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Agenda 10/14/2014 GMP COLLIER COUNTY GROWTH MANAGEMENT PLAN 2013 CYCLE 3 AMENDMENT (TRANSMITTAL HEARING) Project/Petition #'s: PL20130001767/CP-2013-10 g LELY, A T COMMUNITY Q NAPLES MANOR DRIj O It 28 & ca MICELI 29 27 LS er (s) rGS Tr o D gitk *OSTLERS 0 CovE PROJECT TREE TOPS rl Ill LOCATION TRAIL ACRES 32 33 34 VINCENTIAN (S) WENTWORTH ESTATES AC70gIA FALLS CCPC: September 04, 2014 [continued from: August 21, 2014] BCC: October 14, 2014 Clerk of Court EXECUTIVE SUMMARY Recommendation to consider approving the 2013 Cycle 3 of Growth Management Plan Amendment for transmittal to the Florida Department of Economic Opportunity for review and Comments response, one petition only Vincentian Mixed Use Subdistrict, Transmittal Hearing. OBJECTIVE: For the Board of County Commissioners to review the 2013 Cycle 3 amendment to the Collier County Growth Management Plan (GMP) and consider approving said amendment for transmittal to the Florida Department of Economic Opportunity. CONSIDERATIONS: • Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their Transmittal hearing for the 2013 Cycle 3 petition on August 21 and September 4, 2014. • This Transmittal hearing for the 2013 Cycle 3 considers an amendment to the Future Land Use Element and Future Land Use Map. Note: Because the support materials (petition only) is voluminous, and some exhibits are oversized, the Agenda Central system contains as noted, "confidential" the related document pertaining to this GMP amendment. A link has been provided to the `I' drive on page 4 of this document in order to view the document. The entire Executive Summary package, including all support materials, is available for review in the Comprehensive Planning Section of the Planning & Zoning Department office, located at 2800 North Horseshoe Drive, Naples, including the Comprehensive Planning Section GMP Amendments web page, via http://www.colliergov.net/index.aspx?page=2460. The entire Executive Summary package is also available in the Clerk of Courts/Minutes and Records office at 3299 Tamiami Trail East, 4th floor, Suite 401. Petition PL20130001767/CP-2013-10 is a petition submitted by Christopher Shucart, requesting Future Land Use Element (FLUE) amendment to re-designate the subject site from the Urban Mixed Use District, Urban Coastal Fringe Subdistrict to the Vincentian Mixed Use Subdistrict. The Vincentian Subdistrict site comprises 30.7 acres and is located south and east of Southwest Boulevard, south and west of US 41 (Tamiami Trail East), and west of the Hitching Post Mobile Home Park, in Section 32, Township 50 South, Range 26 East. Among the factors analyzed are Background and Considerations, Commercial Analysis, Apartment Analysis, Residential Density and Land Use Intensities, Appropriateness of the Site, Consistency with Coastal High Hazard Area Policies within the Growth Management Plan, Traffic Capacity/Traffic Circulation Impact Study Analysis, and Public Facilities Impact. The following findings and conclusions result from the reviews and analyses of this request: • The subject site was approved in 1999 for mixed use development only — not stand-alone commercial or residential development. • More than 12,000 approved, but un-built dwelling units are proximate to this site. 1 • The proposed Subdistrict proposed limiting residential development to market rate rental apartments only, prior to the CCPC meeting, which correlated with the submitted apartment study. Now, the petition proposes market rate residential development of any ownership type, which means the type of residential development could be the same as the already approved+12,000 units proximate to this site. • The proposed Subdistrict would allow residential density of 10 [12 prior to CCPC meeting] dwelling units per acre in a Coastal High Hazard Area (CHHA) location where additional dwelling units (beyond 4 DU/A) can only be attained when qualifying for a density bonus, but no qualifiers for density bonuses are met. • Conservation and Coastal Management Element (CCME) Objective 3 and related Policies limit public expenditures in the CHHA for certain public facilities needed to support new development permitted by the Future Land Use Element. Approval of the proposed density does not limit, but potentially expands, public expenditures in the CHHA. Florida Statutes provide the basis for this CCME Objective and Policies, with specific provisions found in: Section 163.3178(1), providing that local governments limit public expenditures in areas subject to destruction by natural disasters, and Section 163.3177(6)6, requiring local governments to limit public expenditures that subsidize development in coastal high hazard areas. • Based on data and analysis submitted for the supply of existing and potential commercial development and demand within the market area for the subject site, the additional need for the proposed commercial uses contemplated by this amendment to serve the surrounding residential areas cannot be ascertained/has not been demonstrated. Staff found the data and analysis for the subject Growth Management Plan amendment does not support the proposed changes to re-designate the subject site from the Urban Coastal Fringe Subdistrict to the Vincentian Mixed Use Subdistrict. The proposed Vincentian Subdistrict is not consistent with Coastal High Hazard Area policies or Future Land Use Element provisions within the Growth Management Plan. Additional staff analysis of this petition is included in the CCPC Staff Report. FISCAL IMPACT: There are no fiscal impacts to Collier County as a result of this amendment, as this is for the Transmittal of this proposed amendment. Petition fees account for staff review time and materials, and for the cost of associated legal advertising/public notice. Fiscal impacts to the County may result from this amendment if it is adopted. The Vincentian Subdistrict proposes residential density of ten (10) dwelling units per acre in a location where only three or four dwelling units per acre of market rate housing are allowed [within the Urban Coastal Fringe Subdistrict (UCF) and the Coastal High Hazard Area (CHHA)]. LEGAL CONSIDERATIONS: This item is approved as to form and legality.A majority vote of the Board is needed for adoption of the Resolution. [HFACJ GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board for Transmittal to the Florida Department of Economic Opportunity will commence the Department's thirty (30) day review process and ultimately return the amendment to the CCPC and the Board for Adoption hearings to be held early in 2015. 