7w *_odV 34102
Phone Number 239- 261 -0894 Fax Number 239- 261 -1802
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained in
this application.
Traffic Analysis prepared by:
TR TRANSPORTATION CONSULTANTS, INC.
13881 Plantation Road, Suite 11
Fort Myers, FL. 33913
239 - 278 -3090
FLUCCS Map prepared by:
Geza Wass de Czege, President
SOUTHERN BIOMES, INC.
1602 Woodford Ave.
Ft. Myers, FL 34104
239 - 334 -6766
II. DISCLOSURE OF INTEREST INFORMATION
A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as well
as the percentage of such interest. (Use additional sheets if necessary).
Name and Address Percentage of Ownership
B. If the property is owned by a CORPORATION, list the officers and stockholders and
the percentage of stock owned by each, and provide one copy of the Articles of
incorporation, or other documentation, to verify the signer of this petition has the
authority to do so. (A FLORIDA NON - PROFIT CORPORATION - No Stock)
Name and Address, Office
H. 000B2W8096 ,WP1GMPAm@Wm.nt4DOPTIONHEARING SUBMITTALVPPLICATION REVISED09081 ](3R06 FINALX REVISED I C 29)Coc
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
Name and Address Percentage of Interest
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the
name of the general and /or limited partners.
Name and Address Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contract purchasers
below, including the officers, stockholders, beneficiaries, or partners.
Name and Address Percentage of Ownership
F. If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partnership, or trust.
Name and Address
G. Date subject property acquired (X) leased (): 6 -23 -2006 Term of lease ors. /mos.
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.
H:�WMGMP A..M. -M OPMN HEARING SUBMITALWPPLIC TION REVISEDD 1?(3RD &FINALMRE ISEO1W 28).tlo.
III. DESCRIPTION OF PROPERTY
A. LEGAL DESCRIPTION: Golden Gate Estates Unit 64, Tracts 65A, 80, 80A 81, 81A
96 and 96A.
B. Section: 19 Township: 48 Range: 28
C. Tax I.D. Number (Folio #s) 39896040009, 39897520007, 39897520104
39897560009, 39897600008, 39897600105 ,39897640000.39899120007 and
39899160009
D. GENERAL LOCATION Property is on the south side of Oil Well Road
approximately 1/4 mile west of Everglades Boulevard
E. PLANNING COMMUNITY Rural Estates F. TAZ 393
G. SIZE IN ACRES 21.72 acres H. ZONING E- Estates
PRESENT FUTURE LAND USE MAP DESIGNAT
Estates Designation, Estates -Mixed Use District, Residential Estate Subdistrict
IV. TYPE OF REQUEST
A. GROWTH MANAGEMENT PLAN ELEMENT(S) OR SUB- ELEMENT(S)TO BE
AMENDED:
Future Land Use X Golden Gate Area Master Plan
Immokalee Area Master Plan Capital Improvement
Transportation Housing
Coastal & Conservation Recreation /Open Space
Intergovernmental Coord. Potable Water
Sanitary Sewer Solid Waste
Drainage Natural Groundwater Aquifer
B. AMEND PAGE(S) 5 and 31 OF THE Golden Gate Area Master Plan ELEMENT AS
FOLLOWS: (Use Cress threughs to identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary: Page 4, Policy
1.1.2.A., add:
Mission Subdistrict
5, Mission Subdistrict, page 33 following Golden Gate Parkway Institutional, add:
On page 33 following Collier Boulevard Commercial Subdistrict, add:
Mission Subdistrict
This Subdistrict is located on the south side of Oil Well Road, approximately one -
quarter mile west of Everglades Boulevard and consists of 21.72 acres. The purpose of
the Subdistrict is to provide for a church and related uses. These uses would include
the following uses in the Commercial Professional and General Office District C -1:
child care services; health services, offices and clinics, limited to a maximum of 2,500
square feet of floor area; social services individual or family; Activity Centers, elderly
handicapped only, day care centers, adult and handicapped only, religious
organizations, churches and educational plants (private school). The maximum total
floor area allowed is 90,000 square feet. The maximum height of buildings shall be 30
feet zoned height; however, the Worship Center shall be permitted a zoned height of 35
feet. Development in the Subdistrict shall be designed to be compatible with the
existing and future development in the surrounding area.
4
H'.V�006091Ai W RGMP AmeWmenMDOPTION HEARING SOBMITTALWPPLICATION REVISED WM17 (3RD d FINALKREVISED I0. 29) Mc
In the alternate to the foregoing uses and measures of development intensity, the
Subdistrict may be developed with single family dwellings at a density of one dwelling
unit per 2.25 acres.
C. AMEND GOLDEN GATE AREA FUTURE LAND USE MAP DESIGNATION
FROM: Estates Designation, Estates Mixed Use District Residential Estates Subdistrict
TO: Estates Designation, Estates -Mixed Use District, Mission Subdistrict
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
An 8x11 map of the Mission Subdistrict is attached (at the end of the GGAMP text)
E. DESCRIBE ADDITIONAL CHANGES REQUESTED: N/A
V. REQUIRED INFORMATION
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1 "= 400'.. At least one copy
reduced to 8 Y. x 11 shall be provided of all aerials and /or maps.
A. LAND USE
1. Exhibit V.A.1 Provide general location map showing surrounding developments
(PUD, DRI's, existing zoning) with subject property outlined.
2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries,
source, and date.
3. Exhibit V.A.3 Provide a map and summary table of existing land use and zoning
within a radius of 500 feet from boundaries of subject property.
B. FUTURE LAND USE DESIGNATION
1. Exhibit V.B.1 Provide map of existing Future Land Use Designation(s) of
subject property and adjacent lands, with acreage totals for each
land use designation on the subject property.
C. ENVIRONMENTAL
1. Exhibit V.C.1
Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION
MUST BE CONSISTENT WITH THE FDOT- FLORIDA LAND USE,
COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS
CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS
THE LAND USE AERIAL IN "A" ABOVE.
2. Exhibit V.C.2
Provide a summary table of Federal (US Fish & Wildlife Service)
See environmental report
and State (Florida Game & Freshwater Fish Commission) listed
plant and animal species known to occur on the site and /or known
to inhabit biological communities similar to the site (e.g. panther or
black bear range, avian rookery, bird migratory route, etc.).
3. Exhibit V.C.3
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.
H4COSY OBB,WP\GMP A—Mmm OPTION HFRWG SUBMITALVPLIOATION REVISED M917(3RDd RN XREVISED 1C 9).doc
D. GROWTH MANAGEMENT
Reference 9J- 11.006, F.A.C. and Collier County's Capital Improvements
Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO
IN RESPONSE TO THE FOLLOWING:
1. N Is the proposed amendment located in an Area of Critical State Concern?
(Reference 9J- 11.006(1)(a)(2), F.A.C.). If so, identify area located in ACSC.
2. N Is the proposed amendment directly related to a proposed Development
of Regional Impact pursuant to Chapter 380, F.S. ?
3. N Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S.?
(Reference 9J- 11.006(1)(a) 4.15, F.A.C.)
4. N Does the proposed amendment create a significant impact in population
which is defined as a potential increase in County -wide population by more
than 5% of population projections? (Reference Capital Improvement Element
Policy 1.1.2). If yes, indicate mitigation measures being proposed in
conjunction with the proposed amendment.
5. Y - SEE EXHIBIT V.D.S. Does the proposed land use cause an increase in
density and /or intensity to the uses permitted in a specific land use
designation and district identified (commercial, industrial, etc.) or is the
proposed land use a new land use designation or district? (Reference Rule
9J- 5.006(5) 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
Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
Exhibit V. E. 1 a) Potable Water
Exhibit V. E. 1 b) Sanitary Sewer
Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and
LOS
Exhibit V. E. 1 d) Drainage
Exhibit V. E. 1 e) Solid Waste
Exhibit V. E. 1 f) Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or
an increase in intensity for commercial and /or industrial development that
would cause the LOS for public facilities to fall below the adopted LOS,
indicate mitigation measures being proposed in conjunction with the
proposed amendment. (Reference Capital Improvement Element Policy
1.1.2 and 1.1.5)
2. Exhibit V. E. 2 Provide a map showing the location of existing services and
public facilities that will serve the subject property (i.e. water,
sewer, fire protection, police protection, schools and emergency
medical services.)
3. Exhibit V. E. 3 Document proposed services and public facilities, identify
provider, and describe the effect the proposed change will have
on schools, fire protection and emergency medical services.
H �WP \GMP AmeN— MDOPTION HEARING SUBMIT ALWPPLICATION REVISED G 917 (3RD A FINAL$REVISEO 1W 29)Eoc
F. OTHER
Identify the following areas relating to the subject property:
1. Exhibit V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM).
2. N/A Location of well fields and cones of influence, if applicable.
(Identified on Collier County Zoning Maps)
3. N/A Traffic Congestion Boundary, if applicable
4. N/A Coastal Management Boundary, if applicable
5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples
Airport, if applicable (Identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
1. Previously submitted (4/2007) $16,450.00 (non - refundable filing fee less $250
pre - application fee) made payable to the Board of County Commissioners,
due at time of submittal.
2. N/A $9,000.00 non - refundable filing fee for a Small Scale Amendment
made payable to the Board of County Commissioners, due at time
of submittal.
3. TBD Plus Legal Advertisement Costs (Your portion determined by
number of petitions and divided accordingly)
4. Exhibit V.G.4 Proof of ownership (Copy of deed)
5. Exhibit V.G.5 Notarized Letter of Authorization if Agent is not the Owner (See
attached form)
6. Attached 1 Original and 5 complete, signed applications with all attachments
including maps, at time of submittal. After sufficiency is completed,
15 copies of the complete application will be required. Additional
copies may be required.
*Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1" =400' or at a scale as determined during the pre - application meeting;
identification of the subject site; legend or key, if applicable. All oversized documents and
attachments must be folded so as to fit into a legal -size folder. For -atl_ oversized exhibits, at
least one copy must be submitted at 8 -1/2 x 11 inches. All exhibits and attachments to the
petition must include a title and exhibit # or letter, and must be referenced in the petition.
SUBMITT APPLICATION REVISED MM17(3RE 1 FINALMREVISED IDNI29),Wc
REMOVE THIS PAGE AND REPLACE WITH
Exhibit V.A.1 General Location Map showing surrounding developments
(PUD, DRI's, existing zoning) with subject property identified.
Insert scanned map
H4YW OBB0861WP,GMPNeWMWMDOPTION HEARING SUBMITT WPLICNTION REVISED M917(3RD& FINAXREVISEO 1 W 9)dm
REMOVE THIS PAGE AND REPLACE WITH
Exhibit V.A.2 Most Recent Aerial of site showing subject boundaries,
source, and date.
Insert scanned map
H 140.1 MOWWR WNmendmenMOOPTION HEARING SUBMITALNPPLICNTION REVISED OBO2S1(3RD&FIN XREVISEO 10 29).Eoc
REMOVE THIS PAGE AND REPLACE WITH
Exhibit V.A.3 Map and Summary Table of Existing Land Use and Zoning
within a radius of 500 feet from boundaries of subject property.
Insert scanned map
10
H12W IM)WVVP %GMPAMeMMOM OPTION HEARINGSUBM"ALVPPLIC TION REVISED ORA17DIRD 8 FI QXREVISEO1 U 9)d=
Exhibit V.B.1 Map of existing Future Land Use Designation(s) of subject property and adjacent
lands, with acreage totals for each land use designation on the subject property. The entire 21.72
acre subject property is proposed for The Mission Subdistrict to provide for institutional related
uses.
11
H�VVRGMP NmeWmenMDOPTION HEARING SO6MITTALV3PLICATION REVISED W0917(3RD& FIML$REVISED 10W O)
Exhibit V.C.1 Most recent aerial and summary table of acreage of native habitats
and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT
WITH THE FDOT- FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION
SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL
AS THE LAND USE AERIAL IN "A" ABOVE.
The soil type of the site is Immokalee Fine Sand according to Collier County Soil
Maps. There is a (man -made) water body of about 3 '/2 acres and most of the land
has been cleared, tilled and farmed at one time, as evidenced by the remaining
furrows. Some trees have begun to re -grow, and there are trees which were spared
along some of the perimeters. The 1.85 acre parcel on the north - westernmost
portion of the property was developed as a single family residence.
See also following Aerial Exhibits V.C.1. (5 of 7 and 5A of 7)
12
H 12� DBBIWPIGMPR eMd nl DPTION HEARING SUBMITTNLW PLIOTION REVISED OM7(3RD 8 FINAXREVISED 1D 20).tlo
Exhibit V.C.3 Historic and /or archaeological sites on the subject Property on a copy
of County's Historical /Archaeological Probability Map and correspondence from
Florida Department of State.
A copy of a letter from the State of Florida is included indicating that no
archeological resources have been designated on the subject property.
13
H:12W 0060MWMGWA ..— MUDOPTION HEARING SUBMITTPLI4PPLIGTION REVISED OWPIT(9 D 6 F)NFLXREVISM 1W 9) doe
EXHIBIT V.Q.
_I4 ;
rF� p
J S
FLORIDA DEPARTIv1ENT OF STATE
Kurt Ss Browning
Secretary• of State
DIVISION] OF t-i1STOMCAL RESOURCES
Mr. Gcza Wass de Czege
Southern Biomass, Inc.
1 602 Woodford Avenue
Fort Myers, Florida 33901
Rc: DAR No.: 2009-1316
Received by D14R: March 132009
Fininanuel Lutheran Church ±22 Acres Tract
2770 Oil Well Road (C.R. 858)
Naples, Collier County
Dear Mr. Wass de Czege:
?arch 19.2009
In accordance with the procedures contained in the Collier County's Natural Features lnventory
requircrnents, Nye reviewed the referenced parcel for possible impact to cultural resources (am,
prehistoric or historic district, site, building, structure_ or object) listed, or eli-ible for listing, in
the l'culorral Register cf Flisrorie Placcs, or otherwise of historical, archaeological, or
architectural value.
Our review of the Florida Master Site File indicates that no or
historical resources are recorded within the project area. Furthermore, because of the location
and/or nature of the project it is unlikely that any such site v. ill be affected.
If there are any questions concerning our comments or recommendations, please contact
Y.tdierinc Peterson, Historic Sites Specialist, by phone at (850) 245 -6333, or by electronic mail
at kdpeterson(Rdos.siate.fl.us. We appreciate your continued interest in protecting Florida's
historic properties.
Sincerely,
Frederick P. Gaske, Director, and
State Historic Preservation Officer
50D S. Bronough Street • Tallahassee, FL 32399 -0250 http:ihwrw.tiherir ¢ hc.com
❑ Dia�hkx Office O Arehaeolugfcal Research 211distoric Press armr.
(9.50) 245-6360 • F=.XX 245,64% (95,0) 245-6144 • FAX: 2a54-i52 E50) 245-631 - FAX: 24>h.3'
EXHIBIT V.D.S. If the proposed land use causes an increase in density and /or
intensity to the uses permitted in a specific land use designation and district
identified (commercial, industrial, etc.) or the proposed land use is a new land use
designation or district (Reference Rule 9J- 5.006(5) F.A.C.), 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.)
The subject property currently contains one dwelling unit and could potentially
support 8 additional units. The proposed floor development intensity is 90,000 s.f.
to support church related uses including adult and child care, health care and youth
services and administrative offices and facilities.
The subject property soils are Immokalee fine sand. The flood zone is "D ". The
area is served by County roads to support the proposed development.
The proposed use will enhance the developing residential areas in northern Golden
Gate Estates by providing private institutional land uses and community facilities.
The church uses will be designed and situated, through use of effective buffering, to
be compatible with existing and future residential uses.
The subject property and surrounding area has for some time been cleared and
developed for residential and agricultural uses, and no longer supports any
significant natural, environmentally sensitive resources, which would be threatened
by this development.
14
M12CO6@ WW% W AmanC —MI PTION HE ING SOBMITTALWPPLICATION RE ISEO MCI 7(]RO 8 FINALNRE ISEO 10�2P)Wc
Exhibit V. E. 1 a) Potable Water and Exhibit V. E. 1 b) Sanitary Sewer
Nine single family dwelling units are currently permitted on the property. With the
elimination of nine single - family dwelling units and the addition of approximately
90,000 square feet of floor area of church facilities results in the following impacts to
public utilities when they become available to serve the proposed subdistrict. In the
meantime, a potable well water system and septic tank cana serve the needs of the
proposed development:
9 SINGLE FAMILY D. Us CHURCH BUILDINGS DIFFERENCE
AVG. WATER 3825 gpd 90,000 s.f. @ .1 /s.f. = 9,000 gpd 4,837.5 gpd
PEAK WATER 5737.5 gpd 150% = 13,500 gpd 7,256 gpd
AVG. SEWER 2700 gpd 90,000 s.f. @ .1 /s.f. = 9,000 gpd 5,737.5 gpd
PEAK SEWER 3510 gpd 130% = 11,700 gpd 7,459 gpd
Calculations based on 2.5 persons per D.U., x 170 gpc /pd water, water peak
@ 150% average; and 120 gpc /pd sewer, sewer peak @ 130% average.
Church buildings have been treated as commercial floor area (0.1 gpd for
both water and sewer), although the actual use should be less, since both the
hours of use and population using it would tend to be fewer than for most
commercial uses.
15
R@PJSpCG68SB1WMGMP AmeMm MDOPTION HEARING SUBMITTALUPPLICATION REVISED NMI 7(3RD B FINALNREVISFD 100020) tloc
Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and LOS
Please reference Traffic Study (attached)
Existing Levels of Service
Oil Well Road (CR 858): Immokalee to Everglades C
Everglades to Desoto C
Desoto to Camp Keais C
Immokalee Road (CR 846): Wilson to Oil Well B
Oil Well to SR 29 C
Everglades Boulevard: Golden Gate to Oil Well C
Oil Well to Immokalee C
Source: AUIR 2008
16
H92CCb1P008028�WMGMP AmnMmaMWOOPTION HEARING SUBMITTALWPPLIGATION RE $SEO NW1](9R0 &FIN XREVISEO 1O 29) doe
Exhibit V. E. 1. d) Drainage
A Water Management Plan will be prepared for a proposed PUD providing a Plan
Amendment is in place. The modifications to the existing man -made water body are
anticipated to increase the capacity and to locate the water detention facility so that
it also serves as a buffer for neighboring residential uses. The Water Management
Plan will be reviewed and revised as necessary for the PUD, and detailed plans for
drainage will accompany subsequent Site Plan applications.
17
H �WWPIGMPM SMMO WDOPTION HEARING SUBMITTALW PLICATION REVISED 8 17 (3RD d FINALHREVISED 1W 20)Unc
Exhibit V. E. 1. e) Solid Waste
The current AUIR uses 0.64 tons per capita for the projected 20 year planning
period. Nine households with an average of 2.5 residents @ 0.64 tons per person
per year would amount to 81.8 pounds of waste per day. While it is difficult to
predict the potential solid waste generation for the proposed church facilities, it
would seem unlikely to produce a great deal more.
The new AUIR draft projects a surplus landfill lined cell capacity through the
planning period.
18
H#OG8@OOBD WP \GMPAm.MmenMDOPTIONHEARING SUBMIT VkPPLICATION REVISED09091 ](3RD B FINALM REVISED 10W39)tloc
Exhibit V. E. 1 fl Parks: Community and Regional
The proposed church facility would not generate the need for additional parks, and
the loss of nine dwelling units would not substantially reduce the demand for parks.
The current AUIR report projects a 10 year surplus in available parks to meet
projected population with park acres planned in CIE.
19
H: �WMGMP N...e.tt ITION HEARING SUBMITT VPPLIGATION REVISED O 17 (3RD 6 FINALMREVISEO 1DM9).tlac
Exhibit V. E. 2 Map showing the location of existing services and public facilities that will serve the
subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical
services.)
The subject property is not currently served with water and sewer service, although
it is not far from the Orange Tree service area. The proposed church will not
generate need for schools. The map below identifies locations of fire protection,
police protection and emergency medical services.
20
H.12O0T2WbJOryi WP\GMP Ammtl —tM OPTION HEARING SUBMITTALIAPPLICATION DEVISED 0 17 (3RD 6 FIAXREVfSED 10.29) tloc
EXHIBIT V.E.3 Document proposed services and public facilities, identify provider, and
describe the effect the proposed change will have on schools, fire protection and emergency
medical services.
Based on the facilities map provided in Exhibit V.E.3, facilities are available to
support the needs of the proposed development including fire protection
facilities provided by the Big Corkscrew Island Fire District. Based on the
2008 AUIR report, emergency medical services are adequate to support
development in the general area. For example EMS facilities, according to
the 2008 AUIR Report, response time goal is eight (8) minutes travel time
90% of the time. Through the first 10 months of FY 06/07 this goal was
accomplished 90% of the time. A new fire station is proposed to be
developed on Desoto Blvd. in the foreseeable future to meet the needs of
expanding population growth in the general area. The proposed subdistrict
will have no impact on schools because there are no school age children to
serve in the proposed subdistrict. Impacts will be addressed further at the
time of SDP approval through the payment of impact fees. Based on the
foregoing, the proposed subdistrict will be supported by adequate public
facilities and will have a minimal affect on these public facilities.
The proposed church facilities will have little, if any, effect on schools, fire
protection and emergency medical services.
21
H:Q�OD.MWFlGMPA..W. —I DOPTIONHEARING SUBMITTALWPPLICTION REVBE000N17(3RD&FINALNREVISED 10 29).Cc
REMOVE THIS PAGE AND REPLACE WITH
Exhibit V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM).
The subject property is in Zone D
22
HVW D(MW VVMGMP A-e - ,MDOPTION HEARING SUBMITTRLWPPLICATION REVISED MM17(3RD 6 FINRLNREVISED 1UJC2B)
REMOVE THIS PAGE AND REPLACE WITH
Exhibit V.G.4 Proof of ownership
(Insert Copy of deed)
23
M120L "OMWMOW N anEmenP PTION HEARING SUSMITALWPPLICATION REVISED D 17(3RD& FINALKREVISEO 1�29)doc
REMOVE THIS PAGE AND REPLACE WITH
Exhibit V.G.5
Attach Notarized Letter of Authorization from the Owner
24
H'.VIM200&W6lWMGMP gmaMm- .DOPTION HEARING SUBMITTALNPPLIO VON REVISED 09W17 (3RD& FINgLMREVISED 1OW20) Eoc
EXHIBIT V.G.5
AFFIDAVIT
We, Tom Gemmer and Charles Gass, being first duly sworn, depose and say that we are the
representatives of the owners of the property described herein and which is the subject matter of
the proposed hearing: that all the answers to the questions in this application, including the
disclosure of interest information, all sketches, data, and other supplementary matter attached to
and made part of this application, are honest and true to the best of our knowledge and belief.
We understand that the information requested on this application must be complete and accurate
and that the content of this form, whether computer generated or County printed shall not be
altered. Public hearings will not be advertised until this application is deemed complete, and all
required information has been submitted.
As the representatives of the property owner we authorize Robert L. Duane, AICP, and Richard
Yovanovich, Esquire to act as our representative in any matters regarding this petition.
Signature of Representative
Tom Gemmer
Emmanuel Lutheran Church of Naples, Inc.
Parish Administrator
J
Stgnature of Represen five
Charles Gass
Emmanuel Lutheran Church of Naples, Inc.
Council President
The foregoing instrument was acknowledged before me this
Gemmer and Charles Gass who are personally
State of Florida
County of Collier
day of May, 2010, by Tom
=rt`"e MY COMMISSION k DD 951302
9'•` EXPIRES: February 22, 2014
Banded TMu" Public Underwriters
C:\Documenss and Settings \T=G\Loral Settings\Temporary Internet Files\Cmn IESTOEV3PE0 \EX[-IIDITV.G.5.(Affidavit oCRepresentation Revised)
100505.dm
EXHIBIT V.E.1.c
TRANSPORTATION
CONSULTANTS, INC.
TRAFFIC IMPACT STATEMENT
FOR
EMMANUEL LUTHERAN CHURCH
RE- ZONING
(PROJECT NO. F1002.04)
PREPARED BY:
TR Transportation Consultants, Inc.
13881 Plantation Road, Suite 11
Fort Myers, Florida 33912 -4339
(239) 278 -3090
April 27, 2010
TRANSPORTATION
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
TRANSPORTATION
CONSULTANTS, INC.
I. INTRODUCTION
TR Transportation Consultants, Inc. has conducted a traffic impact statement for the
proposed re- zoning submittal for the Emmanuel Lutheran Church located to the south of
Oil Well Road west of the Everglades Boulevard intersection in the Golden Gate Estates
area of 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 zoning approval. The approximate location of the subject site is
illustrated on Figure 1.
The proposed zoning application for the Emmanuel Lutheran Church would permit the
development of the site with a Church, a day care center, general offices and a private
school. Currently the site is vacant. A methodology meeting was held with Collier
County Transportation Planning Staff on February 2, 2010. A copy of the required
methodology notes are included in the Appendix of this report for reference.
This report examines the impact of the development on the surrounding roadways. Trip
generation and assignments to the site access driveways will be completed and analysis
conducted to determine the impacts of the development on the surrounding intersections.
IL EXISTING CONDITIONS
The subject site is currently vacant. The site is bordered to the north by Oil Well Road,
to the east by vacant residential property, to the west by residential property and to the
south by vacant residential property. Access to the site is proposed via two connections
to Oil Well Road.
Page I
TRANSPORTATION PROJECT LOCATION MAP
CONSULTANTS, INC. EMMANUAL LUTHERAN CHURCH Figure 1
TRANSPORTATION
CONSULTANTS, INC.
Oil Well Road is an east /west two -lane arterial roadway that borders the subject site to
the north. Access to the Emmanuel Lutheran site is proposed to Oil Well Road via two
connections. One access, located in the center of the parcel, is proposed to permit full
turning movements while a secondary access, located near the eastern property boundary,
will provide right - in/right -out access. The Collier County Department of Transportation
recently let the contract to widen Oil Well Road from Immokalee Road to east of
Everglades Boulevard to a four lane divided facility. Approaching Everglades
Boulevard, Oil Well Road will provide three lanes in each direction through this
intersection, which will be signalized with the project. The Everglades Boulevard
intersection is located approximately 1,360 feet east of the eastern property boundary. To
the west, the next major intersection is Immokalee Road, which is located approximately
2 '/2 miles from the projects western boundary. The Level of Service Standard on this
section of Oil Well Road from Immokalee Road to Everglades Boulevard is LOS "D ", or
1,010 vehicles (2 lane service volume).
III. PROPOSED DEVELOPMENT
The proposed re- zoning of the Emmanuel Lutheran site will allow for the development
church related uses and other uses beneficial to the local community. Table I
summarizes the uses being included on the Schedule of Uses that were discussed with
Staff in terms of impacting the peak hour trip generation.
Table 1
Emmanuel Lutheran site
Pronosed Land Uses
Page 3
ITE Land Use
Land Use
Intensity
C d�-
Church
65,000 sq. ft.
LUC 560
1,000 seats
Private
450 Students
LUC 536
School
_
Daycare
_
300 Students
LUC 565_
_
General
15,000 sq. ft.
LUC 710
Office
Page 3
TRANSPORTATION
CONSULTANTS, INC.
IV. TRIP GENERATION
Trip generation was determined by referencing the Institute of Transportation Engineer's
(ITE) report, titled Trip Generation, 8th Edition. Land Use Code 560 (Church) was
utilized for the trip generation purposes of the church related uses. For the weekday peak
hour church traffic, the square footage of floor area was utilized for trip generation
purposes due to the lack of data based on the number of seats. However, for the Sunday
peak hour analysis, the number of seats was assumed as the independent variable for trip
generation purposes. For the school use, Land Use Code 536 (Private School K -12) was
utilized. For the Daycare facility, Land Use Code 565 (Day Care Center) was utilized
and for the office uses, Land Use Code 710 (General Office) was utilized. It should be
noted that the offices will be utilized by the Church during the weekday. However, in
order to maintain the most flexibility with the floor area, the space was analyzed as
separate office uses. Table 2 indicates the trip generation of the uses proposed as part of
the re- zoning application, and Table 3 indicates the trip generation of the church during
the Sunday peak hour of the church uses.
Table 2
Emmanuel Lutheran site
Existine Church — Weekdav Trio Generation
L ]ns1 Use A1VL�6a)>t I otir
I'age 4
PM beak p,,pr
�,.
b�ify
t
�, t8 .�_
`I
X11,:;
Church
22
14
36
13
14
27
592
(65,000 sq. ft.)
44
Private School
223
142
365
33
77
1,116
(450 Students)
93
Day are
119
105
224
104
197
1,359
(300 Students)
36
5
41
4
18
22
Office
310
(15,000 s. L)
Total Trips
1 400
266
1 666
143
180
323
3,377
I'age 4
TRANSPORTATION
CONSULTANTS, INC.
Table 3
Emmanuel Lutheran site
av Peak Hour Trip Generation
311 1 299 1 610
V. TRIP DISTRIBUTION
The new trips based on the proposed re- zoning indicated within Tables 2 and 3 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, approved as a part of
the methodology meeting, is illustrated on Figure 2. It should be noted that this facility
is proposed to serve the residents of the Golden Gate Estates area. As you travel farther
away from the site, the trip distribution will decrease based on the demographic and
market area that this site will serve. This is reflected in the trip distribution graphic.
Based on the traffic distribution indicated within Figure 2, the development traffic was
distributed to the surrounding roadway network. Figure 3 illustrates the assignment of
the total trips anticipated to be generated by the Emmanuel Lutheran site, indicated in
Tables 4 & 5, to the site access driveways.
VI. FUTURE TRAFFIC CONDITIONS
In order to determine which roadway segments surrounding the site will be significantly
impacted, Table IA, 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 potential increase in trip generation of the Emmanuel Lutheran
site as a result of the proposed zoning amendment was utilized to determine the
significantly impacted area for the proposed development.
Page 5
♦ 12% -P,
DROP 3% (5.6%)
10%
(4 ♦ o)
DROP 2% ^" w ^^ w ^ (7 6%) DROP 2%
h. 4(1203 %)- 1203 %) — ♦(382 /o)♦
(4 +0 0
%) PROJECT SITE (s + %)
MMOKALEE ROAD
,4-(15% .�
1.6/0)
w
p¢ DROP 5%i
O=
>
m
W
J
m
W
�
O
Q
m 20TH
o
J
>
W
1
15%
(6.7%)
GOLDEN GATE BOULEVARD
5%
(2.2%)
I FC;FNn
♦20 %-► TRIP DISTRIBUTION
4-(20%)-lo- PROJECT IMPACT PERCENTAGE OF ADOPTED SERVICE VOLUME
TRANSPORTATION TRIP DISTRIBUTION: 2 % -2 % -3% IMPACT AREA
CONSULTANTS, INC. EMMANUAL LUTHERAN CHURCH Figure 2
N.T.S.
TRANSPORTATION SITE TRAFFIC ASSIGNMENT
CONSULTANTS, INC. EMMANUAL LUTHERAN CHURCH Figure 3
TRANSPORTATION
CONSULTANTS, INC.
The potential increase in project related traffic from Table 2 was compared with the 10-
month Level of Service Standard for Peak Hour — Peak Direction traffic conditions in
order to determine the project impact percentage as indicated within Table 113. Based on
the information contained within Table 113, several roadway links in the study area are
shown to experience a significant impact as a result of the added project traffic associated
with the Emmanuel Lutheran zoning amendment in accordance with the Collier County
2 % -2 % -3% Significance Test. Therefore, Level of Service analysis is required along
those links showing a significant impact. These links include Oil Well Road from
Immokalee Road to east of Everglades Boulevard, Immokalee Road from Wilson
Boulevard to east of Everglades Boulevard and Everglades Boulevard from Immokalee
Road south to Golden Gate Boulevard.
In addition to the significant impact criteria, "Cable IA also includes a buildout
concurrency analysis on the Collier County Roadway network. The surrounding roadway
network was analyzed based upon the projected 2015 traffic conditions. The total
volume indicated within the 2009 Annual Update Inventory Report (AUIR) 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 2009 peak season, peak hour, peak direction traffic volume on the adjacent roadway
network
The appropriate annual growth rate for these roadways was calculated based upon a
comparison of the 2006 and 2009 Annual Inventory Update Reports. The growth rate
calculations can be found within the Appendix of this report for reference. This annual
growth rate was then used to factor the 2009 peak season, peak hour, peak direction
traffic volume to 2015 peak season, peak hour, peak direction background traffic
conditions. A minimum 2% annual growth rate was assumed for all roadway segments
analyzed.
Page 8
TRANSPORTATION
CONSULTANTS, INC.
The resultant 2015 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 2015. The net new project generated traffic was then subtracted from the remaining
capacity in order to determine the remaining 2015 capacity after the potential increase in
traffic resulting from the proposed amendment is added to the surrounding roadway
network. Figure 4 indicates the results of the capacity analysis along the significantly
impacted roadway links.
VII. PROJECTED CONCURRENCY AND IMPROVEMENTS
Based upon the information contained within Table IA, all roadway links analyzed are
shown to operate acceptably after the addition of the Emmanuel Lutheran site traffic.
Therefore, the proposed development is expected to be consistent with Policy 5.1 of the
Collier County Growth Management Plan. Thus, no roadway link improvements will be
required as a result of the proposed re- zoning of the Emmanuel Lutheran site.
Intersection analysis was performed as a result of the added Emmanuel Lutheran site
traffic based on both the weekday peak hour trip generation as well as the Sunday AM
peak hour of the Church use. Based on the methodology meeting, intersection analysis
was required at the two site access drives on Oil Well Road. In order to perform the
required intersection analysis, it was necessary to determine the 2015 background PM
through traffic volumes along Oil Well Road. Therefore, the peak hour, peak direction
volumes indicated within Figure 4 were factored by the appropriate directional factors.
The appropriate lane arrangements and the buildout turning movements indicated within
Figure 3 were inputted into the SYNCHRO software in order to perform the necessary
intersection analysis at the two site access drive intersections. The results of the
intersection capacity analyses can be found within Table 4 below.
Page 9
N.T.S.
000 CURRENT REMAINING CAPACITY
(000) REMAINING CAPACITY PROJECTED IN 2015
[000] REMAINING CAPACITY PROJECTED IN 2015 WITH PROJECT
0.0% PROJECT IMPACT vs. LOS STANDARD
TRANSPORTATION REMAINING CAPACITY ON
TRANSPORTATION
INC. SIGNIFICANTLY IMPACTED ROADWAY LINKS Figure 4
EMMANUAL LUTHERAN CHURCH 9
TRANSPORTATION
CONSULTANTS, INC.
Oil Well Rd.
@ W. Site
Access (Full)
Table 4
Intersection Analysis Results
Emmanuel Lutheran site
NB approach
LOS F
LOS E
LOS C
(93.4 sec)
40.5 sec
(24.2 sec
WB left
LOS B
LOS B
LOS B
(1.8 sec)
(1.1 sec)
(1.6 sec)
Oil Well Rd.
@ E. Site NB approach LOS B LOS C LOS B
Access (13.2 sec) (16.5 sec) (11.0 sec)
(R -in /R -out)
Analysis assumed both intersections operate under unsignalized conditions
Based on the results of the intersection analysis listed above, all approaches to each
intersection analyzed were shown to operate at an acceptable Level of Service condition
in 2015 during the weekday P.M. peak hour with the new trips anticipated to be added by
the development of the Emmanuel Lutheran Church property. During the weekday A.M.
peak hour, the northbound left turn movement exiting the site is shown to experience
some additional delay to cause a LOS "F" on this movement. However, based on the
anticipated trip generation, it does not appear any further traffic control devices will be
warranted. Further examination of this movement and the trip generation will be
completed at the time of the Site Development Plan approval stage (SDP).
Page 11
TRANSPORTATION
CONSULTANTS, INC.
VIII. CONCLUSION
The proposed rezoning of the site proposed to contain the Emmanuel Lutheran Church is
consistent with the Collier County Growth Management Plan, Policy 5.1. The subject
parcel is located along the south side of Oil Well Road west of it's intersection with
Everglades Boulevard in the Golden Gate Estates area of Collier County, Florida. The
surrounding roadway network was analyzed based on the 2015 buildout traffic
conditions. As a result, all roadway links were shown to operate acceptably after the
addition of the proposed Emmanuel Lutheran site traffic in accordance with the Collier
County Traffic Impact Statement Guidelines.
Intersection analysis was performed at the site access drives with Oil Well Road. Based
on the results of the intersection analysis, all approaches to each intersection analyzed
were shown to operate at an acceptable Level of Service condition in 2015 with the new
trips anticipated to be added by the development of the Emmanuel Lutheran Church
property. Some delay is anticipated on the site access drive approach to Oil Well Road
during the weekday A.M. peak hour, but the delay will be contained within the subject
site and should not require any additional traffic control measures. Further analysis will
be completed once a more detailed site plan and uses is presented for the SPD
application. Therefore, no intersection improvements are warranted as a result of this
analysis.
Page 12
FA
a
va L
METHODOLOGY MEETING
MEMORANDUM OF
UNDERSTANDING
APPENDIX A
INITIAL MEETING CHECKLIST
Suggestion: Use this Appendix as a worksheet to ensure that no important elements are
overlooked. Cross out the items that do not apply.