2 ENVIRONMENTAL ISSUES: The site of petition PL20130001767/CP-2013-10 contains approximately 12.66 acres of jurisdictional wetlands. Wetlands on-site are isolated with no hydrological connection to wetlands or waters off-site. As part of the process of obtaining subsequent development orders (e.g. site development plan), the site will be subject to all applicable local, state and federal environmental protection regulations, including applicable portions of the Conservation and Coastal Management Element of the Growth Management Plan, and the Land Development Code. HISTORICAL/ARCHAEOLOGICAL IMPACT: No significant archaeological or historical sites are recorded for or likely to be present within the Vincentian Subdistrict subject area, and it is unlikely that any such sites will be affected. The site is subject to the requirement for accidental discovery of archaeological or historical sites as required by Conservation and Coastal Management Element Policy 11.1.3. If found to be present or affected, as part of the process of obtaining subsequent development orders (e.g. site development plans), the site will be subject to all applicable local, State and Federal protection regulations relevant to historical and archeological sites. STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward Petition CP-2013-10 to the Board of County Commissioners with a recommendation not to approve for transmittal to the Florida Department of Economic Opportunity. COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC was provided with the recommendation not to approve and transmit the GMP Future Land Use Element (FLUE) amendment as proposed by the petitioner. Staff also provided the CCPC with revisions to the applicant's proposed Subdistrict text (for proper code language, format, clarity, etc.) if they chose to recommend transmittal. The CCPC heard CP-2013-10 during two separate hearing dates. During its initial hearing, the applicant's agent presented a revised version of Subdistrict text. That version incorporated land uses, intensity, density and other key Subdistrict provisions summarized as: allowing an entirely residential development, an entirely commercial development, or mixed use (residential and commercial) development; increasing residential density to a maximum of nearly 12 dwelling units per acre (= 360 units); basing residential density upon total site acreage; removing the residential limitation to only allow rental apartments; increasing commercial intensity to a maximum of 250,00 sq. ft. of uses as allowed to the C-1 through C-3 zoning districts; allowing for an automobile service station and other commercial uses outside the C-3 District; and, retaining a minimum of 15% native vegetation on site. During its continued hearing, a different version of Subdistrict text was presented by the applicant's agent. This substantially revised version incorporated changes to: (a) limit the increased residential density to a maximum of 10 dwelling units per acre (= 307 units); (b) base residential density only upon non-commercial acreage; (c) relax the residential limitation to allow any market-rate dwellings, not just rental apartments; (d) limit the increased commercial intensity to a maximum of 250,00 sq. ft. of uses as allowed to the C-1 through C-3 zoning districts, with hotel and ALF conversions reducing this maximum; and, (e) allowing for 3 automotive fuel pumps accessory to another, larger commercial facility, and other commercial uses outside the C-3 District. There were a number of public speakers, expressing concerns about impact upon owners of businesses and residences in the area. In particular, speakers addressed the low residential density of existing neighboring developments, and contrasted it with the high residential density proposed in the Vincentian Subdistrict. Incompatibilities were identified and ways to minimize them were discussed. Interconnection was another issue discussed, as access to the commercial development to the southeast would be beneficial, without having to use US 41 for every trip. Emphasis was put on the growing traffic on both US 41 and Southwest Boulevard, and the accompanying traffic problems. Speakers located in the Hitching Post Mobile Home Park addressed the possible collaboration on land uses adjacent to, on and through their recreation/storage area. Speakers were apprehensive of such a wide-open proposal, where no specific plans for development of the site were known or proposed. The CCPC forwarded petition CP-2013-10, with the petitioner's changes, to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity (vote: 4/2), subject to a few clean-up changes to the text. STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: Same as to the CCPC —not to transmit petition CP-2013-10, as revised at the CCPC meeting, to the Department of Economic Opportunity. Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, GMP Manager, Comprehensive Planning Section, Planning and Zoning Department, Growth Management Division Attachments: 1) CP-2013-10 CCPC Staff Report; 2) CP-2013-10 Resolution with Exhibit"A"text and map 3) Application Backup Information (petition only); due to the size of the entire document it is accessible at: http://www.colliergov.net/ftp/AgendaOct1414/GrowthMgmt/op- PL20130001767 CP-2013-10 Petition Applica.pdf \\bcc.colliergov.net\data\GMD-LDS\CDES Planning Services\Comprehensive\COMP PLANNING GMP DATA\Comp Plan Amendments\2013 Cycles& Small Scale Petitions\2013 Cycle 3-October\2013.3 BCC Transmittal\13-10 Trnsmttl BCC exec summ_DRAFT.docx 4 v M Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A Co e,r CoT•a-n.ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DIVISION/PLANNING AND REGULATION, PLANNING AND ZONING DEPARTMENT, COMPREHENSIVE PLANNING SECTION HEARING DATE: August 21, 2014 RE: PETITION CP-2013-10/ PL-2013-0001767, Growth Management Plan Amendment (TRANSMITTAL HEARING) APPLICANTS/OWNERS/AGENTS: Global Properties of Naples, LLC Christopher Shucart, Manager 2414 Tamiami Trail North, Suite 615 Naples, Florida 34103 Robert J. Mulhere, FAICP Richard D. Yovanovich, Esq. Hole Montes, Inc. Coleman, Yovanovich &Koester, P.A. 950 Encore Way 4001 Tamiami Trail North, Suite 300 Naples, Florida 34110 Naples, Florida 34103 GEOGRAPHIC LOCATION: The t31 acre subject site is located south and east of Southwest Boulevard, south and west of US 41 (Tamiami Trail East), and west of the Hitching Post Mobile Home Park, in Section 32, Township 50 South, Range 26 East, Collier County, Florida. REQUESTED ACTION: Amendments to the Future Land Use Element and Future Land Use Map and Mao Series of the Growth Management Plan, to introduce a new Subdistrict. This petition seeks to re-designate the subject site from the Urban Mixed Use District, Urban Coastal Fringe Subdistrict to the Vincentian Mixed Use Subdistrict. (CP-2013-10 Resolution Exhibit A reflects the petitioner's proposed text changes) SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Subiect Site The subject site comprises t31 acres, and is designated Urban Coastal Fringe Subdistrict on the Future Land Use Map and lies within the Coastal High Hazard Area. The site is zoned Vincentian PUD and is undeveloped. The PUD provides for a maximum gross density of 4 dwelling units per acre (on the Residential tract); assisted living facilities; and up to 115,000 sq. ft. of commercial uses, including all permitted C-2, Convenience Commercial district uses, community theater amusement and recreation services, a miniature golf course, bike and moped rental amusement and recreation services, auto & home supply stores, business services, drinking places, hospitals, membership organizations, museums&art galleries, paint , glass&wallpaper stores, public - 1- CP-2013-10/PL20130001767 2013-10, Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A administration, non-depository credit institutions, real estate services, retail nurseries, lawn &garden supply stores, social services, used merchandise stores, the USPS, and comparable C-2 commercial uses (on the Commercial Infill tract). A detailed list of uses allowed in the PUD is provided further below. Pedestrian sidewalks are on south side of US 41, along the entire frontage of subject site, and on east side of Southwest Boulevard, also along the entire frontage of subject site. Surrounding Lands North of Subject Site: Across US 41, land is designated Urban Mixed Use District, Urban Residential Subdistrict on the Future Land Use Map,and zoned Whistlers Cove PUD. Whistlers Cove is developed with multi-family residential apartment buildings. The Lely Area Stormwater Improvement Project facility is situated (north) east (within Eagle Lakes Park), across US 41. A pedestrian sidewalk is on north side of US 41,along entire frontage opposite the subject site. West of Subject Site: Land is designated Urban Mixed Use District, Urban Coastal Fringe Subdistrict. An area zoned C-5, Heavy Commercial District fronts US 41 and is developed with an automobile service station immediately across Southwest Boulevard; then with a self storage facility further(north)west. The area behind the commercial development, and across Southwest Boulevard, is zoned RSF-4 and developed as Trail Acres, a single family residential subdivision. A pedestrian sidewalk is on west side of Southwest Boulevard, along entire frontage opposite the subject site. South of Subject Site: Land is designated Urban Mixed Use District, Urban Coastal Fringe Subdistrict. This area is zoned RSF-4 and developed as Trail Acres, a single family residential subdivision. East of Subject Slte: Land is designated Urban Mixed Use District, Urban Coastal Fringe Subdistrict, and zoned C-3 and MH. An area zoned C-3, Commercial Intermediate District fronts US 41 and is developed with a Collier County government service facility; then with a multi-tenant strip mall further (south) east, with its parking lot fronting US 41. The area behind these government service and commercial uses is the Hitching Post Mobile Home Park,with a mobile home park service building and vehicle area located directly behind the government service facility. In summary, along with the commercial development on the south side of US 41, the existing land uses in the area immediately surrounding or directly opposite the subject site are predominately residential in nature. STAFF ANALYSIS: Background and Considerations The Vincentian PUD was originally approved in 1985(Ord. 85-27)and allowed"80 residential units for the elderly"on 10 acres for density of eight(8)dwelling units per acre; "a school, church, rectory and related uses"on 10 acres; and, "institutional care facilities such as, but not limited to children's home, residence for unwed mothers, family enrichment center, special educational center, etc." on 10.7 acres (31.7 acres total). The PUD was rezoned to a new Vincentian PUD in 1991 (Ord. 91-88), via the County's implementation of the zoning reevaluation program, to lower the residential allowance to 30 dwelling units (3 DU/A on 10 acres) (31.7 acres total). In 1999, the PUD was again rezoned to a new Vincentian PUD(Ord. 99-37)to allow 115,000 sq.ft.of commercial uses on 8.5 acres, residential development at four(4)dwelling units per acre on 9.8 acres, and group housing/nursing home/ALF at 0.45 FAR (30 acres total). In this latter rezone, the allowance of commercial uses along US 41 was deemed consistent with the FLUE via the Office and Infill Commercial Subdistrict. The commercial uses allowed are: all permitted uses in C-2, Convenience Commercial zoning district;amusement and recreation services - community theater, miniature golf course, bike and moped rental amusement and recreation services; auto & home supply stores; business services, with exceptions; drinking -2- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A places, with exclusions; hospitals; membership organizations; miscellaneous retail; museums & art galleries; paint,glass&wallpaper stores; public administration; non-depository credit institutions; real estate; retail nurseries, lawn & garden supply stores; social services; used merchandise stores, with exceptions; U.S. Postal Service, except major distribution center; and, any other commercial use comparable with the foregoing and consistent with the C-2 district. For all three rezones, the property was owned by the [Catholic] Diocese of Venice; was designated Urban Coastal Fringe Subdistrict on the Future Land Use Map(as it is designated today); and,was in the Coastal Management Area then Coastal High Hazard Area-as it is today. It is important to note that application materials suggest the uses generally described in the present Vincentian PUD are the basis from which new/additional uses are proposed, and are not confined to the permitted uses itemized above. This approach is reported further in the Comments Specific to the Commercial Needs Analysis section, below. Justifications(Refer to Attachment"B", Justification and Supplemental Information) The justifications asserted in the application's supplemental information for the proposed amendment are: (1) The shape and size of the subject site allows for a variety of commercial use options; (2) The area would benefit from additional commercial development; (3) The commercial needs study identifies a need for additional commercial uses and a deficiency in lands designated for commercial development; (4) Low density residential development is not feasible in the current market; (5) The site is well situated due to its access and exposure to an arterial roadway; (6) There is a strong demand for market rate apartments; (7) The minimum density necessary to attract a developer and quality design is considered to be around 12 dwelling units per acre; (8) The amount of commercial acreage and square footage is reduced in a mixed-use development scenario; An assessment finds only some of these justifications are supported by the petition's data and analysis. Detailed analyses are provided further below. Commercial Analysis(Refer to Attachment"E", Commercial Needs Analysis) Generally, commercial development within a community can be categorized as strip commercial development, neighborhood commercial, community commercial, regional commercial, and so forth. Based on specific studies and/or demographic data for an area, such as population, income, household size, percentage of income spent on retail goods, etc., an analyst is able to estimate supportable commercial square feet for various lines of goods and services for that geography by shopping center type. Relevant to the subject petition, a community commercial needs analysis was provided in support of the requested commercial development. The firm of Fishkind and Associates, Inc., conducted a Commercial Needs Analysis dated January 31, 2014 with an amended date of July 31, 2014, identifying the market conditions within a 5-minute, 10- minute and 15-minute drive time from the subject site. This analysis provided an assessment of the community commercial needs for the existing and projected population within the site's market area. Analysis identifies that there is a demand for community serving commercial within the 10-minute and 15-minute drive-time market