Date: —� Ito Time: 9-:00
Location:
People Attending:
Name, Organization, and Telephone Numbers
S. 2- 39— 2-7j -3v90
3)
5)
Study Preparers
Preparer's Name and Title:
Organization: 'rp—�
Address & Telephone Nun
Reviewer(s):
Reviewer's Name & Title:
Collier County Transportation Planning Department
Reviewer's Name & Title:
Organization & Telephone Number:
Applicant: ff /n�I- II
Applicant's Name: ell" aaue l � it'4' e"e -G,4 &Jruk 9� .NAPles
Address:
Telephone Number:
Name: F Omm op, I "
Location: jzw-
Land Use 'Type: f C
ITE Code #:
Proposed number of development units:
Other:
Description: ,r
VDA-e 1) L
f)V✓l
C is Y&O-' 0 t7w� i is vLAy Di:i fY '�Uf✓�, �U-'V�PJ
\ ` 27
i
Zoning
Existing:
Comprehensive plan recommendation:
Requested:
Findings of the Preliminary Study:
Study Type:
Complete ❑ Traffic operations ❑
None ❑
Study Area:
a
Boundaries:
Additional intersections to be analyzed: �(�{�(� �. e
jvN e ma_ j y i5
Lfl/ei,41 aV)r5 ra
Horizon Year(s): 1 l
Analysis Time Period(s): ✓1 P WW,
G
Future Off -Site Developments:
Source of Trip Generation Rates:
Reductions in Trip Generation Rates:
None:
GVoG1jJL T
i
Pass -by trips:
Internal trips (PUD):
Transit use:
Other:
Horizon Year Roadway Network Improvements:
Methodology & Assumptions:
Non -site traffic estimates: zo9 A-L) i 2
Site -trip generation: _
Trip distribution method:
Traffic
assignment method: a(
_
Traffic growth rate: - }i q
—MeDrgnl p,�/tir�J6S rfl�. J_- TV2,�J14F�
0' )6RAT(OWaL- 16D�9 �iP.�C- TloNat.. ,7�is rz
0�)O"d"N65 WILj_L_ 46F Ii ST
�3�Tro ^• 1ZE Tc,JE--E1J 7-r!E'SE
C'�!,I)c li(Z1Z —'UCy
28
Special Features: (from preliminary study or prior experience)
Accident locations:
Sight distance:
Queuing:
Access location & configuration:
Traffic control:
Signal system location & progression needs:
On -site parking needs:
Data Sources:
Base maps:
Prior study reports:
Access policy and jurisdiction:
Review process:
Requirements: _
Miscellaneous:
Applicant
29
TABLE IA
o W
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W W W W W W W W W W W
Q H LL Q Q > > > Y > > > > > > >
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TABLE 1B
PEAK AND OFF -PEAK DIRECTIONAL
IMPACT TO ADOPTED LOS
STANDARD
w
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ANNUAL GROWTH RATE
CALCULATIONS
ANNUAL GROWTH RATE CALCULATIONS
2006 ADT
1,947 A(112)
AGR ( Immokalee) _ -1
1,773
AGR (Logan Blvd) = 3.17%
ANNUAL
GROWTH
RATE
2.00%
2.00%
2.00%
2.00%
3.17%
2.00%
7.75%
2.00%
2006
2009
CURRENT AUIR
AUIR
YRS OF
ROADWAY
SEGMENT ID# VOLUME
VOLUME
GROWTH
Evergaldes
N. of Oil Well 136 491
372
3
S. of Oil Well 135 594
306
3
S. of Golden Gate 134 353
370
3
t
Immokalee Roat
E. of Collier Blvd 44 2,027
2,094
3
E. of Wilson Blvd 45 1,773
1,947
3
N. of Oil Well Rd 46 426
376
3
Oil Well Rd.
E. of Immokalee Rd 119 669
837
3
E. of Everglades 120 527
377
3
All traffic volumes were taken from the 2006 & 2008 Annual Update Inventory Report (AUIR)
In instances where the historical data indicates a reduction in traffic or insufficient data was available to calculate
a growth rate due to construction, a minimum annual growth rate of 2.0% was assumed.
SAMPLE GROWTH RATE CALCULATION
2009 ADT A(VYrs of Growth)
Annual Growth Rate (AGR) =
-1
2006 ADT
1,947 A(112)
AGR ( Immokalee) _ -1
1,773
AGR (Logan Blvd) = 3.17%
ANNUAL
GROWTH
RATE
2.00%
2.00%
2.00%
2.00%
3.17%
2.00%
7.75%
2.00%
FIGURES APPENDIX 1 & APPENDIX 2
TRANSPORTATION 2015 PROJECTED TRAFFIC VOLUMES
CONSULTANTS, INC. EMMANUAL LUTHERAN CHURCH
Figure A -1
TRANSPORTATION INTERSECTION APPROACH LANES
CONSULTANTS, INC. EMMANUAL LUTHERAN CHURCH Figure A -2
SYNCHRO INTERSECTION
ANALYSIS
HCM Unsignalized Intersection Capacity Analysis 2015 AM Peak Hour Volumes
3: Oil Well Rd. & W. Site Access
--lw --* f- I*,- 141 /111
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
ZV 1,494, 40' 44
Pedestrians
Walking Speed (ft/s)
Right turn flare (veh)
m0coly" Raised
Median storage veh) 2
Page 1 Synchro 6 Report
TR Transportation Consultants, Inc. Page 1
Metro Transportation
1121
2115
484
vC 1, stage 1 conf vol
968
VQ, §td§e;2 rbnf vol
1147
vCu, unblocked vol
1121
2115
484
to; single (s)
4.1
0.8
6.9
tC, 2 stage (s)
5.8
IF (s)
2.2
3.5
3.3
pO queue free %
66
5
92
cM capacity (veh/h)
631
153
534
Volume Left
0
0
0
217
0
0
145
0
Volume Right
0
o
152
0
0
0
0
43
cSH
1700
1700
1700
631
1700
1700
153
534
Volume to Capacity
0.28
0.28
0.09
0.34
0.42
0.42
0.95
0.08
Queue Length 95th (ft)
0
0
0
38
0
0
172
7
Control Delay (s)
0.0
0.0
0.0
13.7
0.0
0.0
117.8
12.3
Lane LOS
B
F
B
Approach Delay (s)
0.0
1.8
93.4
Approach LOS
F
Average Delay
7.0
Intersection Capacity Utilization
53.1%
ICU Level
of Service
A
Analysis Period (min)
15
Page 1 Synchro 6 Report
TR Transportation Consultants, Inc. Page 1
Metro Transportation
HCM Unsignalized Intersection Capacity Analysis 2015 AM Peak Hour Volumes
5: Oil Well Rd. & E. Site Access
1 j � 4% P
Lane
Grade
Page 1 Synchro 6 Report
TR Transportation Consultants, Inc. Page 1
Metro Transportation
Peak Hour Factor 0.92q
0.92
0.92 0.92 0.92
y0.92
'R,
Pedestrians
ry }ns
g y
Walking
Speed (ft/s)
S
Right turn flare (veh)
Median storage veh)
pX, platoon unblocked
11�1i[in�1?ffi`
1012'
vC1, stage 1 conf vol
vQ2'�sla
§e42 0404
.
vCu, unblocked
vol
1012
1767 473
tCjsingle (9 ) -
4.1
6.8 6.9
tC, 2 stage (s)
tF (s)
2.2
3:0 3:3
p0 queue free %
100
100 81
cM capacity (voh /h)
6811
75
V610 i"i'ib't l _ ,.,.
'66°
Volume Left 0 0
0
0 0 0
Volume Right d :0
65
0 0 101'
csk 1700 1700
1700
1700 1700 537
Volume to Capacity 0.29 0.28
0.04
0.48 0.48 0.19
Queue Length 95th (ft) 0 0
0
0 0 17
Control Delay (s) 0.0 0.0
0.0
0.0 0.0 13.2
Lane LOS
B
Approach Delay (s) 0.0
0.0 13.2
Approach LOS
B
Average Delay
0.5
Intersection Capacity Utilization
45.1 %
ICU Level of Service A
Analysis Period (min)
15
Page 1 Synchro 6 Report
TR Transportation Consultants, Inc. Page 1
Metro Transportation
HCM Unsignalized Intersection Capacity Analysis 2015 PM Peak Hour Volumes
3: Oil Well Rd. & W. Site Access Weekday PM Peak Hour
}.t -i: a'
:e .,
+rl�t�`y''i'...,:... 1
.�ASi'Aix^pe.i•
}d.'1 �x
Peak Hour Factor 0.92 0.92
0.92
0.92
0.*a 92
0.92
�Mbx's
..
-.r
'`} 'c
`
,.
Pedestrians
.
„
s
Walking Speed (ft/s)
Right turn flare (veh)
�1ela type
Raised:
Median vje7�h)
2
Jstorage
j
pX, platoon
unblocked
Vii, ct3ti(llatiod vgW'
1467
2Qt36
71!2
vC1, stage 1 conf vol
1424
vC2, stage 2 eohf'Vol
612
vCu, unblocked vol
1467
2036
712
tC, single (s)
4.1
6.8
6.9
tC, 2 stage (s)
5.8
tF (s)
2.2
3.5
3.3
p0 queue free %
83
43
90
cM capacity (veh /h)
466
173
379
5
_._. >.
Volume Left 0 0
0
78
0
0
98
0
Volume Right 0 0
43
0
0
0
0
38
cSH 1700 1700
1700
466
1700
1700
173
379
Volume to Capacity 0.42 0.42
0.03
0.17
0.27
0.27
0.57
0.10
Queue Length 95th (ft) 0 0
0
15
0
0
74
8
Control Delay (s) 0.0 0.0
0.0
14.3
0.0
0.0
50.2
15.5
Lane LOS
B
F
C
Approach Delay (s) 0.0
1.1
40.5
Approach LOS
E
Average Delay
2.6
Intersection Capacity Utilization
55.2%
ICU Level of Service
B
Analysis Period (min)
15
Page 1 Synchro 6 Report
TR Transportation Consultants, Inc. Page 1
Metro Transportation
HCM Unsignalized Intersection Capacity Analysis 2015 PM Peak Hour Volumes
5: Oil Well Rd. & E. Site Access Weekday PM Peak Hour
--► 7 /°
Page 1 Synchro 6 Report
TR Transportation Consultants, Inc. Page 1
Metro Transportation
Walking Speed (ftls)
Right turn flare
(veh)
ait
Norge
Median storage veh)
I ON
pX, platoon unblocked
t6iJiit (�
1462
1923
4,14
vC1, stage 1 conf vol
V42, at0db 2 cbhf Got
vCu, unblocked vol
1462
1923
714
tC, siNdle (9j
4.1
6.8
5.9
tC, 2 stage (s)
[P (9) "
2.2
3,5
3.3
PO queue free %
100
100
84
FiM o'Atity (veh)h)
458
59
374
VOl1' ,_ .,
, ,,., �,.
3
J
6
BO,._
Volume Left
0
0
0
0
0
0
Volume Ridlit
0
0
34
0
0
60
cSH
1700
1700
1700
1700
1700
374
Volume to Capacity
0.42
0.42
0.02
0.29
0.29
0.16
Queue Length 95th (ft)
0
0
0
0
0
14
Control Delay (9)
0,0
0.0
0.0
0.0
0.0
16.5
Lane LOS
C
Approach
Delay (s)
0.0
0.0
16.5
Approach LOS
C
Average Delay
0.4
Ititetsection Capacity UtlII2Jtion
46.4%
ICU Level
of Service - A
Analysis Period (min)
15
Page 1 Synchro 6 Report
TR Transportation Consultants, Inc. Page 1
Metro Transportation
HCM Unsignalized Intersection Capacity Analysis 2015 Sunday Peak Hour Volumes
3: Oil Well Rd. & W. Site Access
Peak Hour Factor 0.92 0.921 0.92 0.92 0.92 0.92
< r.
Pedestrians
wz
Walking Speed (fUs)
Riqht turn flare (veh)
veh)
,Raised
2
u ; �iti #jet klieg volume
743
1424
317
vC1, stage 1 conf vol
635
vD2, skgge
2 conf vol
785
vCu, unblocked
vol
743
1420
317
tc, single (s)
4.1
6.8
6,9
tC, 2 stage (s)
5.8
IF (s)
2.2
3.5
3.3
p0 queue free %
81
43
84
cM capacity (veh/h)
873
287
684
Volume Left
0
0
0
168
0
0
163
0
Volume Right
0
0
109
0
0
0
0
109
cSH
1700
1700
1700
873
1700
1700
287
684
Volume to Capacity
0.19
0.19
0.06
0.19
0.26
0.26
0.57
0.16
Queue Length 95th (ft)
0
0
0
18
0
0
82
14
Control Delay (s)
0.0
0.0
0.0
10.1
0.0
0.0
32.9
11.3
Lane LOS
B
D
B
Approach Delay (s)
0.0
1.6
24.2
Approach LOS
C
Average Delay
4.0
Intersection Capacity Utilization
43.0%
ICU Level
of Service
A
Analysis Period (min)
15
Page 1 Synchro 6 Report
TR Transportation Consultants, Inc. Page 1
Metro Transportation
HCM Unsignalized Intersection Capacity Analysis 2015 Sunday Peak Hour Volumes
5: Oil Well Rd. & E. Site Access
Y671tl 111 - r' a
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
1 conf vol
2���ant.�bl 3
vCu, unblocked vol
743
1131
341
to, siho!6`(s)
4.1
&B
6.9
tC, 2 stage (s)
tr (s)
2.2
3.5
3.3
p0 queue free %
100
100
92
cm dapsiCity(Ydh/h1
560
497
$55
V6rdfiig�taY . ,
,.
;449—"'4-48
Volume Left
0
0
0
0
0
0
Volume might
0
0
61
0
0
53
cSH
1700
1700
1700
1700
1700
655
VolUmefto Capacity
0:120
0.20
0.04
0.26
0.26
0,08
Queue Length 95th (ft)
0
0
0
0
0
7
Control 'Delay .(s)
0.0:
0.0
0.0
0.0
0.0
11.0
Lane LOS
B
Approach Delay (s)
10.0
0.0
11.0
Approach LOS
B
Average Delay
0.3
Ihtersectioh'CapactyUtilizatloh
27.4%
ICU
Level
of Service A'
Analysis Period (min)
15
Page 1 Synchro 6 Report
TR Transportation Consultants, Inc. Page 1
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TRIP GENERATION EQUATIONS
TRIP GENERATION EQUATIONS
EMMANUEL LUTHERAN CHURCH
ITE TRIP GENERATION REPORT, 8th EDITION
Land Use
Weekday AM Peak Hour
Weekday PM Peak Hour
Weekda
Sunday AM Peak Hour
Church
T = 0.56 (X)
T = 0.34 (X) + 5.24
(LUC 560 )
(62% In/38% Out)
(48% In/52% Out)Based
on Seats)
T = Trips, X = 1,000's of square feet of gross floor area
Day Care Center
T = 0.73 (X) + 5.24
Ln (T) = 0.87 Ln (X) + 0.32
f — 4.55 (X) — 5.64
N/A
(LUC 565)
(53% In/47% Out)
(47% In/53% Out)
T = Trips, X = # of students
Private School
T =0.77 (X) + 19.92
T = 0.17 (X)
(K -12)
(61% In/39% Out)
(43% In/57% Out)
T = 2.48 (X)
N/A
(LUC 536)
'= Trips, X = # of students
General Office
Ln(T)= 0.80Ln (X) + 1.55
T = 1.49 (X)
Ln(T} 0.77Ln (X) + 3.65
N/A
(LUC 710)
(88% In/12% Out)
(17% 111/83% On
T = Trips, X = 1,000's sq. ft. of Gross Floor area
imm
HOLE MONTES
ENGINEERS PLANNERS SURVEYORS
t NOSCAPE ARCHITECTS
950 Encore Way • Naples, Florida 34110 • Phone: 239.254.2000 • Fax: 239.254.2099
April 29, 2010
David Weeks, AICP
Planning Manager
Comprehensive Planning Department
COLLIER COUNTY GOVERNMENT
2800 North Horseshoe Drive
Naples, Florida 34104
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
PROPOSED COMPREHENSIVE PLAN AMENDMENT REVIEW
OBJECTIONS, RECOMMENDATIONS AND COMMENTS REPORT
HM: 2006096
Dear David:
Pursuant to the Southwest Florida Regional Planning Council's recent comments dated March 3,
2010 on CP- 2007 -3 in the ORC (Objections, Recommendations & Comments Report) for the
Mission Subdistrict in the 2007 Comprehensive Plan Amendment Cycle, they note that the
County Staff could not determine a clear range of uses that would be allowed under "Church"
use; therefore, County staff requested the Petitioner submit a request for an Official
Interpretation so that a determination could be made so the appropriate land development process
that should be used.
In response to the SWFRPC comment, in order for a church use to be allowed on the property,
the Comprehensive Plan must be amended. The issue regarding what is a customary church use
came about because the original draft of the Amendment included certain retail and medical uses
in an abundance of caution. We believe based on the changes the Collier County Planning
Commission and Applicant made to the Amendment, that no further interpretations are necessary.
In addition, Zoning staff at the County agreed that an interpretation is no longer needed.
For example, we inserted the word non -profit throughout the paragraphs pertaining to Permitted
Uses to de- emphasize the commercial component of the Subdistrict. We removed the 2,500 S.F.
of floor area for medical use from the Amendment and now define it as Medical Outreach to the
community, to include such activities such as administering influenza vaccine, checking blood
pressure and conducting blood drives — must be not - for -profit and affiliated with a church within
the Subdistrict. This change was designed to insure that all uses will be church related and of a
non - commercial nature.
AmendHA2006\2006096 \WP \GMP Amend.e VJ)OPTION HEARING SUBMnTAL\DW 100429 GMP ORC RESPONSE LmRdoc
David Weeks, AICP
Planning Manager
Comprehensive Planning Department
COLLIER COUNTY GOVERNMENT
RE: EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
PROPOSED COMPREHENSIVE PLAN AMENDMENT REVIEW
OBJECTIONS, RECOMMENDATIONS AND COMMENTS REPORT
HM FILE NO.: 2006096
April 29, 2010
Page 2 of 2
In summary, since churches and their ancillary uses are not permitted in the Golden Gate Master
Planning Area, an Amendment to the Comprehensive Plan is the correct procedure to go forward
at the present time. Furthermore, based on discussions with County staff, the hearings before
both the BOCC and the CCPC, a unanimous recommendation was made to transmit the
Subdistrict to DCA, and no further interpretations are necessary in our opinion and the permitted
uses are appropriate for the proposed location to meet the growing population of the Estates. We
trust you agree with this based on the foregoing, that the correct procedure is to adopt the
Amendment as there is no further need to seek additional interpretations from County staff.
Should you require additional information, please feel free to contact me.
Very truly yours,
HOLE MONTES, INC.
/ J
Robert L. Duane, AICP
Planning Director
RLD:tdc
Enclosures
cc: Richard Yovanovich, Esq. w /enclosures
Tom Gemmer w /enclosures
Chuck Mohlke w /enclosures
Kenneth Heatherington, Executive Director — SWFRPC w /enclosures
H:\2006\2006096 \WP \GMP Amendment\ADOPTION HEARING SUBMITIAL\DW 100429 GMP ORC RESPONSE LTRdm
Southwest Florida
Council
1926 Vittoria Avenue, Fort Myers, Florida 33901 -3414
(239)338 -2550 FAX (239)338 -2560 SUNCOM (239)748 -2550
tom-
March 3, 2010
2131, 0
Mr. D. Ray Eubanks
Community Program Administrator
1
Dcpartment of Community Affairs
2555 Shumard Oak Boulevard
Taltahassee, Florida 32399 -2100
Re: Collier County/ DCA 10-1
Dear Mr. Eubanks:
Staff of the Southwest Florida Regional Planning Council reviewed the proposed
amendments (DCA 10-1) to the Collier County Comprehensive Plan. These reviews
were performed according to the requirements of the Local Government
Comprehensive Planning and Land Development Regulation Act.
The Council will review the proposed amendment at its March 18, 2010 meeting. Of
the seven requested amendments, Council staff has recommended that Council rind all
but one to be not regionally significant; two of the amendments to be procedural; and
three of the amendments not to be consistent with the Strategic Regional Policy Plan.
A copy of the official staff report explaining the Council stairs recommendation is
attached. If Council action differs rrom the staff recommendation, we will notify you.
Sincerely,
Southwest Florida Reglooai Planning Council
Ke eth Fleathenngton
Executive Director
DYB /DEC
Attachment
Cc: `tick Casalanguida, Interim Administrator. Community Development & Environmental Services
Division, Collier County
LOCAL GOVERNMENT COMPREHENSIVE PLAN AMENDMENTS
COLLIER COUNTY
The Council staff has reviewed proposed amendments to the Collier County
Comprehensive Plan (DCA 08-1) 'These amendments were developed under the Local
Government Comprehensive Planning and Land Development Regulation Act. A
synopsis of the requirements of the Act and Council responsibilities is provided as
Attachment L Comments are provided in Attachment U. Site location maps can be
reviewed in Attachment 111.
Staff review of the proposed amendments was based on whether they were likely to be of
regional concern. This was determined through assessment of the following factors:
1. Location —in or new a regional resource or regional activity center, such that it
impacts the regional resource or facility; on or within one mile of a county
boundary; generally applied to sites of five acres or more; size alone is not
necessarily a determinant of regional significance;
2. M%nitude- -equal to or greater than the threshold for a Development of Regional
Impact of the same type (a DRI- related amendment is considered regionally
significant); and
3. Character —of a unique type or use, a use of regional significance, or a change in the
local comprehensive plan that could be applied throughout the local jurisdiction;
updates, editorial revisions, etc. are not regionally significant.
A summary of the results of the review follows:
Proposed Factors of Regional Significance _
Amendment Location M" Chara ct Consistent
CP- 2007 -1 no no no (1) not regionally
significant; and
(2) not consistent with
SRPP
CP- 2007 -3 no no no (1) procedural;
(2) notr4onally
significant; and
(3) not consistent with
conditions with
SRPP
CP- 2008 -1 no no no (1) not regionally
significmt; and
(2) consistent with
SRPP
CP- 2008-2 no
no no
(1) not regionally
significant; and
(2) not consistent
with SRPP
CP- 2008 -4 no
no no
(1) procedural;
- (2)_not regionally
significant; and
(3) consistent with
SRPP
CP- 2008 -7 no
no no
(1) procedural;
(2) not regionally
significant; and
(3) consistent with
SRPP
CP- 2009 -1 yes
no yes
(1) regionally
significant; and
(2) not consistent
with SRPP
RECOMMENDED ACTION:
Approve staff comments.
Authorize staff to forward
comments to the Department of Community Affairs and
Collier County.
03/10
2
Attachment I
LOCAL GOVERNMENT COMPREHENSIVE PLANNING AND LAND
DEVELOPMENT REGULATION ACT
Local Government Comprehensive Plana
The Act requires each municipal and county government to prepare a comprehensive plan
that must include at least the following nine elements:
1. Future Land Use Element
2. Traffic Circulation Element;
A local government with all or part of its jurisdiction within the urbanized
area of a Metropolitan Planning Organization shall prepare and adopt a
transportation element to repleca the traffic circulation; mass transit and
ports, aviation, and relaied facilities elements. [9J- 5.019(1). FAC}
3. Genaal Sanitary Seaver, Solid Waste, Drainage, and Potable Water and
Natural Groundwater Aquifer Recharge Element;
4. Conservation Elemeaq
5. Recreation and Open Space Element
6. Housing Element;
7. Coastal Management Element far constal jurisdictions;
8. Intergovernmental Coordination Element and
9. Capital Improvements Element.
The local govamnent may add optional elements (a g., community design,
redevelopment, safety, historical and scenic preservation, and economic).
All local govanments in Southwest Florida have adopted revised plans:
Charlotte County, Punta Gorda
Collier County, Evergledea City, Marco Island, Naples
Glades County, Moore Haven
Hendry County, Clewiston, LaBelle
Lee County, Bonita Springs, Cape Coral, Fort Myers, Fort Myers Beach, Sanibel
Sarasota County, Longboat Rey, North Port, Sarasota, Venice
Page 1
Attachment I
Comprehensive Plan Amendments
A local government may amend its plan twice a year. (Amendments related to
developments of regional impact, certain small developments, compliance agreements,
and the Job Siting Act are not restricted by this limitation.) Six copies of the amendment
are sent to the Department of Community Affairs for review. A copy is also sent to the
regional planning council, the water management district, the Florida Department of
Transportation, and the Florida Department of Environmental Protection.
[s. 163.3184(3xa)]
The proposed amendment will be reviewed by DCA in two situations. In the first, there
must -be a written request to DCA. The request for review must be received within forty-
five days after transmittal of the proposed amendment. (s. 163.3184(6)(a)] Review can be
requested by one of the following:
the local gova nsew tea ammimib the unaKlumak
Mi regional planning eoaneq or..
• ere af>bcted person
In the second situation, DCA can decide to review the proposed amendment without a
request. In that case, DCA must give notice within thirty days of transmittal.
[(s. 163.3184(6)(b)]
Within five working days after deciding to conduct a review, DCA must forward copies
to various reviewing agencies, including the regional planning council. [s. 163.3184(4)]
Regional Planning Council Review
The regional planning council must submit its comments in writing within thirty days of
receipt of the proposed amendment from DCA It must specify any objections and may
make recommendations for changes. The review of the proposed amendment by the
regional planning council must be limited to "effects on regional resources or facilities
identified in the strategic regional policy plan and extra - jurisdictional impacts which
would be inconsistent with the comprehensive plan of the affected local government"
[s. 163.3184(5)]
After receipt of comments from the regional planning council and other reviewing
agencies, DCA has thirty days to conduct its own review and determine compliance with
state law. Within that thirty -day period, DCA transmits its written comments to the local
government.
NOTEt THE ABOVE IS A SIMPLIFIED VERSION OR THE LAW. REFER TO
THE STATUTE (CIL 163, FS) AND THE RULE (9J.11, PAC) FOR
DETAIU
Page 2
Attachment II
SOUTHWEST FLORIDA
REGIONAL PLANNING COUNCIL
COMPREHENSIVE PLAN AMENDMENT REVIEW
1. Local Government Name:
Collier County
Z Amendment Number.
DCA 10-1
3. Did the RPC prepare the Plan Amendment: (YES) (NO)
No
4. Date DCA Notified RPC that Amendment Package was Complete, if Applicable:
February 3, 2010
5. Date Amendment Review must be Completed and Transmitted to DCA:
March 3, 2010
6. Date the Review was Transmitted to DCA:
March 3. 2010
7. Description of the Amendment
1. Petition CP- 2007 -1
This petition is requesting an amendment to the Golden Gate Area Master Plan and
Golden Gate Area Master Plan Future Land Use Man and Man Series to create a Wilson
Boulevard Conditional Uses Subdistrict that will allow a maximum of 40,000 square feet
of permitted and conditional uses provided in the Estates zoning district for the property
located on the southeast comer of Immokalee Road (CR 846) and Wilson Boulevard
The site consists of +/- 5.17 acres.
2. Petition CF- 2007 -3
This petition is requesting an amendment to the GGgIden (}ate Area Master Plan and
Golden Gate Am Mesta Plan Futu m Land Use MAR and Map Series to create the
Mission Subdistrict to allow church and related uses, including schoola, adult care and
child care, and community outreach programs. Tice proposed development will contain a
maximum of 90,000 square feet for the property located on the south side of Oil Well
Road (CR. 858), approximately %. mile west of Everglades Boulevard The subject site
contains +1- 21.72 acres.
3. Petition CP- 2008 -1
This petition is requesting an amendment to the Golden Gate Area Master Plaa and
(nUm Gates Area Master Plan Future Land Use Mar and Man Series. to create an
Estates Shopping Center a maximum of 210,000 square feet of commercial uses
identified in the C -5 zoning district, with a requirement to construct a grocery store, for a
site located on the north side of Golden Gate Boulevard extending from Wilson
Boulevard west to P Street Northwest The subject site contains +/- 40.62 acres.
4. Petition CP- 2008.2
This petition is requesting an amendment to the Golden Gate Area Master Plan and
Golden Gate Ares Master Plan Future Land Use Mai and Um Series, to expand and
modify the Randall Boulevsrd Commercial Subdistrict to allow an additional 370,940
square feet of commercial uses identified in the C-4 zoning district, with exceptions. The
property is located on the south side of Randall Boulevard, extending from 8m Street
Northeast and extends to the west to the canal on the west side of the Big Corkscrew
Island Fire Station.
S. Petition CP- 20084
This petition Is requesting an amendment to the Future Land Use Element and Eg
Land Use Mae and Map Series. to redesignate from the Rural Fringe Mixcd Use District
(RFMUD) Sending Lands to Neutral Lands property located on the east and south sides
of Washburn Avenue, east of the Naples landfill. The subject site contains +/- 28.76
acres.
6. Petition CP- 2008.7
This petition is a staff requested amendment to the Future Land Use Element to add a
new Policy 4.11 pertaining to aligning planning time frames in the County's Growth
Management Plan,
7. Petition CP- 20094
This petition is requesting an amendment to the Future Land Use Element and Future
Land Use May and Man Serie& to create the Dade - Collier Cypress Recreation District
within the Conservation Designation for a site located along the Miami- Dade/Collicr
County border. The subject site consists of +/- 1,608 acres.
8. h the Amendment consistent with the Strategic Regional Poilry Plan:
1. Petition CP- 2007 -1
This amendment was originally submitted for 40,000 square fed of commercial usa
allowing the land uses in the County's C-1 through C -3 zoning districts. The request was
reviewed by the County staff and found not to be needed in the area since there were
significant existing lands in the planning area that would allow commercial development
The petitioner submitted new subdistrict text language to replace the original request with
the some amount of square footage of commercial uses, but allowing conditional uses of
the E- Estates zoning district Tae petitioner submitted no new needs analysis or other
data to support the modified petition. The County staff found that the requested change
was not supported and recommended not to approve the request
Council staff reviewed the proposed amendment and the data and analyses provided in
the petition and finds that the proposed commercial development does not have the
magnitude, location or character to be regionally significant Council staff supports the
County staff position, that there is enough commercial development in the planning area
and therefore the change is not needed at this time. The request is therefore found by
Council staff as not consistent with the SRPP.
2. Petition CP- 2007 -3
At the Collier County Planning Commission (CCPC) meeting, the petitioner submitted
changes to the original amendment that removed references to commercial uses from the
requested new Mission Subdistrict that was intended to allow a church and related uses,
including schools, adult tie and child care, and community outreach programs. The
CCPC approved the request subject to County staff prepering the appropriate text — as a
new subdistrict or as a new exception to be listed under the existing Conditional Uses
Subdistrict After discussions with the County Zoning and Land Development Review
personnel, the County staff could not determine a clear range of proposed uses that would
be allowed under the "church" use, therefore County staff requested that the petitioner
submit a request for an Official Interpretation so that a determination could be made as to
the appops do land development process that should be used.
Subsequent to the CCPC hearing, the petitioner submitted a revised cover letter that
included new Subdistrict text, which was the same as recommended by the CCPC. The
petitioner had not been through the Official Interpretation_. process to make a
determination as to the appropriate land use process to use and therefore County staff did
not recommend transmittal at this time.
Council staff reviewed the propped amendment and the data and analyses provided in
the petition and finds that the proposed church development does not have the magnitude,
location or character to be regionally significant Council staff supports the County staff
position, that a final determination as to the appropriate land development process should
be finalized prior to the approval of any Comprehensive Plan amendment If the
proposed amendment goes through the Official Interpretation process and it is found by
the County to require an amendment, Council staff has no objection to the requested
amendment, however, based on the submitted information it appears that the petitioner
has not completed the land use review process. Therefore, Council staff finds the petition
procedural and not consistent with conditions with the SRPP.
3. Petition CP- 2003.1
Based on the County staff report, this proposed development has gone thru some
changing parameters as it was reviewed by the CCPC and the petitioner worked with the
County. During the public input portion of the meeting, several people stated local
concerns about the development, mostly dealing with increased traffic, consistency with
the rural character of the arcs. whether theft was enough population to support the
development, and whether theta would be disruptions in the quietness of the area.
After the CCPC meeting, the petitioner reduced the size of the proposed development
from 225,000 square fed to 210,000 square feet, increased buffers, and increased
building setbacks In addition, the petitioner submitted additional data and analyses that
dealt with the 'Steed' for the proposed amendment and submitted additional data and
analysis to address HB 697, which pertains to energy conservation and efficiency.
Based on the additional information, County staff concluded that the project would likely
reduce vehicle trips traveled by providing commercial and employment opportunities
proximate to the area's residents. Council staff agrees the County staff's observations.
Given the information available in the County's submittal, Council staff has reviewed the
proposed amendment request and funds it not regionally significant due to its sub-
threshold magnitude, location and character. Council staff believes that given its location
in the County, it would help provide employment opportunities and reduce tntlTc on the
adjacent road network Council staff also finds that the proposed development, given
the development parameter conditions being placed on the development by the petitioner
and County is consistent with the SRPP.
4. Petition CP- 2003 -2
At the CCPC meeting, the petitioner proposed changes to the requested amendment to
reduce the size of the development from 431,950 square feet to 411,950 square feet
(finally per the County summary document to 370,950 square feet), increase the Randall
Boulevard Center PUD from 21,000 square foot to 31,000 square feet, and provided
additional data and analyses. The CCPC recommended thal County staff
recommendations and text relating to the proposed project's allowable square feet
figures, the C4 zoning district, and the discontinuance of the of the Corkscrew Island
Fire Station and Florida Division of Forestry Fire Tower be approved
Subsequent to the CCPC meeting, the petitioner provided additional-data and analysis
concerning the "need" for the commercial development and additional data concerning
the requirements of HB 697. County staff expressed concerns about the "needs"
information that was submitted, which dealt mainly with petitioner's conclusions reached
about a grocery use as part of the development proposal, yet the proposed subdistrict text
did not requite a grocery store. The County staff was concerned because the petitioner
claimed that the grocery store would reduce vehicle trips and provide employment
opportunities for the area's residents. Based on the information submitted, the County
staff expressed concerns as to its accuracy.
Based on the County staff report, the proposed amendment would allow a development
that would result in the following County findings:
I) The proposed site specific commercial amendment is a departure from the
residents' established vision for Golden Gate Estates;
2) The Golden Gate Area Master Plan (GGAMP) limits new commercial projects
in the Estates to uses generally found in the C -1 through C -3 zoning districts
of the Collier County LDC, which are intended to serve the basic shopping
needs of the ant's residents;
3) Approval of the proposed subdistrict circumvents the master planning process
and limits public involvement
4) The proposed development will most likely alter the semi -rural character of
the Estates melt by increasing noise; light, and ftfflc;
5) The intensity and scale of the proposed development is consistent with
commercial intensities found in urban areas;
6) The pmject's Primary Trade Area (PTA) and Secondary Market Area (SMA)
has been identified for a demand for community commercial serving uses in
2010 of about 8,714 square feet, increasing to approximately 195,034 square
feet by 2030. (ft should be noted that 210,000 square feet of community
commercial land uses are proposed in CP 2008 -1 as seen above.);
7) The petitioner's market analysis identified that in the proposed project's PTA
and SMA approximately 473,963 square fect of community center
commercial land uses could be supported. However, the analysis did not less
out the already approved community commercial supply of 200,000 square
feet on 44 acres in the Grange Blossom Ranch PUD;
8) The CIGM identifies a deficit of community commercial land uses in the
Estates and Rural Settlement Area will exist in year 2010 in the amount of
63,817 square feet and Increase to 412,216 square feet by btilidout. However,
this deficit does not take into account the potential commercial square footage
supply in the pending Big Cypress DRI, which is located approximately 6
miles from the proposed project site. The proposed DRI is likely to provide
commercial and employment opportunities to residents residing in the eastern
areas of the Estates;
9) No significant public facility impacts, except those related to the
transportation network are expected to occur as a result of the approval of this
amendment;
10) Approval of this request to add 390,959 square feet of commercial uses at the
subject location may be deemed consistent with Policy 5.1 of the
Transportation Element of the Growth Management Plan, if the mitigation is
approved by the BoCC;
11)The project consists of assembled properties that can accommodate
community commercial uses. County staff is aware of no other assemblage in
the Estates designated lands, except for land contained in the GMPA CP
2008 -1 and the Change Blossom Ranch 200,000 square feet;
12) The project will be served by central water and sewer,
13) The site has access to Randall Boulevard, a collector road that will eventually
become a 4 -land divided highway; and
14)All development in this Subdistrict will be subject to lighting requirements
found in Policy 5.1.1.
Given the information available in the County's submittal, Council staff-has reviewed the
proposed amendment request and finds it not regionally significant due to the fact the
proposed development allowed by this amendment Is just below the DRI threshold and
therefore does not have the magnitude, location and character to be significant. Council
staff agrees with the County staff that this project is not consistent with the Golden Gate
Arm Master Pin and there is no " need' for a project of this size at the current time.
Council staff finds that the proposed development, given the development location and
character concerns of the project, is not consistent with the SRPP
S. Petition CP- 2008 -4
Based on the County staff report, the original Rural Fringe Mixed -Use District (RFMUD)
designations were based upon landscape scale analysis. Since then, proposals for re-
designation have relied on site-spmfflc environmental findings in order to demonstrate
different site characteristics. According to County staff this amendment petition provided
data and analysis that the subject site's specific environmental conditions supports the
redesignation and the impacts to the County's Transfer of Development Rights (TDR)
program will be minimal.
The site will be subject to all growth management plan requirements and limitations of
the Neutral Lands designation, including the native vegetation preservationtretention
requirements of the Conservation and Coastal Management Element (CCME). These
requirements will be calculated at the time of any Conditional Use review by the County.
The southerly property boundary coincides with the current boundary recommended by
the Wilson/Benfield Corridor Study for finura road rights -of -way, in accordance with the
County's Long Range Transportation Plan (LRTP). The site is recommended to be
reserved for right -of -way at the time of Conditional Use review by the County.
Given the information available in the County's submittal, Council staff has reviewed the
proposed amendment request and finds it not regionally significant due to the fact the
proposed change will have minimal environmental impacts to the area and does not have
the magnitude, location and character to be significant. Council staff finds that the
requested land use change is procedural and given the location and character of the site,
the amendment is consistent with the SRPP
6. Petition CP- 2008 -7
As part of the 2006 cycle of GMP amendments, the County staff proposed numerous
amendments to the GMP, inchding amendments to the Transportation Element to change
the year from 2025 to 2030 on the following maps: TR -I, 2030 Long Range Financially
Feasible Map; TR 2, 2030 Long Range Needs Msp; and TR3A, 2030 Functional
Classification Map. The date revisions were proposed so as to extend the planning period
for the Transportation Element from the year 2025 to 2030, based upon the long range
transportation planning update by the Metropolitan Planning Organization (MPO).. The
Board of County Commissioners approved the transmittal of that petition to DCA.
When DCA rendered it Objections, Recommendations and Comments (ORC) Report in
2008, it included an Objection to this date extension because they stated that the County
did not have a consistent time fame and provided several examples in the
Comprehensive Plan that had different planning horizons. Pursuant to Rule 9-
J5.005(Sx4 F.A.C., the requited elements and any optional elements shall be consistem
with each other and where data ate relevant to several elements, the same data shall be
used, including population estimates and projections and public facility analysis.
In 2008, the Board of County Commissioners had three options: 1) Adopt the proposed
amendment as transmitted and see if the DCA would End it not in compliance with State
law; 2) Adopt the proposed amendment as transmitted and adopt a new policy
committing to conducting future studies to assess adequacy of land availability
(especially non residential) to support the necessary firttae population in the County to
coincide with long term transportation maps, water and wastewater plans, rho RLSA
program, etc.; or 3) not adopt the proposed amendment. The Board chose option #3.
Since the net Evaluation and Appraisal Report (EAR) is due from the County on January
1, 2011 and this 2007 -2008 cycle of GMP amendments is slated for adoption in July
2010, only five months prior to the EAR, County staff proposed the new Policy 4.11,
which commits to addressing this Issue through the EAR and the EAR -based amendment
process Council staff has reviewed the proposed policy and agrees and supports the
Board of County Commission and County staff that this issue is best addressed through
the proposed policy. Council staff therefore Ends that the proposed amendment is
procedural, not regionally significant, and consistent with the SRPP.
7. Petition CP- 20094
The subject site contains approximately 1,608 acres of land and islocated on Miami -
DadelCollier County line north of US 41 and south of the runway of the Dade - Collier
Training and Transition (TNT) Airport and is within the Big Cypress Nation Preserve,
which is an Arco of Critical State Concern (ACSC). The subject site comprises a portion
of 24,000 acrd that is owned by Miami -Dade County, inclusive of the TNT Airport
The Big Cypress National Preserve was authorized by an act of congress on October 11, 1974
(Public Law 93440) and had a surrounding boundary that included 582,000 acres of land. The
act was amended on April 29, 1988, when Congress passed the Big Cypress National Preserve
Addition Act (Public Law 100 -301). The amendment was known as the Addition Act because it
expanded the size of the original preserve by about 147,000 awes. Since the enlargement of the
preserve, the expansion area has been rcferrod to as the Addition.
in 1991, the National Park Service (NPS) finalized the General Management Plan for the
Preserve. That plan addressed only the original Preserve and contained no guidance for the
Addition arm
The NPS began administration of the Addition in 1996. Since that time, the Addition has been
closed to public recreational motorized use and hulling, with the only permitted public uses being
pedestrian and bicycling woes and camping.
The subject lands are designated Conservation and is in the ACSC Overlay on the
Countywide Future Land Use Map (PLUM) of the Collier County Growth Management
Plan (GMPN At the present time, there are no Districts or Sub - districts in the land use
designation.
This amendment seeks to amendment the Future Land Use Element (FLUE) and the
FLUM of the GMP to create the " Dade - Collier Cypress Recreation Area District" within
the Conservation Designation to allow for a variety of outdoor recreation activities,
including ttaib for the operation of off-highway vehicles (OHVs). An OHV is defined in
Section 261.03(6) of the Florida Statutes as any all terrain vehicles (ATV) , or off
highway motorcycle (OHM) that is used off the roads or highways of this State and that
is not registered and licensed for highway use under Chapter 320 of the Florida Statutes.
As proposed, the Dade - Collier Cypress Recreation Area District would be owned by
Miami -Dade County and includes lands south of the TNT runway that has wetlands,
cypress and hardwood forests, and five man -made lakes. The primary purposed of the
new District would be to enhance the existing natural resources while providing for an
appropriate level of recreational uses beneficial to the County and region.
The new District would allow with limitations a visitors' center building for
administrative offices, orientation area, meeting room, and restrooms that would not
exceed 2,400 square feet; a parting lot limited to a capacity of 80 passenger vehicles and
associated nailer; primitive camping; recreation vehicle camping; fishing pier and
docks; multi -use trails for pedestrians and bicycles; wildlife viewing platforms and
overlook; archery range; off highway vehicles (OHV) trails; and other uses as allowed in
the Conservation designation. As proposed, development within the district except for
trails, may be concentrated on already disturbed areas along the westcm portions of the
site.
As presently proposed, the drainage and stormwater management systems for the
proposed district may be designed to be compatible with environmental site assessments,
development and mitigation strategies, environmental enhancements and regulatory
requirements. Site development may restore/realign existing trails previously created by
swamp buggies that traverse the site primarily in an east /west direction. Lake edges may
be improved with a shallow littoral zone where determined appropriate.
At the time of rezoning of the property, an adaptive comprehensive management plan
addressing the use of OHVs shall be provided that includes. OHV uses as defined in F.S.
261.03 and 261.20 for operation of OHVs on public land. These specifications may
address vehicle and tiro size, noise control, prohibition of certain OHV and prohibition of
devices affixed to tires; provision of inspection program of vehicle registration program;
provisions of demarcated site boundaries; definitive location of all proposed uses;
development intensity limitations; and monitoring provisions to ensure OHV compliance.
The subject site was recommended by the Mlaml -Dade County Park and Recreation
Departrnenrt August 2007 study entitled, "Off- Highway Vehicle Trail Feasibility Study."
This study evaluated 23 sites for potential firtare OHV usage and selected five sites,
including the subject site for finther investigation. The study fot_md the land surrounding
the TNT Airport as the mod viable long -term option of the five sites — pert because it is
already owned by Miami -Dade county. Additionally, Collier County Resolution No. 09-.
144 was approve by the Board of County Commissioners on June 9,2009 and directs the
County Manager or his designee to support the establishment of the proposed recreation
area. identify the applicable planning and development approvals necessary for the
development of the recreation area, and assist with coordinating input from the applicable
regulatory agencies.
Council staff has reviewed the proposed amendment and finds that the proposed site
development is regionally significant in that the lands impacted by this amendment is
located adjacent to the County line between Dade and Collier Counties on the west end.
In addition, the proposed facility will attract users from outside the region that will result
in an increase of site-specific traffic and will impact regional environmental resources
that will affect the Everglades.
Council staff is concerned that the proposed recreational development of the subject site
as described in the proposed amendment could negatively impact the Everglades
Restoration effbrt. The Federal and State government and associated regulatory agencies
have approved specific projects in the Restoration Plan that are intended to improve the
natural stormwater shed flow in the Big Cypress and thereby improve the overall
environmental condition of the Everglades.
Specifically, a project proposed for Water Conservation Area 3 and called the
"Decompartmentalization and Sheetflow Enhancement Project" will fill Canal L28
located to the east of the subject site. According to the South Florida Water Management
District stall; this restoration project could potentially change the sheetflow
characteristics on the subject site and make the area much wetter in the future that it is
presently. This restoration project has the potential to hinder the proposed recreational
uses planned for the site and thereby render it mostly useless for OHV recreational
purposes in the tLture.
Because of the Everglades Restoration projed and potential impacts to the environmental
resource of the Big Cypress National Preserve and Everglades a previously discussed, Council
staff finds that the proposed amendment is not consistent with the SRPP and would emphasize
resource preservation, reswradoo, and resetacb while providing IMted recreational opportunities
with limited facilities and support. In order to be consistent with the SRPP the subject site should
provide the maximum amount of conservation, no OHV use, and minimal new facilities for
visitor contact along the US 41 corridor.
T'he key impacts of implementing this would include moderate, long-term, beneficial, and
widespread impacts on surface water flow and water quality including maintenance of sheet flow
dynamics of the natural Big Cypress Swamp landscape; long -term, moderate, beneficial and
potentially and wide impacts on the reduction of the introduction of known and new exotic I non-
native plants and animals; long -term, moderate to significant, beneficial impacts on (likely to
positively affed) the Florida Panther, long-term, moderate to significant, beneficial impacts on
(likely to positively affect) the Radvockaded Woodpecker population; long -tens, minor to
moderate, adverse impacts on major game special; long -term. modaatq beneficial and adverse
area wide impacts on wilderness resources and values•, Ion -term, moderate, beneficial and
adverse impacts on visitor use ad expedcom
In addition, this alternative will reduce localized terrain akeratioq and exposure of marl and sandy
soils creating rutted channels fa more rapid water flaw, reduce significant long -term, moderate
to severe, adverse impacts on the Florida Black Bear, reduce introduction of human waste, trash
and other debris; reduce long -tam, moderate to severe adverse impacts on (likely to adversely
affed) the Wood Stork and other wading birds species; reduce long -tam, moderate to severe,
adverse impacts on (likely to adversely affect) the Big Cypress Fox Squirrel; reduce increased
negative human - wildlife interactions resulting in management and complaint issue; and reduce
the potential for an increase In inappropriate public land use for dumping and resource harvesting
of ram and endangered plants.
9. Applicable Strategie Regional Polley Plan Goals, Strategies and Actions:
1. Petition CP- 2007 -1
Livable Communities
Goal 2: Southwest Florida will develop (or redevelop) communities that an livable
and offer residents a wide range of housing and employment opportunities.
Strategy: Develop livable, integrated communities that offer residents a high
quality of life.
Action 1: Encourage programs that promote inilll development in urban areas
to maximize the efficient use of existing infrastructure.
Economic Infrastructure
Goal 1: A well- maintained social, health, and educational infrastructure to support
business and industry.
Strategy: Ensure the adequacy of lands for commercial and industrial centers,
with suitable services provided.
K'
Action 2: Identify existing urban lands and transportation corridors for
development or redevelopment, and ensure adequate access and
services are provided.
Action 3: Include in planning efforts the recognition of lands with natural
capacity, accessibility, previous preparation for urban purposes, and
adequate public facilities.
2. Petition CP- 2007 -3
Livable Communities
Goal 2. Southwest Florida will develop (or redevelop) communities that are livable
and offer residents a wide range of housing and employment opportunities.
Strategy: Develop livable, integrated communities that offer residents a high
quality of life
Action l: Encourage programs that promote infill development in urban
areas to maximize the efficient use of existing in>iastructure.
Action 2: Work with local governments to promote structures and
developments that combine commercial and residential uses as a
means, of providing housing that is aHbrdable and near
employment opportunities
Economic Infrastractore
Goal 1: A well- maintained social, health, and educational infrastructure to support
business and industry.
Strategy: Ensure the adequacy of lands for commercial and industrial centers,
with suitable services provided.
Action 2: Identify existing urban lands and transportation corridors for
development or redevelopment, and ensure adequate access and
services am provided
Action 3: Include in planning efforts the recognition of lands with natural
capacity, accessibility, previous preparation for urban purposes, and
adequate public facilities
3. Petition CP- 2008.1
Livable Communities
Goal 2: Southwest Florida will develop (or redevelop) communities that are livable
and offer residents a wide range of housing and employment opportunities.
Strategy: Develop livable, integrated communities that offer residents a high
quality of life
Action 1: Encourage programs that promote infill development in urban
area to maximize the efficient use of existing inliashucture.
Action 2: Wort with local governments to promote structures and
developments that combine commercial and residential uses as a
means of providing housing that is afrordable and near
employment opportunities.
Economic Infrastructure
Goal 1: A well - maintained social, health, and educational infrastructure to support
business and industry.
Strategy: Ensure the adequacy of lands for commercial and industrial centers,
with suitable services provided.
Action 2: Identify existing urban lands and transportation corridors for
development or redevelopment, and ensure adequate access and
services are provided
Action 3: Include in planning efforts the recognition of lands with natural
capacity, accessibility, previous preparation for urban purposes, and
adequate public facilities.
4. Petition CP- 2003 -2
Livable Communities
Goal 2: Southwest Florida will develop (or redevelop) communities that are livabk
and offs residents a wide range of housing and employment opportunities.
Strategy: Develop livable, integrated communides that offer residents a high
quality of life
Action I.- Encourage programs that promote Mll development in urban
areas to maximize the efficient use of existing Infrastructure,
Action 2: Work with local governments to promote structures and
develo; I that combine commercial and residential uses as a
means of providing housing that is affordable and near
employment opportunities
Economic Infrastructure
Goal 1: A well - maintained social, health, and educational infrastructure to support
business and industry.
Strategy: Ensure the adequacy of lands for commercial and industrial centers,
with suitable services provided.
Action 2: Identify, existing urban lands and transportation corridors for
development or' redevelopment, and ensure adequate access and
services are provided
Action 3: Include in planning efforts the recognition of lands with mural
capacity, accessibility, previous preparation for urban purposes, and
adequate public facilides.
S. Petition CP- 2003.4
Livable Communities
Goal 2: Southwest Florida will develop (or redevelop) communities that am livable
and offer residents a wide range of housing and employment opportunities.
Strategy: Develop livable, integrated communities that offer residents a high
quality of life
Action l: Encourage programs that promote infill development in urban areas
to maximize the efficient use of existing infrastructure.
12
Action 2: Work with local governments to promote structures and
developments that combine commercial and residential uses as a
means of providing housing that is affordable and near
employment opportunities.
Economic Infrastructure
Goal 1: A well - maintained social, health, and educational infix tr cture to support
business and industry.
Strategy: Ensure the adequacy of lands for commercial and industrial centers,
with suitable services provided.
Action 2: Identity existing urban lands and transportation corridors for
development or redevelopment, and ensure adequate access and
services are provided
Action 3: Include in planning efforts the recognition of lands with natural
capacity, ability, previous preparation for urban purposes, and
adequate public fscilitles.
Action 5: Review proposed development for increased densities and infill in
suitable urban areas.
6. Petition CP- 2008 -7
Livable Communities
(foal 3: A stable economy based on a continuing excellent quality of life.
Strategy: Streamline regulatory processes to avoid delays for new or expanding
businesses, provided safety, health, and environmental requirements
are met
Action 1: Encourage local governments to expedite the permitting process
and to assist businesses in permitting and licensing matters.
Action 2: Cooperate with local governments, public agencies, environmental
groups, and business groups to review permitting and licensing
processes, foment, and related aspects for efficiency and
standardization.
7. Petition CP- 2009-1
Livable Communities
Oosl 4: Livable communities designed to improve quality of life and to provide for
the sustainability of our natural resources.
Strategy: Promote through the Council's review roles community design and
development principles that protect the Region's natural resources and
provide for an improved quality of life.
Action 8: Working with all levels of government within Southwest Florida
actively plan for lands that have been acquired for natural resource
purposes to be maintained and managed to preserve their
environmental integrity.
Action 9: Insure that opportunities for governmental partnerships and
publielprivate partnerships in preserving wildlife habitats are
maximized
13
Regional Cooperation
Goal s: EBbetive resource management is maintained across the borders of
sovereign public agencies.
Strategy: All plans concerning the same resource shall have as objectives the
same effective results
Action 4: The SWFRPC will promote state, regional and local agencies to
consider lands identified as priority one habitat south of the
Caloosahatchoe River and areas formally designated as critical
habitat for the Florida Panther to be incorporated in the agency's
natural resource management programs and provide
intergovernmental coordination for the implementation of
management practices that, based on existing data, would be
expected to result in maintaining habitat conditions for the panther.
Action 7: The SWFRPC will continue to coordinate with the entities of the
South Florida Ecosystem Restoration Task Force Working Group in
their restoration efforts.
10. The of ccb of the Proposed Amendment on Regional Resources or Facilities Identified
in the Strategle Regional Polley Plant
1. Petition CP- 1007 -1
The proposed development that would result if this requested amendment is approved is
below regionally significant thresholds and therefore will not have significant impact on
regional iesources due to its magnitude, location or character. The need for additional
- commercial development in this planning area of the County was not finalize with
County staff by the petitioner. Council staff supports the County finding that the
proposed amendment is not needed at this time.
2. Petition CP- 2007 -3
The proposed development that would result if this requested amendment is approved is
church related and the land used currently planned for the site will not have significant
impacts on regional resources due to its minimal magnitude, location and character. The
County and petitioner have not finalized the process that is required for approval at this
time.
3. Petition CP- 2008 -1
The proposed development that would result if this requested amendment is approved is
below regional significant thresholds and therefore will not have significant impact on
regional resources due to its magnitude, location or character. The need for additional
commercial development in this planning area of the County was provided by the
petitioner and the County staff determined that the proposed development will provide a
reduction of vehicle trips and increased employment opportunities in a part of the County
where commercial development is needed Council staff supports the County fording that
the proposed amendment will assist in the improvement of the employment situation in
the County and reduce vehicle trips into the urbanize portion of due County.
14
4. Petition CP- 200E -2
The proposed development that would result if this requested amendment is approved is
just below regionally significant thresholds for a DRI and therefore will not have
regionally significant impact on regional resources due to its magnitude, location or
character. The need for additional commercial development in this planning area of the
County was not finalized by the petitioner with the County staff. Council staff supports
the County finding that the proposed amendment Is not needed at this time.
S Petition CP -2008 4
This proposed amendment is a procedural request that will redesignate the subject site.
The impacts to the County's TDR program will be minimal. Tho land use designation
change for the site will not have significant impacts on regional resources due to it's to
the change.
6. Petition CP- 200E -7
This proposed amendment is a procedural request that the County staff requested
pertaining to aligning planning time flames in the County's Growth Management Plan.
The requested amendment will have no effect on the regional resources or facilities
identified in the Strategic Regional Policy Plan
7. Petition CP- 2009 -1
This amendment, if approved, will result in the creation of the Dade- Callier Cypress
Recreation District within the Conservation designation identified in the County FLUE
and shown on the FLUM for a site located along the Miami- DadelCollier County border.
Due to the magnitude, location, and character of this amendment, it has the potential to
have significant impacts on regional resources and facilities that are identified in the
Strategic Regional Polley Phan. The subject request will have impacts on the Everglades
Restoration effort and potentially, the subject site could be impacted by the
"Decompattmeatalization and Sheetflow Enhancement Project" that will fill Canal L28
located to the east of the subject site. This pmjcet could render the property useless for
the intended recreational uses in the future.
11. Extra- Jurlsdictional Impacts that would be Inconsistent with the Comprehensive Plan
of the Affected Local Governments
1. Petition CP 2007 -1
The development that would result if the proposed amendment is approved would not
have extra-jurisdictional impacts that would be inconsistent with the County's
Comprehensive Plan. The proposed amendment would allow commercial development
that was not shown to be needed at this time in the planning area of the County. -
2. Petition CP- 2007 -3
The development that would result if the proposed amendment is approved would not
have extra jurisdictional impacts that would be inconsistent with the County's
15
Comprehensive Plan. The proposed amendment would allow a church development
that is service oriented. The final land uses and the process to be utilized for approval
of the project does not seem to be finalized at this time, therefore this amendment is a
procedural matter.
3. Petition CP- 2008 -1
The development that would result if the proposed amendment is approved would not
have extra - jurisdictional impacts that would be inconsistent with the County's
Comprehensive Plan. The proposed amendment would allow commercial development
that was shown to be needed in the subject planning area of the County.
4. Petition CP- 2008 -2
The development that would result if the proposed amendment is approved has the
-potential to have extro jurisdictional impacts that would be inconsistent with the
County's Comprehensive Piam Transportation impacts from 'a project this size could
impact the regional roadway network without proper mitigatiom The proposed
amendment due to its magnitude was identified by the County staff to exceed the need
In the subject planning arcs of the County. Council staff found that the project Is
inconsistent with the SRPP doe to the lack of need for the project based on the County
staff analysis.
S. Petition CP- 2008.4
This proposed amendment is a procedural request that will redesignate the subject site.
This change will not have extra jurisdictional impacts that would be inconsistent with
the Comprehensive Plan of the affected local government.
6. Petition CP- 2008 -7
This proposed amendment is a procedural request that the County staff requested
pertaining to aligning planting time Names in the County's Growth Management Plam
The requested amendment will have no effect on extra - jurisdictional impacts that would
be inconsistent with the Comprehensive Plan of the affected local government
7. Petition CP- 2009-1
If as proposed amendment is approved as planned, the recreation facilities will result in
impacts that would be inconsistent with the County's Comprehensive Plana The
proposed amendment would allow recreational facilities that woul d negatively impact
rue and endangered species located in the Big Cypress National Preserve, hinder the
Everglades restoration effort, reduce conservation lands in the region, and potentially
result in significant impacts on U.S. 41 ftom areas external to the region.
16
Analysis of the effects on the proposed amendments on the following issues to the extent
they are addressed In the Strategic Regional Policy Plan on:
12. Compatibility among local plans including• but not limited to, land use and
compatibility with military bases:
1. Petition CP- 2007 -1
If approved, this amendment will result in commercial development that has not been
shown to be needed and is therefore inconsistent with the local plans. The proposed
amendment will provide for commercial development at a location that will is not
currently approved for commercial. but because of its minimal magnitude and
character, it will not have significant regional impacts. The proposed amendment will
not impact any military bases.
L Petition CP- 2007 -3
If approved, this amendment will result in church development that may be consistent
with the local plans when the final land uses and the process for review are completed.
T1* proposed amendment will provide for a development at a location that will is not
currently approved for the land use proposed, but because of its minimal magnitude and
character, it will not have significant regional impacts. The proposed amendment will
not impact any military bases.
3. Petition CP- 2008 -1
If approved, this amendment will result in commercial development that has been
shown to be needed and is therefore consistent with the local plans. The proposed
amendment will provide for commercial development at a location that will is not
currently approved for commercial, but because of its subthreshold magnitude,
location, and character of the project, it will not have significant regional impacts. The
proposed amendment will not impact any military bases.
4. Petition CP- 2008 -2
If approved, this amendment will result in commercial development that has not been
shown to be needed and is therefore inconsistent with the local plans. The proposed
amendment will provide for commercial development at a location that will is not
currently approved for commercial and because is just below DRI- magnitude and
because of its location and character, it will have significant but not regional impacts.
The proposed amendment will not impact any military bases.
S. Petition CP- 2008-4
This proposed amendment is a procedural request that will redesignate the subject site.
This change will not have extra jurisdictional impacts that would be inconsistent with
the Comprehensive Plan of the affected local government The proposed amendment
will not impact any military bases.
17
6. Petition CP- 2008.7
This proposed amendment is a procedural request that the County staff requested
pertaining to aligning planning time fiance in the Cotmty's Growth Management Plan.
The requested amendment will have no effect on compatibility among local plans. The
proposed amendment will not impact any military bases.
7. Petition CP -2009 I
If approv4 this amendment will result in a recreational facility that has not been which
result in significant environmental and infmshucture impacts that would be inconsistent
with the local plans. The proposed amendment will provide for human activities at a
location that is intended as a conservation area This action will significantly impact
wildlife and vegetation, water resources, and roadways. The proposed amendment will
not impact any military buses, but may have negative impacts on the wdsting TNT
• airport that is adjacent and to the north of the proposed facilities.
13. Impatts to sipilfeant regional resources and facilities identified in the Strategic
Regional Policy Play includin& but not halted top impacts on groundwater recharge
and the availability of water soppiyt
1. Petition CP- 2007 -1
If approved, this amendment will result in an increase in development and thereby
result in more impervious surfaces in the planning area. This action will reduce the
groundwater recharge on the subject site, but because of the minimal magnitude,
location, and character of the proposed development, the requested amendment will not
have significant impacts on regional resotuca.
2. Petition CP -2007 3
If approved; this amendment will result In an increase In development and thereby
result in more impervious surfaces in the planning area This action will reduce the
groundwater recharge on the subject site, but because of the minimal magnitude of the
proposed development, the requested amendment will not have significant impacts on
regional resources.
3. Petition CP- 2008.1
If approved, this amendment will result in an increase in development and thereby
result in more impervious surfaces in the planning area This action will reduce the
groundwater recharge on the subject site, but because of the sub - threshold magnitude,
location and character of the proposed development, the requested amendment will not
have significant impacts on regional resources.
d. Petition CP- 2008 -2
If approved, this amendment will result in an increase in development and thereby
result in more impervious surfaces in the planning area This action will reduce the
groundwater recharge on the subject sits Because of the magnitude, location, and
character of the proposed development, the requested amendment will have significant
Is
impacts on County resource, but does not reach the level of development to have
significant impact on regional resource. Because the proposed. development that
would result from this amendment was determined to exceed the need is the subject
planning area, the potential impacts on regional resources will not be addressed at this
time.
S. Petition CP- 20084
This proposed amendment is a procedural request that will redesignate the subject site.
This change will not have impacts to significant regional resources and facilities
identified in the Strategic Regional Policy Plan. The propose change is base on
environmental analyses provided by the County. The requested amendment will not
result in regional impacts to groundwsw recharge or availability of water supply in the
subject County.
6. Petition CP- 2008 -7
This proposed amendment is a procedural request that the County staff requested
pig to aligning planning time frames in the County's Growth Management Play
The requested amendment will have no ef%d on significant regional resources or
facilities that are identified in the Strategic Regional Policy Plan, inchuft impacts on
groundwater recharge and the availability of water supply.
7. Petition CP- 2009.1
If approved, this amendment will result in an increase in development on th"te and
thereby result in more impervious surfaces in an area of the County. The subject site
will be subject to increased sheetfiow in the Rrnne in order to provide for the
Everglade restoration. The proposed amendment will allow development that will
potentially impact regional resources and facilities by placing recreational facilities on a
site that will be impacted by future Everglades Restoration improvement projects. The
Federally and State approved "Decompartrnentaliution and Sheetflow Enhancement
Project," which is part of the Everglades Restoration Plan, will be constructed east of
the proposed project and has the potential to produce sheetflow across the entire site.
Based on the construction of this protect and the intended stormwater management
results, the requested amendment will have significant impacts on regional resources
and facilities by placing development activities on the site.
14. Affordable housing issues and designation of adequate sites for affordable housing.
1. Petition CP- 2007 -1
The proposed amendment will not have significant regional impacts on affordable
housing in the County. The development that would result from the proposed
amendment would be located in a part of the County where sufficient affordable
housing is available due to the current economic situation of southwest Florida
19
2. Petition CP -20074
The proposed amendment will not have significant regional impacts on affordable
housing in the County. The, development that would result from the proposed
amendment would be located in a part of the County where sufficient affordable
housing is available due to the current economic situation of southwest Florida.
3. Petition CP- 2003 -1
The proposed amendment will not have significant regional impacts on affordable
housing in the County. The development that would result fiom the proposed
amendment would be located in a part of the County where sufficient affordable
housing is available due to the current economic situation of southwest Florida
4. Petition CP- 2003 -2
•The proposed amendment will not have significant regional impacts on affordable
housing in the. County. The development that would result from the proposed
amemimcnt would be located in a part of the County where sufficient affordable
housing is available due to the current economic situation of southwest Florida
S. Petition CP- 2003 -4
The proposed amendment will not have significant regional impacts on affordable
housing in the County. The proposed amendment is procedural and will not result in
regionally significant impact to affordable housing availability in the County.
6. Petition CP- 2003 -7
This proposed amendment is a procedural request that the County staff requested
pertaining to aligning planning time flames in the County's Growth Management Plan.
The requested amendment will have no effect on affordable housing availability in the
County.
7. Petition CP- 2009 -1
The proposed amendment will not have significant regional impacts on affordable
housing in the County. The proposed development proposed the subject site will not
produce an activity that will result in the need for affordable housing.
13. Protection of natural mources of regionally significance IdentfIIed in the Strategic
Regional Polley Plan including, but limited to, protection of spring and groundwater
resommm and recharge potentiah
1. Petition CP- 2007 -1
The commercial development that would result from this amendment does not have the
magnitude, location or character to significantly impact regional natural resources,
recharge potential or groundwater resources. These are no springs requiring protection
on or near the subject site.
2. Petition CP- 2007 -3
20
The proposed development that would result from this amendment due to its minimal
magnitude, location and character will not significantly impact regional natural
ncsources. The proposed development will have minimal impacts on recharge potential
or groundwater resources. Them are no springs requiring protection on or near the
subject site.
3. Petition CP- 2008 -1
The commercial development that would result from this amendment does not have the
nurgoitude, location or character to significantly impact regional natural resources,
recharge potential or groundwater resources. That are no springs requiring protection
on or now the subject site.
4. Petition CP 2008 -2
•The commercial development that would result from thin amendment will have
sigt»frcant Impacts on County resource, but because the proposed development will be
below DRI levels it will not have the magnitude, location or character to significantly
impact regional natural resources, recharge potential or groundwater resources. Theis
am no springs requiring protection on or near the subject site.
S. Petition CP- 2008 -4
This proposed amendment is a procedural request that will redesignate the subject site.
This change will not have Impacts to significant regional natural resources identified in
the Strategic Regional Policy Plan. The propose change is base on environmental
analyses provided by the County. The requested amendment will not result in regional
impacts to groundwater resources or recharge potential in the County. There are no
springs requiring protection on or near the subject site.
6. Petition CP- 2008 -7
This proposed amendment is a procedural request that the County staff requested
pertaining to aligning planning time frames in the County's Growth Management Plan.
The requested amendment will have no effect on protection of natural resources of
regional significance identified in the Strategic Regional Policy Plan, including springs,
groundwater resources, or recharge poteaBaL
7. Petition CP- 2009 -1
The proposed construction of the recreation faatltties planned for the subject site that
would result from this amendment will impact the protection of regionally significant
natural resources that are identified in the Strategic Regional Policy Plan. Human
intrusion into the existing conservation area will negatively affect the wildlife and
vegetation found on the site. In addition groundwater resources and recharge potential
for the site will be impacted due to the construction of parts facilities. There are no
springs requiring protection on or new the subject site.
01
16. Compatibility with regional transportation corridors and facilities including, but not
limited to, roadway; saporta, airports, public transportation systems, high speed rail
facilities, and intermodal facilities:
1. Petition CP- 2007 -1
The commereiai development that would result from this amendment does not have the
magnitude, location or character to significantly impact regional roadways, airports,
public transportation systems, high speed rail facilities, and intermodal facilities. There
am no seaports in southwest Florida and the proposed amendment will not significantly
impact water access in the region.
2. Petition CP 2007 -3
The development that would result from this amendment does not have the magnitude,
-location or character to significantly Impact regional roadways, Wrporn, public
transportation systems, high speed rail facilities6 and mtermodal facilities There are no
seaports in southwest Florida and the proposed amendment will not significantly impact
water access in the region.
3. Petition CP- 2008-1
The commercial development that would result from this amendment does not have the
magnitude, location or character to significantly impact regional roadways, airports,
public transportation systems, high speed rail facilities, and intermodal facilities Thera
are no seaports in southwest Florida and the proposed amendment will not significantly
impact water access in the region.
4. Petition CP- 2008 -2
The commercial development that would result from this amendment does not have -the
magnitude, location or character to significantly impact regional roadways, airports,
public transportation systems, high speed rail facilities, and intemiodal facilities There
are no seaports in southwest Florida and the proposed amendment will not significantly
impact water access in the region.
S. Petition CP- 2008 -4
The commercial development that would result from this amendment does not have the
magnitude. location or character to significantly impact regional roadways, airports,
public transportation systems, high speed rail facilitia, and intermodal, facilities There
are no seaports in southwest Florida and the proposed amendment will not significantly
impact water access in the region.
6. Petition CP- 2008 -7
This proposed amendment is a procedural request that the County staff requested
pertaining to aligning planning time frames in the County's Growth Management Plan.
Tie requested amendment will have no significant impact on regional roadways,
airports, public transportadon systems, high speed rail facilities, or intermodal facilities.
22
There are no seaports in southwest Florida and the proposed amendment will not
significantly impact water access in the region.
7. Petition CF2009k-I
The construction of recreation facilities on the subject site that would result from this
amendment will substantially impact the regional roadways like U.S. 41 and the TNT
Airport Public transportation systems, high speed rail facilities, and intermodal
facilities will not be impacted by the proposed development There are no seaports in
southwest Florida and the proposed amendment will not significantly impact water
access in the region
17. Adequacy and compatibility with emergency preparedness plane and local mitigation
strategies including, but not Undled tq the impacts on and availability of hurricane
shelters, maintenance of county hurricane clearance times, and hazard mitigation:
1. Petition CP 2007 -1
The commercial development that would result fiom the proposed amendment will not
significantly impel the adequacy or compatibility with emergency preparedness plans
and local mitigation strategies. The proposed commercial project will not significantly
impact the availability of hurricane sheltem maintenance of county hurricane clearance
times, or hazard mitigation.
2. Petition CP- 2007 -3
The development that would result from the proposed amendment will not significantly
import the adequacy or compatibility with emergency preparedness plans and local
mitigation strategies. The proposed church facilities project will not significantly
impact the availability of hurricane shelters, maintenance of county hurricane clearance
times, or hazard mitigation.
3. Petition CP- 2003.1
The commercial development that would result from the proposed amendment will not
significantly impact the adequacy or compatibility with emergency preparedness plans
and local mitigation strategies. The proposed commercial project will not significantly
impact the availability of hurricane shelter, maintenance of county hurricane clearance
times, or hazard mitigation.
4. Petition CIP 2003-3 -
The commercial development that would result fiom the proposed amendment will not
significantly impact the adequacy or compatibility with emergency preparedness plans
and local mitigation strategies. 'ills proposed commercial project will -tot sipfflcantiy
impact the availability of hurricane shelter, maintenance of county hurricane clearance
times, or hazard mitigation.
23
S. Petition CP- 2008 -4
This proposed amendment is a procedural request that will redesignate the .subject site.
This change from the proposed amendment will not significantly- impact the adequacy
or compatibility with emergency preparedness plans or local mitigation strategies. The
proposed change in designation will not significantly impact the availability of
hurricane shelters, maintenance of county hurricane clearance times, or hazard
mitigation
6. Petition CP- 2008 -7
This proposed amendment is a procedural request that the County stab' requested
pertaining to aligning pig time frames in the County's Growth Management Plan.
The requested amendment will have no significant impact on adequacy and
compatibility with emergency preparedness plane or local mitigation strategies. In
-addition, the proposed amendments will have no impacts on and availability of
hurricane shelters, maintenance of county hurricane clearance times, or hazard
mitigation.
7. Petition CP 2009 -1
The requested amendment will have no significant impact on adequacy or compatibility
with emergency preparedness plans or local mitigation strategies. In addition, the
proposed amendment will have no impacts on or availability of burricane shelters,
maintenance of county hurricane ciearance times, or hazard mitigation._
18. Analysb of the effects of extra - jurisdiction impacts which may be created by the
amendment.
1. Petition CP- 2007 -1
Due to the location and small magnitude of the development that would result from the
requested amendment, there am no regionally significant extra- jurisdictional impacts
created by the requested amendment.
2. Petition CP- 2007 -3
Due to the location and magnitude of the development that would result from the
requested amendment, there are no regionally significant extra jurisdictional impacts
created by the requested amendment.
3. Petition CP- 2008 -1
Due to the location and magnitude of the development that would result from the
requested amendment, there are no regionally significant extra jurisdictional impacts
created by the requested amendment.
24
4. Petition CP- 200E -2
Due to the location and sub - threshold magnitude of the proposed development that
would result from the requested amendment, there are no regionally significant extra -
jurisdictional impacts created by the requested amendment.
S. Petition CP- 200E -4
'this proposed amendment is a procedural request that will redesignate the subject site.
The change would result from the requested amendment will not create regionally
significant extra - jurisdictional impacts
6. Petition CP- 200E -7
This proposed amendment is a procedural request that the County staff requested
pertaining to aligning planning time frames in the County's Growth Management Plan.
The requested amendment will not result in extra - jurisdiction impacts.
7. Petition CP- 200,9-1
The proposed amendment will allow the construction of a recreation facility that will
attract significant use by people that am located outside the region. Due to its location
and the fact that the proposed facilities will be owned by Miami -Dade County, major
users of the proposed facility will be coming from the east coast of Florida "these
impacts on the roadway network and the problems associated with the successful
implementation of approved Everglades restoration projects will result in significant
extmjurisdictional impacts.
25
AttackmeotIII
Mimi
Colder County
DCA 010-1
Proposed Comprehensive Plan Amendment
Site Locations
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RANDALL BOULEVARD COMMERCIAL SUBDISTRICT
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(Ord Na 2003 -4s)
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Source: Big Cypress National Preserve
Appendix V.D.5b.4 CP- 2009 -01 10
INM
HOLE MONTES
ENGINEERS PLANNERS - SURVEYORS
LANDSCAPE ARCHITECTS
950 Encore Way • Naples, Flonda 34110 • Phone 239.254.2000 • Fax: 2Ja.n
Revised: December 1, 2009
ReAsed A a 417 2009
Revised Ai ay 71 f 7W
April 27, 2007
David Weeks, AICP
Planning Manager
Comprehensive Planning Department
COLLIER COUNTY GOVERNMENT
2800 North Horseshoe Drive
Naples, Florida 34104
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
HM: 2006096
Dear Mr. Weeks:
Please find enclosed, the amendment to the Golden Gate Area Master Plan, to change the land
use designation from the Estates Designation to a new Subdistrict that would allow a church
related uses and supporting facilities on the 21.72 acre church -owned property located on the
south side of Oil Well Road approximately '/ mile west of Everglades Boulevard (see location
map V.A.1).
1. BACKGROUND
The Emmanuel Lutheran Church, located on Mooring Line Drive in Naples, would like
to better serve its members and the expanding population in Golden Gate Estates by
establishing a companion facility in this location. The facilities would generally include
churches, child care centers not for profit, private schools not for profit, individual and
family social services and medical outreach to the community, or in the alternate single
family uses.
2. ESTATES DESIGNATION
A. Estates -Mixed Use District
2. Mission Subdistrict
H:\ 2006\ 2006096 \WP\GMP Am=dTnmt\POST CCPC\DW 091201 (REVISED) COMP PLAN AMENDMENT COVER LETfER.DOC
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
A=gue17,390
_ Revised: December 1, 2009
HMN 2006096
Page 2
The Mission Subdistrict includes the following language incorporated into the
application:
The Mission Subdistrict is located on the south side of Oil Well Road, approximately
one quarter mile west of Everglades Boulevard and consists of 21.72 acres. The purpose
of this Subdistrict is to provide for churches and related uses, Including community
outreach The following uses are allowed:
a) Churches.
b) Child care centers - must be not - for - profit and affiliated with a church within the
Subdistrict.
c) Private schools - must be not-for-profit and affiliated with a church within the Subdistrict.
d) Individual and family social services (activity centers elderly or handicapped only day care
centers adult and handicapped owl - must be not - for - profit and affiliated with a church
within the Subdistrict.
e) Medical outreach to the community. to include activities such as administering influenza
vaccine checking blood pressure and conducting blood donation drives - must be not-for-
profit and affiliated with a church within the Subdistrict.
Soup kitchens and homeless shelters are prohibited in this Subdistrict
The maximum total floor area allowed in this Subdistrict is 90,000 square feet. The maximum
height of buildings shall be 30 feet Development in this Subdistrict shall be designed to be
compatible with the existing and allowed future development in the surrounding area.
In the alternate to the forgoing uses measures of development intensity, and development
standards this Subdistrict may be developed with single family dwellings in accordance with
the Residential Estates Subdistrict.
Property adjacent to this Subdistrict shall not qualify for the Transitional Conditional Use.