areas. The commercial square feet demand findings from the study are as follows: -3- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentlan Mixed Use Subdistrict Agenda Item 9.A The community commercial square feet demand that can be supported by the area's population projected in 2019 is 920,597 sq. ft.within the 10-minute drive time and 1,438,596 sq. ft. within the 15-minute drive time. To allow for flexibility within the market, the application of a 1.25 market factor yields supportable community square feet of 1,150,747 sq. ft. within the 10-minute drive time and 1,798,211 sq.ft.within the 15-minute drive time. Staff Assessment: Based on the data submitted with this petition it cannot be ascertained whether demand exists for additional community commercial square feet at this location. Irregularities in the data presented, such as the use of dwelling unit figures where commercial analyses typically use household figures contributes to these irregularities. Employing dwelling unit figures where households are being analyzed effectively over-estimates demand as household figures would not produce the same results. Derivative over-estimations directly impact the household income calculations for establishing demand. The application of the figures used produce an unrepresentative data set and conclusions based thereon are inaccurate. [Note: A"household" is, by U.S. Census Bureau definition, an occupied dwelling unit. Given the occupancy/vacancy rates in Collier County, there is a significant difference in the number of dwelling units and number of households in a given geography(countywide 67.5%occupancy/32.5%vacancy, but varies by Census Tract)] Another example of inaccuracies produced by irregularities in the data submitted is the use of population numbers-where the data sets based on Census geography may have been split by the market area boundary. These are the Census sub-areas (Blocks or TAZs) used to calculate the population and households within the market area. For those sub-areas only partially within the market area, using whole - not partial - population figures over-calculates demand. The application of the whole figures used produces an unrepresentative data set and conclusions based thereon are inaccurate. One more example of data irregularity is the all-inclusive commercial center types used in the demand calculations and reflected in the Allocation tables appearing in Commercial Needs Analysis. Household incomes available for spending on different goods and services (general merchandise, food, entertainment, etc.) are distributed among all shopping center types and not allocated further specifically to community commercial shopping centers-again, over-calculating demand. The application of the "all center types" figures produces an unrepresentative data set and conclusions based thereon are inaccurate. The Commercial Needs Analysis reports a community commercial square feet supply of 2,437,398 sq. ft. described as existing or potential community commercial floor area in the market area. Staff Assessment: Many of the community shopping centers listed in the Commercial Needs Analysis contain developed outparcels which would seem to be integral components of the community shopping center, yet are excluded. Staff finds an additional 318,540 sq. ft. for an estimated total of 2,755,938 community commercial development(comprised of the outparcels, omitted square feet at existing centers - gardens centers at four different community centers, and differences in square foot allocations for some community centers). See attached staff worksheet. The data and analysis submitted to support the request addresses community commercial uses only- but proposed Subdistrict provisions also allow neighborhood commercial development, regional commercial development [including several high intensity C-5, Heavy Commercial uses], all office development, and hotel/motel uses. Staff Assessment: Application materials over-estimate demand for, and under-estimate supply of, community commercial development, and do not provide the supply/demand data & analysis for other -4- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A commercial categories. Without such support, it cannot be ascertained that demand exists at this location for additional neighborhood commercial square feet beyond the square feet already approved in the PUD, or community and regional commercial square feet newly proposed. Apartment Analysis(Refer to Attachment"D", Rental Apartment Survey) The firm of Fishkind and Associates, Inc., conducted a Rental Apartment Survey dated March 11, 2014 with an amended date of July 31, 2014, identifying the supply and demand trends and associated pricing of the rental apartment market in the County. This analysis surveyed more than forty apartment complexes including 100 apartments or more and assessed the housing needs for [market rate]rental apartment, and found the following: • Increasing Average Sizes and Rental Rates • An Increasing Countywide Occupancy Rate: From 88%in 2010 to 97% in 2013 • A Countywide Average Size: 2 20 acres • A Countywide Average Density: from z 11 units/acre to 13 units/acre • A Countywide Average Unit Count: z 231 units The data and analysis submitted to support the request addresses a specific residential type-rental apartments-and proposed Subdistrict provisions allow only rental apartments. Application materials also review comparable rental condominiums, but do not provide the demand/supply data &analysis for fee simple condominiums, single-family residences or other residential types. Notwithstanding these absences,the demand for market rate apartments can be ascertained. It is important to note that virtually all of the apartment complexes surveyed are located outside the Coastal High Hazard Area, where such densities and unit numbers are appropriate and can be attained. The County's limitations on density are detailed in the Consistency with Coastal High Hazard Area Policies section below. Residential Density and Land Use Intensities The FLUE allows density in the Urban Coastal Fringe Subdistrict, which lies within the CHHA, to exceed 4 dwelling units per acre only for developments qualifying for density bonuses by providing affordable housing. The Subdistrict proposes residential density of nearly 12 dwelling units per acre in a location where 3 dwelling units per acre are allowed [4 dwelling units per acre using the conversion of commercial zoning density bonus, where applicable, or up to an additional 8 dwelling units per acre for affordable workforce housing density bonus]-while no qualifiers for density bonuses are being proposed or met. The Vincentian property presently allows for 4 dwelling units per acre based on the residential component acreage for a maximum of 39 dwelling units. Proposed Subdistrict provisions base density on the entire acreage for a maximum of 360 dwelling units. The amount of residential units is not reduced proportionally with any reduction of acreage devoted to commercial development. By way of comparison,the Whistler's Cove PUD meets affordable housing qualifiers for density bonuses and is approved for a density of 10 dwelling units per acre. Application materials present a basis/rationale for allowing residential density to