3. DATA AND ANALYSIS
The data and analysis contained in this application to support the need for the Mission
Subdistrict along the south side of oil well road include:
a. An analysis is also attached that was prepared by Fraser and Mohlke Associates
that evaluates population growth in the Corkscrew and Rural Estates, the
preferred area selected by Emmanuel Lutheran to provide future social related
services. The conclusion of this analysis is that with future population growth in
H:\ 2006 \2006096 \WP\GMP Amendment\POST CCPC\DW 091201 (REVISED) COMP PLAN AMENDMENT COVER LE rER.DOC
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
=sue 4_, *W
Revised: December 1, 2009
HM# 2006096
Page 3
the Catchment Area there will be an additional need for providers of social related
and worship services to serve the need of the expanding population.
b. An important consideration in this GMP amendment is the limitations posed on
Transitional Conditional uses in the Golden Gate Area Master Plan, Transitional
Conditional uses are intended to be developed adjacent to certain types of non-
residential uses and shall not exceed five acres in size. The size of the proposed
subdistrict is greater than 20 acres in size and is not adjacent to nonresidential
uses.
The point being the Golden Gate Area Master Plan, in our opinion, does not
recognize that certain types of non -profit facilities, that are providers of worship
and social services such as represented by the Mission Subdistrict, require sites of
greater than five acres in order to meet the need of the expanding population in
the Corkscrew and Rural Estates. We believe these uses can be appropriately
located in areas not necessarily only adjacent to nonresidential land uses. Thus,
based on the data and analysis contained in this application, this information
supports the need for this subdistrict that we believe to be appropriately located
on Oil Well Road.
In summary, the subject property has access to what will be a future six -lane arterial
known as Oil Well Road which, is in proximity to the Corkscrew Elementary and Middle
Schools and the Palmetto Ridge High School. The proposed social service component of
the Mission Subdistrict along with churches, health care services, child care and
educational facilities and permitted in the C -1 District will be well complimented by
these facilities, in an area of rapidly expanding population growth as set forth in the
attached Fraser and Mohlke report that supports the need of the proposed facility.
4. PUBLIC FACILITIES
The attached TIS, Exhibit V.E.l.c, demonstrates that transportation facilities are
adequate to serve the needs of the proposed facilities upon completion of improvements
to Oil Well Road and fixture six-lane arterial will serve the needs of the proposed facility
well and is much more preferable than a local road for access. The impacts of other
public facilities outlined in the application (number V.E.2.) are also deemed to be
sufficient to support the proposed development. Please note that a decision has not been
made as to whether the proposed subdistrict will be served by on -site water and
wastewater facilities or the Orange Tree Sewer and Water Facility.
H:\ 2006 \2006096 \WP \GMP Amendment\POST CCPC\DW 091201 (REVISED) COMP PLAN AMENDMENT COVER LETTER-DOC
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP- 2007 -3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
299
AWwst December Revised: December 1, 2009
HM4 2006096
Page 4
If you have any questions, of if we can provide any additional information, please let us know.
Very truly yours,
HOLE MONTES, INC.
01PO ��
Robert L. Duane, AlCP
Planning Director
RLD:tdc
cc: Tom Gemmer
Richard D. Yovanovich, Esquire
H:\ 2006 \2006096 \WP\GMP Ammdmmt\POST CCPC\DW 091201 (REVISED) COMP PLAN AMENDMENT COVER LEITERDOC
IRM
HOLE MONTES
ENGINEERS PI ERS SURVEYORS
LANDSCAPE ARCHnECiS
950 Encore Way • NapleS, Flonda 34110 • Phone: 239.254.2000 - Fax: 239.2542099
September 21, 2009
Beth Yang, AICP-
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Department
2800 N. Horseshoe Drive
Naples, Florida 34104
RE: CP- 2007 -3, PROPOSED COMP PLAN AMENDMENT FOR THE
EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
HM FILE NO.: 2006096
Dear Ms. Yang:
This letter is in response to the County's 3`d and Final Sufficiency Review Ietter dated September
16, 2009. Our responses are as follows:
COLLIER COUNTY - TRANSPORTATION PLANNING SERVICES:
1. No TIS payment has been attached with the first substantive review. Please include
payment with the next submittal, in accordance with Exhibit "A" of the TIS guidelines.
Response: Enclosed is the TIS payment (Check #23119) in the amount of $1,500.
2. The attached traffic study is not complete (2009 addendum attached to a 2007 report;
some inconsistencies exist between documents). References to 3 % -3 % -5% still exist in
the text of the April 2007 report, and as such Staff did not perform a detailed re- review of
the previous report. We recommend consolidating the original report and the new
addendum into one document, and revising as necessary to produce a comprehensive
traffic impact study that is up -to -date.
Response: The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
Y.E. 1.c of the GMPA Application.
3. Table IA does not show both directions of project traffic, and though Table 1B does
show both directions, it doesn't calculate the percentage impact for both directions of
project traffic. Please reconcile this on one of the two tables; show the percentage impact
of each direction of traffic on either one. Please also note that Oil Well Road is
scheduled for capacity improvements between Immokalee and Everglades in the 5 year
CIE, and will be limited to 4 lane capacity. The FDOT LOS table used in this report
should refer to 2 lanes each direction, with a minimum LOS "D" for the future roadway.
Beth Yang, AICP -
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Department
RE: CP- 2007 -3, PROPOSED COMP PLAN AMENDMENT FOR THE
EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
September 21, 2009
HM File No: 2006096
Page 2 of 5
Response: The "Revised" TIS ("Traffic Impact Study) is attached, please see Exhibit
V. E. 1. c of the GMPA Application.
4. Plans for Oil Well Road widening at this location are now at 100 %. The plans should be
reflected in this application, as there are impacts to the project's distribution on the local
roadway network.
Response: The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
Y.E. 1.c of the GMPA Application.
5. Table 113 does not seem to be accurate, though it is otherwise very helpful. Without
reference to AM traffic (which should also be checked), the PM Peak hour traffic on
segments of Everglades is higher than the total project traffic. Also, please double check
the impacted segments to be sure they alip with AUIR adopted segments (The
Everglades analysis references "South of 20 Avenue" and "South of Golden Gate
Parkway", as well as Immokalee which references "East of Oil Well ". These typos need
to be fixed, and the results clarified to better demonstrate which link impacts are being
shown).
Response: The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
V. E. 1. c. of the GMPA Application.
6. Table 1 B needs to be demonstrated graphically. Impacts need to be followed to the end
of the 2 % -2 % -3% impact analysis. Intersections within the radius of significant impacts
need to be analyzed (can be reserved for operational review at time of SDP, but prop
share requirements towards intersections bounding significantly impacted links should be
noted as a requirement of Policy 5.1 consistency /mitigation).
Response: The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
V.E.1.c of the GMPA Application.
7. When reviewing the April 2007 portion of this TIS, it unclear how many day care
students are used for trip generation calculation. Table 1 shows 210, Table 3 shows 450
students. Please reconcile.
Response: The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
V.E.Lc of the GMPA Application.
H:\ 2006 \2006096 \WP \GMP AmendmentUrd & FINAL RESUBMITTAL\BY 090921 3RD & F[NAL SUFFICIENCY COMMENTS.doe
Beth Yang, AICP
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Department
RE: CP- 2007 -3, PROPOSED COMP PLAN AMENDMENT FOR THE
-- EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
September 21, 2009
HM File No: 2006096
Page 3 of 5
8. The project significantly impacts Oil Well Road, and possibly other segments.
Mitigation is not discussed or proposed in the traffic study in this application, but is likely
to be necessary for this project to be found consistent with Policy 5.1 of the
Transportation Element of the GMP. Compensating ROW for future turn lane
requirements is not creditable as mitigation, and should be factored -in to the conceptual
site plan.
Response: The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
VEI.c of the GMPA Application.
COLLIER COUNTY - GENERAL COMPREHENSIVE PLANNING:
1. Revise the Application materials in the following manner before they are copied for
multiple packets, as follows:
A. Check page numbers. It needs to be consistent throughout the whole document
(no missing pages or misspelled page numbers).
Response: The Application has been revised to correct the page numbers out of
sequence.
B. Revise Exhibits V.E.La and V.E.l.b. PIease use I70 gallons per capita per day
(gpcd) for the calculation of the Potable Water System Level of Service Standard
(LOSS) and 120 gallons per capita per day (gpcd) for the calculation of Sanitary
Sewer Level of Service Standard (LOSS) per 2008 Annual Update and Inventory
Report (AUIR).
Response: Exhibits V.E.I.a and V.E.I.b. have been revised —please see Page 15
of the Application.
We have enclosed the following documents:
Twenty -five (25) copies of the response comments letter (this is the response comments
letter).
2. One (1) copy of the TIS fees (Check #23119) in the amount of $1,500, dated September
9, 2009.
H:\2006 \2006096 \WP \GMP Amwdmen1\3rd & FINAL RESUBM=AL\BY 090923 3RD & FINAL SUFFICIENCY COMMENTS.doc
Seth Yang, AICP
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Department
RE: CP- 2007 -3, PROPOSED COMP PLAN AMENDMENT FOR THE
EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
September 21, 2009
HM File No: 2006096
Page 4 of 5
3. Twenty -five (25) copies of the "complete" GMP Amendment Petition Package(s) which
contain each of the following documents in sequential order in accordance with the
Application. As requested, the text documents are double- sided, 3 hole punched and
oversized documents are in clear plastic pockets.
• Response Comments Letter
• Application for GMPA (Revised 09/17/09))
• IVD - Map of Mission Subdistrict (for insertion into GMP)
• Pre - Application Meeting Notes dated 3/2/07.
• V.A.1- Location Map with Generalized Zoning
• V.A.2 - Recent Aerial 8 x l l & 24 x 36
• V.A.3- Map and Summary Table
V.B.1 and V.B.1 -A - Proposed FLU Map
8 x 11 and 24 x 36
• V.C.1- Habitat Identification (2 Aerials) (Soils Map & Aerial, 5 of 7)
(Vegetation Map & Aerial 5A of 7)
• V.C.2- Environmental Assessment Report
• V.C.3- Areas of Historical Archaeological Probability Map & Letter
• V.D.5- Data & Analysis supporting suitability
• V.E.La- Potable Water
• V.E.Lb- Sanitary Sewer
• V.E.l.c- Traffic Study and Level of Service (Revised 09/15/09)
• V.E.Ld- Drainage
• V.E.Le- Solid Waste
• V.E.l.f- Parks: Community & Regional
H:\200fiQ006096 \WP\GMP Amendmmt\3rd & FINAL RESUBMITTAL \BY 090921 3RD & FINAL SUFFICIENCY COMMENTS.doc
Beth Yang, AICP
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Department
RE: CP- 2007 -3, PROPOSED COMP PLAN AMENDMENT FOR THE
EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
September 21, 2009
HM File No: 2006096
Page 5 of 5
• V.E.2- Map of existing services
• V.E.2. A- Map of School Locations
• V.E.3- Document proposed services & facilities
• V.F.1- Flood Zone based on FIRM
• V.G.4- Warranty Deed
• V.G.5- Notarized Affidavit of Representation (Original previously
submitted on 8/25/09)
• V.G.6- 1973 Aerial Photo
• Fraser & Mohlke Associates - Population & Market Analysis (Revised
8/17/09)
This concludes our response comments.
Should you have any questions or require additional information, please feel free to contact my
office.
Very truly yours,
HOLE MONTES, INC.
Robert L. Duane, A.I.C.P.
Planning Director
RLD:tdc
Enclosures
cc: Richard Yovanovich w /enclosures
Tom Gemmer w /enclosures
H:\2006\2006096 \WP%GMP Amendment\3rd & FINAL RESUBMITTAL\BY 090921 3RD & FINAL SUFFICIENCY COMMENTS.doc
TABLE OF CONTENTS
-- CP- 2007 -3 EMMANUEL EVANGELICAL LUTHERAN CHURCH
Application for GMPA (Revised 090917)
IVD - Map of Mission Subdistrict (for insertion into GMP)
Pre - Application Meeting Notes
V.A.1- Location Map with Generalized Zoning
V.A.2 - Recent Aerial 8 x 11 and 24 x 36
V.A.3- Map and Summary table
V.13.1 and V.13.1 -A - Proposed FLU Map 8 x 11 and 24 x 36
V.C.1- Habitat Identification (2 Aerials)
(Soils Map & Aerial, 5 of 7) (Vegetation Map & Aerial 5A of 7)
V.C.2- Environmental Assessment Report
V.C.3- Areas of Historical Archaeological Probability Map & Letter
V.D.5- Data & Analysis supporting suitability
V.E.l.a- Potable Water
V.E.l.b- Sanitary Sewer
V.E.l.c- Traffic Study and Level of Service
V.E.l.d- Drainage
V.E.l.e- Solid Waste
V.E.l.f- Parks: Community & Regional
V.E.2- Map of existing services
V.E.2. A- Map of School Locations
V.E.3- Document proposed services & facilities
V.F.1- Flood Zone based on FIRM
V.G.4- Warranty Deed
V.G.5- Notarized Affidavit of Representation (one original)
V.G.6- 1973 Aerial Photo
Fraser & Mohlke Assoc. - Population & Market Analysis
HA2006\2006096 \WP \GMP Ammdmem\3rd & FINAL KESUBMITTAL\TABLE OF CONTENTS 090917.doc
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER DATE RECEIVED
PRE- APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
[ABOVE TO BE COMPLETED BY STAFF]
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800
North Horseshoe Drive, Naples, Florida 34104. Phone 941 - 403 -2300 (Fax 941 - 643 - 6968).
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified in
writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the
deficiencies. For additional information on the processing of the application, see Resolution 97 -431
(attached). If you have any questions, please contact the Comprehensive Planning Section at 941-
403 -2300.
SUBMISSION REQUIREMENTS
I. GENERAL INFORMATION
A. Name of Applicant Tom Gemmer. Director of Administration
Company Emmanuel Evangelical Lutheran Church of Naples
Mailing Address 777 Mooring Line Drive
City Naples State Florida Zip Code 34102
Phone Number 239 -261 -0894 Fax Number 239 - 261 -1802
B. Name of Agent' Robert L. Duane. A.I.C.P.
'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company Hole Montes, Inc.
Address 950 Encore Way
City Naples State Florida Zip Code 34110
Phone Number 239 - 254 -2000 Fax Number 239 - 254 -2099
C. Name of Agent' Richard D. Yovanovich, Esquire
"THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company Coleman Yovanovich and Koester, PA
Address Northern Trust Bank Building 4001 Tamiami Trail North, Suite 300
City Naples Stale Florida Zip Code 34103
Phone Number 239 -435 -3535 Fax Number 239- 435 -1218
H:\2006\2006096 \WP \GMP Amendment \3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
C. Name of Owner of Record: Emmanuel Evangelical Lutheran Church of Naples Inc
Mailing Address 777 Mooring Line Drive
City Naples State Florida Zip Code 34102
Phone Number 239- 261 -0894 Fax Number 239 - 261 -1802
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained in
this application.
Traffic Analysis prepared by:
TR Transportation Consultants, Inc.
13881 Plantation Road, Suite 11
Fort Myers, FL 33913
239 - 278 -3090
FLUCCS Map prepared by:
Geza Wass de Czege, President
Southern Biomes, Inc.
1602 Woodford Ave.
Ft. Myers, FL 34104
239 - 334 -6766
DISCLOSURE OF INTEREST INFORMATION
A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as well
as the percentage of such interest. (Use additional sheets if necessary).
Name and Address Percentage of Ownership
If the property is owned by a CORPORATION, list the officers and stockholders and
the percentage of stock owned by each, and provide one copy of the Articles of
incorporation, or other documentation, to verify the signer of this petition has the
authority to do so. (A FLORIDA NON - PROFIT CORPORATION - No Stock)
Name and Address, Office
Fred Lohrum. 686 Lismore Lane. Naples FL 34108 - President
David Smith, 6552 Ridgewood Dr., Naples FL 34108 - Vice President
Robert Pagel, 15260 Cedarwood Lane A -102 Naples FL 34110 - Treasurer
Vivian Shea, 9909 Clear Lake Circle, Naples, FL 34109 - Secretary
H:\2006\2006096 \WP \GMP Amendment \3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
Name and Address Percentage of Interest
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the
name of the general and /or limited partners.
Name and Address Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contract purchasers
below, including the officers, stockholders, beneficiaries, or partners.
Name and Address Percentage of Ownership
If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partnership, or trust.
Name and Address
G. Date subject property acquired (X) leased ( ): 6 -23 -2006 Term of lease ors. /mos.
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.
H120062006096MMGMP Amendment \3rd & FINAL RESUBMITTAUAPPLICATION REVISED 090917 (3RD & FINAL).doc
Ill. DESCRIPTION OF PROPERTY
A. LEGAL DESCRIPTION: Golden Gate Estates Unit 64, Tracts 65A, 80, 80A 81 81A
96 and 96A.
B. Section: 19 Township: 48 Range: 28
C. Tax I.D. Number (Folio #s) 39896040009, 39897520007, 39897520104,
39897560009, 39897600008, 39897600105, 39897640000, 39899120007 and
39899160009
D. GENERAL LOCATION Property is on the south side of Oil Well Road
approximately 1/4 mile west of Everglades Boulevard
E. PLANNING COMMUNITY Rural Estates F. TAZ 393
G. SIZE IN ACRES 21.72 acres H. ZONING E- Estates
PRESENT FUTURE LAND USE MAP DESIGNATION(S
Estates Designation, Estates -Mixed Use District, Residential Estate Subdistrict
IV. TYPE OF REQUEST
A. GROWTH MANAGEMENT PLAN ELEMENT(S) OR SUB- ELEMENT(S)TO BE
AMENDED:
Future Land Use
X Golden Gate Area Master Plan
Immokalee Area Master Plan
Capital Improvement
Transportation
Housing
Coastal & Conservation
Recreation /Open Space
Intergovernmental Coord.
Potable Water
Sanitary Sewer
Solid Waste
Drainage
Natural Groundwater Aquifer
AMEND PAGE(S) 5 and 31 OF THE Golden Gate Area Master Plan
ELEMENT AS FOLLOWS: (Use Gres threughs to identify language to be deleted,
Use Underline to identify language to be added). Attach additional pages if
necessary:
Page 4, Policy 1.1.2.A., add:
Mission Subdistrict
5, Mission Subdistrict, page 33 following Golden Gate Parkway Institutional, add:
On page 33 following Collier Boulevard Commercial Subdistrict, add:
Mission Subdistrict
This Subdistrict is located on the south side of Oil Well Road, approximately one-
child care services; health services, offices and clinics, limited to a maximum of 2,500
square feet of floor area; social services individual or family; Activity Centers, elderly
handicapped only, day care centers, adult and handicapped only, religious
organizations, churches and educational plants (private school). The maximum total
floor area allowed is 90,000 square feet. The maximum height of buildings shall be 30
feet. Development in the Subdistrict shall be designed to be compatible with the
existing and future development in the surrounding area.
H:\2006M06096 \WP \GMP Amendment \3rd & FINAL RES U B MITTAL\NPPUCATION REVISED 090917 (3RD & FINAL).doc
unit per 2.25 acres.
C. AMEND GOLDEN GATE AREA FUTURE LAND USE MAP DESIGNATION
FROM: Estates Designation Estates Mixed Use District Residential Estates Subdistrict
TO: Estates Designation Estates -Mixed Use District, Mission Subdistrict
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
An 8x11 map of the Mission Subdistrict is attached (at the end of the GGAMP text)
E. DESCRIBE ADDITIONAL CHANGES REQUESTED:
V. REQUIRED INFORMATION
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1" =400'. At least one copy
reduced to 6'/: x 11 shall be provided of all aerials and/or maps.
A. LAND USE
1. Exhibit V.A.1 Provide general location map showing surrounding developments
(PUD, DRI's, existing zoning) with subject property outlined.
2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries,
source, and date.
3. Exhibit V.A.3 Provide a map and summary table of existing land use and zoning
within a radius of 500 feel from boundaries of subject property.
B. FUTURE LAND USE DESIGNATION
1. Exhibit V.B.1 Provide map of existing Future Land Use Designation(s) of
subject property and adjacent lands, with acreage totals for each
land use designation on the subject property.
C. ENVIRONMENTAL
1. Exhibit V.C.1
Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION
MUST BE CONSISTENT WITH THE FDOT- FLORIDA LAND USE,
COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS
CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS
THE LAND USE AERIAL IN "A" ABOVE.
2. Exhibit V.C.2
Provide a summary table of Federal (US Fish & Wildlife Service)
See environmental report
and State (Florida Game & Freshwater Fish Commission) listed
plant and animal species known to occur on the site and /or known
to inhabit biological communities similar to the site (e.g. panther or
black bear range, avian rookery, bird migratory route, etc.).
3. Exhibit V.C.3
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.
H:\2006\2006096\WP \GMP Amendment\3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
D. GROWTH MANAGEMENT
Reference 9J- 11.006, F.A.C. and Collier County's Capital Improvements
Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO
IN RESPONSE TO THE FOLLOWING:
1. N Is the proposed amendment located in an Area of Critical State Concern?
(Reference 9J- 11.006(1)(a)(2), F.A.C.). If so, identify area located in ACSC.
2. N Is the proposed amendment directly related to a proposed Development
of Regional Impact pursuant to Chapter 380, F.S. ?
3. N Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S.?
(Reference 9J- 11.006(1)(a) 4.b, F.A.C.)
4. N Does the proposed amendment create a significant impact in population
which is defined as a potential increase in County -wide population by more
than 5% of population projections? (Reference Capital Improvement Element
Policy 1.1.2). If yes, indicate mitigation measures being proposed in
conjunction with the proposed amendment.
5.Y - SEE EXHIBIT V.D.5. Does the proposed land use cause an increase in
density and /or intensity to the uses permitted in a specific land use
designation and district identified (commercial, industrial, etc.) or is the
proposed land use a new land use designation or district? (Reference Rule
9J- 5.006(5) 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
1. Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
Exhibit V. E. 1 a) Potable Water
Exhibit V. E. 1 b) Sanitary Sewer
Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and
LOS
Exhibit V. E. 1 d) Drainage
Exhibit V. E. 1 e) Solid Waste
Exhibit V. E. 1 f) Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or
an increase in intensity for commercial and /or industrial development that
would cause the LOS for public facilities to fall below the adopted LOS,
indicate mitigation measures being proposed in conjunction with the
proposed amendment. (Reference Capital Improvement Element Policy
1.1.2 and 1.1.5)
2. Exhibit V. E. 2 Provide a map showing the location of existing services and
public facilities that will serve the subject property (i.e. water,
sewer, fire protection, police protection, schools and emergency
medical services.)
3. Exhibit V. E. 3 Document proposed services and public facilities, identify
provider, and describe the effect the proposed change will have
on schools, fire protection and emergency medical services.
H: \2006\2006096 \WP \GMP Amendment%3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL). doc
F. OTHER
Identify the following areas relating to the subject property:
1. Exhibit V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM).
2. NIA Location of well fields and cones of influence, if applicable.
(Identified on Collier County Zoning Maps)
3. N/A Traffic Congestion Boundary, if applicable
4. N/A Coastal Management Boundary, if applicable
5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples
Airport, if applicable (Identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
1. Previously submitted (4/2007) $16,450.00 (non - refundable filing fee less $250
pre - application fee) made payable to the Board of County Commissioners,
due at time of submittal.
2. NIA $9,000.00 non - refundable filing fee for a Small Scale Amendment
made payable to the Board of County Commissioners, due at time
of submittal.
3. TBD Plus Legal Advertisement Costs (Your portion determined by
number of petitions and divided accordingly)
4. Exhibit V.G.4 Proof of ownership (Copy of deed)
5. Exhibit V.G.5 Notarized Letter of Authorization if Agent is not the Owner (See
attached form)
6. Attached 1 Original and 5 complete, signed applications with all attachments
including maps, at time of submittal. After sufficiency is completed,
15 copies of the complete application will be required. Additional
copies may be required.
'Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1" =400' or at a scale as determined during the pre - application meeting;
identification of the subject site; legend or key, if applicable. All oversized documents and
attachments must be folded so as to fit into a legal -size folder. For all oversized exhibits, at
least one copy must be submitted at 8 -1/2 x 11 inches. All exhibits and attachments to the
petition must include a title and exhibit # or letter, and must be referenced in the petition.
H:\2006\2006096 \WP\GMP Amendment \3rd & FINAL RESUBMITTALWPPLICATION REVISED 090917 (3RD & FINAL).doc
MISSION SUBDISTRICT MAP
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Exhibit V.13.1 Map of existing Future Land Use Designation(s) of subject property and adjacent
lands, with acreage totals for each land use designation on the subject property. The entire 21.72
acre subject property is proposed for The Mission Subdistrict to provide for institutional related
uses.
11
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GIS /CAD MAP
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Exhibit V.C.1 Most recent aerial and summary table of acreage of native habitats and soils occurring
on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT- FLORIDA LAND
USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE. THIS MAY BE
INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE.
The soil type of the site is lmmokalee Fine Sand according to Collier County Soil
Maps. There is a (man -made) water body of about 3 Y2 acres and most of the land
has been cleared, tilled and farmed at one time, as evidenced by the remaining
furrows. Some trees have begun to re -grow, and there are trees which were spared
along some of the perimeters. The 1.85 acre parcel on the north-westem most
portion of the property was developed as a single family residence.
See also following Aerial Exhibits V.C.1. (5 of 7 and 5A of 7)
12
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21.7
EXHIBIT V.C.2.
Environmental Assessment Report
of the
Emmanuel Lutheran Church ±22 Acre Tract
Sec. 19, T48S, R28E, Oil Well Road
Golden Gates Estates, Collier County, Florida
March 26, 2007
Prepared for:
Hole, Montes, Inc.
950 Encore Way
Naples, Florida 34110
Tel: (239) 254 -2000 Fax: (239) 254 -2099
and
Tom Gremmer
Emmanuel Lutheran Church
777 Mooring Line Drive
Naples, FL 34102
Conducted by:
Geza Wass de Czege, President
Southern Biomes, Inc., Woodford Ave., Fort Myers, FL 33901
Tel: (239) 334 -6766 Fax: (239) 337 -5028
Southern Biomes, Inc. AMA
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334 -6766 - Geza Wass de Czege, President - FAX (239) 337 -5028
EAS Report for Emmanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Location Map
2770 Oil Well Road (CR. 858), Golden Gate Estates, Collier County, Florida
tr�a�nvE�T
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Directions: From Interstate 75, north of Naples, go east on Immokalee Road (CR 846) for seven miles. Immokalee
Road turns North after the Wilson Blvd. intersection. One mile north, turn east on Oil Well Road (CR 858), and go
approximately 2.5 miles. Property is on south side of road.
-2-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334 -6766 - Geza Wass de Czege, President - FAX (239) 337 -5028
EAS Report for Emmanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Environmental Assessment Report
Emmanuel Lutherral Church 22 acre Tract
Sec. 19, T48S, R28E, Oil Well Road, Golden Gates Estates, Collier County, Florida
I. SITE LOCATION: The subject property consists of a a ±22 acre parcels of land located on
the south side of Oil Well Road (County Road 858), approximately one half mile west of the
intersection of Everglades Blvd., in Golden Gate, Collier County, Florida. This tract of land is
an irregular- shaped parcel, consisting of mostly cleared grasslands and minimally forested land,
with an existing man made lake. Surrounding the subject property in all directions are mixtures
of partially forested and cleared, or cleared, low density residential lots, with scattered home
sites.
2. VEGETATION MAP: A map of the vegetation associations, with the Florida Land Use and
Cover Classification System (FLUCCS) can be found in the attached report.
3. VEGETATION INVENTORY: The property is made up of four land cover types; abandoned
agricultural land, pine and palmetto flatwoods, and a borrow pond. The northern portion of the
property, along Oil Well Road, consists of two communities. A 1.6 acre single family
residence with a maintained yard and scattered landscape trees (FLUCCS code 110), and
approximately 1.7 acres of pine and saw palmetto forested area (FLUCCS code 411) with a
canopy of slash pine and midstory of saw palmetto, wax myrtle, and gallberry. The ground
cover is limited to open areas, because of the density of the saw palmetto, but where it exists, it
consists of wiregrass, broomsedge, xyris, pennyroyal, chocolate weed, chalky bluestem, and
other grasses and forbs.
The majority of the site, approximately 15.2 acres, has been previously cleared, and appears to
have been used for crop or pastureland (FLUCCS code 211), because of the presence of ridges,
furrows, and ditches, which are typical of agricultural uses. This area is mostly void of canopy
and midstory vegetation, with the ground cover consisting of a mixture of ruderal weeds and
grasses such as Bahia grass, torpedograss, bunch paspalum, natal grass, broomsedge, chocolate
weed, frogbit, xyris, pluchea, sedges, carpet grass, and wiregrass. The predominant canopy or
subcanopy vegetation is the cabbage palm and saw palmetto clusters, which are clearly depicted
in the aerial photograph provided with this report. This area appears to be occasionally mowed,
or had livestock grazing, since the groundcover was low.
Also, there is a sizable borrow lake (FLUCCS code 530) in the southwest corner of the site that
is approximately 3.5 acres. This borrow pond has been reclaimed, and was vegetated along its
fringes with assorted landscape trees, such as live oak, cypress, and acacia tree. A brief
description and dominant canopy, midstory, and ground cover are listed according to habitat
types identified on site.
-3-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334 -6766 - Geza Wass de Czege, President - FAX (239) 337 -5028
EAS Report for Emmanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
UPLAND COMMUNITIES ±18.5 Acres): There are three (3) upland communities associated
with the property. All the communities showed some evidence of exotic invasion. The
following is a summary description of each community:
Single Family Residence - 110: (1.6 acres) this cover type consists of a single family home,
driveway, sodded yard, and saw palmetto road buffer.
Pastureland - 211: (15.2 acres) this vegetative community dominates majority of the
property. The western portion appears to have been filled during the excavation of the
borrow lake, while the easterly portion still has the shallow, evenly spaced ditches used for
irrigation and drainage. A widely scattered canopy cover consists of occasional slash pine,
melaleuca, and cabbage palm. The midstory consists of scattered saw palmetto clusters,
Brazilian pepper, and wax myrtle. Groundcover is dominated by Bahia grass, carpet grass,
smutgrass, buttonweed, Bermudagrass, torpedograss, natal grass, broomsedge, wiregrass,
ragweed, cida, and crotons.
Pine Flatwoods - 411: (1.7 acres) this community dominates the majority of the northern
fringe of the property. It consists of scattered pines with palmetto, dahoon holly, cabbage
palm, melaleuca and Brazilian pepper subcanopy. Other vegetation consists of gallberry,
rusty lyonia, beautyberry, broomsedge, grape vine, wiregrass, runner oak, and pennyroyal.
WETLAND /OSW COMMUNITIES (-+-3.5 Acres): There is one (1) other surface water (OSW)
wetland community associated with the property. This community consists of a reclaimed
borrow pit. The following is a summary description of this community:
Borrow Lake - 530: (3.5 acres) this open water community is located within the
southwestern portion of the property, and is fringed by littoral vegetation consisting
primarily of torpedograss, cattails, spikerush, and arrowhead.
HABITAT SUMMARY
CODE
DESCRIPTION
ACRES
110
Single Family Residence
1.6
211
Pastureland
15.2
411
Pine Flatwoods
1.7
530
Borrow Lake
3.5
TOTAL
±22.0
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334 -6766 - Geza Wass de Czege, President - FAX (239) 337 -5028
EAS Report for Emmanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
4. Fish, Wildlife, Listed Species and their Habitats: The endangered species survey was
conducted on March 16, 2007. The day was warm, in the mid 80s, windy, with scattered
clouds. Special attention was given to gopher tortoises, burrowing owls, wading birds, and
alligators. No listed endangered or threatened species were observed on the subject property.
The following describes the survey methodology and results.
Endanlzered Species Survey Methodology:
The entire project site has been field surveyed for endangered species using a modification
of the transect line methods established by the Florida Fish and Wildlife Conservation
Commission (FWC). The modified survey methodology has proven effective in covering 90-
95% of the sites surveyed. The modified strip census uses meandering transect lines at 75' -
100' intervals. The meanders extend into adjoining transect lines to provide a near 100%
coverage. The frequency of the meanders is determined by the ground cover and visibility.
More densely vegetated areas receive a greater frequency of meanders, thus decreasing the area
between meanders in some habitats to as nears as 12' apart. If the terminus flagging markers of
the transect lines are not visible, then survey flagging tape is attached to vegetation at the outer
extent of the transect meanders to mark the coverage area for that transect. The visibility of the
flagging tape assists in maintaining the transect direction, and is used as a gauge for determining
the frequency of meanders within a transect area. Each tape must be visible from the previous
meander. On the subsequent transects, the flagging tape is removed and relocated at the outer
limits of it's transect area.
Faunal species which do not lend themselves to the typical transect line survey
methodology typically used for determining stationary floral and faunal species, require an
additional method of observation. These species can be best observed by using game stalking
techniques and periodic observations with field glasses at frequent intervals along transect lines.
The frequency and duration of observations are determined by habitat density, species observed,
and the stalking skills of the observer. The ability to blend into the surroundings is another key
requirement for success.
-5-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334 -6766 - Geza Wass de Czege, President - FAX (239) 337 -5028
EAS Report for Ennnanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Any species observed were noted on an aerial photograph as to location and number of
species sighted. Species presence and abundance on a given site cannot be determined for all
species listed. Therefore, fauna which are mobile, transient, or deceptive are not always
observed during a typical field survey such as required by Collier County. This is especially
true for species abundance. Therefore, the status of each species is listed as to presence and
numbers observed, and those species which can be reasonably surveyed for abundance is
provided with such data.
Habitats Surveyed:
Observed
Code
Description
Species
110
Single Family Residence
-0-
211
Pastureland
-0-
411
Pine Flatwoods
-0-
530
Borrow Lake
-0-
Endangered Species Observations:
Below are listed species that are typically expected to be observed within the habitats identified
on the project site, or similar habitats within Collier County. Observation notes and comments
are made on each species.
Endangered Species Expected to be Observed on Similar Habitats
UPLAND SPECIES:
Common Name
Scientific Name
Obs.
Comments
Eastern indigo snake
Diyn:archon corals couperi
no
not observed
gopher tortoise
Gopherus polyphemus
no
not observed
gopher frog
Rana areolata
no
not observed
S'eastern American Kestrel
Falco sparverius paulus
no
not observed
American bald eagle
Haliaetus leucocephalus
no
not observed
Burrowing owl
Speotyto cunivularia
no
not observed
Least tern
Sterna antillarum
no
not observed
Fox squirrel
Sciurus niger
no
not observed
twisted air plant
Tillandsia flexuosa
no
not observed
Florida coontie
Zamia Floridana
no
not observed
Red - cockaded woodpecker
Picoides borealis
no
not observed
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334 -6766 - Geza Wass de Czege, President - FAX (239) 337 -5028
EAS Report for Emmanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Endangered Species Expected to be Observed on Similar Habitats (cont.)
WETLAND SPECIES:
Common Name
Scientific Name
Obs.
Comments
American alligator
Alligator mississippiensis
no
not observed
Eastern indigo snake
Drymarchon corals couperi
no
not observed
Little blue heron
Egretta caerulea
no
not observed
Snowy egret
Egretta thula
no
not observed
Tricolored heron
Egretta tricolor
no
not observed
White Ibis
Eudocimus albus
no
not observed
Wood stork
Mycteria americana
no
not observed
Everglades mink
Mustela vision evergladensis
no
inappropriate habitat
Discussion and Conclusion:
As previously noted, no endangered, threatened, or species of special concern were observed on
the property during any of the listed species surveys. Special attention was given the gopher
tortoise and burrowing owls in the uplands, and wading birds along the lake fringe. Because the
area is completely isolated from all other undeveloped natural areas, and is surrounded by a
network of roadways and residential developments, it is considered inaccessible and undesirable
habitat for any large size listed species, either for foraging or nesting, and as expected, none
were observed.
5. INDIGENOUS HABITAT: The only remaining indigenous habitat consists of a 1.7 acre pine
and palmetto flatwoods community (FLUCCS code 411), located along the northern fringe of
the property. A portion of the indigenous habitat is growing on top of an old agricultural berm,
which fringes the pasture area (FLUCCS 211), and would lead one to believe, from the size and
type of vegetation, that the agricultural clearing activity may have occurred more than 25 years
ago.
6. SOILS: The entire site is made up of Immokalee fine sand soils, an upland soil of flatwoods
communities.
7-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334 -6766 - Geza Wass de Czege, President - FAX (239) 337 -5028
EAS Report for Enunanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Vegetation Map
-s
� "� T
f1�t'L � '4: ° �i "� ` 9' i ��._ ' . �' •Y. -••.�� � _.x .� -y � ' T.�$•r�.•"rn.�'�.�r�.
_.
*IXOil Well ROatl�- _ — -- - •�, ;g
4 21
0 :.4
01
T i L
fA
HABITAT SUMMARY
CODE
DESCRIPTION
ACRES
110
Single Family Residence
1.6
211
Pastureland
15.2
411
Pine Flatwoods
1.7
530
Borrow Lake
3.5
TOTAL
±22,0
EXHIBIT V.C.3.
.�a
FLORIDA D1 PARTM'VT OF STATE
Kurt S Bro%rning
Secretary of State
DIVISION OF HISTORICAL RFSOUI;CI =..S
Mr. Gera Wass de Cze -e
Southern Biomass, Inc.
1602 Woodford Avenue
Fort Nlyers, Florida 33901
Re: DHR No.: 2009-1316
Received by DHR: March 13,µ2009
fiiiim.anuei Luther-an Church -122.Acres Tract
2770 Oil Well Road (C .R. 858)
Naples, Collier County
Dear Mr. Wass de Czege:
:March 19-2009
In accordance with the procedures contained in the Collier County's Natural Features Inventory
requirements, we revicwcd the referenced parcel for possible iraapact to cultural resources (arty
prehistoric or historic district, site, building, structure, or object) listed, or eligible for listing, in
the iVa olrral Register ref 1istoric Places, or otherwise of historical, archaeological, or
architectural. value.
Our review of the Florida Master Site File indicates that no significant archaeological or
historical resources are recorded within the project area. Furthermore, because of the location
and/or nature of the project it is unlikely that any such site will be affected.
If there are any questions concerning our comments or recommendations, please contact
/Catherine Peterson, I- isto.rlc Sites Specialist, by phone at (850) 245 -6333, or by electronic mail
at khetelson a;dos.state.f1us. We appreciate your continued interest in protecting Florida's
historic properties.
Sincerely.