be calculated based upon total property acreage as an opportunity to maximize the site's development potential-without the density bonus qualifiers met by comparable developments. -5- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A Appropriateness of the Site The Mixed Use Activity Center(MUAC) Subdistrict allows the full array of commercial uses (C-1 thru C-5 Districts) and residential density at a maximum of 16 dwelling units per acre, except within the Urban Coastal Fringe Subdistrict (max. of 4 DU/A) and Urban Residential Fringe Subdistrict(max. of 1.5 DU/A, or 2.5 dwelling units per acre utilizing the transfer of development rights). There are 19 MUACs; each is located at the intersection of two major roads, and they are spaced no closer than two (2) miles apart as measured at intersection midpoints. FLUE Mixed Use Activity Center Subdistrict provisions allow for establishment of new Activity Centers subject to the following criteria: • Site must be situated at the intersection of two arterial roads or one arterial and one collector road-as identified in the Transportation Element; • Site must be located no closer than two(2)miles from another MUAC;and, • Market justification must be demonstrated. This amendment allows the option of developing the site with commercial uses as allowed in the C-1 through C-5 zoning districts, with some exclusions, or residential development at 11.74 dwelling units per acre. Essentially, this Subdistrict allows the same commercial development use intensity as the MUAC, and residential development at a higher density than a MUAC within the Urban Coastal Fringe - albeit on 30.6 acres whereas MUAC quadrants were originally 40 acres each (now MUAC quadrants vary from less than 10 acres to roughly 250 acres). No other subdistrict besides MUAC allows the commercial use intensity proposed by this Subdistrict, and few others allow the residential density proposed or the density calculation based on total site acreage within a mixed use project. The subject site does not meet the first two criteria for establishing a new Activity Center and may not meet the third criterion. Community Desires (Refer to Attachment"C", Vision for the East Trail Corridor, and NIM comments toward the end of this Report.) Staff understands that this Vision document was not prepared at BCC direction nor presented to and accepted by the BCC. Nonetheless,staff offers the following observations: • General Urban areas in [East Trail Corridor] Segment 1 and Segment 2 are envisioned to be primarily low to medium density residential in nature but should provide opportunities for mixed use developments and live-work units, with quality landscaping and public parks, squares and greens. The present Vincentian PUD satisfies this vision (at a density of 4 dwelling units per acre), while the proposed Subdistrict would not(with a density of more than 11 dwelling units per acre). • The vision for[East Trail Corridor] Segment 2 does not seek more hotels or other non-community commercial uses, while the proposed Subdistrict allows hotels [and many of these other non- community commercial uses]. These inconsistencies between the proposed Subdistrict text and the Vision document do not lend support to the request. People attending the Neighborhood Information Meeting raised questions and concerns related to site design and land uses. Find more information in the NIM Synopsis below. Consistency with Coastal High Hazard Area Policies within the Growth Management Plan As previously noted, the subject site lies within the Urban Coastal Fringe Subdistrict (UCF) and the Coastal High Hazard Area (CHHA). The CHHA encompasses all of the UCF, some lands north of US 41 East, and some lands north of the City of Naples (mostly west of US 41). The UCF Subdistrict reads as follows: 'The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict -6- CP-2013-10/P120130001757 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global—Vincentian Mixed Use Subdistrict Agenda Item 9.A comprises those Urban areas south of US 41,generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10%of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary, In order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed in the Density Rating System to exceed 4 units per acre through provision of Affordable Housing and Transfers of Development Rights, and except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development." The CHHA reads as follows: "Policy 12.2.5 of the Conservation and Coastal Management Element (CCME) defines the Coastal High Hazard Area (CHHA). The CHHA boundary is generally depicted on the Future Land Use Map and is more precisely shown in the Future Land Use Map series; all lands lying seaward of that boundary are within the CHHA. New rezones to permit mobile home development shall not be allowed within the CHHA. The Capital Improvement Element and Conservation and Coastal Management Element both contain policies pertaining to the expenditure of public funds for public facilities within the CHHA." Historically, the State has discouraged increasing density within the CHHA(so as to direct population concentration away from known or predicted coastal high hazards and not to negatively affect hurricane evacuation times). For the most part, so has the County. Only two density bonuses are applicable in the CHHA— affordable-workforce housing, and conversion of commercial zoning [that has been deemed consistent by policy]; other density bonuses are not applicable within the CHHA. By way of example, the Bayshore/Gateway Triangle Redevelopment Overlay(depicted on the FLUM and generally encompassing lands along Davis Blvd./US 41 East/Airport—Pulling Rd./Bayshore Dr.), now entirely within the CHHA, promotes redevelopment, especially of mixed use projects. When the County drafted the GMP amendment to create this Overlay in 2000, it included a traditional density bonus as an incentive (ask for density increase via rezoning process)which would have allowed an overall increase of density in the CHHA. The State objected. The County responded by revising the amendment to establish a density pool derived from previously entitled density from the Naples Botanical Gardens site(the density allowed by the zoning of that site prior to its rezoning to PUD);this was acceptable to the State. This density pool provides for increased density of projects within the Overlay via a reallocation of density, not a creation of new density, thus the overall density within the CHHA is not increased. For most rezones within the UCF, density is limited to a maximum of 4 dwelling units per acre, and typically just 3 dwelling units per acre due to the density reduction factor of minus 1 dwelling units per acre for lying within the CHHA. The primary exception to 3 or 4 dwelling units per acre is for provision of affordable-workforce housing, a density bonus of up to 8 dwelling units per acre. The conversion of commercial zoning bonus is applicable in the UCF only to the extent of increasing density back to the cap of 4 dwelling units per acre[4 DU/A(base density)minus 1 DU/A(CHHA reduction)=3 DU/A; +1 DU/A (conversion of commercial zoning bonus) = 4 DU/A maximum eligible density for market rate housing]. Outside of the UCF but still within the CHHA, the density cap is 16 dwelling units per acre, not 4 dwelling units per acre [4 DU/A(base density) minus 1 DU/A(CHHA reduction) = 3 DU/A; +16 DU/A(conversion of commercial zoning bonus) = 16 DU/A maximum eligible density for market rate housing]. Under the FLUE's density rating system, density is based upon the total site acreage less commercial and industrial acrearie, and less any acreage for uses with a residential density equivalency established in the LDC; and, eligible density is not an entitlement. For the subject site, the maximum eligible density is 3 dwelling units per acre for market rate housing or 11 dwelling units per acre for —7- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-*menthol Mixed Use Subdistrict Agenda Item 9.A affordable-workforce housing (30 acres total minus 8.5 acres commercial tract=21.5 acres x 3 DU/A =65 DUs,or,x 11 DU/A=237 DUs). Note:the existing PUD allows 4 dwelling units per acre, but this density is based solely on the acreage of the residential tracts(9.8 acres x 4 DU/A=39 DUs). Conservation and Coastal Management Element Policy 12.1.2 reads as follows: "Land use plan amendments in the Category 1 hurricane vulnerability zone shall only be considered if such increases in densities provide appropriate mitigation to reduce the impacts of hurricane evacuation times." The applicant responds that consistency is met by agreeing to provide, as requested by the Bureau of Emergency Services Director, a portable generator for use at emergency shelters. Hurricane Mitisration Requirements Collier County Emergency Management has reviewed the PUD and the associated hurricane mitigation needs to aid in evacuation refuge efforts for this site. Staff has determined that the best mitigation effort for this PUD would be for an off-site nearby public-shelter as is typically the shelter of last-resort. These shelter(s) are determined and announced as the storm approaches Collier County based on storm's intensity, surge model, direction of travel, time of day and day of week impact among others factors. Collier County is therefore requiring the developer to provide a new towable, quiet running, extended run-time towable 45kW (minimum-kW) generator per Emergency Management's specifications. The towable generator will be a one-time developer contribution based on the number of units currently permitted to meet the hurricane mitigation impact for evacuation concerns. The generator specifications must be pre-approved by the Department of Emergency Management as the County has certain interoperable standards and required safety options. The towable generator allows for additional evacuee capacities at various shelter(s)that can be used based on the storm factors referenced above. (Dan E. Summers, Director Department of Emergency Management) Environmental Impacts Passarella and Associates submitted an environmental report, dated October 2013. Collier County Department of Natural Resources personnel reviewed this petition and provided the following analysis: The subject site is an undeveloped 30.68 acre parcel located on the south side of US 41 in the Urban Coastal Fringe Subdistrict. Surrounding properties are developed with residential and commercial uses,with no preserves or undeveloped land containing native vegetation abutting the subject site. The majority of the subject site is forested with native vegetation, mainly slash pine and pine/cypress vegetative communities. Exotic vegetation occupies most of the site,with 50 to 100 percent coverage with exotic vegetation. Also on-site are approximately 12.66 acres of jurisdictional wetlands. Wetlands on-site are isolated with no hydrological connection to wetlands or waters off-site. Listed species surveys were conducted on the subject site on March 6, 2012 and April 7, 1998 by the environmental consultant for the petitioner. No listed wildlife species or signs of listed wildlife species were observed on the property. A literature search by the environmental consultant found no documented occurrences of listed wildlife species on the property and the property not to be located in any state or federal agency designated habitat areas for listed wildlife species. A letter from the Florida Department of State, Division of Historical Resources indicates no significant archaeological of historical sites recorded for or likely to be present within the subject area. The letter also states that because of the property location and/or nature it is unlikely that any such sites will be affected. The site Is subject to the requirement for accidental discovery of archaeological or historical -8- CP-2013-10/P120130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A sites as required by Conservation and Coastal Management Element (CCME) Policy 11.1.3. The provision is also included in Subsection 2.03.07 E of the Land Development Code(LDC). The subject site is not located within any County well field protection zones. The proposed GMP amendment allows for the off-site retention of all the native vegetation required to be retained on the subject property. Much of the subject site appears to already qualify for the off-site retention of native vegetation provision in the LDC, which allows for preserves with 75 percent or more coverage with exotic vegetation to be satisfied off-site. To insure the entire preserve requirement can be satisfied off-site, an exemption to the restrictions in the LDC provision has been included in the GMP amendment. Requests for deviations to the native vegetation retention requirements in the GMP and LDC are allowed pursuant to Conservation and Coastal Management Element(CCME)Policies 6.1.1 (10&13).The CCME Policies are as follows. Policy 6.1.1 (10)CCME The County shall adopt land development regulations that allow for a process whereby a property owner may submit a petition requesting that all or a portion of the native vegetation preservation retention requirement to be satisfied by a monetary payment, land donation that contains native vegetative communities equal to or of a higher priority as described in Policy 6.1.1 (4)than the land being impacted, or other appropriate method of compensation to an acceptable land acquisition program, as required by the land development regulations. The monetary payment shall be used to purchase and manage native vegetative communities off-site. The land development regulations shall provide criteria to determine when this alternative will be considered. The criteria will be based upon the following provisions: a. The amount,type, rarity and quality of the native vegetation on site; b. The presence of conservation lands adjoining the site; c. The presence of listed species and consideration of Federal and State agency technical assistance; d. The type of land use proposed,such as, but not limited to,affordable housing; e. The size of the preserve required to remain on site is too small to ensure that the preserve can remain functional;and f. Right of Way acquisitions for all purposes necessary for roadway construction, including ancillary drainage facilities, and including utilities within the right of way acquisition area. The land development regulations shall include a methodology to establish the monetary value, land donation, or other appropriate method of