Frederick P. Gaspe, Director, and
State Historic Preservation Officer
500 S. Bronough Street . Talt:4hassee, FL 32399 -0250 • litt�;N►vwwJ111eritaoexo11)
❑ Director's office Q Archaeological rtesearch 181 t°iistoric Preservation
(S50) 245»63C0 - FAX, 245,64.% (850) 245 -044 • FAX: 24$ -(351 (850) 245-6333 • FAX 245 -5,3:
n
LJ
Exhibit V.C.3 Historic and /or archaeological sites on the subject Property on a copy of County's
Historical /Archaeological Probability Map and correspondence from Florida Department of State.
A copy of a letter from the State of Florida is included indicating that no
archeological resources have been designated on the subject property.
13
H: \2006 \2006096 \WP \GMP Amendment \3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
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EXHIBIT V.C.3
OAT
a C�TM
' Au1'twrizaBon No.1772
EXHIBIT V.D.5. If the proposed land use causes an increase in density and /or intensity to the uses
permitted in a specific land use designation and district identified (commercial, industrial, etc.) or the
proposed land use is a new land use designation or district (Reference Rule 9J- 5.006(5) F.A.C.),
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.)
The subject property currently contains one dwelling unit and could potentially
support 8 additional units. The proposed floor development intensity is 90,000 s.f.
to support church related uses including adult and child care, health care and youth
services and administrative offices and facilities.
The subject property soils are Immokalee fine sand. The flood zone is "U'. The
area is served by County roads to support the proposed development.
The proposed use will enhance the developing residential areas in northern Golden
Gate Estates by providing private institutional land uses and community facilities.
The church uses will be designed and situated, through use of effective buffering, to
be compatible with existing and future residential uses.
The subject property and surrounding area
developed for residential and agricultural
significant natural, environmentally sensitive
by this development.
has for some time been cleared and
uses, and no longer supports any
resources, which would be threatened
14
H:\2006\2006096 \WP \GMP Amendment \3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E. 1 a) Potable Water and Exhibit V. E. 1 b) Sanitary Sewer
Nine single family dwelling units are currently permitted on the property. With the
elimination of nine single- family dwelling units and the addition of approximately
90,000 square feet of floor area of church facilities results in the following impacts to
public utilities when they become available to serve the proposed subdistrict. In the
meantime, a potable well water system and septic tank cana serve the needs of the
proposed development:
9 SINGLE FAMILY D. Us CHURCH BUILDINGS DIFFERENCE
AVG. WATER 3825 gpd
90,000 s.f. @ .1 /s.f. =
9,000 gpd
4,837.5 gpd
PEAK WATER 5737.5 gpd
150% =
13,500 gpd
7,256 gpd
AVG. SEWER 2700 gpd
90,000 s.f. @ .1 /s.f. =
9,000 gpd
5,737.5 gpd
PEAK SEWER 3510 gpd
130% =
11,700 gpd
7,459 gpd
Calculations based on 2.5 persons per D.U., x 170 gpc /pd water, water peak
@ 150% average; and 120 gpc /pd sewer, sewer peak @ 130% average.
Church buildings have been treated as commercial floor area (0.1 gpd for
both water and sewer), although the actual use should be less, since both the
hours of use and population using it would tend to be fewer than for most
commercial uses.
15
H :\20D6\2006096 \WP\GMP Amendment\3rd & FINAL RESUBMITTAL\APPL {CATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and LOS
Please reference Traffic Study (attached)
Existing Levels of Service
Oil Well Road (CR 858): Immokalee to Everglades C
Everglades to Desoto C
Desoto to Camp Keais C
Immokalee Road (CR 846): Wilson to Oil Well B
Oil Well to SR 29 C
Everglades Boulevard: Golden Gate to Oil Well C
Oil Well to Immokalee C
Source: AUIR 2008
16
HA2006\2006096 \WP \GMP Amendment \3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
EXHIBIT V.E.l.c
TRANSPORTATION
CONSULTANTS, INC.
MEMORANDUM
TO: Robert L. Duane
Hole Montes, Inc.
FROM Ted B. Treesh
President
DATE: September 157 2009
RE: Emmanuel Lutheran Church
CP- 2007 -3
Collier County, Florida
13881 PLANTATION ROAD, SUITE 11
FORT MYERS, FL 33912 4339
OFFICE 239.278.3990
FAX 239.278.1906
TRAFFIC ENGINEERING
TRANSPORTATION PLANNING
SIGNAL SYSTEMS /DESIGN
TR Transportation Consultants has completed a comparative Comprehensive Plan
Amendment traffic analysis for the Emmanuel Lutheran Church East Campus
Community Mission Center site. The subject site is located along the south side of Oil
Well Road approximately 1,300 feet west of its intersection with Everglades Boulevard
in the Golden Gate Estates area of Collier County, Florida. A site location map (Figure
1) has been attached to the end of this document for reference. Under the current Growth
Management Plan (GMP) designation on the subject site, a total of nine (9) single - family
dwelling units could be constructed on site. As a part of this submittal, an amendment is
being proposed to the GMP to revise the uses currently allowed on the subject site. Table
I illustrates the zoning under the existing GMP designation in addition to the new
proposed GMP amendment for the Emmanuel Lutheran Church site.
TRANSPORTATION
CONSULTANTS, INC.
Mr. Robert L. Duane
September 15, 2009
Emmanuel Lutheran Church
Page 2
Table 1
Emmanuel Lutheran Church
F.xktino CMP vc_ Proposed GMP Amendment
Lnd..UsB
Existing GMP
Pro osed Amendment
Single Family Detached
Housing
9 dwelling units
N/A
Church
N/A
55,000 square feet
Day Care Center
N/A
210 students
General Office
N/A
15,000 square feet
Upon approval of the proposed GMP Amendment on the subject site, a combination of
church related uses, a day care facility, and administrative office uses will be allowed on
the subject site.
In order to compare the traffic that is approved within the existing GMP designation to
the traffic that will be generated as a result of the proposed revisions to the GMP, trip
generation calculations were performed in accordance with the guidelines set forth by the
Institute of Transportation Engineers (ITE) in their report titled Trip Generation, 8`h
Edition.
Trip generation calculations were performed based upon the uses approved within the
existing GMP designation and based upon the uses proposed as a part of this submittal.
The church floor area indicates all church related buildings proposed on the subject site,
including a worship center, a community fellowship center, and a youth recreation center.
The day care facility indicated within Table 1 is proposed to serve not only children, but
also senior citizens that need daily care services. This does not include beds for the
senior citizens as typically provided within congregate care facilities. Therefore, since no
day care facility for senior citizens is accounted for within the ITE report, the senior
citizens were included with the typical day care students for trip generation purposes.
Even though the office uses proposed on the site are likely ancillary fa -the various
proposed uses as a part of the GMP amendment, a separate trip generation calculation
was performed to sufficiently account for any office related traffic on the site,
Based on the previously described information, Table 2 indicates the trip generation for
the existing uses allowed under the current GMP designation. Table 3 indicates the tip
generation as a result of the revisions proposed to the GMP as a part of this submittal.
Table 4 illustrates the resultant trip difference based on the proposed revisions to the
GMP rather than the existing GMP designation on the subject site.
TRANSPORTATION
CONSULTANTS, INC.
Table 2
Emmanuel Lutheran Church
Existing GMP Trios
Mr. Robert L. Duane
September 15, 2009
Emmanuel Lutheran Church
Page 3
Land Use
A.M. Peak Hour
P.M. Peak Hour
Daily
(2-way)
In Out
I Total
In Out
Total
Single Family Housing
4 12
16
8 I 4
12
] 15
.__ (9 units)
1_____ —__.
In
1—
Total
(2-way)
Table 3
Emmanuel Lutheran Church
Pronosed Trios based noon GMP Revisions
'fable 4
Emmanuel Lutheran Church
Trio Generation Comparison
Land Use
A.M. Peak Hour
P.M. Peak Hour
Daily
Land Use
Out
--
In
Out
Existing GMP
4
12
In
Out
I Total
In
Out
Total
(2-way)
Church
19
12
31
12
12
24
500
1 +80
+215
-+78
+101
+179
+1.645
Day Care Center
85
75
160
70
75
145
950
(210 students)
40
General Office
35
5
4
18
22
310
(15,000 sq. a J
Total Trips under Revised GMP
1 139 92
231
86
105
191
1 1,760
'fable 4
Emmanuel Lutheran Church
Trio Generation Comparison
Land Use
A.M. Peak Hour
P.M. Peak H"Total
Daily
(2 -way)
In
Out
Total
In
Out
Existing GMP
4
12
16
8
4
12
115
Proposed GMP Amendment
]39
1 92
231
86
105
191
1,760
Trip Increase
+135
1 +80
+215
-+78
+101
+179
+1.645
The trip distribution was developed based on the location of the subject site and the
available roadway network in the Golden Gate Estates area. Based on discussions with
staff, as the trips went further from the site. a small percentage of the trips were reduced
to reflect the origin of the trips from within the residential areas within the Golden Gate
Estates area. Figure 2 reflects the anticipated trip distribution of the traffic associated
with the amendment.
Concurrency analysis was performed as a result of the proposed revisions to the Collier
County Growth Management Plan as a result of the Emmanuel Lutheran Church site to
determine if the application is consistent with Policy 5.1 of the Growth Management
Plan.
TRANSPORTATION
CONSULTANTS, INC.
Mr. Robert L. Duane
September 15, 2009
Emmanuel Lutheran Church
Page 4
In order to determine which roadway segments surrounding the site will be significantly
impacted, Table 1A, 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. In order to perform the significant impact analysis, -the. pioject'traffic
was compared with the Capacity for Peak Hour — Peak Direction traffic conditions as
defined by the 2008 Collier County Annual Update Inventory Report (AUIR). The
percent impact is also graphically illustrated on Figure 2.
According to the 2008 AUIR, four - laning construction of Oil Well Road is funded for
construction in fiscal years 2010 and 2011, within the 5 year CIE. Specifically, the
sections of Oil Well Road from Immokalee Road to Everglades Boulevard is funded for
four - laning in FY 2010/2011. The Level of Service Standard for the four -lane Oil Well
Road was taken from Table 8 of the 2009 FDOT Quality/Level of Service Handbook.
Table 8 indicates the Generalized Peak Hour Directional Level of Service Volumes for
Florida's Areas Transitioning into Urbanized Areas. The resultant four -lane LOS
Standard for Oil Well Road was assumed to be 1,620 vehicles.
Table I reflects the directional impact the project will have on the surrounding roadway
network. Both A.M. and P.M. project trips are assigned to the roadways for the both the
inbound and outbound directions. It should be noted that Table I reflects the "greatest"
impact to the link, regardless of direction. Table 1B also reflects the percent impact of
each direction of site traffic on the adopted Level of Service volume.
Based on the information contained within Table IA, the four -lane Oil Well Road
between Immokalee Road and Everglades Boulevard will experience a significant impact
as a result of the proposed Emmanuel Lutheran Church GMP amendment. In addition,
Everglades Boulevard between Immokalee Road and Golden Gate Boulevard is also
shown to have a significant impact. However, based on the four- laning of Oil Well Road,
which is currently funded for construction prior to the anticipated build -out of the
Emmanuel Lutheran Church, no roadway links along Oil Well Road or Everglades
Boulevard are shown to experience a significant impact as a result of the proposed GMP
amendment.
A five -year planning level roadway link analysis has been performed for Oil Well Road.
The five -year planning level roadway link analysis was performed by factoring the
current total volume from the 2008 Collier County AUIR by the appropriate annual
growth rate in accordance with the 2008 Collier County AUIR over a period of two (2)
years. Where a negative growth rate was shown in comparing the AUIR information, a
minimum 2% growth rate was utilized.
Table IA indicates the existing year traffic volumes in addition to the 2014 background
traffic volumes in the study area. The 2014 background traffic volume was subtracted
from the capacity for the roads in the study area in order to determine the 2014 remaining
capacity. The traffic associated with the proposed Emmanuel Lutheran GIMP amendment
was then subtracted from the 2014 background remaining capacity in order to determine
TRANSPORTATION
CONSULTANTS, INC.
Mr. Robert L. Duane
September 15, 2009
Emmanuel Lutheran Church
Page 5
whether sufficient capacity will be available on the surrounding roadways to serve the
project in the year 2014.
Based upon the information contained within Table ]A, sufficient capacity will be
available in the area of the project upon the buildout of the subject site. As previously
stated, the section of Oil Well Road from Immokalee Road to Everglades Boulevard is
funded for four - laning construction in Fiscal Year 2010/2011 according to the 2008
Collier County AUIR.
The concurrency projections and impacts to the intersections along Oil Well Road will be
reviewed at least two additional times prior to any construction commencing on the
Emmanuel Lutheran Church site. Specifically, a PUD re- zoning analysis will be
performed upon the approval of the proposed GMP amendment. At such time, a new five
year planning level roadway link analysis will be required as well as analysis at the
intersections along the links significantly impacted by the project. Furthermore, should
the subject site be re- zoned, additional concurrency analyses will be required as each
phase of the Emmanuel Lutheran Church site submits applications for development
permits. At such time, if sufficient capacity is not available along Oil Well Road, no
development permits will be approved until Oil Well Road is shown to operate
acceptably.
In conclusion, the proposed Growth Management Plan Amendment as a part of the
Emmanuel Lutheran Church site will change the current land use designation that permits
up to nine (9) single family dwelling units on the subject site to allow the construction of
various church related uses, a day care facility serving both children and the elderly, and
administrative office uses. Based on the analysis performed as a part of this report, the
trip generation of the proposed GMP amendment will increase the approved trips on the
subject site by a total of 215 two -way vehicles in the AM peak hour, by 179 two -way
vehicles in the PM peak hour, and by 1,645 two -way vehicles over the course of the
entire day.
A concurrency projection was performed as a part of this report as well. No Level of
Service deficiencies are shown on the roadways within the study network, which include
Oil Well Road and Everglades Boulevard. The Emmanuel Lutheran Church will be
subject to the requirements within the concurrency system at the time of SDP submittal
for each individual phase of the development. Should sufficient capacity not exist on the
County roadway network, the development will not be allowed to move forward until
capacity is restored.
Attachments:
Figures 1 & 2
Tables ] A & 113
FDOT Level of Service Table 8
Annual Growth Rate Calculations
TRANSPORTATION PROJECT LOCATION MAP
CONSULTANTS, INC. EMMANUEL LUTHERAN CHURCH Figure 1
IMMOKALEE ROAD
♦ 20 °00 "'�
t
10%
(1.61 %)
40%
(1 %)
OIL WELL ROAD
♦(6 9 %)♦ ♦(6 9 %)♦
PROJECT SITE Wow
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♦ 15%
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♦ 10 °00 "'�
4-20 %--► TRIP DISTRIBUTION
4-(20%)-* PROJECT IMPACT PERCENTAGE OF ADOPTED SERVICE VOLUME
TRANSPORTATION TRIP DISTRIBUTION: 2 % -2 % -3% IMPACT AREA
CONSULTANTS, INC. EMMANUAL LUTHERAN CHURCH Figure 2
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ANNUAL GROWTH RATE CALCULATIONS
AGR ( Immokalee) =
1 ,773
AGR (Logan Blvd) = 3,76%
_1
ANNUAL
GROWTH
RATE
2.00%
2.00%
2.00%
2.00%
3,76%
2.00%
2.00°/
2.00%
2006
2006
CURRENT AUIR
AUIR
YRS OF
ROADWAY
SEGMENT IO# VOLUME
VOLUME
GROWTH
Evergaldes
N. of Oil Well 136 491
389
2
S. of Oil Well 135 594
330
2
S. of Golden Gate 134 353
336
2
Immokalee Roar
E. of Collier Blvd 44 2,027
1,819
2
E. of Wilson Blvd 45 1,773
1,909
2
N. of Oil Well Rd 46 426
342
2
Oil Well Rd.
E. of Immokalee Rd 119 669
564
2
E. of Everglades 120 527
337
2
' All traffic volumes were taken from the 2006 8 2008 Annual Update Inventory Report (AUIR)
•• In instances where the historical data indicates a reduction in traffic or insufficient data was available to calculate
a growth rate due to construction, a minimum annual growth rate of 2.0% was
assumed.
SAMPLE GROWTH RATE CALCULATION
2006 ACT "(tars of Grov4h)
Annual Growth Rate (AGR) _
-1
2006 ADT
AGR ( Immokalee) =
1 ,773
AGR (Logan Blvd) = 3,76%
_1
ANNUAL
GROWTH
RATE
2.00%
2.00%
2.00%
2.00%
3,76%
2.00%
2.00°/
2.00%
Generalized Peak Hour Directional Volumes for Florida's
TABLE 8 Areas Transitioning into Urbanized Areas OR
Areas Over 5,000 Not In Urbanized Areas'
STATE -SIGNALIZED
ARTERIALS
I Undivid d 420 800 1,120
i� Class I ( >0.00
to 1.99 sigui lized mucoecliaos per mile
C
Lanes Median
B C D
2 2,200
Undivided
470 750 _ )
-- -1,710
` **
*'*
\2 Divided
1430_ 1,8_00_
5,340
7 Divided
2,210 2,590
* **
7,120
L,, 55 t o
5 5,500
Class 11 (2.00 to 4.50 signalized intrv3ections per,rile)
8,920
Lanes Median
B C D
F
I Undivided
** 500 730
780
2 Divided
** 1,210 1,600
1,690
3 Divided
** 1,900 2,420
2,550
CIRSS III (more
than 4.50 signalized intersections per no
le)
Laces Median
B C D
E
I 17ndivided
** 250 570
710
2 Divided
** 610 1,360
11540
3 Divided
** 960 2,120
2,340
Non -State Signalized Roadway Adjustments
(After eorzes ondin state volumes by the indicated percent_)
lvlalor City /County Roadways
ized -Raada eys -- -3-5%-
State & Non -State Signalized Roadway Adjustments
(Alter corresponding volune by the indicated percent.)
Divided /Undivided & Turn Lane Adjustments
Exclusive Exchrsive Adjustment
Lanes Median Left Lanes Right lanes Faders
2 Divided Yes No +5%
2 Undivided No No -20%
Multi Undivided Yes No -5%
Multi Undivided No No -25%
Yes 15%
One -Way Facility Adjustment
Multiply the conesponding volumes in this table by 1.20.
9/4/09
Freeway Adjustments
Anxifiary Ratan
Lanes Metering
+ 1 000 +5%
UNINTERRUPTED FLOW HIGHWAYS
Lanes Median B C D
FREEWAYS
I Undivid d 420 800 1,120
1,420
Lanes B
C
D
E
2 2,200
2,980
3,560
3,800
3 3,300
4,480
5,340
5,880
4 4,400
5,980
7,120
7,940
5 5,500
7,520
8,920
9,960
Freeway Adjustments
Anxifiary Ratan
Lanes Metering
+ 1 000 +5%
UNINTERRUPTED FLOW HIGHWAYS
Lanes Median B C D
E
I Undivid d 420 800 1,120
1,420
2 Divided 1,670 2,420 3,130
3,550
3 Divided 2,510 3,630 4,700
5,330
Uninterrupted Flow Highway Adjustments
Lar, Median Exclusive left lanes Adjusnnent factors
Divided Yes -5%
Mntli Undivided Yes 5%
Muni Undivided No -25%
BICYCLE MODE'
(Multiply motorized vehicle volumes shown below by number of directional
roadway lanes to determine nvo -way maximum service volumes.)
Pared Shoulded Bicycle Lane
Coverage B C D E
0-49% ** 150 390 >390
50 -84% 120 I80 700 >700
85 -100% 220 >220 ** **
PEDESTRIAN MODE'
(Multiply motorized vehicle volumes shown below by number of directional
roadway lanes to determine two way maximum service volumes.)
Sidewalk Coverage E C I) E
0 -49% 4 270 770
50 -84% ** ** 600 1,000
95100% 610 1,000 >1,000
I Valdes shown are prelonand as hourly dimdunal volwnes for levels of servlw and arc for the ammnobtelnuck modes ante. ap.i lcally dote& To convect m annual aveta ,daily
naff rolwnes, these volumes mall be divided by eppropn r, D and K factors . This able does not convian, a standard lad should be lead only for general planning applicatior¢. The
computer models from which this able a derived should be used for more specific planning appllcetiere. The table and deriving computer models should not be aced farl,rou r or
wersedion design, where more ref ed techniques exist Calculations arc based on planning appllcatlona tinny Highway Capacity Manual Bicycle LOS Model, Pedestrian LOS Modd
and Transit Cepaclty and Quality of Svvice Manual, mspectively for the automob,lel ruck, bl,ile, pedestrian and bus modes.
a Lcvel of service for the bicycle and pedesnian anodes in this table is haled on number of moor &od vehicles, not mmrber of
blcydima or pedestrians using the feciiay.
r Source'
Buses perhour snown are onlyfor the peak hall, in me singk dmctiwi ofine Initial, aelO pow.
Florida Department of Transportation
•• Cannot be achieved using teut inpu, value defaults
Systems Planning Office
NI
••• Not appneame for mat m.d or aetviee leuv grade For me anno�nanne mode, vmannes gre =ter tnan level or aervme D 605 Suwannee Street, MS 19
become F becauac nairseaion capacities have been ,cached. For the bicycle mode, the level of servme lever grade (incladmg
F) is not amievable beans, mere a no maximum velncln r°hn Ihreanmd nsmg tame ...pm �alne. demana. Tallahassee, FL 32399 -0450
dot state fl stiles e /sPstems /srn/los /defer II sttm 2009 FDOT QUALITY /LEVEL OF SERVICE HANDBOOK
Exhibit V. E. 1. d) Drainage
A Water Management Plan will be prepared for a proposed PUD providing a Plan
Amendment is in place. The modifications to the existing man -made water body are
anticipated to increase the capacity and to locate the water detention facility so that
it also serves as a buffer for neighboring residential uses. The Water Management
Plan will be reviewed and revised as necessary for the PUD, and detailed plans for
drainage will accompany subsequent Site Plan applications.
17
H:\2006\2006096 \WP \GMP Amendment \3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E.1. e) Solid Waste
The current AUIR uses 0.64 tons per capita for the projected 20 year planning
period. Nine households with an average of 2.5 residents @ 0.64 tons per person
per year would amount to 81.8 pounds of waste per day. While it is difficult to
predict the potential solid waste generation for the proposed church facilities, it
would seem unlikely to produce a great deal more.
The new AUIR draft projects a surplus landfill lined cell capacity through the
planning period.
18
H:\2006\2006096\WP \GMP Amendment \3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL ).doc
Exhibit V. E. 1 f) Parks: Community and Regional
The proposed church facility would not generate the need for additional parks, and
the loss of nine dwelling units would not substantially reduce the demand for parks.
The current AU1R report projects a 10 year surplus in available parks to meet
projected population with park acres planned in CIE.
19
H.\2006\2006096 \WP\GMP Amendment \3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E. 2 Map showing the location of existing services and public facilities that will serve the
subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical
services.)
The subject property is not currently served with water and sewer service, although
it is not far from the Orange Tree service area. The proposed church will not
generate need for schools. The map below identifies locations of fire protection,
police protection and emergency medical services.
20
H:\2006\2006096 \WP \GMP Amendment\3rd & FINAL RESUBMITTAL\APPLICATIaN REVISED 090917 (3RD & FINAL).doc
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"0m ay
r N.
Naples. FL.. 34T10
R.D-
20MC%d
Phone: (239) 254-2000
PUBLIC FACILITIES
DRAW By
CAD 6ILE "WEI
Florida certificate of
DESIGNATION MAP
m
Authorization No.1772
EXHIBIT V.E,2_
DATC
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4 OF 7
FUTURE SCHOOLS LOCATION MAP
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COLLIER COUNTY PUBLIC SCHOOLS
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_— HIGH WW CORKSCREW (9) 2027
950 Encore Way
Na les, FL. 34110
Phone 239) 254 -2000
EMMANUEL EVANGELICAL LUTHERAN CHURCH
CHECKED BY :
R.D.
PROJECT No.
2006.096
FUTURE SCHOOLS
DRAWN BY :
CAD ME NAME:
mm(co s Florida Certificate of
LOCATION MAP
A.L.J.
VE2A
EXHIBIT V.E.2.A
DATE :
08/09
EXHIBIT - ITEM
5 OF 8
DS RAM lREM Authorization No.1772
EXHIBIT V.E.3 Document proposed services and public facilities, identify provider, and
describe the effect the proposed change will have on schools, fire protection and emergency
medical services.
Based on the facilities map provided in Exhibit V.E.3, facilities are available to
support the needs of the proposed development including fire protection
facilities provided by the Big Corkscrew Island Fire District. Based on the
2008 AUIR report, emergency medical services are adequate to support
development in the general area. For example EMS facilities, according to
the 2008 AUIR Report, response time goal is eight (8) minutes travel time
90% of the time. Through the first 10 months of FY 06/07 this goal was
accomplished 90% of the time. A new fire station is proposed to be
developed on Desoto Blvd. in the foreseeable future to meet the needs of
expanding population growth in the general area. The proposed subdistrict
will have no impact on schools because there are no school age children to
serve in the proposed subdistrict. Impacts will be addressed further at the
time of SDP approval through the payment of impact fees. Based on the
foregoing, the proposed subdistrict will be supported by adequate public
facilities and will have a minimal affect on these public facilities.
The proposed church facilities will have little, if any, effect on schools, fire
protection and emergency medical services.
21
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EXHIBIT V.G.5
AFFIDAVIT
We, Tom Gemmer and Fred C. Lohrum, being first duly sworn, depose and say that we are the
representatives of the owners of the property described herein and which is the subject matter of
the proposed hearing. that all the answers to the questions in this application, including the
disclosure of interest information, all sketches, data, and other supplementary matter attached to
and made part of this application, are honest and true to the best of our knowledge and belief.
We understand that the information requested on this application must be complete and accurate
and that the content of this form, whether computer generated or County printed shall not be
altered. Public hearings will not be advertised until this application is deemed complete, and all
required information has been submitted
As the representatives of the property owner we authorize Robert L. Duane, A1CP, and Richard
Yovanovich, Esquire to act as our representative in any matters regarding this petition.
v'
Signature of Representative
Signature of iWpresentative
Tom Gemmer Fred C. Lohrum
Emmanuel Lutheran Church of Naples, Inc. Emmanuel Lutheran Church of Naples, Inc.
Parish Administrator Council President
The foregoing instrument was acknowledged before me this day of October, 2009, by
Tom Gemmer and Fred C. Lohrum who are personally own to me.
State of Florida
County of Collier
Notary Pul7lic — State of Florida
Notary stamp
JACQUE M S9 ANO
MY COMMISSION # DD 509663
7 °= EXPIFES: February 22, 2010
BaxbdTMa NotM Pd* U WWWRM
h4:/ /sz0065.wc_maiLcomcasLneVscrvice home/— /EXHIB r V.GS. (Affidavit of Represcu ation Rcviscd) 091005 .doc?auth= co&ioc=cn US&id-- 42120 &part =2
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Market- Conditions Study
........................ :. ........... .. ... ...... ........ %% ... %' ........,....,......... %%
Emmanuel Lutheran Church
Growth Management Plan Amendment
Prepared For:
Parish Administration
Emmanuel Lutheran Church
777 Mooring Line Drive
Naples, Florida 34102
Prepared By:
Fraser & Mohlke Associates, Inc.
Post Office Bog 2312
Naples, Florida 34106 -2312
Revised: August 17, 2009
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market- Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
FOREWORD
The Market-Conditions Study that follows is submitted in support
of an ordinance establishing a "Mission Subdistrict" to be devel-
oped and administered by the Emmanuel Lutheran Church of
Naples.
If approved, the subject site will be designed to accommodate a
compatible mix of a worship center and related facilities likely to
include childcare services; health services; social services, individ-
ual or family; activity centers, elderly handicapped only; day care
center, adult and handicapped only; religious organizations,
churches, and educational facilities; and administrative offices.
The Mission Subdistrict ( "the subject site ") is proposed to be lo-
cated at 2862 Oil Well Road (CR -858) approximately 2.2 miles di-
rectly east of Immokalee Road/County Road 846 (CR -846) and one -
quarter mile west of Everglades Boulevard; it is a unified site
composed of 21.72 acres.
A project location map is provided on the following page.
The subject site is located in a transitional area between the mul-
tiple neighborhoods constituting the Waterways development that
border CR -846 to the west, and the emerging residential communi-
ties and commercial areas that will surround the new Ave Maria
University, approximately 6.0 miles east of the proposed Subdis-
trict.
The purpose of the Market- Conditions Study is to examine the vi-
ability of the community services to be provided by Subdistrict fa-
cilities and estimate their impact on neighboring communities.
Study contents include discussions of area population growth,
transportation improvements, existing and projected residential
and commercial development, a consumer demand analysis, and
an evaluation of the present array of services available to area
residents.
The area under study can be defined as a "Catchment Area" in
that it surrounds an institution, the Emmanuel Lutheran Church
Mission Center, providing services essential to maintaining and
strengthening its neighboring communities.
A PROPOSAL TO PURCHASE A PARCEL OF LAND FOR MINISTRY GROWTH IN
THE FUTURE OF EMMANUEL LUTHERAN CHURCH
Parcel Identified:
22.36 acre Tract located at 2862 Oil Well. Road in Golden Gate Estates (See maps below)
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This parcel is almost 24 miles from our current location at 777 Mooring Line Drive.
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This parcel is almost 24 miles from our current location at 777 Mooring Line Drive.
v
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market - Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Emmanuel Lutheran Church Market- Conditions Study: Revised Page I -1
I. THE MISSION CENTER CATCHMENT AREA
A catchment area is the surrounding area served by an institution. Surround-
ings represent the circumstances, conditions, and objects that affect catchment area
existence and development, i.e. its external environment. The Emmanuel Evangeli-
cal Lutheran Church of America (ELCA) is the responsible institution sponsoring
the creation of the Mission Center. It is a mainline Protestant denomination Iocated
at 777 Moorings Line Prive in Naples, Florida. Within the Church structure are or-
ganizations addressing many programs and ministries. Among them are social min-
istries, campus ministries, and education. Like other ELCA congregations, the
Emmanuel Lutheran Church is a legally independent, not - for -profit corporation that
owns its own property.
The Market - Conditions Study that follows is submitted in support of an ordi-
nance establishing the Mission Sub - District, a social ministry, to be developed and
administered by the Emmanuel Lutheran Church. If approved, the subject site will
be designed to accommodate a compatible mix of a worship center and related facili-
ties likely to include an adult and child day care center, community fellowship and
youth recreation centers, an outdoor play area, and administrative offices. The Mis-
sion Sub - District ( "the subject site') will be located at 2862 Oil Well Road (CR -858)
approximately 2.2 miles directly east of Immokalee Road/County Road 846 (CR -846)
and one - quarter mile west of Everglades Boulevard; it is a unified site composed of
21.72 acres.
Population Growth. in the Mission Center Catchment Area
This analysis commences with an evaluation of population growth and trans-
portation infrastructure development within the Catchment Area consisting of the
entirety of the Corkscrew Planning Community District (PCD) and the Rural Es-
tates PCD, a collection of home sites and non - contiguous neighborhoods within the
platted Golden Gate Estates and the surrounding, largely un- platted, "Rural Fringe"
areas of Collier County east of Collier County's urban boundary.
Table 1.01.1 demonstrates the emerging populations of the Golden Gate Es-
tates, Rural Fringe, and a limited number of Rural Lands Stewardship areas east of
the urban boundary and south of neighboring Lee County. It provides a context for
assessing the future human services needs of current and future residents of the
Corkscrew and Rural Estates planning communities (See map facing page I -2).
Throughout this analysis, these communities will be referred to often as "the area
under study" or "the study area."
By the year 2015, the permanent populations of the Corkscrew PCD and the
Rural Estates PCD is projected to grow 143.72 percent ( %) from 19,834 in 2000 to
48,340 in 2015, an increase of 28,506 persons according to May 29, 2009, estimates
provided by the Collier County Comprehensive Planning Department. Based on the
forecasting methodology employed in 2009, permanent - population projections for the
area under study demonstrate the following growth patterns:
Emmanuel Lutheran Church Market- Conditions Study: Revised Page 1 -2
Table 1.01.1
2009 Study Area Population Estimates and Growth Projections
(As of April 1 of each year)
2000 2005 2010 2015
Corkscrew PCD 1,019 1 ,729 2,118 8,867
Rural Estates PCD
18,815
32,183
36,057
39,473
Total Study Area Population
19,834
33,912
38,175
48,340
Percent ( %) share of the
19,917
33,409
48,982
64,081
Unincorporated County
9.22%
12.15%
13.09%
15.09%
% Of Collier County total
7.89%
10.67%
11.51%
13.31%
Unincorporated Total
215,043
279,124
291,696
320,404
Collier County Total
251,377
317,788
331,800
363,300
Source: Collier County Permanent Population Estimates and Projections (2000 -2015)
Collier County Comprehensive Planning
Department (May 29, 2009)
342,910
An earlier assessment of the Emmanuel Lutheran Church's proposed Growth
Management Plan Amendment (GMPA), submitted to the County Comprehensive
Planning Department on April 26, 2007, employed a more robust estimating meth-
odology that projected greater population increases for the period 2000 -2015:
The 2007 estimates projected the permanent population of the Corkscrew
PCD, and the Rural Estates PCD would grow 283.18 percent from 20,031 in 2000 to
76,756 in 2015 as shown in Table 1.01.2, or an increase of 56,725 persons.
Table 1.01.2
2007 Study Area Population Estimates And Growth Projections
Collier County Total 257,926 322,223 384,933 445,562
Source: Collier County Permanent Population Estimates and Projections (2000 -2015)
Collier County Comprehensive Planning Department (June 21, 2007)
Table 1.01.3 on page I -3 also provides comparisons of earlier 2007 estimates with
2009 estimates for the same period:
2000
2005
2010
2015
Corkscrew PCD
1,114
1,835
6,797
11,907
Rural Estates PCD
19,917
33,409
48,982
64,081
Total Study Area Population
21,031
35,244
55,779
76,756
Percent ( %) share of the
Unincorporated County
9.51%
12.44%
16.26%
19.12%
% of Collier County total
8.15%
10.93%
14.49%
17.22%
Unincorporated Total
221,139
283,283
342,910
401,284
Collier County Total 257,926 322,223 384,933 445,562
Source: Collier County Permanent Population Estimates and Projections (2000 -2015)
Collier County Comprehensive Planning Department (June 21, 2007)
Table 1.01.3 on page I -3 also provides comparisons of earlier 2007 estimates with
2009 estimates for the same period:
Emmanuel Lutheran Church Market - Conditions Study: Revised Page I -3
Population Growth 2000 -2015 in U. S. Census ZIP Code 34120
Geographically, U_ S. Census ZIP Code Tabulation Area 34120 occupies the
northern two- thirds of the Catchment Area (See map on the facing page). An analy-
sis of the population of ZIP 34120 will add another dimension to population esti-
mates within the area under study.
At the time of the decennial census on April 1, 2000, the census - determined
population of ZIP 34120 was 12,062 persons, or 5.61 percent of the 2000 Census
population of unincorporated Collier County.
Using conventional estimating methodology and extrapolating from the base
percentage of 5.61 percent provided by the 2000 Census, the population of ZIP 34120
would increase by 8,282 persons, or 68.66 percent, over the 15 years from 2000 to
2015 as demonstrated in Table 1.02.1 below:
Table 1.01.3
Comparison of Study Area Estimates and Projections: 2007 and 2009
2000
2005
2010
2015
Corkscrew PCD
2007
1,114
1,835
6,797
11,907
2009
1,019
1 ,729
2,118
8,867
Net decrease
-95
-106
-4,679
-3,040
% Decrease
-8.53%
-5.78%
- 68.84%
- 25.53%
Rural Estates PCD
2007
19,917
33,409
48,982
64,081
2009
18,815
32,183
36,057
39,473
Net decrease
-1,102
-1,226
- 12,925
- 24,608
% Decrease
-5.53%
-3.67%
- 26.39%
- 38.40%
Study Area
2007
21,031
35,244
55,779
76,756
2009
19,834
33,912
38,175
48,340
Net decrease
-1,197
-1,332
- 17,604
- 28,416
% Decrease
- 5.69%
-3.78%
- 31.56%
37.02%
Unincorporated Area
2007
221,139
283,283.
342,910
401,284
2009
215,043
279,124
291,696
320,404
Net decrease
-6,096
-4,159
- 51,214
- 80,880
% Decrease
-2.76%
1.47%
- 14.94%
- 20.16%
Collier County Total
2007
251,377
322,223
384,933
445,562
2009
251,377
317,788
331,800
363,300
Net decrease
0
-4,435
- 53,133
- 82,262
-0.00%
- 1.38%
- 13.80%
- 18.46%
Population Growth 2000 -2015 in U. S. Census ZIP Code 34120
Geographically, U_ S. Census ZIP Code Tabulation Area 34120 occupies the
northern two- thirds of the Catchment Area (See map on the facing page). An analy-
sis of the population of ZIP 34120 will add another dimension to population esti-
mates within the area under study.
At the time of the decennial census on April 1, 2000, the census - determined
population of ZIP 34120 was 12,062 persons, or 5.61 percent of the 2000 Census
population of unincorporated Collier County.
Using conventional estimating methodology and extrapolating from the base
percentage of 5.61 percent provided by the 2000 Census, the population of ZIP 34120
would increase by 8,282 persons, or 68.66 percent, over the 15 years from 2000 to
2015 as demonstrated in Table 1.02.1 below:
Emmanuel Lutheran Church Market - Conditions Study: Revised
Table 1.02.1
Population Estimates and Growth Projections
Postal ZIP Code 34120
Percent ( %) share of the
Unincorporated County
Total Study Area Population
Percent ( %) share of the
Unincorporated County
Unincorporated Total
Page I -4
2000
2005
2010
2015
12,062
15,659
17,551
20,344
( +3,597)
( +5,489)
( +8,282)
5.61%
5.61%
5.61%
5.61%
19,827
33,914
43,456
55,847
( +14,087)
( +23,629)
( +36,020)
9.22%
12.15%
13.89%
15.40%
215,043
279,124
312,857
362,644
Source: Collier County Permanent Population Estimates and Proiections (2000 -2015)
U. S. Bureau of the Census (derived from the 2000 decennial census)
The population projections for ZIP 34120 demonstrated in Table 1.02.1 reflect
a static percentage share for unincorporated Collier County.
However, if population estimates for ZIP 34120 reflected the same percentage
growth projected by County planners in 2009 for each 5 -year increment in the area
under study, as illustrated in Table 1.01.1 above, its projected population growth
would be:
Table 1.02.2
Population Estimates and Growth Projections
2000 2005 2010 2015
Postal ZIP -Code 34120 12,062 33,912 38,183 48,349
Percent ( %) share of the -
Unincorporated County 5.61% 12.15% 13.09% 15.09%
Unincorporated Total 215,043 279,124 291,696 320,404
Source: Collier County Permanent Population Estimates and Proiections (2000 -2015)
.U. S. Bureau of the Census (derived from the 2000 decennial census)
Transportation Infrastructure Improvements
Historically, county government's program to expand roadway capacity
within an individual Planning Community District (PCD) can establish the area as
having significant, long -term growth potential. The experience of recent years dem-
onstrates that Collier County's Capital Improvements Program (CIP) for new road-
way construction and /or roadway capacity improvements is a reliable indicator of
the location of future residential and commercial development.
Collier County 2030 Long Range Transportation Plan (LRTP) Update
The Safe, Accountable, Flexible, and Efficient Transportation Equity Act: A
Legacy for Users (SAFETEA -LU), enacted in 2005, provides the federal mandate by
which the Collier County Metropolitan Planning Organization (MPO) must update
its Long Range Transportation Plan (LRTP).
Emmanuel Lutheran Church Market - Conditions Study: Revised Page I -5
Consequently, to ensure continuation of Federal revenues, including non -
transportation dollars, to Collier County -- the MPO prepared and adopted an up-
dated 20 -year LRTP plan prior to July 1, 2007 that met the following minimum
goals:
• Preserve the existing transportation system;
• Promote efficient management and operation of the system;
• Increase accessibility to the system;
• Link the existing system to new, improved roadways; and
• Increase the system's safety and security.
The Highway Component of the 2030 Needs Plan that identifies Collier
County's roadway needs for the period ending in 2030 is provided in appended Ex-
hibit I -C in the form of a 2015 Interim Plan along with capacity calculations and op-
erational deficiencies for listed roads providing access to the Oil Well Road site of
the proposed Mission Center.
Traffic generated along identified segments of major roadway corridors, par-
ticularly those roadways programmed for improvement- and listed in Collier
County's 5 -Year Work Program, has been historically a reliable predictor of where
future focal points of growth will be located-
Annual Update and Inventory Report (AUIR)
The Collier County Transportation Services Division and the Florida De-
partment of Transportation (FDOT) have programmed pre- construction, road resur-
facing, and construction activities in response to needed roadway improvements
identified in the 2030 Needs Plan and the 2008 AUIR.
The County's public facilities AUIR, dated October 22, 2008, reported traffic
volume increases countywide. Detailed data derived from the Collier County Trans-
portation Improvement Plan (TIP), as reported in the AUIR for 2007 and 2008 and
applied generally to the Catchment Area, is listed below in Table 1.03.
Programmed activities are listed by type, i.e. design, right -of -way acquisition
(ROW), and construction.
Estimated costs are provided as well as the Fiscal Year (FY) in which a pro-
ject starts and the FY for the estimated time of completion.
Base operations and maintenance budgets, and contingencies are not ac-
counted for in the reported aggregate dollar amount covering the period from FY08
to FY13.
Emmanuel Lutheran Church Market - Conditions Study: Revised Page I -6
Table 1.03
Study Area and Related Maior Roadway Projects:
Annual Update and Inventory Report (AUIR) 5 -Year Work Program /CIE*
For the 5 -Year Periods 2008/2012 and 2009/2013
(Published respectively on November 5, 2007 and October 22, 2008)
PROJECT NAME YEAR COST TYPE START COMPLETE
Immokalee Road (CR -846)
2007
$15,419,000
Construction
FY06
FY09
CR -951 to 43`d Avenue NE
2009
Completed
Immokalee Road (CR -846)
2007
$23,694,000
Construction
FY05
FY09
1 -75 to CR -951
2009
Under Construction
Collier Boulevard (CR -951)
2007
$43,812,000
Construction
FY07
FY09
CR -846 to CR -876
2009
Completed
Vanderbilt Beach Rd. (CR -862)
2007
$58,021,000
Design /ROW
FY08
FY12
CR -951 to Wilson Blvd.
2009
$30,721,000
ROW
FY09
FY13
Oil Well Road (CR -858)
2007
$48,000,000
Construction
FY11
FY13
CR -846 to Everglades Blvd.
2009
$44,700,000
Construction
FY09
FY10
Oil Well Road (CR -858)
2007
$17,901,000
Construction
FY11
FY13
Desoto Blvd. to Camp Keais
2009
$0
Golden Gate Blvd. (CR -876)
2007
$68,786,000
ROW / Const.
FY08
FY14
Wilson Blvd. to Desoto Blvd.
2009
$54,170,000
ROW / Const.
FY09
FY12
Wilson Boulevard
2007
$6,000,000
Design /ROW
FY08
FY12
CR -876 to CR -846
2009
$12,940,000
Design /ROW
FY011
FY13
Randall Boulevard
2007
$0
2009
$1,000,000
ROW
FY09
FY09
Total project costs 2007 $281,633,000
For the Study Area: 2009 $143,531,000
Total Collier County 2007 $601,147,000 (46.85% applied to the Study Area)
Project Costs: 2009 $305,147,000 (47.34% applied to the Study Area)
"CIE" designates the Collier County Capital Improvements Program, or CIE.
Transportation Consultants (TR) conducted a professional assessment of a
new four -lane condition for Oil Well Road. It is based on the 2008 AUIR and well il-
lustrated in their revised Table 1 -A on the facing page. Their assessment states that
impacted roadway links — Oil Well Road between CR -846 and Everglades Boulevard,
and Everglades Boulevard from CR -846 to CR -876 — "is also shown to have signifi-
cant impacts on the future Level of Service (LOS) thresholds. However, each of these
links are shown to have adequate capacity available in 2014 to support the project."
Emmanuel Lutheran Church Market - Conditions Study: Revised Page I -7
Defining a Catchment Support Area for Analysis
Emmanuel Lutheran Church Growth Management Plan Amendment: An
earlier market - conditions study was submitted on April 26, 2007, in support of a pe-
tition to establish an Emmanuel Lutheran Church "Mission Center" to accommodate
a variety of institutional and conditional uses on a 21.72 -acre site ( "the subject site ")
located on the south side of Oilwell Road (CR -858) within the Rural Estates Plan-
ning Community District (PCD).
An aerial photograph identifying the location of the subject site is provided on
the facing page. It is well located to serve residential neighborhoods within conven-
ient travel distance to the site.
Methodology Conventionally Employed in Defining a Support Area: Identifi-
cation of a market - support area is desirable to assess the feasibility of the uses that
are proposed for the subject site. The Metropolitan Planning Organization (MPO)
projects periodically the growth of urban -area dwelling units (both single - family and
multi - family) by identifying the degree of "saturation" or "development potential"
attainable for each Traffic Analysis Zone (TAZ) in Collier County.
The data employed for the saturation analysis includes the quantity of vacant
land within each TAZ and the land's suitability for residential and commercial uses
as determined by the density indices and the other policy- driven measures provided
for in Collier County's Growth Management Plan (GMP). The methodology utilized
in projecting uew population and resultant job growth within each TAZ employs an
inventory of existing dwelling -unit and commercial development in the County's
coastal -urban area. This methodology forecasts future development on currently un-
developed parcels by calculating attainable dwelling -unit saturation and related job
growth likely to be generated by new - resident demand for basic goods and services.
The "saturation" forecasts for individual TAZs utilize current Census data,
aerial maps, tax rolls, and planned- unit - development monitoring reports as well as
other pertinent data sources. Undeveloped, agriculturally zoned parcels are ana-
lyzed to determine their development potential. Consistent with adopted compre-
hensive -plan policies then in place, unit densities were assigned to these parcels.
The saturation forecast of yet- to -be- developed dwelling units is totaled and added to
existing units to obtain a potential total of dwelling units and the future population
estimated to reside in these yet- to -be- developed units. Since the MPO's first use of
this development potential method in 1994, the analysis has been subjected regu-
larly to recalculations that account for growth in Collier County.
In March of 2005, the Collier County Comprehensive Planning Department
completed a Residential Build -Out Study for the area east of Collier Boulevard (CR-
951) making extensive use of individual TAZs that will provide the basis for defining
in detail the area under study. Exhibit 2 of Section 1 summarizes the findings of the
2005 Build -Out Study.
Emmanuel Lutheran Church Market - Conditions Study: Revised Page I -8
Table 1.04 below provides an important example of anticipated increases in
the study area's residential populations. The estimated build -out population of the
Golden Gate Estates east of the Urban Boundary serves both as an example of sig-
nificant population growth while illuminating the minimum contribution made by
multi- family units when accounting for population growth.
Table 1.04
Traffic Analysis Zones (TAZ) East of the Urban Boundary: Build -Out Population
(A map locating the referenced Traffic Analysis Zones in Table 1.04 is exhibited on the facing page)
TAZ
Single - Family
Multi- Family
Population
Number
(SF)
(MF)
(Total)
212
897
0
897
213
1,743
0
1,743
214
2,088
16
2,104
215
2,275
27
2,302
216
2,085
145
2,230
218/218.1
1,757
27
1,784
221
638
29
667
222
14,227
129
14,356
232
834
28
862
234
1,943
36
1,979
235
964
14
978
236
1,426
23
1,449
237
2,875
0
2,875
238/238.1/238.2
1,934
29
1,963
239
519
0
519
240
915
0
915
241/241.1
727
17
744
390
7,397
89
7,486
3911391.1
4,710
0
4,710
393/393.1
3,091
48
3,139
394
4,707
46
4,753
395
1,808
31
1,839
396
3,676
106
3,782
398
3,115
1,107
4,222
399
6,167
2,211
8,378
400
4,066
0
4.066
Subtotal
76,584
4,158
80,742
% Share of Total
20.85%
1.94%
13.88%
Total East of CR -951
367,335
214,259
581,594
Source: 2005 Residential Build-Out Study,
Collier County Comprehensive
Planning Department
(March 2005)
Emmanuel Lutheran Church Market - Conditions Study: Revised Page I -9
It is anticipated that construction of the proposed Mission Center will com-
mence in 2013 with build -out completed in 2017. Given substantial population
growth anticipated for the Catchment Area, it will be well placed to address the hu-
man service needs of future residents.
Timely capacity improvements for Oil Well Road, the principal access road-
way to the Mission center site, will commence in 2009 with anticipated completion in
2010. Funding for this $44,700,000 project was advanced by two years in July 2009.
Completion of Oil Well Road improvements prior to the commencement of Mission
Center construction will ensure ease of access to the subject site well in advance of
the Center's opening.
Inventory of Approved Planned Unit Developments
Exhibit 3 that follows provides the number of approved dwelling units and
permitted commercial development for each Planned Unit Development (PUD)
within the general boundaries of Catchment Area; they are highlighted in light grey.
Other exhibits that follow include:
• Collier MPO Transportation Work Program (2009/2010 to 2013/2014),
• Collier AUIR, Five -Year Work Program (2008),
• Collier County Long Range Transportation PIan (2030), and
• Collier County Residential Build -Out Study (2005).
Additional Market - Conditions Analysis
Other analysis of the dimensions of measurable activity within the area un-
der study includes:
• Section II: Demonstrates the type and location of study area commercial de-
velopment;
• Section III: Estimates household income and consumer demand;
• Section IV: Summarizes study findings and recommendations, and
• Section V: Provides an Appendix with supplementary documentation.
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market- Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4_ Problem Setting and Recommendations
5. Appendix
Emmanuel Lutheran Church Market - Conditions Study. Revised Page II -1
II. EXISTING LAND USES
Market conditions analyzed in Section I show clearly that accelerated popula-
tion growth in the Corkscrew Planning Community District (PCD) and the Rural
Estates PCD demonstrate potential support from present and future residents of the
Emmanuel Lutheran Church Catchment Area for services offered by the Mission
Center. Section II will document non - residential development in the area under
study defined previously in Section I.
The predictable consumer needs of the increased population in the Catch-
ment Area forecast commercial and /or conditional -use development of currently un-
developed parcels along the Immokalee Road (CR -846), Randall Boulevard, and Oil
Well Road (CR -858) corridors given the recent pattern of growth in new residential
units. New resident growth is the essential predicate ensuring the viability of the
services to be provided by the Mission Center.
New office space; repair and wholesale facilities; hotels and motels; enter-
tainment centers; and institutional uses such as church worship centers, nursing
homes, and schools -- will need to be accommodated as well on available land devel-
oped for these purposes.
An Activity Center Market Analysis: Assessment of Development Potential
in Collier County (Fraser & Mohlke Associates, February 1997) established that new
non - residential, commercial structures totaling 2,672,034 square feet were com-
pleted from 1986 to 1995, constituting a 254.08 percent increase from a total of
1,051,637 square feet developed in 1986 to 3,723,671 square feet of commercial
structures developed by 1995 (see "Table One: Land Use Inventory for Commercially
Zoned Areas of Collier County'). Growth was concentrated primarily in Collier
County's urban area planning communities west of Collier Boulevard/County Road
951 (CR -951). Prospects are that a similar analysis for the subsequent 10 -year plan-
ning period would demonstrate a similar increase in non - residential square footage
by Planning Community District (PCD).
Commercial Land -Use Inventory
The 2007 Collier County Commercial Land Use Study, prepared by the Com-
prehensive Planning Department as Appendix A -1 to the Future Land Use Element
Support Document, analyzed commercial zoning including the standard categories of
C -1, C -2, C -3, C -4, C -5, and PUD zoning as defined in the County's Land Develop-
ment Code.
A list of applicable 2 -digit codes from the Collier County Property Appraiser's
Land Use Codes and Florida Department of Revenue (DOR) Codes is demonstrated
in Table 2.01 to describe the listed land uses; all other relevant data is reported by
Traffic Analysis Zone (TAZ), and by commercial land -use categories in effect in Col-
lier County in 2007.
Emmanuel Lutheran Church Market - Conditions Study: Revised Page II -2
Selected data derived from the most recent available land -use data, collected
in calendar year 2006, has been incorporated in this analysis and reported later in
Section H by each Planning Community District (PCD).
Property- appraisal -based analysis presents certain difficulties in matching
commercially zoned acreage with acreage classified according to Property Appraiser
land -use codes.
The analysis will limit the use of property - appraisal data to site - specific de-
terminations of acreage and the square -foot dimensions of existing structures only.
Non - residential acreage reported by the square - footage of a structure's "footprint"
represents the basis for the analysis that follows.
Characteristics of Non - Residential Land -Use in the Catchment Area
In order to document the need for new non - residential uses — commercial,
conditional -use, and public- service facilities -- for the area under study, it was neces-
sary to examine the viability of its principal arterial and collector roads in Section I
to ensure ease of access to sites approved for development. Specific land use designa-
tions for existing facilities, or yet to be developed sites, are listed later in Section II.
These designations are taken from the 2007 Collier County Commercial Land Use
Inventory.
Land use designations are derived from appraisal records and Geographic In-
formation Service (GIS) data provided by the County's Property Appraiser Office,
the Comprehensive Planning Department's PUD Inventory, and Zoning Maps. Met-
ropolitan Planning Organization (MPO) planning documents provide additional in-
formation on each Traffic Analysis Zone (TAZ) located in the Corkscrew and Rural
Estates planning communities.
By the year 2015, the permanent populations of the Corkscrew PCD and the
Rural Estates PCD is projected to grow 143.72 percent from 19,834 in 2000 to 48,340
in 2015, an increase of 28,506 persons (See Section I, Table 1.01).
Land uses for the Corkscrew PCD and the Rural Estates PCD, derived from
Collier County's 2007 Inventory, are exhibited on the next several pages. Each ex-
hibit is accompanied by Table 2.01, a facing -page listing of land -use explanations
provided by the Collier County Property Appraiser; listed land uses will assist the
reader in identifying actual commercial activity conducted presently on listed par-
cels or subdivisions.
As noted above, the list of applicable 2 -digit codes from the Collier County
Property Appraiser's Land Use Codes and Florida Department of Revenue (DOR)
Codes is provided to. describe the listed land uses; all other relevant data is reported
by Traffic Analysis Zone (TAZ), and by commercial land -use categories now in effect
in Collier County.
Emmanuel Lutheran Church Market - Conditions Study: Revised Page II -3
The findings reported in Table 2.02, and Table 2.03 are persuasive in estab-
lishing that Corkscrew and Rural Estates residents lack non - residential trade and
services opportunities readily available to residents of the Urban Estates PCD, when
measured by a square- foot -per- capita standard.
Commercial square footage, and acreage, analyzed by study area planning
communities, demonstrates that residents of the Corkscrew PCD and the Rural Es-
tates PCD are underserved due to a notable lack of well- located businesses and serv-
ice enterprises offering needed goods and services to Catchment Area residents.
Supportable Non - Residential Uses and Land Use Recommendations
Substantial new residential construction, supported by the area's expanding
roadway network, will likely accelerate demand for accessible, well- located commer-
cial and conditional -use centers providing consumer goods and personal service
needs of future study area residents.
Growing consumer pressures generated by new residents are likely to foster
additional demand for new commercial and conditional -use space, perhaps exceeding
the demand now generated by residents being absorbed within existing neighbor-
hoods located in the study area.
The objective of this analysis is to assess the viability of the proposed condi-
tional uses to be undertaken by the Emmanuel Lutheran Church (ELC) Mission
Center and provide some degree of justification. Consistent with this objective, it
appears appropriate to develop a multi- purpose conditional use facility on the ELC
site, well- located to serve residents of the Catchment Area's developing neighbor-
hoods.
In evaluating the commercial and conditional -use now available to serve the
growing needs of area neighborhoods, this analysis has sought to address the follow-
ing criteria to be employed during any plan- amendment or rezoning process.
Data derived from the analysis is employed to quantify the actual mix and
variety of land uses surrounding the Mission Sub - District in order that any proposed
uses may be evaluated according to the following considerations:
• Adequacy of available infrastructure capacity, principally roads;
• Existing patterns of land uses in general proximity to the subject site;
• The amount, type and location of existing zoned and developed non-
residential uses in general proximity to the subject site; and
• Other criteria identified in the Land Development Code (LDC).
Emmanuel Lutheran Church Market - Conditions Study: Revised Page II -4
Section II Exhibits
2007 Non - Residential Land Uses
Corkscrew Planning Community District
and the
Rural Estates Planning Community District
Table 2.01
COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES
Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two-
digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOM Codes.
121 Retail Sales and Service
10
Vacant Commercial
11
Stores
12
Mixed Use (Store and Resident)
13
Department Stores
14
Supermarkets
15
Regional Shopping Centers
16
Community Shopping Centers
21
Restaurants, Cafeterias
22
Drive -in Restaurants
25
Repair Service Shops [excluding Automotive]
26
Service Stations
27
Automotive Sales
33
Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17
Office Buildings [Non - professional, one -story]
18
Office Buildings [Non - professional, multi -story[
19
Professional Services Buildings
23
Financial Institutions (Banks, S &L's, Credit Services)
24
Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive -In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class 1
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utifity, Gas & Electricity, Telephone, Water /Sewer Service, Radio/Television
"Miscellaneous" items are listed for reader information only. "Other" code items
Will assist the reader in identifying land uses not subject to analysis in Section III_
Emmanuel Lutheran Church Market- Conditions Study: Revised Page II -5
Table 2.02
Non - Residential Land Use Inventory
General Summary: Corkscrew Planning Community District
Land
Square
Use
Collier County Commercial Land Use Category
Feet
Total Acres
10
"Vacant"
0
149.03
11
Stores
6,000
1.80
14
Supermarkets
0
0
16
Community Shopping Centers
0
0
17
Office Buildings (Non - professional, one -story)
0
0
18
Office Buildings (Non - professional, multi -story)
0
0
19
Professional Services Buildings
0
0
21
Restaurants, Cafeterias
0
0
22
Drive -in Restaurants
0
0
23
Financial Institutions
0
0
24
Insurance Company Offices
0
0
26
Service Stations
0
4.24
27
Automotive Sales
0
0
29
Wholesale Outlets
0
0
30
Florists /Greenhouses
0
0
32
Enclosed Theater, Auditorium
0
0
34
Cultural and Entertainment Enclosed Area
0
0
35
Tourist Attraction /Permanent Exhibits
0
0
39
Hotels, Motels
7891
4.96
Grand Total
13,891
160.03
Population Non - Residential
Square Feet
2007 Square Feet
Per Capita
Corkscrew PCD 2,957 104,914
35.48
Rural Estates PCD 37.636 634.042
16.85
Total 40,593 738,956
1820
Urban Estates PCD 38,712 2,383,736
60.11
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Emmanuel Lutheran Church Market - Conditions Study: Revised Page II -9
Table 2.03
Non - Residential Land Use Inventory
General Summary_ Rural Estates Planning Community District
Land
Square
Use
Collier Counly Commercial Land Use Category
Feet
Total Acres
10
`Vacant"
3,111
44,470.18
11
Stores
23,737
7.93
14
Supermarkets
0
0
16
Community Shopping Centers
20,356
2.55
17
Office Buildings (Non - professional, one -story)
0
0
18
Office Buildings (Non - professional, multi- story)
2,952
924
19
Professional Services Buildings
0
0
21
Restaurants, Cafeterias
10,500
1.87
22
Drive -in Restaurants
0
0
23
Financial Institutions
0
0
24
Insurance Company Offices
0
0
26
Service Stations
0
O
27
Automotive Sales
0
0
29
Wholesale Outlets
0
0
30
Florists/Greenhouses
3,454
3.57
32
Enclosed Theater, Auditorium
0
0
34
Cultural and Entertainment Enclosed Area
0
0
35
Tourist Attraction/Permanent Exhibits
35,828
4.06
39
Hotels, Motels
184,420
12_61
Grand Total
284,385
44,512.01
Population Non - Residential
Square Feet
2007 SSQuare Feet
Per Capita
Corkscrew PCD 2,957 104,914
35.48
Rural Estates PCD 37,636 634.042
16_85
Total 40,593 738,956
1820
Urban Estates PCD 38,712 2,383,736
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Emmanuel Lutheran Church Market - Conditions Study: Revised Page II -13
In sum, the subject site is well situated for use as a conditional use facility
that would allow land uses compatible with adjacent residential areas.
Located in proximity to two large "suburban" communities -- Waterways and
Ave Maria -- it can serve as a transitional facility providing a limited number of
conditional uses listed below under land use recommendations.
Listed below are recommended land uses identified with an employment
category number obtained from the Standard Industrial Classification Manuel
(198'n-
Land Use Recommendations
Collier County's General Commercial Zoning District provides a list of Stan-
dard Industrial Classification (SIC) groups that can be considered both consistent
with the purpose and intent of applicable zoning standards.
The following Standard Industrial Classification (SIC) groups represent con-
ditional uses that can be considered both consistent with the purpose and intent of
applicable zoning standards and appropriate uses for development on the subject
site:
• Child Day Care Services (SIC Group 8351);
• Individual and Family Social Services (SIC Group 8322);
• Religious organizations (SIC Group 8661);
• Social services (SIC group 8399); and
• Any other public- service use that is compatible in nature with the foregoing
list of permitted principal uses, as may be determined by the Board of Zoning
Appeals (BZA)-
Additional Market- Conditions Analysis
Other analysis of the dimensions of measurable activity within the area un-
der study includes:
Section III: Estimates household income and consumer demand;
Section IV: Summarizes study findings and recommendations; and
Section V: Provides an Appendix with supplementary documentation.
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market- Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Emmanuel Lutheran Church Market- Conditions Study: Revised Page III -1
III. CONSUMER DEMAND FORECASTS
Problem Setting
A basic assumption of this analysis is that an area not served adequately by
well - located retail outlets and service providers, may also be underserved by a lack
of conditional -use provider facilities offering adult and child day care, individual and
family social services, religious worship groups, and churches.
Forecasts of demand generated by area residents are especially useful when a
forecasted need for goods and services is not matched by a sufficient number of local
establishments offering the consumer products and services desired by residents.
Section II of this market - conditions study found that residents of the geo-
graphic area under study ( "the study area ") are underserved due to a lack of com-
mercial and conditional -use facilities located in the study area when compared to
communities located in Collier County's Urban Estates Planning Community Dis-
trict (PCD).
Demand Calculations and Planning Considerations
The analysis of consumer demand generated by residents of the Corkscrew
Planning Community District (PCD) and the Rural Estates PCD commences with
population and household -size projections derived from the University of Florida's
Bureau of Economic and Business Research (BEBR) estimates for Collier County
applied to Collier's respective planning- community districts by the County's Com-
prehensive Planning Department.
Overall totals for the area under study have been disaggregated based on the
share of growth in each of the four (4) study areas included in the Golden Gate Area
Master Plan (GGAMP) Study Area 1, the Urban Estates, and Golden Gate Estates'
Study Areas 2, 3, and 4. Consumer demand calculations), first discussed in Section
1, begin on page III -3.
A map describing the boundaries of these study areas faces page III -2. Be-
cause of a low incidence of census - identified "held for occasional use" residences, in-
dicating they are owned and occupied by seasonal residents not officially domiciled
in Collier County, all forecasts reflect the area's permanent population composed
largely of working -age adults with school -age children.
Per - capita- income (PCI) data is derived from Woods & Poole Economics, Inc.,
and PCI forecasts are in "constant" dollar amounts. Generally, the PCI in the four
(4) study areas are upwards of one -third lower than the countywide PCI.
Expenditure estimates are incorporated into a step -by -step analysis of com-
mercial acreage and square footage required to satisfy forecasted demand.
Emmanuel Lutheran Church Market - Conditions Study: Revised Page I11-2
Demand calculations are based upon documented sales - per - square -foot (SPY)
for commercial space and a density determination, expressed as a floor -area ratio
(FAR), to predict the acreage requirement for the studied GGAMP area.
Commercial Demand Study for the Golden Gate Area (October, 2003) con-
ducted by the County's Comprehensive Planning Department reassessed early esti-
mates provided for all of Collier County by the Reynolds, Smith & Hills (RSH) Mar-
ket and Commercial Land Use Study (May 1988).
The reassessment improved the rigor and appropriateness of this analysis.
Analysts examining the retail- demand calculations that follow should be mindful of
the important definitions listed below.
Sales Per Square Foot (SPF): For the year 1986, determined to be $175.09
based upon the total measurable sales for the year of $1,008,788,987 divided by
5,761,514 million square feet (sq. ft.) of commercial space according to the 1988
Market and Commercial Land Use Study, page II -40.
The SPF calculation provided in the 2003 Commercial Demand Study for the
Golden Gate Area reflects property - appraiser defined land uses that correspond
closely to the Census' definition of retail -sales outlets. The 2003 Study determined
the SPF to be $223.56 based on projected retail sales of $3,431,270,000 and a coun-
tywide commercial square- footage estimate of 15,348,589 square feet. For the pur-
poses of the consumer - demand calculations that follow, the SPF is rounded up to
$225.00 leading to a more conservative demand forecast.
Floor Area Ratio (FAR): Defined as the percent of lot coverage, or the ratio of
retail floor area to overall land area, determined by the 1988 Market and Commer-
cial Land Use Study to be: 17.26 percent ( %) in 1986, expressed as a ratio of 0.1726,
and estimated to be 0.1765 in 1990. The County's Comprehensive Planning Depart-
ment calculated the FAR to be 17.85% for the Urban Estates Planning Community
District (PCD) in 1995, or a ratio of 0.1785.
The 2003 Commercial Demand Study for the Golden Gate Area has reas-
sessed the previous findings reported above and determined that the FAR for the 4
Golden Gate study areas ranged from 18.82% to 21.65% depending on whether ho-
tels /motels and theaters are included or excluded from the analysis. Correspond-
ingly, a FAR of 20 % was utilized in the conversion of supportable square feet to sup-
portable acreage.
For the purposes of this analysis, an FAR of 0.20 will be utilized for the years
2000 to 2015. A total of 20% of any subject site or parcel will be considered to be the
floor space of a commercial structure and the remaining 80% will, presumably, be
devoted to secondary uses -- namely open space, parking, and stormwater manage-
ment.
Emmanuel Lutheran Church Market- Conditions Study: Revised Page III -3
Dwelling Units (DU): An estimate calculated by dividing projected population
by persons - per - household data from the 2000 U.S. Census for the period 2000 to
2015.
Dwelling Unit Income (DUI): An estimate calculated by multiplying per cap-
ita income by persons- per - household.
Total Area Income (TAI): An estimate calculated by multiplying by dwelling -
unit household income by the number of dwelling units.
Consumer Expenditure (RE) Forecast: Determined by the 2003 Commercial
Demand Study for the Golden Gate Area to be 35% of total personal income. The
35% share of personal income is applied to TAI to forecast consumer expenditures
for each of the four study areas for each of the analyzed time periods, i.e. 2000, 2005,
2010, and 2015.
Consumer Demand Calculation (RDC): Calculation of the acreage required to
satisfy forecasted consumer demand according to sales per square foot and FAR is
determined by application of the following procedures:
1. Dividing projected sales by sales per square foot to determine supportable
square feet (sq. ft.);
2. Multiplying supportable square feet by 1.05 for the normal 5% vacancy fac-
tor; and
3. Dividing the total square feet by 43,560, the square feet in an acre; and the
FAR to determine the acreage requirement for Study Area 1, the Urban Es-
tates, and Study Area 2, Study Area 3, and Study Area 4 located in the
Golden Gate Estates east of Collier Boulevard/County Road 951 (CR -951).
The Collier County 2003 _Commercial Demand Study for the Golden Gate
Area states:
"Currently, Study Area 1 (Urban Estates) contains most of the available
commercial land for the entire area. Approximately 84% of the total existing com-
mercial acreage is located in Study Area 1.
"Accordingly, Golden Gate Master Plan Study Area 1 is the only sub -area to
possess a surplus of commercial space in 2005, amounting to 25.06 acres in excess of
demand. On the other hand, Study Area 2, Study Area 3, and Study Area 4 are all
characterized by deficient amounts of commercial acreage."
Emmanuel Lutheran Church Market- Conditions Study: Revised Page III -4
Consumer Demand Forecast:
Retail Expenditures (RE) $272,781,786
Table 3.01.1
$532,979,249 $660,869,569
Sales Per Square Foot(SPF)
LAND -USE DEMAND CALCULATION (2000 -2015)
$244.00
- $264.00
Estimated Growth in Study Area 1 (Urban Estates)
Supportable Square Feet (SSF)
1,212,363
2000 - 2005 2010
2015
Population Projections
27,719 39,492 46,089
53,090
Per Capita income
$28,117 $30,541 ,$33,041
$35,566
Persons Per Dwelling Unit
2.46 2.46 2.46
2.46
Dwelling Units
11,285 16,078 18,763
21,614
Dwelling Unit Income
$69,064 _ $75,019 $81,158
$87,361
Total Area Income
$779,376,532 $1,206,115,477 $1,522,797,855
$1,888,198,769
Consumer Demand Forecast:
Retail Expenditures (RE) $272,781,786
$422,140,417
$532,979,249 $660,869,569
Sales Per Square Foot(SPF)
$225.00
$244.00
- $264.00
$285.00
Supportable Square Feet (SSF)
1,212,363
1,727,267
2,015,804
2,322,036
Supportable Sq. Ft. (5% vacant)
1,272,982
1,813,630
2,116,594
2,438,138
Floor Area Ratio (FAR)
0.2000 0.2000. 02000
0.2000
Supportable Acreage (SA)
146.12
208.18
242.95
279.86
Zoned Commercial Acreage
+233.24
+25.06
_ (9.71)
(46.62)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Table 3.01.2
LAND -USE DEMAND CALCULATION (2000 -2015)
Estimated Growth in Study Area 2
2000 2005 2010 2015
Population Projections
5,278
Per Capita Income (PCI)
$25,451
Persons Per Dwelling Unit (PPDU)
3.04
Dwelling Units (DU)
1,734
Dwelling Unit Income (DUI)
$77,476
Total Area Income (TAI) $134,331,689
3,321
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet(SSF)
Supportable Sq. Ft. (5% vacancy
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
7,520
8,776
10,109
$27,645
$29,908
$32,194
3.04
3.04
3.04
2,470
2,883
3,321
584,156
$91,044
$98,002
$207,883,479
$262,486,175
$325,445,894
$47,016,084
$225.00
208,960
219,408
0.200
25.18
1.79
$72,759,218 $
$91,863,161 $113,906,063
$244.00 $
$264.00 $
$285.00
297,708 3
347,440 4
400,221
312,593 3
364,812 4
420,232
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Emmanuel Lutheran Church Market - Conditions Study: Revised Page III -5
Table 3.01.3
LAND -USE DEMAND CALCULATION (2000 -2015)
Estimated Growth in Study Area 3
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Table 3.01.4
LAND -USE DEMAND CALCULATION (2000 -2015)
Estimated Growth in Study Area 4
2000
2005
2010
2015
Population Projections
7,640
10,885
12,703
14,633
Per Capita Income (PCI) -
$26,705
$29,007
$31,381
$33,780
Persons Per Dwelling Unit (PPDU)
2.90
2 -90
2.90
2.90
Dwelling Units (DU)
2,632
3,750 -
4,376
5,041
Dwelling Unit Income (DUI)
$77,516
$84,199
$91,080
$98,052
Total Area Income (TAI) $204,026,155
$315,738,405 $398,639,910
$494,295,015
$63,156,901
Consumer Demand Forecast:
-
Retail Expenditures (RE) $71,409,154
$110,508,442 $139,523,969
$173,003,255
Sales Per Square Foot (SPF)
$225.00
$244.00
$264.00
$285.00
Supportable Square Feet (SSF)
317,374
452,166
527,700
607,865
Supportable Sq. Ft. (5% vacancy)
333,243
474,774
554,085
638,259
Floor Area Ratio (FAR)
0.2000 0.2000
0.2000
0.2000
Supportable Acreage (SA)
38.25
54.50
63.60
73.26
Zoned Commercial; Acreage
42.31
(12.19)
(21.29)
(30.95)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Table 3.01.4
LAND -USE DEMAND CALCULATION (2000 -2015)
Estimated Growth in Study Area 4
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$9,124,067
2000
2005
2010
2015
Population Projections
1,000
1,425
1,663
1,915
Per Capita Income (PCI)
$26,069
$28,316
$30,634
$32,975
Persons Per Dwelling Unit (PPDU)
3.12
3.12
3.12
3.12
Dwelling Units (DU)
321
457
534
615
Dwelling Unit Income (DUI)
$81,230
$88,233
$95,454
$102,749
Total Area Income (TAI) $28,068,763
$40,342,424
$50,934,888
$63,156,901
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$9,124,067
$14,119,848 $17,827,211
5225.00
$244.00
$264.00
40,551
57,774
67,425
42,579
60,663
70,796
0.2000 0.2000
0.200
4.89
6.96
8.13
0.00
(6.96)
(8.13)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
$22,104,915
$285.00
77,668
81,551
0 0.2000
9.36
(9.36)
Emmanuel Lutheran Church Market - Conditions Study: Revised
Page III -6
Table 3.01.5
LAND -USE DEMAND CALCULATION (2000 -2015)
Aggregated Retail Growth for the Entire Golden Gate Estates Study Area
(Incorporates Study Area 1, Study Area 2, Study Area 3, and Study Area 4)
Total Area Income (TAI) $1,222,788,260 $1,892,312,362 $2,369,165,267 $2,962,454,210
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacant
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$400,331,092 $619,527,925 $782,193,590 $969,883,802
2000
2005
2010
2015
Population Projections
41,637
59,321
69,230
- - 79,747
Average Per Capita Income (PCI)
$26,586
$28,878
$31,241
$33,629
Persons Per Dwelling Unit (PPDU)
2.88
2.88
2.88
2.88
Dwelling Units: Study Area Total
15,972
22,755
26,556
.30,590
Dwelling Unit Income (DUI)
$76,560
$83,161
$89,967
$96,843
Total Area Income (TAI) $1,222,788,260 $1,892,312,362 $2,369,165,267 $2,962,454,210
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacant
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$400,331,092 $619,527,925 $782,193,590 $969,883,802
$225.00
$244.00
$264.00
$285.00
1,779,249
2,534,915
2,958,368
3,407,790
1,868,212
2,661,661
3,106,286
3,578,180
0.200
0.200
0.200
0.200
214.44
305.52
356.55
410.72
277.34
(28.18)
(79.21)
(133.38)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Further, the 2003 Commercial Demand Study for the Golden Gate Area con-
cludes: "In short, these findings suggest that population and income growth can
support additional commercial space within the Golden Gate area. However, other
factors deserve careful consideration when interpreting these results. Namely,
availability of real estate immediately adjacent to the study areas is recognized in
helping to serve consumer needs. Nonetheless, even when considering these adjacent
retail centers, each study area is of adequate size to support what is typically char-
acterized as a neighborhood and/or community shopping center."
Finally, the 2003 Commercial Demand Study for the Golden Gate Area ad-
vises: "The International Council of Shopping Centers (ICSC) defines a Neighbor-
hood Center as possessing a primary trade area of 3 miles or less and a Community
Center as one possessing a primary trade area of 3 -6 miles. ICSC also gives a site
acreage range of 3 -15 acres for Neighborhood Centers, and 10 -40 acres for Commu-
nity Centers."
Emmanuel Lutheran Church Market- Conditions Study: Revised Page III -7
Additional Planning Considerations
A unique feature of Study Area 1, the Urban Estates Planning Community
District (PCD), is that much of its commercially -zoned areas are located almost ex-
clusively within Activity Center #3, Activity Center #4, Activity Center #10, and the
large PUDs contiguous, or nearly so, to these activity- center commercial nodes.
Generally, activity- center commercial is developed to address the basic goods
and services needs of local residents; exceptions would include the interstate com-
mercial nodes located in Activity Center #4 and Activity Center #10; both are located
along I -75 in Study Area 1 and are designed, in large part, to serve the traveling
public.