compensation to ensure that native vegetative communities not preserved on-site will be preserved and appropriately managed off-site. Policy 6.1.1 (13)CCME The County may grant a deviation to the native vegetation retention requirements of sub-sections 2,4, 5, 10, and 12 of this Policy, and shall adopt land development regulations to set forth the process for obtaining a deviation. The regulations shall allow for the granting of a deviation by the appropriate review board after a public hearing, and for the granting of a deviation administratively. The County shall consider the amount and type of native vegetation and the presence of listed species in determining whether the granting of a deviation requires a public hearing, or may be granted administratively. The County may grant a deviation if: a. County, Federal or State agencies require that site improvements be located in areas which result in an inability to meet the provisions of this Policy, or -9- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A b. On or off-site environmental conditions are such that the application of one or more provisions of this Policy is not possible or will result in a preserve area of lesser quality,or c. The strict adherence to these provisions will not allow for the implementation of other Plan policies that encourage beneficial land uses. Given the above, staff supports the request to allow for off-site retention of native vegetation. Pursuant to Chapter 2,Article VIII, Division 23, Section 2-1193 of the Collier County Codes of Laws and Ordinances, the project requires review by the [CCPC acting in their capacity as the] Environmental Advisory Council (EAC). A deviation to the provisions in the LDC on when native vegetation can be satisfied off-site is being requested through the GMP amendment. The applicable provision from Chapter 2,Article VIII, Division 23, Section 2-1193 of the Collier County Codes of Laws and Ordinances is provided below. (m) Scope of land development project reviews.The EAC shall review the following: (1) Any PUD that requests a deviation from environmental standards of the LDC or any development order that requests a deviation from the provisions identified in GMP CCME Policy 6.1.1 (13). [Stephen Lenberger, Senior Environmental Specialist Surface Water&Environmental Planning Section] Historical and Archaeological Impacts The historical and archaeological characteristics inherent to the subject site are addressed in application materials. In a letter dated May 18, 1998 the Florida Department of State, Division of Historical Resources writes, "a review of the Florida Site File indicates no significant archaeological or historical sites are recorded for or likely to be present within the subject area, and that"it is unlikely that any such sites will be affected." Traffic Capacity/Traffic Circulation Impact Study Analysis. Including Transportation Element Consistency Determination Trebilcodc Consulting Solutions submitted a Traffic Impact Study(TIS), dated October 18, 2013. The substantive review of this document was done by the Transportation Planning Section, and their review comments are provided below. The petition indicates that [the subject site] is intended to have a corporate headquarters based, mixed-use project. The new Subdistrict however, allows for all commercial, all residential, or mixed- use (commercial and residential) development. The TIS analyzes it as a shopping center within a single-use scenario and within a mixed-use scenario. Additional uses that exceed the trip generation limits of the shopping center use have been proposed(i.e.gas station). The land uses proposed are reconciled with the analysis in the TIS, reviewing the trip generation characteristics of each potential use. The most impactful combination of trip generators has been selected at the maximized square footage they could achieve, and a trip generation "cap" has been developed that will become a condition of approval [in the companion PUD]. The proposal may be considered consistent with the Transportation Element of the GMP by way of implementing this Trip Generation Cap at the zoning phase as a mitigation strategy to limit their impacts(which meets Policy 5.1 of the Transportation Element). Implementing the Trip Generation Cap ensures the TIS will be consistent with the categorized land uses, and the PUD and FLUM will be consistent with one another. [John Podczerwinsky, Project Manager Transportation Planning Section] -10- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A Public Facilities Impact Development within the Coastal High Hazard Area (CHHA) is addressed in the Conservation and Coastal Management Element (CCME). CCME Objective 3 and related Policies limit public expenditures in the CHHA for certain public facilities needed to support new development permitted by the Future Land Use Element. Application materials present the public facilities needed to support the Vincentian Mixed Use Subdistrict as follows: • Water:The subject site will be served by Collier County Water District potable water treatment and distribution system. Depending upon the development scenario (all commercial, all residential, or mixed-use development),the estimated demand for potable water for the project ranges from 28,000 to 42,000 gallons per day [Peak demand: from 78 to 117 gallons per minute]. • Wastewater: The subject site will be served by the Collier County Sewer District wastewater collection and treatment system. Depending upon the development scenario, the estimated demand for wastewater for the project ranges from 25,000 to 38,000 gallons per day [Peak demand:from 69 to 106 gallons per minute]. • Solid Waste Disposal: The service provider is Collier County Solid Waste Management. The Annual Update and Inventory on Public Facilities (AUIR) indicates the County has sufficient landfill capacity up to the year 2065 for the required lined cell capacity. • Stormwater Management: Future development is expected to comply with the SFWMD and/or Collier County rules and regulations that assure controlled accommodation of stormwater events by both on-site and off-site improvements. • Park and Recreational Facilities: There are no anticipated adverse impacts to park facilities from the proposed development. • Schools: There are no anticipated adverse impacts to public school facilities from the proposed development. • Emergency Medical and Fire Protection Services:The subject site is located within the Golden Gate Fire District. The proposed increases of commercial intensity and floor area and increases of residential density and dwelling units are anticipated to have minimal impacts on these safety services. [Kris Van Lengen, Principal Project Manager Public Utilities Planning&Project Management Dept.] NEIGHBORHOOD INFORMATION MEETING(NIM)SYNOPSIS: A Neighborhood Information Meeting (NIM)required by LDC Section 10.03.05 F was[duly advertised, noticed and] held on Thursday, July 17, 201, 5:30 p.m. at the Collier County South Regional Library, Meeting Rm. "B", located at 8065 Lely Cultural Parkway, Naples. Approximately 16 people other than the application team and County staff attended-and heard the following information: The applicant's agent provided a full description of the proposed GMP amendment to the