Despite the impressive aggregation of existing commercially -zoned land in
Study Area 1, the Urban Estates PCD, they are located a significant distance from
the subject site as demonstrated in Table 3.02 below:
Table 3.02
PUD Non - Residential Acreage in the Urban Estates
General Location: Immokalee
Road — 1 -75 Exit 111
Planning
Land
Community
Town-
Sec-
Area
District Area
ship
Range
Lion
TAZ
Subdivision
(Acres)
Township 48 South,
Range
26 East
UE -1
48
26
19
374
Northbrook Plaza PUD
385.77
UE -2
48
26
19
375
Carlton Lakes PUD
16.96
UE -2
48
26
19
375
Pelican Strand PUD
402.68
UE -3
48
26
20
374
Huntington PUD
7.24
UE -3
48
26
20
371
Quail I PUD
25.50
UE -3
48
26
20
371
Quail II PUD
8.51
UE -8
48
26
30
161
Donovan Center PUD
6.22
UE -8
48
26
30
161
Mocake PUD
7.80
UE -8
48
26
30
161
Crestwood PUD
7.83
UE -8
48
26
30
161
Breezewood PUD
7.18
UE -8
48
26
30
161
Brentwood PUD
18.67
UE -8
48
26
30
161
Stiles PUD
18.37
UE -8
48
26
30
161
Tiburon PUD
122.22
Total Acres
1,034.95
Emmanuel Lutheran Church Market - Conditions Study: Revised Page III -8
Study Area Demand Calculation: As discussed in Section 1, an estimate of
the population of the Postal ZIP code 34120 was added to the analysis. This addi-
tional component provides for a more compact, contiguous area to be analyzed (see
page I -2)- Table 3.03 below demonstrates population growth for ZIP 34120 for the
period, 2000 to 2015:
Table 3.03
Population Estimates and Growth Projections
Postal ZIP Code Area 34120
2000 2005 2010 2015
Postal ZIP -Code 34120 12,062 33,912 38,183 48,349
Percent ( %) share of:
Unincorporated County 5.61% 12.15% 13.09% 15.09%
Sources: Collier County Permanent Population Estimates and Projections (2000 -2015)
U. S. Bureau of the Census for the 2000 decennial census.
Table 3.04 below demonstrates consumer demand for ZIP 34120 and provides
an estimate of the net deficit in acreage.
Table 3.04
Land -Use Demand Calculation (2000 -2015)
Estimated Consumer Demand in Postal ZIP Code Area 34120
2000 2005 2010 2015
Population Projections.
12,062
Average Per Capita Income (PCI)
$26,586
Persons Per Dwelling Unit (PPDU)
2.88
Dwelling Units: Study Area Total
4,188
Dwelling Unit Income (DUI)
$76,568
Total Area Income (TAI) $320,666,784
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacant
Floor Area Ratio (FAR).
Supportable Acreage (SA)
Zoned Commercial Acreage
$112,233,744
$225.00
498,815
523,756
0.200
60.12
Commercial Acreage Deficit
33,912
$28,878
2.88
11,775
$83,169
$979,314,975
38,183
$31,241
2.88
13,256
$89,974
$1,192,695,344
$342,760,241
$244.00
1,404,755
1,474,993
0.200
169.31
44.10
48,349
$ 33,629
2.88
16,788
$96,852
$1,625,951,376
$417,443,370
$ 264.00
1,581,225
1,660,286
0.200
190.57
x*
** (125.21)
5569,082,982
$285.00
1,996,782
2,096,621
0.200
240.66
**
*x
The demand calculation demonstrated above in Table 3.04 establishes the net
commercial acreage deficit of 125.21 acres for the year 2005 only.
Emmanuel Lutheran Church Market - Conditions Study: Revised Page III -9
Recognizing that additional Commercial Planned Unit Development (CPUD)
acreage and other newly zoned commercial acreage will be approved over the course
of the ten -year period 2006 -2015, it would be problematic to extend the net - deficit
analysis beyond the year 2005.
As mentioned previously, the International Council of Shopping Centers
(ICSC) defines a Neighborhood Shopping Center as one possessing a primary trade
area of three miles or less with a site - acreage range of 3 -15 acres, and a Community
Shopping Center as one possessing a primary trade area of 3 -6 miles with a site -
acreage range of 10 -40 acres.
This analysis supports a finding that the entire area under study defined for
the proposed Emmanuel Lutheran Church Mission Center to be located on Oil Well
Road could accommodate upwards of four new Neighborhood Centers or two new
Community Centers.
Based on this finding, it is reasonable to conclude that all available commer-
cially zoned acres located in the area under study will be utilized fully by retail out-
lets and consumer services, leaving little or no leaseable space available for the con-
ditional uses of adult and child day care, individual and family social services, relig-
ious worship groups, and churches proposed to be located in the Emmanuel Evan-
gelical Lutheran Church Mission Subdistrict.
Section W will explore extensively the availability of appropriately located
sites with potential for conditional -use development in facilities suited to conducting
adult and child day care, individual and family social services, and religious worship
activities.
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market- Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3_ Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Emmanuel Lutheran Church Market - Conditions Study: Revised Page IV -1
IV. PROBLEM SETTING AND RECOMMENDATIONS
Previous sections of this study have reviewed the emerging goods and serv-
ices needs of the growing population of the Corkscrew Planning Community District
(PCD) and the largely platted Rural Estates PCD located east of the County's urban
boundary, south of neighboring Lee County, and north of I -75.
Section IV will focus on an assessment of the merits of the petitioner's pro-
posed Growth Management Plan (GMP) amendment in respect to the subject site
located at 2862 Oil Well Road (CR -858) to be known as the Emmanuel Lutheran
Church "Mission Center" and the activities proposed for the Mission Center.
Collier County's Corkscrew PCD and the largely platted Rural Estates PCD,
containing the platted Golden Gate Estates subdivision and the surrounding "Rural
Fringe" area to the south of the subdivision, have provided the general geographic
context for this market- conditions analysis.
The Golden Gate Estates can be defined as a very large assemblage of low -
density, semi -rural residential lots. Opportunities for non - residential commercial
and conditional uses are limited. Typical lots are 2.25 acres in size.
As demonstrated in Section 1, the permanent population of the Corkscrew
PCD, and the Rural Estates PCD is projected to grow 181.55 percent from 19,834
persons in 2000 to 55,843 persons in 2015, an increase of 36,009 persons according
to June 11, 2008 estimates provided by the Collier County Comprehensive Planning
Department (see Section I).
As demonstrated in Section III, the estimated 2015 area population of 55,843
persons translates to a deficit of supportable commercial land uses of 133.38 acres
intended, conceptually, to service area households with basic goods and services (see
Section III).
The specific subject of this Section IV analysis is a unified site of 21.72 acres
located 2.2 road -miles east of the intersection of Immokalee Road (CR -846) and Oil
Well Road (CR -858).
The subject parcel is zoned "Golden Gate Estates" and must submit to the
provisions of the Golden Gate Area Master Plan (GGAMP), adopted originally as
Ordinance 91 -15 on February 5, 1991, and subsequently amended seven times.
The "Golden Gate Future Land Use Map" on the facing page illustrates land
uses permitted for the mapped area.
The map's Legend cautions that, "This map cannot be interpreted without the
Goals, Objectives, Policies and Land Use Description Section of the Golden Gate
Area Master Plan."
Emmanuel Lutheran Church Market - Conditions Study: Revised Page IV -2
The GGAMP is quite specific in stating, "Intensifying residential density
shall not be permitted." The Estates Designation can also accommodate "future non-
residential uses including:
• Conditional uses and essential services as defined in the Land Development
Code (LDC),
• Parks, open space and recreational uses,
• Group Housing shall be permitted subject to the definitions and regulations as
outlined in the Collier County Land Development Code (Ordinance 91 -102,
adopted October 30, 1991, and consistent with locational requirements in Florida
Statutes (Chapter 419.01 F.S.).
• Schools and school facilities in the Estates Designation north of I -75, and where
feasible and mutually acceptable, co- locate schools with other public facilities,
such as parks, libraries and community centers to the extent possible."
"The Golden Gate Area Master Plan provides for Neighborhood Centers lo-
cated along major roadways distributed within Golden Gate Estates according to
commercial demand estimates. The centers are designed to concentrate all new
commercial zoning, and conditional uses, as allowed in the Estates Zoning District,
in locations where traffic impacts can be readily accommodated and to avoid strip
and disorganized patterns of commercial and conditional use development. Four es-
tablished Neighborhood Centers are provided for in the Estates Zoning District (see
map on facing page):
• Wilson Boulevard and Golden Gate Boulevard Center,
• Collier Boulevard and Pine Ridge Road Center,
• Everglades Boulevard and Golden Gate Boulevard Center, and the
• Immokalee Road and Everglades Boulevard Center.
The GGAMP is clear that the Neighborhood Center designation does not
guarantee that non - residential zoning will be granted. The designation only provides
the opportunity to request non - residential zoning. Neighborhood Center locations
are based on the intersection of major roads and spacing criteria."
A major premise of this analysis is that the non - residential -use criteria appli-
cable to Neighborhood Center commercial that are cited below will apply equally to
non - commercial conditional uses.
Selected criteria for the development neighborhood- center nodes as desig-
nated in the GGAMP are listed below:
Emmanuel Lutheran Church Market- Conditions Study: Revised Page IV -3
• "Commercial uses shall be limited to intermediate commercial so as to pro-
vide for a wider variety of goods and services in areas that have a higher de-
gree of automobile traffic. These uses shall be similar to C -1, C -2, or C -3
zoning districts outlined in the Collier County Land Development Code (Or-
dinance 91 -102, adopted October 30, 1991), except as prohibited below.
The Neighborhood Center located at the intersection of Pine Ridge Road and
Collier Boulevard may be developed at 100% commercial and must provide
internal circulation. Any rezoning is encouraged to be in the form of a PUD.
This Neighborhood Center may also be utilized for single- family residential
or conditional uses allowed in the Estates zoning district such as churches
social or fraternal organizations, childcare centers, schools and group care
facilities (underline added).
• Parcels immediately adjacent to commercial zoning within the Neighborhood
Centers located at the intersections Golden Gate Boulevard and Wilson
Boulevard, Golden Gate Boulevard and Everglades Boulevard, Everglades
Boulevard and Immokalee Road may qualify for Conditional Use under the
transitional conditional use provision of the Conditional Uses Subdistrict of
this Master Plan Element.
• A single project shall utilize no more than 50% of the total allowed commer-
cial acreage. This percentage may be increased at the discretion of the Board
of County Commissioners.
• The project shall make provisions for shared parking arrangements with ad-
joining developments.
• Access points shall be limited to one per 180 feet commencing from the right -
of -way of the major intersecting streets of the Neighborhood Center. A maxi-
mum of three curb cuts per quadrant shall be allowed.
• Driveways and curb cuts shall be consolidated with adjoining developments,
whenever possible.
• Driveways accessing parcels on opposite sides of the roadway shall be in di-
rect alignment, except when the roadway median between the two parcels
has no opening.
• Projects shall provide a 25 -foot wide landscape buffer abutting the external
right -of -way. A minimum of 50% of the 25 -foot wide buffer area shall be com-
prised of a meandering bed of shrubs and ground covers other than grass.
Water retention/detention areas shall be allowed in this buffer area if left in
natural state, and drainage conveyance through the buffer area shall be al-
lowed if necessary to reach an external outfall.
Emmanuel Lutheran Church Market- Conditions Study: Revised Page IV -4
• All buildings shall have tile roofs, `Old Style Florida' metal roofs, or decora-
tive parapet walls above the roofline. The buildings shall be finished in light,
subdued colors, except for decorative trim.
Building heights shall be limited to one (1) story, with a maximum height of.
thirty -five (35) feet. This provision only applies east of Collier Boulevard.
• All lighting facilities shall be architecturally -- designed, and shall be limited
to a height of twenty -five (25) feet. Such lighting facilities shall be shielded
from neighboring residential land uses.
• Commercial uses shall encourage pedestrian traffic through placement of
sidewalks, pedestrian walkways, and marked crosswalks within parking ar-
eas. Adjacent projects shall coordinate placement of sidewalks so that a con-
tinuous pathway through the Neighborhood Center is created.
• All buildings and projects within any single specific quadrant of the Subdis-
trict shall utilize a common architectural theme. This theme shall be appli-
cable to both building design and signage.
• No building footprint shall exceed 5,000 square feet, unless the project is
submitted in the form of a PUD. Walkways or courtyards shall connect adja-
cent buildings. This provision only applies east of Collier Boulevard.
Fences or walls may be constructed on the commercial, side of the required
landscape buffer between adjacent commercial and residential uses. If con-
structed, such fences or walls shall not exceed five (5) feet in height. Walls
shall be constructed of brick or stone. Fences shall be of wood or concrete
post or rail types, and shall be of open design (not covered by slats, boards or
wire).
• Projects directly abutting residential property (property zoned E- Estates and
without an approved conditional use) shall provide, at a minimum, a seventy -
five (75) feet wide buffer in which no parking uses are permitted. Twenty-
five (25) feet of the width of the buffer along the developed area shall be a
landscape buffer. A minimum of 50 feet of the buffer width shall consist of re-
tained native vegetation and must be consistent with subsection 3.9.5.5.6 of
the Collier County Land Development Code (LDC).
• Projects within the Neighborhood Center Subdistrict that are submitted as
PUDs shall provide a functional public open -space component. Such public
open - space shall be developed as green space within a pedestrian- accessible
courtyard, at the time of PUD approval.
Emmanuel Lutheran Church Market - Conditions Study: Revised Page IV -5
The following principal permitted uses are prohibited within Neighborhood
- Centers:
• Drinking Places (5813) and Liquor Stores (5921)
Mail Order Houses (5961)
• Merchandizing Machine Operators (5962)
• Power Laundries (7211)
• Crematories (7261)
• Radio, TV Representatives (7313) and Direct Mail Advertising Services
(7331)
• NEC Recreational Shooting Ranges, Waterslides, etc. (7999)
• General Hospitals (8062), Psychiatric Hospitals (8063), and Specialty
Hospitals (8069)
• Elementary and Secondary Schools (8211), Colleges (8221), Junior Col -
leges(8222)
• Libraries (8231)
• Correctional Institutions (9223)
• Waste Management (9511)
• Homeless Shelters and Soup Kitchens."
Requests for conditional uses are subject to the following locational and
spacing criteria as listed the GGAMP:
"a) Essential Services Conditional Uses shall be allowed anywhere within the
Estates Zoning District, and are defined as follows:
• electric or generating plants;
• effluent tanks;
• major re -pump stations;
• sewage treatment plants, including percolation ponds;
• hospitals and hospices;
• water aeration or treatment plants;
• government facilities (see LDC Section 2.6.9);
• public water supply acquisition withdrawal or extraction facilities;
• public safety service facilities; and
• other similar facilities."
"d) Conditional uses may be granted in Transitional Areas. The purpose of this
provision is to allow conditional uses in areas adjacent to non - residential uses
generally not appropriate for residential use. The conditional use will act as
a transitional use between non - residential and residential areas."
"The following criteria shall apply for Transitional Conditional Use requests:
Emmanuel Lutheran Church Market - Conditions Study: Revised Page IV -6
• Site shall be directly adjacent to a non - residential use (zoned or devel-
oped);
• Site shall be 2.25 acres, or more,_ in size or be at least 150 feet in width
and shall not exceed 5.00 acres;
• Conditional uses shall be located on the allowable acreage adjacent to the
non - residential use;
• Site shall not be adjacent to a church or other place of worship, school, so-
cial or fraternal organization, child care center, convalescent home, hos-
pice, rest home, home for the aged, adult foster home, children's home,
rehabilitation centers;
• Site shall not be adjacent to parks or open space and recreational uses;
• Site shall not be adjacent to permitted Essential Service, as identified in
Section 2.6.9 of the Land Development Code, except for libraries and mu-
seums; and
• Project shall provide adequate buffering from adjacent properties allow-
ing residential uses-"
Application of Transitional Conditional Use Criteria
As stated previously above, the GGAMP recognizes the "need to provide basic
goods and services to Estates residents" in designated Neighborhood Centers "de-
signed to concentrate all new commercial zoning in locations where traffic impacts
can be readily accommodated and to avoid strip and disorganized patterns of com-
mercial development." Further, Neighborhood Center "locations are based on the in-
tersection of major roads and spacing criteria."
Also, the GGAMP advocates that conditional uses as defined by the GGAMP
shall be limited to Neighborhood Centers so long as "the project shall provide ade-
quate buffering from adjacent properties," and "projects shall coordinate access
management plans with other projects within the Neighborhood Center nodes to fa-
cilitate a sound traffic movement pattern."
The GGAMP provides that, "Conditional uses may be granted in Transitional
Areas." And, "the purpose of this provision is to allow conditional uses in areas adja-
cent to non - residential uses generally not appropriate for residential use. The condi-
tional use will act as a transitional use between non - residential and residential ar-
eas." The matrix provided below reviews each of the criteria cited above that shall
apply for a Transitional Conditional Use request for the subject Oil Well Road site:
Emmanuel Lutheran Church Market - Conditions Study: Revised Page IV -7
Criteria
1) "Site shall be directly adjacent to a
non - residential use (zoned or
developed)."
Application To Subiect Site
1) Site is located directly adjacent to several
cleared but undeveloped parcels directly
south and west of the site with no known
plans for the development of these vacant
parcels. A single- family residence is lo-
cated near the site's northwest quadrant
near the location of the subject site's 3.0-
acre Stormwater Management Area (see
Site Plan on facing page).
2) "Site shall be no closer than 1/2 road- 2) The closest Neighborhood Center is
mile from the intersection of a Neighbor- G's General Store approximately 2.2
hood Center." miles west of the subject site at the
intersection of CR -846 and CR -858.
3) "Site shall be 2.5 acres in size and shall
not exceed 5.0 acres."
3) The site is a 21.72 -acre tract located
at 2862 Oil Well Road (CR -858) in
the Golden Gate Estates (refer to item
N3 on page TV-14).
4) "Conditional uses shall be located on 4) A development site plan could be
the allowable acreage directly adjacent designed that could locate the
to the non - residential use." allowable conditional -use acreage
well away from the residential property
located near the western border of the
subject site.
5) "Site shall not be adjacent to a church or
other place of worship, school, social or
fraternal organization, child care center,
convalescent home, hospice, rest home,
home for the aged, adult foster home,
children's home, (or) rehabilitation center."
6) "Site shall not be adjacent to parks or
open space and recreational uses."
5) None of the conditional uses listed
are located adjacent to the subject
site.
6) The subject site is not adjacent to
any parks or open space and/or
recreation uses.
7) "Site shall not be adjacent to Essential Ser- 7) The subject site is not adjacent to any
vices except for libraries and museums." Essential Service.
8) "Project shall provide adequate buffering 8) Adequate buffering will be provided
from adjacent properties allowing that would screen conditional uses from
residential uses." an adjacent residential property near the
west property line of the subject site.
Additionally, other standards referenced in the GGAMP can be cited as sup-
port for the designation of the subject parcel as a Transitional Conditional Use Area
as follows:
Emmanuel Lutheran Church Market - Conditions Study: Revised
Standards Characteristic of the Subject Site
Standards Application To Subject Site
Page IV -8
1) Accommodate transitional - conditional -use 1) Projected traffic volume increases
zoning to provide for a wider variety of along the length of Oil Well Road
basic goods and services in areas that have (CR -858) to Immokalee Road (CR -846)
a higher degree of automotive traffic. can be well accommodated on an
improved CR -858.
2) Concentrate all new commercial zoning 2)
in locations where traffic impacts can be
readily accommodated.
3) Avoid strip centers and disorganized
patterns of commercial development.
By 2011, CR -858, will be improved from
a 2 -lane undivided roadway to a 4 -lane
divided collector that will have sufficient
volume capacity for 44,100 cars by
2015 with a predicted AADT of 12,900
cars and a Volume /Capacity (V /C) Ratio
of 0.29.
The segment of CR -858 from CR -846
to Everglades Boulevard is at the 100%
Design Stage at the time of this writing.
A programmed $46,000,000 construction
project on the site's frontage road, CR-
858, will be commencing in FY09 and will
be completed by FY10.
3) The subject site should be considered
as a single -use site and would not have
any of the undesirable characteristics of a
strip center or exhibit any evidence of
disorganized development.
41 Allow conditional uses in areas adjacent 41 The subject site is on what will be a well -
to non - residential uses that are generally traveled roadway. At an unknown time
not appropriate for residential use. in the past, it was cleared for some pur-
pose and its appropriateness for residen-
tial use appears problematic.
Analysis of Conditional Uses in the Golden Gate Area
Appendix 1 of the GGAMP under the heading "Conditional Use Approvals
and Locations" defines Conditional Uses as "uses that would not be appropriate gen-
erally or without restriction within a particular zoning district unless they are con-
trolled as to number, area, location or relation to the neighborhood." Further, "be-
fore conditional uses can be approved, they must be found in compliance with the
Growth Management Plan, have adequate and safe access, and be compatible with
adjacent properties." Appendix 1, page 1, stipulates, "Permitted Conditional Uses to
include such uses as:
Emmanuel Lutheran Church Market - Conditions Study: Revised Page IV -9
• schools,
• recreational facilities,
• social and fraternal organizations,
• churches,
• owner- occupied day care centers, and
• convalescent and rehabilitation centers."
Appendix 1 further stipulates, " ... problems related to conditional uses are
primarily limited to the Estates area. Concerns related to Conditional Uses include:
a. Proliferation and expansion of Conditional Uses into residential areas,
b. Conditional Uses encourage additional Conditional Uses, and
c. Conditional Uses are not always in appropriate locations."
For the purposes of the Golden Gate Area Master Plan, a study area was de-
fined that is represented in maps and supplementary tables that are included in this
Market - Conditions Study in the Appendix under Tab 5 of this volume.
The referenced maps and tables under Tab 5 summarize the type and the lo-
cation of Conditional Uses existing at the time of recent amendments the Golden
Gate Area Master Plan (GGAMP) by the adoption of Ordinance No. 2005 -25 on June
7, 2005.
The Conditional Uses presented in the referenced maps and supplementary
tables were those obtained from the Collier County Comprehensive Planning De-
partment, with the proviso that the referenced Conditional Uses may not reflect all
those "granted due to grandfathered uses which do not appear on the Zoning Atlas."
Existing and Potential Conditional Uses
The existing 79 existing and /or potential Conditional Uses delineated under
the heading "Approved Provisional /Conditional Uses" on pages 2, 3, 4, 5, and 6 of the
previously referenced Appendix 1 are summarized in Table 4.01, Table 4.02 and Ta-
ble 4.03 below.
Those Conditional Uses determined to be located east of Collier Boulevard
(CR -951) are analyzed in detail following Table 4.03.
Emmanuel Lutheran Church Market- Conditions Study: Revised Page IV -10
Table 4.01
- - Summary of Existing Conditional Uses in the Golden Gate Estates
Existing Conditional Use
Churches and Child Care Facilities
Fraternal Organizations /Clubs
Fire Stations
Institutional /Rehabilitation Centers
School /Child Care
Government Uses
Model Home
Commercial Uses
Communications Towers
Lake Excavation
Earth Mining
Total
Source: Golden Gate Area Master Plan. Appendix 1, page 6
Total Number of Uses
28
8
4
9
7
12
3
1
2
84
Table 4.02
Potential Acres of Conditional Uses Meeting GGAMP Criteria
Areas With Potential For Locatina Conditional Uses Potential Acres
Essential Services
Unlimited
Golden Gate Parkway
2.21
West Side of Collier Boulevard (CR -951)
4.00
Neighborhood Center
69.86
Neighborhood Center "Tran /CU"
115.58
Transitional Use
76.42
Activity Center at Pine Ridge /1 -75
33_79
Total
301.86
Source: Golden Gate Area Master Plan, Appendix 1, page 6
Emmanuel Lutheran Church Market - Conditions Study: Revised Page IV -11
Table 4.03
Potential Sites For Conditional Uses Meeting GGAMP Criteria
{Refer to Maps GG CU -1, GG CU -2, and GG CU -3]
Sites With Potential For Locating Conditional Uses Map Site Acres
Tr. 53 & 54, U9
A
9.60
TO, 1_112
B
4.86
Tr. 72, U23
C
5.00
Tr. 125 and Tr. 127, U23
D
8.00
Nly 380' Tr. 1, Tr. 2 and So. 105' Tr. 3, U14
E
5.00
E75' of W180' Tr. 97, all Tr. 98, U29 Tr. 76, 93, 108, U535
F
2.00
All Tr. 105, U2
H
4.00
Tr. 16 & 18, U13 & Tr. 124 & 126, Ul2, Tr. 3, 35,
1
57.64
U14 & Tr. 14 & Tr. 142, 143, U11
Tr. 143 and 5165, Tr. 144, U28
J
7.50
Tr. 106, 1074, & 108, U26
K
31.50
Tr. 98 & 99, U80, Tr. 94 & 95, U81 - Tr. 2 & 3, U77 -
L
63.25
Tr. 127 & 129, U76
Wl /2 Tr. 65, Tr. 159, U43
M
6.25
Tr. 66 & Wl65 Tr. 75, U30
N
7.50
E 165 Tr. 60, 65 & W765, Tr. 76, U30
O
10.00
5165, Tr. 109, 110 & U26
P
2.73
Tr. 15, 17 & 114 U46 - Tr. 105, 127 & 130, U47
Q
33.05
E 180', Tr. 86, U29
R
2.21
Tr. 60 less E30' of 5275' les 515', Tr. 61, 76, 77, 92, 93,
S
33_79
108, U35, and Tr. 10. 25 & 26 of U33 (A /C 10)
Total
301.86
Source: Golden Gate Area Master Plan Appendix 1, page 6
Location of Conditional Uses East of the Urban Boundary
A careful review of Table 4.03 listing the potential sites for Conditional Uses
meeting the adopted criteria of the GGAMP demonstrates that the potential loca-
tions identified by the GGAMP limit the types of uses appropriate to these locations.
Table 4.04 below demonstrates the very limited number of active Conditional
Use sites located east of Collier Boulevard/County Road 951 (CR -951) at the time of
this writing:
Emmanuel Lutheran Church Market - Conditions Study: Revised Page IV -12
Table 4.04
General Location of Sites For Conditional Uses Meeting GGAMP Criteria
,
(Refer to Maps GG CU -2, and GG CU -3)
Location Of Conditional Uses East of CR -951 Site Number
Acres
Map GG CU -2
Golden Gate Fire Control and Rescue District
19
2.50
Collier County Pumping Station
30
2.25
Florida Homes Model Home
37
2.27
Golden Gate Estates Library
48
2.08
EMS and Sheriff Office Substation
60
2.57
Holland & Knight Communications Tower
64
0.08
Development Services Communications Tower
66
2.58
Wilson Boulevard Neighborhood Center
77
5.00
Subtotal
19.33
Map GG CU -3
Corkscrew Baptist Church
14
2.50
Forestry Station
18
5.46
Big Corkscrew Fire Control & Rescue District
20
2.50
Collier County Sheriff Office Firing Range
32
6.77
Randall Boulevard Neighborhood Center
43
5.00
G's General Store Neighborhood Center
54
2.12
Voice Stream Wireless Communications Tower
63
2.30
Ron Beaver Lake Excavation
67
6.60
Maloney & Sons Earthmining
68
5.00
Creative Homes Earthmining
69
5.00
MIR -MAR Planned Unit Development (PUD)
74
2.38
Big Corkscrew Fire Control & Rescue District
75
4.07
Subtotal
49.70
Grand Total
69.03
Source: Gate Area Master Plan, Appendix 1, pages 2 -4
Undeniably, the selection of the above - described sites as Conditional Uses
appears wholly dependent on the land uses surrounding the sites listed in Table
4.04.
Emmanuel Lutheran Church Market- Conditions Study: Revised Page W -13
However, sites deemed uniquely appropriate for schools, recreational facili-
ties, social and fraternal organizations, churches, owner - occupied day care centers,
and convalescent and rehabilitation centers may not always meet the GGAMP crite-
ria as suitable locations for Conditional Uses.
Summary of Findings
1. This market- conditions study contends that it is in the interest of those living
within the study area defined in Section I that well - located, well - designed fa-
cilities be developed that can provide enhanced services to meet the needs of
local residents.
2. Permitting conditional uses in a desirable location may give sufficient incen-
tive to a willing landowner to agree to certain regulatory and design stan-
dards when developing their property.
3. Eastward expansion of needed public- service facilities available to residents
of the study area will likely be driven by the proposed development's per-
ceived impact on:
a) Surrounding residential development(s);
b) Plans of other land owners to develop parcels now earmarked by owners,
but currently undeveloped, for new or expanded residential, commercial
and/or conditional uses; and
c) Capacity improvements on the existing road network to accommodate
new traffic.
4. All roadway segments within the area under study that require remediation
or roadway capacity improvements have been addressed positively in Collier
County's Long Range Transportation Plan (LRTP) and the current Transpor-
tation Improvement Program (TIP) for Collier County.
5. Considering the petitioner's ultimate purpose to provide well - located and
needed public services to area residents, the subject site recommends itself as
appropriate for those Conditional Uses deemed appropriate to serve the fam-
ily needs of a rapidly growing area population.
Study Recommendations
1. If additional documentation is required to support an application designating
the subject site as a Transitional Conditional Use Area, the development of
such documentation and the petitioner's application should proceed in a
timely manner to ensure that no conversion to "Residential" of the contiguous
undeveloped parcels west, south and east of the subject site take place before
the Emmanuel Lutheran Church obtains the land -use designation it is seek-
ing.
Emmanuel Lutheran Church Market - Conditions Study: Revised Page IV -14
2. The subject site recommends itself as an appropriate site for an array of de-
sirable Conditional Uses: schools, recreational facilities, social and fraternal
organizations, churches, owner- occupied day care centers, and convalescent
and rehabilitation centers.
3. The petitioner should be mindful of the requirement of the Golden Gate Area
Master Plan (GGAMP) Policy 1.1.5 that stipulates that "Conditional Use re-
quests shall be approved by the Board of County Commissioners by a Super
Majority (4/5) vote."
The documentation provided in this market - conditions study can be employed
by the petitioner to demonstrate that the site's size of 21.72 acres will be em-
ployed to provide needed, but presently unavailable, public - services for area
residents entirely complementary to the religious purpose(s) engaged in by
the petitioner and should not be constrained by the site - dimension standards
promulgated by the GGAMP.
The subject site's 21.72 acres was assembled from nine separate parcels in
Golden Gate Estates Unit 64, Tracts 65A, 80, 80A, 81, 81A, 96, and 96A- The
following Folio Numbers are represented: 39896040009, 39897520007,
39897520104, 39897560009, 39897600008, 39897600105, 39897640000,
39899120007, and 39899160009; all are located in Traffic Analysis Zone 393.
The site was chosen following a diligent search of available 25 to 50 acre par-
cels in the Rural Estates Planning Community. Appended to Section IV is a
listing of 245 parcels of agricultural lands that would allow a church. None of
the listed parcels were selected because they did not meet applicable site -
selection criteria employed by the Emmanuel Lutheran Church in their quest
for a Mission Center site. The criteria were:
a. The site(s) selected must have direct access to a collector road;
b. Only a cleared site(s) without sensitive habitats or protected wet-
lands would be considered;
c. No site would be considered if it was owned by a church or a relig-
ious order;
d. No site would be considered if was in active agricultural use; and
e. No site would be considered if it was located in an existing residen-
tial Planned Unit Development.
5. A plan should be developed that will, at a minimum, anticipate the re-
sponses) of those living in adjacent neighborhoods to a proposed conditional -
use development on the subject site, and address neighborhood concerns
likely to be expressed at future public hearings held to consider a Growth
Management Plan (GMP) amendment and a subsequent zoning application.
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Emmanuel Lutheran Church
Growth Management Plan Amendment
Market - Conditions Study
Table of Contents
Tab
L Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
APPENDIX
CONDITIONAL USE APPROVALS & LOCATIONS
1. Conditional Uses
Conditional uses are defined as uses that would not be appropriate generally or without
restriction within a particular zoning district unless they are controlled as to number, area,
location or relation to the neighborhood. Before conditional uses can be approved, they must be
found in compliance with the Growth Management Plan, have adequate and safe access, and be
compatible with adjacent properties.
Permitted conditional uses include such uses as schools, recreational facilities, social and
fraternal organizations, churches, owner - occupied day care centers, and convalescent and
rehabilitation centers.
Problems related to conditional uses are primarily limited to the Estates area. Concerns related to
Conditional Uses include:
a. Proliferation and expansion of conditional uses into residential areas;
b. Conditional uses encourage additional conditional uses; and
C. Conditional uses are not always in appropriate location.
The following tables and maps summarize the type and location of existing Conditional Uses
located within the Study Area.
The Conditional Uses presented were obtained from the most recent update of Collier
County's Land Development Code. The list may not reflect all conditional uses granted due to
grandfathered uses which do not appear on the Zoning Atlas.
MAP, C'I - I
APPROVED ('ONDITIONAL USES
AND POTENTIAL AREAS FOR CONDITIONAL. USES
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APPROVED PROVISIONAUCONDITIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
COMMERCIAL ZONING AND NON -CONFORMING
rnkneri�Df iel ljs=s W rriLOEN GATE ESTATES
5
YES
2,400
YES
PU -76-4C
Church
7127/76
Tr. 81, U30
7ccGhrauucrrec-hh
PU -77 -3C
Church
5/31/77
Tr. 85, U29
5.15
YES
5,945
YES
PU -90 -20
2
0race Bible
Church
1/29/91
W150,Tr.86, U29
2.27
YES
18,000
YES
PU -77 -5C
3
Ex an.
David
Menu Hith
4/19/77
Tr. 43, U30
5
YES
8,450
YES
Lawrence
PU- 85 -13C
3
Center
David
Ment.Hith
8/27/85
W165,Tr.50,U30
2.5
YES
rFile ed
YES
Lawrence
PU- 86 -18C
3
Ex an .
David
Ment.Hlth
1113/87
E165,Tr. 50, U30
2.3
YES
ArFileed
YES
Lawrence
PU -78 -3C
4
Ex an.
Naples.
School
4/18/78
S13500,Tr.115,
9.9
YES
22,000
YES
Christian
PU -78 -9C
5
Acad;
Hardy Pre-
Pre -Sch.
7/11/78
E150,Tr. 28, U30
2.24
YES
4,000
YES
PU- 79 -22C
6
School
Knights of
Soc /Frat.
12/18/7
Tr. 33, U30
2.6
YES
1,600
YES
P-' -80 -1C
7
Columbus
Bethel AME
Church
9
4/13/82
Tr. 97, U29
2.27
YES
2,400
YES
Church
-94 -5
7
Bethel AME
Church
7/26/94
Tr. 97, U29
2.27
16,260
YES
PU -80 -4C
8
Expansion
Naples Bridge
Soc /Frat.
7 /8 /80
E150,Tr.75, U30
2.34
YES
2,160
YES
' "CU -93 -13
8
Club
Bridge Club
Soc /Frat.
6/14194
E150' Tr_ 75,
2.34
6,698
YES
F3-U--818c
—
9
Expansion
Naples
Church
10/20/8
U30
Tr. 6 & 7, U33
7+
YES
Archived
NO
Evangelical
2
File
'CU -97 -27
10
Ch.
Assemblies of
Church
4128/98
West 520 ft_ Tr.
5.7
YES
41,337
YES
God Ch.
150, West 520 ft
of South 150 ft.
of Tr 149, U28
PU- 82 -10C
11
The Rock
Church
7/13/82
Tr. 113, U1
2.7
YES
7,200
YES
Christian Ch.
PU- 82 -21C
12
VFW
Soc /Prat.
8/19/82
N180,Tr.109,
2.7
YES
4,200
YES
U26
PU- 82 -23C
13
Golden Gate
Church
11/9/82
Tr. 113, U30
9+
YES
8,260
YES
Ch. of Christ
PU- 82 -25C
14
Corkscrew
Church
11/9/82
Tr. 119, U46
2.5
YES
3,600
YES
Baptist Church
PU -84 -1C
15
Naples Church
Church
3/20/84
Tr. 59, U30
5
YES
Archived
YES
of God
File
PU -86 -3C
16
Kingdom
Church
5/6/86
El80,Tr.4, U26
2.7
YES
4,000
YES
Hall,Jehovah
1-4C
17
Wit
Central Fellow.
Church
5/6/86
S150,
2.5
YES
Archived
YES
Baptist
Tr.107,U30
APPROVED PROVISIONAUCONDITIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
COMMERCIAL ZONING AND NON- CONFORMING
Uata
IN UULUtN GATE
ESTATES
�r
Gov. 9116186
Tr. 126, U23
5.46
YES
Archived
K:,
YES
PU- 86 -12C
18
Forestry
Station
File
PU- 86 -17C
19
GGFC &RD
Gov. 12/23/86
W75,Tr.53,S165
3.75
YES
2,700
YES
Tr. 52, U 9
PU- 86 -20C
20
Big
Gov.
12/23/86
W165, r. 54,
2.5
YES
Archived
NO
Corkscrew
U23
File
FC &RD
PU- 86 -28C
21
Step by
School
4/7/87
E150, Tr.75,
2.2
YES
Archived
YES
Step School
U30
File
"CU -93 -2
21
Step by
School
5/25193
E150, Tr.76,
2.2
YES
9,020
YES
Step Ex an.
U30
PU- 86 -31C
22
1st Baptist
Church
5/26/87
Tr. 163,164,
9.12
YES
3,850
YES
Ch. of GG
U27
PU -87 -3C
23
NNFC &RD
Gov.
6/23/87
W165,Tr_111,
1.32
YES
5,200
YES
U97
5U- 88 -21C
24
Church
Church
5/26/87
S180, Tr.
2.72
YES
4,000
YES
114,U1
5U-89-4
aples
Church
8/22/89
Tr. 7, U97
5
YES
Archived
YES
Ch.
File
'U -89 -8
Temple
8!14/90
Tr. 65 -&68, U26
9
YES
18,000
YES
t26Temple
"CU -93 -6
Child Care
7/27/93
Tr. 65 & 68, U26
9
YES
Archived
YES
File
'U -89 -13
27
Fraternal
Soc /Frat.
10/9/90
E180, Tr. 125,
2.72
YES
10,000
YES
Order of
U26
Eagles
'U -90 -3
28
Water
Gov.
4/30/91
Tr. 1, U26
5
YES
1,820
YES
Storage
Tank
PU -90 -24
29
St. Monica's
Church
12/10/91
Tr. 130,131,
7.7
YES
32,000
YES
E165
Tr.111,U97
"CU -94 -12
29
St. Monica's
Church
9/27/94
Tr. 130,
7.7
YES
32,000
YES
Expansion
131,E165
.
TO 11,U97
'U -90 -11
30
Pumping
Gov.
7/24190
Tr. 1, U12
2.25
YES
Archived
NO
Station
File
CU -94 -21
30
Collier
Gov.
4/25/95
Tr. 1, U12
2.25
YES
N/A
YES
County
Utilities
PU -90 -26
31
Unity Faith
Church
2/5/91
Tr. 165, U27
5
YES
8,024
YES
Mission.
Ba t.
CU -93 -1
32
CCSO Firing
Gov.
4/13/93
E150,Tr. 55 &
6.77
YES
1,400
YES
Range
Tr.80, U43
CU -92 -12
33
Naples
Temple
3/9/93
E150, Tr.109,
2.25
NO
Archived
YES
Baptist
U97
File
Temple
CU -93 -17
34
Faith Bible
Church
1125/94
Tr.19 &W47'
5+
NO
18,000
YES
Church
I
Tr.20, U97
'U- 79 -16C
35
City Water
Gov.
U29
5
YES
Archived
YES
Treatment
110/23/79ITr.7,
File
PL
APPROVED PROVISIONAL/CONDITIONAL USES.;
POTENTIAL AREAS FOR CONDITIONAL USES, PUG'S
COMMERCIAL ZONING AND NOW-CONFORM 0,
COMMERCIAL USES IN GOLDEN GATE ESTATES
.
Y
3/2/76 W180,Tr -60;
2.72
YES
Archived
YES
R- 75-390
36
First Spanish
Church
Christ Ch,
U30
File
*CU -95 -13
37
FlOrizia.
Mod.Home
11114/95
E150, Tr.81, U8
2 -27
YES
1,870
YES
Homes
'CU -95 -16
38
James Smith
Church &
1/9/96
Tr. 97, U4
5.545
YES
13,700
YES
Child Care
*CU -96 -12
39
Kingdom
Church
10/22/96
N650, Tr. 81, U4
T994
NO
5,512
YES
Hall,
Jehovah Wit
40
Eagles Nest
Church,
6/10/97
Tr. 91 & 110,
4.54
NO
25,000
YES
*CU -97 -8
Worship Ctr-
School &
U97
Day Care
*CU -97 -23
41
Faith
Church
11/25/97
Tr. 15 & Pt. Tr.
4.99
NO
Archived
YES
Community
16, U97
File
Church
R -96 -2
42
Nervo
Comm.
5/28/96
5345' Tr 110
3.86
YES
Missing
YES
Trust/Go
less S75'IE225'
File?
Times
tr 110 less s75'
PUD
43
Randall
Comm-
6/17/86
E165, Tr. 54,
5
YES
21,000
YES
Ctr.
U23
PUD
FBlvd.
44
Astron Plaza
Comm.
9/11/90
Tr. 10,25 &26,
7.6+
NO
115,000
YES
U33
45
FPL
Utility
8/24/82
E180,Tr.
12.35
YES
Archived
YES
102,121,122,
File
U26
PUD
46
Naples
Comm.
6/18/85
Tr. 29,44, &45,
13.45
NO
63,075
YES
Gateway
U35
PUD
47
Naples
Fraternal
5/13/75
W165', Tr.
2 -73
YES
35,000
YES
Ja'cees
113,U29
E -Non. Conf.
48
Golden Gate
Library
6728/90
N350' Tr. 52, U9
2.08
YES
6,000
YES
Libra
PUD
49
Cambridge
Comm.
11/10/98
Tr. 28, U35
12.79
YES
35,000
YES
S
PUD
50
ngileri PUD
Comm.
4122/97
S225' Tr. 61,
4 -77
YES
198,056
YES
less S15', U35
PUD
51
Pine Ridge
Comm.
6123/98
Tr. 77, U35
4.38
YES
12,000
YES
Corners
52
Clesen PUD
Comm-
2/10198
Tr. 92, less R/W,
4 -17
YES
VACANT
YES
U35
53
Porky's BBQ
Restaur.
N150', Tr.
2.5+
YES
Archived
YES
ff
144, U28
File
54
E's General
Con. Store
S330', Tr.1, U14
2.12
YES
38,827
YES
Store
. -
55
The Bi ngo
Comm.
E150% Tr. 55,
2.5
YES
Archived
YES
Hall
U29
File
E. Non.
56
Mini -Mall
Comm.
Tr 36, U29
5+
VACANT
37,800
YES
Conf.
'd8 -3
57
Marvin
Model
6/9198
N180' of Tr 117,
3.27
YES
4,550
YES
Developmen
Home
U30
__
t
APPROVED PROVISIONAL/CONDITIONAL USES,
POTENTIAL AREAS FOR CONDITIONAL USES, PUD'S
LOMMERGIAI_
ZONING
AND NON - CONFORMING
COMMERCIAL
USE
IN GOLDEN GATE ESTATES
CU -98 5
58
Foundation
Fraternal
6/9/98
All of Tr 43, and
9.55
YES
70,284
YES
Mental
Org. & Care
W 150 ft. of Tr
'CU -98-6
59
Kay Homes
Ext. TU
6/9/98
N 180' of Tr 151,
2.72
YES
118,800
YES
Permit for
U27
'CU- 2000 -2
60
Flagg/Taylor
EMS &
3/14/00
N _of Tr 51, U9
2.57
YES
No Dwg.
YES
Sheriff
Office Stih-
Referen.
'CU- 2000 -12
61
American
Model
11/28/00
N _ of Tr 119,
5.00
YES
1,780
YES
Dream
Home
U26
Builders
'CU- 2000 -13
62
Bethesda
Child Care
11/14100
S180 Ft. Tr 114,
2.73
YES
1,833
YES
Pentacostal
U1
Church
'CU- 2000 -17
63
Voice
Comm.
3/13/01
Tr 54, U23
2.30
YES
N/A
YES
Stream
Tower
`CU- 2000 -19
64
Holland &
Comm.
4124101
Tr 138, 993A
0.08
YES
N/A
YES
Knight
Tower
'CU -01 -478
65
VoiceStream
Comm.
6/26/01
Tr 115, U4
2.37
YES
N/A
YES
Wireless
Tower
'CU -01 -1255
66
Commica.
Comm.
2/12/02
S _ of Tr 51, U9
2.58
YES
N/A
YES
Dev. Srvcs.
Tower
`CU -02 -2366
67
Ron Beaver
Lake
10/22/02
Tr 144, U67
6.60
YES
N/A
YES
Excavation
CU -02 -2476
68
Maloney 8
Earthmining
1114103
Tr 119, U45
5.00
YES
N/A
YES
Sons
'CU -02 -2866
69
Creative
Earthmining
4/22/03
W180/E150
5.00
YES
N/A
YES
Homes
Tr 73, U67
`CU -02 -2354
70
Faith Comm.
Childcare –
12116103
W300' of E600'
2.27
YES
10,044
YES
Church
PreSchool
Tr 15 & 16, U97
'CU -03 -4799
71
American
Model
2/10/04
Tr 119, U26
5.00
YES
N/A
YES
Dream
Home
Builders
Sign
'CU -03 -4583
72
Kaye Homes
Model
2/10/04
N180' of
2.85
YES
1,770
YES
Home
Tr 151, U27
CU -03 -4249
73
Kenmark
Model
5/25/04
N180' of
2.70
YES
1,872
YES
Homes
Home
Tr 151, U27
'UD -98 4
74
MIR -MAR
PUD
9/8198
E1/2 Tr 54, U23
2.38
YES
18,960
YES
CU -01 -990
75—B
g
Fire Station
11!13!01
Tr 129, U47
4.07
YES
7,295
YES
Corkscrew
Island
'UD -00 -06
76
Ragge
PUD
2127/01
Less E30' of
4.49
YES
VA
YES
S275' Tr 60
'UD -00 -13
77
Wilson Blvd.
PUD
11/14!00
E150' of W200'
5.00
YES
42,000
YES
Center
Tr 17, W1/2 Tr
Vt.]
14332
Santa
Fraternal Organization /Club
8
Fire Station
4
Institutional /Rehab. Centers
3
School /Child Care
7
Governmental Use
9
Model Home
7
Commercial Uses
12
Communication Towers
3
Lake Excavation
1
Earth Mining
2
TOTAL
84
USE
5/24/05
1/13198
GGAMP CRITERIA
NOTATIONS
POTENTIAL
ACRES
Essential Services
Unlimited
C
Golden Gate Parkway
2.21
8.0
Collier Boulevard Ma 15
4.0
F
Neighborhood Center
*'69.8
7.9
Neighborhood Center
Tran /CU
* *115.5
1
Transitional Use
76.4
7.
A/C at Pine Ridge /1 -75
33.7
L
TOTAL
301.8
A
2.31
r. 53 & 54, U9
r. 1, U12
'r. 72, U23
Fr, 125 & 127, U23
sily 380' Tr. 1,all of Tr. 2, &S105' Tr. 3,
J14
-75' of W180' Tr. 97, All Tr. 98, U29
fr. 76,93,108,U35
NII Tr. 105, U2
Fr. 16,& 18, U13 & Tr. 124 & 126, U12,
Tr. 3, 35, U14 & Tr. 142, 143, U11
Fr. 143 & S165, Tr. 144, U28
Fr. 106, 107 & 108, U26
Fr. 98 & 99, U80, Tr. 94, & 95, U81 — Tr.
2 & 3, U77 — Tr. 127 & 129, U76
W 1/2 Tr. 65, Tr. 159, U43
Tr. 66 & W165 Tr. 75, U30
E165 Tr. 60, 65 & W165 Tr. 76, U30
S165 Tr. 109, U26
Tr. 15, 17 & 114 U46 — Tr. 105, 127 &
130, U47
E 180', Tr. 86, U29
Tr. 60 Less E30' of S275' less S15', Tr.
61, 76, 77, 92, 93, 108, U35 and Tr. 10,
25 & 26 of U33 (Potential acres in A/C
10)
= ** These are combined and reflected
above in letter "S"
= ** These are combined and reflected
above in letters "I, K, L & Q ".
*The actual sites eligible depend, in some cases, upon the development or zoning approval on adjacent property.
Also, the sizellegal description of the actual site may vary from that indicated depending on parcel splits or aggregation.
SOURCE: Collier County Comprehensive Planning Department
. March 2006
F
SITE
A
9.6
B
4.8
C
5.0
D
8.0
E
5.0
F
2.0
G
7.9
H
4.0
1
57.6
J
7.
K
31.5
L
63.2
17�.1VA
N 7.
O 1
P 2.7
Q 33.0
R 2.2
S 33.7
30
Section 1 - Exhibit 1A
Metropolitan Planning Organization (MPO)
Draft Tentative Work Program
Fiscal Year 2009/2010 to Fiscal Year 2013/2014
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0171
AU R Update 20085 Year Work ProgranlclE
ee
-
-
14a Ma ,
SIAAAMARY OF PROJEC75
FY09
Amt d
FY16
Amourd
FYt1
FY12
FY14
Armurd
PROJECTSLURRENRT IN PRODUCTION
-
-
GoodlNleFmk(PRR4 FKWY)
'
Golden13A.Pkwy Overpass-
Inerasaiee Rd c ter Blvd 4"
_.
-
Insnbkalee Rd 95 -Co91a Blvd
-
ReldesmBePaByte Collier Blvd
'
SRBPh1'@s9MI ilt
SaftRmbaraBlvdlPolly -
1,506
R
-
-
1,506
Vand"At Bob R"179ft-Collier Blvd
-
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0rerokatee RAAjS41475.
'
Davis BIYd Ughtfu9
Golden Gate Pkwy
Cow tvd(US 41 to Davis)
Slablaty
0
1.506
-
10,0'1
23,090
PROGRAMED PROJECT$ TO eB LET
"Uer Owd (DaNSM of GG Mn Camalj-
OU21.,10Comity
Ham Road43aris - CRSA
Va1de6BtB ®chRdfG011ierBhtl
70
4,099,500
71%7:Z4
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2,900
- R
i1j00
R
703
10,721
Golden CatmVlvdWQwn E to pesote.
2323,600
R
35,100
CO
57,170
Collier Blvd jOGB. to' Green)
2,00
21,400
' Cn
32115
Comer Bivd M GG Lanai- Greero
Randal Blvd-
1,08
2000
R
27,000
DICA
_ 29;000
1,600
U5 Interchange Everglades
NuMbrooka YdmenirglValevmod ESL
SBB- Coppeleaf to:Green
00 Well jkr&I-5 PVCanp Keis * 13rcri)
5,000
4x800
24,626
C0/R
R
C
21,380
C11
-
_,
16,100.
C9
51000
20,900
46,000
Oil Well 4EVayad. -E Desoto)
WiisonBIMIGGB - Inorrk Rd) -
Contlngmq
11;971
3,975
1,000
4,900
D
9,940
3,044
R
7,800
4,0110
R;
-
12940
26.992
s 26
6 941
1.100
79]84
40;600
303,641
Subt fan
&8;132
.65;931.
if,1W
79,384
W,6W
105,147
'ToW
Opera ".. IffnlOVelflHn$IPfegfaflCi
Bridge Repalrsnruprovelnents
Maim 1ptmem cm lmprovehmads
Inleser3lon _Salotyrc pacity lnprov9
Nev Tlaficmgnalz
Shogldes Safely Program
2,000
1,000
- 750
750
50
5,00D
1,000
1,750
750
50
5,000
1,000
1,750
750
50
5;000
1,000
1,750
150
Lo
5,006
1,000
1,750
750
50-
'i;ogo
5,000
7,750
3,750.
250
Traffic Cabairr9r dies
250
250.
250
250
250
1,250
PatnrwayslSideWadkz Eke Lanes
Transit
Soo
1,750
Soo
1.500
500
1,250
500
1,009
500
1,006
2500
45911
Major Rnadvrey .
-
Road
R Refurbishing Road -
-109 -
b00
-600.
600
609
7509
31509
SWtotal Operations.
IrrProvarards/Prograrra -
7,159
11,400
- -
11150
10900
10 w
Collects Roads/Minor Atrsrial Roads
1,602
1,695
1, BSS
1,635
1.035
2142..
Advanced ROW -
Transfers to oNer lends
'1,909
3,604
1,705
4,300
1,600
4,550
1;600
4;000
1,609
4,11 00
{409
- 22, 054
Irn�act FeeR rvd.
802
1,0911
1,1109
1,000
1,000
4,801.
Dett Service Pyrris COmmeslai Paper
Devi ServisePaw..C.
TOTAL -
-
f 8T4
117;082-
19874
99,840.
9,S90
19874
54;409
8,573
13.874
122,718
10,900
13874
105389
38,005
69970
499,438
- 170,000
REVENUES
impact Fees/COARevmnt 35;000 30,000 30,600 35,UD9 40,000
Gar Tax Rermue
- 17,905
21,372
22,075
19,179
24,057
148,569
GrantsORalrMumemads
9,184
2,298
2,000
1,875
8,5w
23,857
Shit Term Loan COnnlecial Papa
22 ,170
1098
0;632
56,000
Cary Forward
34,552
38,552
Stannnwatm Funding fm Pmje t:.
General Fund
23,509
- 24,000
24,0011
24,000
24,000
119,509
General Fund Tan back
Remus Reserve
06
-
06
Trial 5 Year Revenues
117,082
99,840
78,075
99,052
105,389
499096
Gross Surplus'SFmdfall
K •n
5 = Study
D = Design
M = Mltlgatim
C = ConsLVCtlon
R =ROW
LS= Landscape
I =nspec0an
RN= Access Manag'ermnt
LP- Sib than Repayment to. State
a:j
�.3;Q�a .�dr Al91ltZ18,'Upde +,-;.
33,666 (23.666)
Production Ready Mayanov/ for letting In FY2011
e wulehnbemaegustedbasedenneedandnnancing
Depending on actual costalK 011 Wab Road, Cordingeneyln FY69 wmid be used for projats including:
•Pins.9lda.Aoaf ®11541 YIVaaNe9lat,vs�a (�130a®60W. f3EU.E0lLwvauiilsa
- uea`. b' ge�enoy@ iuy. :ia..as...wl.'1.v,a++ +� @slvioJm co..«'ti..
Pob =h1,d�rW b�aaelR �MEe,�LV�Na,elaBeeUa'u1AUW PgimYbu
II-2
Section 1 - Exhibit 1B
Collier County
Annual Update and Inventory Report (AUIR)
AUIR Update 2008 5-Year Work Program
� j0 Lang Range Transportation Plan ,
Table 12 -1
2030 Financially Feasible Constrained Plan
TOTAL
Existing O&M and Capital Operations Cods
Unfunded CMS/Bridge Needs
Unfunded Transit Need*
Unfunded Pathway Need•
Enhanced TrandtfPathwaylCM6lBddg,s RehablRecontructlon
TOTAL W aI, Enheaaed Prop,endng
62,785,305;430
$1,110,044;477
$1,1524,700,676
S1,524,7110:6715
tt 4 !ll�����t��11�J�•�III���IFx•LIi
$283,000,000
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Unfunded CMS/Bridge Needs
Unfunded Transit Need*
Unfunded Pathway Need•
Enhanced TrandtfPathwaylCM6lBddg,s RehablRecontructlon
TOTAL W aI, Enheaaed Prop,endng
62,785,305;430
$1,110,044;477
$1,1524,700,676
S1,524,7110:6715
5180,000,000
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1
E+CRoed Lanes welhe mddingrceds and the road improvemanIs under oundrud ion or programmed for con strud ion in the adapted slate Transportation improvement Programs (TIP) and locai)unscolion Capital
ImprovemenfPrograms (CIP). The abbreviations for each roadway segment Indicate the number of lanes and type of roadway.
2U - Two-lane undivided road
2R- Two -lone rural road 4F - Four -laney
2recon - Two4ene rural road reconstruction BF - Six-lane freeway
2L - Two4ons local rood BF - Eight -lane freeway
4D - Four4ane divided road 4H - Four-lane high-occupancy vehicle (HOV) or special use lanes
40' - Four4ans divided road righ(o(+wayphase only INT - Grade separation or interchange improvement
BD - Six -lane divided road - -
8D - Eighl4ane chided road -
s
Prop Road Lanes are the total number of lanes and roadway type recommended for the Highway Needs Plan
3
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A
Flux chocked it project would be funded only i(addilional revenues above current ["cast became available .
a
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federal . non attributable funding (ST), Transpotetlon Reponol Incentive Program TRIP)
2030 LRTP 12.5 Adopted June $ 2007
Minor Update
2030 Long Range Transportation Plan
Figure 12 -2
Financially Feasible Plan
Constrained Projects
2030 LRTP
Miuor Update
12- 6
Adopted June 8, 2007
<.A Tong Range Transportation Dlan lW
Figure 12 -3
Financially Feasible Plan
Contingent Projects
SIS — Strategic.lntermodel System
TRIP — Transportation Regional Incentive Program
LOGT— Local Option Gas Tax .
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T — Toil Funding
2030 LRTP 12.7 Adopted June 8, 2007
Minor Update
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Section 1 - Exhibit 1C
Collier County
2030 Long Range Transportation Plan (LRTP)
Collier County 2030 Long Range Transportation Plan (LRTP) Update
The LRTP reflects Collier County's growth in population and employment
through use of an Urban Land Use Allocation Model (ULAM) that reflects develop-
ment patterns and the impact on the transportation system of anticipated growth
rates for the period 2010 to 2030- Forecasted Iand uses are programmed to account
for previously announced development plans, future employment and school -
enrollment projections, and estimates of traffic growth rates. The ULAM evaluated
the existing transportation system in both Lee and Collier counties in 2005. Addi-
tionally, the ULAM accounted for the commitments both counties made to finance
and construct an improved surface transportation network when the allocation
model was developed.
A model "Existing -Plus- Committed (E +C)" roadway network was created for
Collier and Lee counties and matched against forecasted population, school -
enrollment, and employment for the year 2030. The model's predicted congestion
levels for the E +C network shows a 300 - percent increase of vehicle -hours of travel
and a 33- percent decrease in "congested speed" leading to a commensurate 33-
percent increase in travel time. The 2030 Plan has multiple components:
• Highway;
• Transit;
• Pathways, bicycle and pedestrian;
• Freight; and
• Maintenance and operation of the Collier County transportation system.
Analysis of Roadway Capacity in Collier County
The capacity calculations for roads listed in the 2015 Interim Plan demon-
strated below have identified needed roadway capacity improvements. The following
examination of actual roadway utilization focuses on roadways accessing the Cork-
screw PCD and the Rural Estates PCD and roads within the Corkscrew and Rural
Estates planning communities.
The Collier County Eualuation for the Congestion Management System for
2008 analyzed roadway facility operational deficiencies and identified roadway seg-
ments that operate in excess of their adopted Level of Service (LOS). Deficient seg-
ments, for the most part, lack both a sufficient number of lanes to maintain their
adopted LOS and the presence of parallel facilities that assist in limiting their serv-
ice volumes.
Well documented increases in population, lane miles, vehicle miles, and the
percent of system utilization through to plan year 2015 have provided the basis for a
short -term roadway construction program in the subject area beginning in 2006 and
extending to 2015. Current Volume to Capacity (V /C) Ratios for roadway corridors
providing access to the Corkscrew PCD and the Rural Estates PCD and principal
roadways within both planning communities are listed below. Each segment's total
peak -hour volume has been calculated for 2008 and the remaining capacity for each
segment has been listed.
Exhibit I -C — Page 1
Exhibit I -C Table 1.01
Congestion Management System Roadway Links
Volume -To- Capacity Analysis
Study Area Related Roadways
(October 1, 2008)
Road
Link Exiting 2008 Peak
2008 2008 2008
Number
Roadways From/To Road Minimum Hour
Peak VIC Ratio Trip
Lanes Standard Service
Hour Bank
(LOS) Volume
Volume
CR -876
Golden Gate Boulevard 4D D 2,350
1,693 0.72 300
CR -951 to Wilson Boulevard (4.72 centerline miles)
Total Volume: 1,993 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 357 Current LOS = D
CR-846
Immokalee Road 6D E 3,790
1,401 0.37 418
CR -951 to Wilson Boulevard (4.92 centerline miles)
Total Volume: 1,819 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,971 Current LOS = B
Wilson Boulevard 2U None 860
871 -0.13 0
North of CR-W to CR -876 (3.30 centerline miles)
Total Volume: 871 (Peak Hour Volume + No Trip Bank)
Remaining Capacity: -11 Negative trips of remaining
capacity
CR -846
Immokalee Road 6D E 3,670
1,597 0.44 312
Wilson Blvd. to Oil Well Rd. (1.77 centerline miles)
Total Volume: 1,909 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,761 Current LOS = B
CR-846
Immokalee Road 2U D 860
262 0.31 80
Oil Well Road to SR -29 (18.00 centerfine miles)
Total Volume: 342 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 518 Current LOS = C
CR-858
Oil Well Road 21-1 D 1,010
525 0.52 139
CR -846 to Everglades Blvd. (3.10 centerline miles)
Total Volume: 664 (Peak Hour Volume+ Trip Bank)
Remaining Capacity: 346 Current LOS = C
CR -858
Oil Well Road 2U D 1,010
337 0.34 0
Everglades Boulevard to (1.90 centerline miles)
DeSoto Boulevard
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
CR-858
Oil Well Road 2U D 1,010
337 0.34 0
DeSoto Boulevard to (6.10 centerline miles)
Camp Keias Road
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = G
Exhibit I -C — Page 2
Exhibit 1 -C Table 1.01
(Continued)
Congestion Management System Roadway Links
Volume -To- Capacity Analysis
Road
Link Exiting 2008 Peak
2008 2008 2008
Number
Roadways From/To Road Minimum Hour
Peak VIC Ratio Trip
Lanes Standard Service
Hour Bank
(LOS) Volume Volume
CR-858
Oil Well Road 2U D 1,010
525 0.52 139
CR -846 to Everglades Blvd. (3.10 centerline miles)
Total Volume: 664 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 346 Current LOS = C
CR -858
Oil Well Road 2U D 1,010
337 0.34 0
Everglades Boulevard to (1.90 centerline miles)
Desoto Boulevard
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
CR-858
Oil Well Road 2U D 1,010
337 0.34 0
DeSoto Boulevard to (6.10 centerline miles)
Camp Keias Road
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
Randall Boulevard D 900 686 0.76
CR -846 to Everglades Boulevard (3.40 centerline miles)
Total Volume: 686 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 214 Current LOS = D
Randall Boulevard D 900 686 0.76
Everglades Boulevard to (1.90 centerline miles)
DeSoto Boulevard
Total Volume: 686 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 214 Current LOS = D
Everglades Boulevard D 900 330 0.37 7
Golden Gate Boulevard to (4.30 centerline miles)
Oil Well Road (CR -858)
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 563 Current LOS = C
Everglades Boulevard D 900 389 0.43
CR -858 to CR -846 (4.97 centerline miles)
Total Volume: 401 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 499 Current LOS = C
Desoto Boulevard D 900 109 0.12
CR -876 to CR -858 (4.40 centerline miles)
Total Volume: 109 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 791 Current LOS = B
Exhibit I -C — Page 3
Highway Component of the 2030 Needs Plan
The goal of the Highway Component is to identify Collier County's roadway
needs for the period ending in 2030 so that projected traffic in that year will be car-
ried at an acceptable Level of Service (LOS) on the identified 2030 roadway network.
A detailed 2030 Highway Needs Network LOS Evaluation is provided below
in Table 1.02 in the form of a 2015 Interim Plan.
The LOS Evaluation identifies major roadway segments located in the Cork-
screw PCD and Rural Estates PCD that provide access to the site of the proposed
Emmanuel Lutheran Church Mission Center on Oil Well Road/County Road 858
(CR -858).
Needed access road improvements reported on February 20, 2006, are illus-
trated in appended map renditions with detailed project listings from the Florida
Department of Transportation (FDOT) Draft Tentative Work Program, Fiscal Year
(FY) 2009/2010 - 2013/2014, as illustrated above in the Exhibit IA road listing pro-
vided by the Collier Metropolitan Planning Organization (MPO).
Table 1.02 below identifies each roadway segment by the existing number of
lanes, the lanes needed for the plan year 2030, lanes committed to be built before the
interim plan year 2015, forecasted traffic volumes for 2015, the 2015 Annual Aver-
age Daily Traffic (AADT), and a Volume -To- Capacity (V /C) Ratio to indicate whether
the desired Level of Service (LOS) is met or not met.
Roadways are shown in descending order from the highest V/C Ratio to the
lowest- "E +C" Lanes are lanes on existing roads and road improvements under con-
struction or programmed for construction. Numbers (2, 4, 6) represent the number of
road lanes-
The letter "R" designates a rural road, "L" a local road, "U" an undivided road
and "D" a divided road. The "2015 Volumes" represent the total daily traffic that the
improved road segment can carry and still maintain an acceptable LOS. The AADT
is calculated from model volumes utilizing a seasonal adjustment factor for Collier
County.
A ratio of less than 1.00 is a forecast that the roadway Level Of Service (LOS)
will be maintained properly. A ratio that is greater than 1.00 (shown in bold) means
that the forecasted volumes will exceed the adopted LOS standard for that roadway.
Roadways below are shown in descending order from the highest V/C Ratio to
the lowest. Roads in proximity to the subject site are highlighted in bold.
Exhibit I -C — Page 4
Exhibit I -C — Page 5
Exhibit I -C Table 1.02
2030 Long Range Transportation Plan (LRTP) LOS Evaluation
2015 Interim Plan: Volume -To- Capacity Analysis
Study Area Related Roadways
(February 20, 2006)
Road
Link E + C 2030 2015
2015
2015
2015
Number
Lanes Network Lanes
Volumes
AADT
VIC Ratio
Lanes
CR -846
Immokalee Road 6D 6D
49,200
52,900
1.08
Wilson Boulevard to
Randall Boulevard
CR -846
Immokalee Road 6D 6D
53,500
46,400
0.87
CR -951 to Wilson Blvd.
Randall Boulevard 2U 4D 4D
29,300
20,600
0.70
CR -846 to Everglades Blvd.
CR-858
Oil Well Road 6D 6D
44,100
31,000
0.70
Randall Boulevard to
Oil Grade Road
Randall Boulevard 4D 4D
29,300
19,800
0.68
DeSoto Blvd. to Oil Grade Rd.
CR-858
Oil Well Road 4D 4D
29,100
19,400
0.66
CR -846 to Everglades Blvd.
Randall Boulevard 2U 4D 4D
29,300
19,100
0.65
Everglades Blvd. to DeSoto Blvd.
CR-858
Oil Well Road 6D 6D
44,100
28,200
0.64
Oil Grade Road to
Camp Keais Road
CR-846
Immokalee Road 6D 6D
49,200
28,200
0.57
Randall Boulevard to CR-858
Wilson Boulevard 2U 4D 4D
31,100
13,500
0.43
CR -862 to CR -846
CR-846
Immokalee Road 4D 4D
32,700
14,000
0.43
CR -858 to 43`d Ave. NE
Everglades Boulevard 2U 4D 2U
13,600
5,400
0.40
CR -858 to CR -846
CR-858
Oil Well Road 6D 6D
44,100
12,900
029
Everglades Boulevard to
DeSoto Boulevard
Exhibit I -C — Page 5
Section 1- Exhibit 2
Collier County
Residential Build -Out Study
March 2005
2005 RESIDENTIAL BUILD -OUT STUDY
The 2005 Residential Build -out Study entails an analysis of undeveloped
lands to determine likely future residential development, combined with existing
residential development, to project the total number of dwelling units and resulting
permanent population. This Study reflects one plausible development scenario, one
that neither reflects the maximum development potential nor the minimum devel-
opment potential. There are an infinite number of possible scenarios due to the
many variables involved and, therefore, a degree of conjecture is inherent in this
type of analysis. The variables include future occupancy /vacancy rates; future per-
sons per household ratios; the type and density/intensity of future development re-
quests and approvals; and possible future regulatory changes.
Projections of future development location, type and density/intensity are
made for general planning purposes; as such, these projections should NOT be re-
lied upon as creating an absolute expectation of future development approvals.
This Study is a planning tool, not a blueprint or vision for future development order
approvals by the BCC.
Due to the numerous variables involved in this build -out analysis, the data
in this Study should not be used to predict dwelling unit or population totals at the
level of individual Traffic Analysis Zones (TAZs); rather, the more TAZs that are ag-
gregated, the greater the confidence in the resulting projections. This is especially
true for sparsely developed areas of the county where there is little, if any, estab-
lished development pattern
The objective of this Build -out Study is to project what the dwelling unit and
population counts will be, and their distribution, at build -out; it is not to predict
when build -out will occur. However, if the countywide annual average growth rate
since 2000 (5.05%) were to remain steady into the future, build -out could occur as
soon as 2026.
Staff does not anticipate that build -out will be achieved in about twenty
years, for three reasons:
1) Past experience has shown that the growth rate will vary over time, especially
during cyclical economic downturns (think of the early 1990's - Collier County's
growth slowed down, albeit not as significantly as most other parts of the country);
2) Different areas of the county experience different growth rates; and,
3) As build -out is approached, the growth rate will decline significantly. Addition-
ally, the latest population projections prepared by the Comprehensive Planning
Department (in 2004) project the countywide permanent population in 2030 at
739,7W
Attached is a spreadsheet depicting the projected dwelling units and popula-
tion at build -out for various sub -parts. A few observations:
1) The area lying east of Collier Boulevard, mostly rural lands and the semi -rural
Golden Gate Estates, is projected to contain the majority of the county's population .
(almost 55 %) at build -out.
2) The Immokalee urban area has a significant growth potential. Much of the Im-
mokalee urban area is comprised of undeveloped land or land in agricultural uses,
not unlike the coastal urban area 30 or so years ago.
3) Not surprisingly, the percentage of the county's population within the incorpo-
rated areas will continue to diminish in size (about 7% at build -out, barring signifi-
cant annexations or incorporation of new cities).
Methodolo
The Collier MPO, Metropolitan Planning Organization, adopted its version
of the 2000 Census Traffic Analysis Zones in 2004. The MPO consultant produced a
TAZ map with accompanying dwelling unit and population data, the foundation of
which is the 2000 Census. Graphics and Comprehensive Planning staff then split
many of MPO's TAZs into sub -TAZs (so as to allow for the annual compilation of
data by various geographies, e_g. Planning Communities, as required by the Future
Land Use Element and the Inter -local Agreement with the Collier County School
Board). This resulted in year 2000 dwelling unit and population counts by TAZ.
This also allowed staff to derive the ratio of persons per total dwelling unit ( PPTDU)
by TAZ - simply divide the population of each TAZ by the number of dwelling units
in that TAZ. For each TAZ in which there were no dwelling units or population,
staff assigned a PPTDU ratio from a comparable TAZ.
Next, Comprehensive Planning staff manually reviewed all residential
building permits from 2000 -2004 (roughly 15,000 permits) for which a Certificate
of Occupancy was issued so as to identify the 2000 TAZ location of each dwelling
unit(s). These dwelling units were added to the 2000 data to derive a 2004 dwelling
unit count by 2000 TAZ. Using the PPTDU ratios, staff calculated the population
for 2000 -2004 by TAZ, and then added that to the 2000 figures to derive the 2004
population by 2000 TAZ. This 2004 data is the base year data for the Build -out
Study.
Staff then reviewed each TAZ to determine the number of approved but un-
built dwelling units, using Property Appraiser aerials, parcel data, and assessment
maps; zoning maps; and, the February 2005 PUP list. For urban - designated proper-
ties containing "unzoned" land - typically zoned A, Rural Agriculture, staff pre-
dicted the number of dwelling units, if any, that might be approved via a rezoning,
based upon the assumptions noted below. For properties in the rural area, staff
predicted the number of dwelling units that might be built, also using the assump-
tions noted below.
Staff did not re- analyze the Immokalee community, the City of Naples, or
the City of Marco Island. Instead, staff relied upon the build -out figures from: the
1991 Immokalee Area Master Plan for Immokalee, Phase I of the Urban Area Build -
out Study (1994) for Naples, and the 1997 update to the 1994 Build -out Study for
Marco Island.
Assumptions
In preparing this Build -out Study, several assumptions were made for various areas
of the County, as stated below.
Coastal Urban Area
1. Assume EAR -based Growth Management Plan amendments will be approved to
eliminate some density bonuses within the Density Rating System, and to limit
density to a maximum of 4 DU /A in the Coastal High Hazard Area. As a result,
all properties to which the Density Rating System is applicable and for which a
future rezoning is assumed, assign a density of 3 or 4 DU /A — no utilization of
density bonuses is assumed.
2. In the Urban Residential Fringe, assume density capped at 1.5 DU /A; that is, as-
sume no Transfer of Development Rights from the Rural Fringe Mixed Use Dis-
trict.
3. For most properties for which a future rezoning is assumed, and for PUDs where
the dwelling unit type is unspecified, assume 50% will be single family and 50%
will be multi- family:
4. Assume PUDs will develop at their maximum approved density (with only one
exception).
S. Assume properties designated to allow commercial zoning will be rezoned to
commercial, not residential.
Golden Gate Estates
L. For all parcels large enough to be subdivided, e.g. 5 -acre tract, assume 75% will
subdivide.
2. Assume properties designated to allow commercial zoning will be rezoned to
. commercial, not residential.
Rural Fringe Mixed Use District (RFMUD)
1. Assume four Rural Villages will be developed, the maximum allowed.
2. Assume the Rural Village to develop in the Receiving area on the south side of
Immokalee Road and west of Wilson Blvd. will be the minimum size allowed,
300 acres.
3. Assume the Rural Village to develop in the Receiving area on the east side of
Immokalee Road and north of Golden Gate Estates will be the median size al-
lowed, 900 acres (the mid point between the minimum of 300 acres and maxi-
mum of 1500 acres).
4. Assume the Rural Village to develop in the Receiving area in North Belle Meade
will be the median size allowed, 900 acres.
S. Assume the Rural Village to develop in the Receiving area on the north side of
US -41 East will be the median size allowed, 1400 acres (the mid point between
the minimum of 300 acres and maximum of 2500 acres).
6. Assume all Rural Villages will be developed at the median density allowed, 2.5
DU /A (mid point between the minimum of 2 DU /A and maximum of 3 DU /A).
7. Assume the dwelling unit mix in each Rural Village will be 50% single family
and 50% multi - family.
8. Assume the pending Growth Management Plan amendment (CP- 20044) will be
approved to create additional TDR bonuses.
9. Assume the pending Growth Management Plan amendment (CP- 2004 -2) will be
approved to re- designate 232 acres from Neutral Lands to Sending Lands and
Receiving Lands, located south of Immokalee Road and west of Wilson Blvd.
Rural Lands Stewardship Area (RLSA)
1. Stewardship Sending Area (SSA) Credit Assumptions:
a. Assume 95% of Flow -way Stewardship Areas (FSAs), Habitat Stewardship Ar-
eas (HSAs), Water Retention Areas (WRAs), and Rezones will become SSAs.
b. Credit calculations are based on mean values for each stewardship type.
C. Credit calculations are based on layers removed to Ag 2 (on average).
d. Restoration Credits for designation (R1) will encompass 75% of land area.
e. Restoration Credits for completion (R2) will encompass 50% of land area.
The above entitles 56,365 acres of Stewardship Receiving Area, approximately
76% of 'open area" (20% in Area of Critical State Concern - ACSC).
2. Stewardship Receiving Area (SRA) Assumptions:
a. Assume Towns, Villages, Hamlets and Compact Rural Developments (CRDs)
will develop at 3000, 700, 80 and 80 acres, respectively.
b. Assume Towns, Villages, Hamlets and CRDs will develop at densities of 3, 3,
1.5 and 1.5 DU /A.
c. Assume the mix of SRA type by acreage will be 50% Town or Village, and -
50% Hamlet or CRD.
d. Assume a total of 5 Towns and 16 Villages.
e. Assume the dwelling unit mix will be 50% single family and 50% multi-
family.
3. Development outside SRAs:
a. For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12%
Baseline development.
b. For "Open lands" within the ACSC, assume 40% Agriculture and 40%
Baseline Development.
Assume no baseline development inside Flow -way Stewardship Areas, Habitat Stew-
ardship Areas, or Water Retention Areas.
RLSA BUILD -OUT SUMMARY SHEET
Open Areas (not within ACSC):
Acres Dwelling Units (DUs)
Ave Maria 4,995 11,000
4 Towns 12,000 36,000
16 Villages 11,200 33,600
Hamlets /CRD 26,115 39,173
Baseline 8,259 1,652
Agriculture 8259 -0-
Subtotal 70,828 121,425
Open Areas (ACSC):
Village 500 (2) 1,000 3,000
Village 300 (5) 1,500 4,500
Hamlet /CRD (10) 1,000 1,500
Baseline 6,765 1,353
Agriculture 6,765 -0-
Subtotal 17,030 10,353
TOTAL RLSA 87,858 131,778
2005 Residential Build -out Study
G, Comp, David, 2005 B.O. Study dw /March 2005
91
Section 1 - Exhibit 3
Inventory of Approved Planned Unit Developments
2009