group, including that the amendment has a companion petition to amend the PUD. Together they will allow for flexibility in design,in terms of allowing a mixture of uses. The applicant desires any residential development to be higher density at market rate, and indicated a commitment to preclude affordable housing. People voiced their concerns regarding affordable housing and supported the applicant's commitment to develop only market rate housing. People voiced their concerns regarding storm events and water run-off, and the distances water management facilities, buffer plantings and berms would be to their properties. They also discussed -11- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A interconnection with the Hitching Post Plaza, and suggested that these features[indicated above] be designed to not obstruct interconnection and afford the ability to create access. Land uses on both side of this property boundary would need to be configured or reconfigured to keep this option open- and both the applicant and the speakers were encouraged to pursue this further. People voiced their concerns about the height limitations on buildings for the variety of different uses allowed, such as the multi-family residential buildings, senior living facilities, hotels,and so forth. The applicant's agent described their design as one providing"good"separation and substantial landscape buffers. Aside from the concerns summarized above no one in attendance expressed opposition to the proposed GMP amendment. The meeting was completed by 6:30 p.m. (Synopsis prepared by C. Schmidt,AICP, Principal Planner) FINDINGS AND CONCLUSIONS: The following findings and conclusions result from the reviews and analyses of this request: • The subject site was approved in 1999 for mixed use development only - not stand-alone commercial or residential development. The approved density of 4 dwelling units per acre based only upon PUD residential tracts acreage yields less density than allowed by the FLUE (39 vs. 65 DUs). • More than 12,000 approved but un-built dwelling units are proximate to this site, with application materials explaining why this existing inventory cannot be used to meet the demand for more apartments. • The proposed Subdistrict limits residential development to market rate apartments only. • Subdistrict allows residential density of nearly 12 dwelling units per acre in a Coastal High Hazard Area location where additional dwelling units (beyond 4 DU/A) can only be attained when qualifying for an affordable workforce housing density bonus, but no qualifiers for density bonuses are met. • The amount of residential units in mixed use developments are typically reduced proportionally with the amount of acreage devoted to commercial development, but this Subdistrict bases residential density on the entire acreage allowing for 360 dwelling units. • To represent shopping practices in typical market analyses, a declining household percentage is applied to the three drive times,the farther from the subject site the market area extends. • Significant impacts to public facilities, as defined in the Capital Improvement Element,with respect to Transportation, Potable Water Supply, Wastewater Treatment, Stormwater Management and Solid Waste Disposal facilities will not result from this amendment. • Based on data and analysis submitted for the supply of existing and potential commercial development and demand within the market area for the subject site, the additional need for the proposed commercial uses contemplated by this amendment to serve the surrounding residential areas cannot be ascertained/has not been demonstrated. • Adverse environmental Impacts will not result from this amendment. Staff finds that the data and analysis for the subject Growth Management Plan amendment does not support the proposed changes to introduce a new Subdistrict by redesignating the subject site from the Urban Coastal Fringe Subdistrict to the Vincentian Mixed Use Subdistrict. - 12- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentlan Mixed Use Subdistrict Agenda Item 9.A LEGAL CONSIDERATIONS: This Staff Report has been reviewed by the County Attorney's Office and is legally sufficient. [HFACJ STAFF RECOMMENDATION: That the Collier County Planning Commission forward Petition CP-2013-10, as submitted, to the Board of County Commissioners with a recommendation not to approve for transmittal to the Florida Department of Economic Opportunity. IF the Planning Commission chooses to recommend transmittal as proposed by petitioner, staff recommends the following revisions to the applicant's proposed Subdistrict text (for proper code language, format, clarity, etc. only- not intended to change allowable uses, intensities, development standards or other items of substance): Note: Words underlined are added-as proposed by petitioner; words double underlined are added, words are deleted-as proposed by staff. Insert on Page 46 of the Future Land Use Element: 17. Vincentian Mixed-Use Subdistrict This Subdistrict contains approximately 30.68 acres, end is located on the southwest side of Tamia ' Trail Fast(US 41) ae.elaewf�and i depicte in nt ra d on the Vian Mixed Subdistrict Map. The purpose of this Subdistrict is to provide allow for a-Faix luFe-e€neighborhood,of community, and regional commercial development residential development and 'red use ..•1111.[..- - 10 a •- - ••11-1 - -- - _ _ 44e61dgueFIGfs+ The Subdistrict is intended to include commercial uses to serve the emerging residential development in close proximity to this Subdistrict and/or the greater Naples area, and ip provide employment opportunities for residents in the urro ndin• area. - : : - _ _ _ deloolemea‘The property may be developed entirely as commercial. entirely as residential. or as mixture of residential and commercial uses. The development of this Subdistrict shall comply with the following ctrictions limitations aria standards a. Allowable uses: I uses allowed in the C-1 through C-5 zoning districts, both by right and by as conditional uses,a6 listegjp the Collier County Land Development c4d0 in effect as ofthe date of .•,•• '•1 - • •,• • • •, •}a• b e l o w. b. hi it_d.. : bdjpt€iet Prohib 1 ded LCPC 1. Pawn shops(5932), 2. Adult book stores, adult video rental or sales, or any other use that is defined as a "sexually oriented business"in the Collier County Code of Laws.26-151 et seci.,. 3. Animal specialty services except veterinary (0752): except outside kenneling and dog grooming are permitted. 4. Automatic merchandising machine operators(5962). 5. Correctional institutions(9223)• 6. Crematories(7261), 7. Farm product raw materials(5153-5159)ti 8. Fishing,commercial(0912-0919), -13- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A 9. Fuel dealers(5983-5989), 10.Homeless shelters and soup kitchens, 11.Installation or erection of building equipment contractors(1796), 12.Local and suburban passenger transportation(4131-4173), 13.Marinas(4493&4499), 14.Motor vehicle dealers, used only(5521), 15.Miscellaneous personal services, not elsewhere classified (7299). Coin operated service machine operations. Comfort station operation, Escort service. Locker rental. Massage parlors (except those employing licensed therapists). Rest room operation, Tattoo parlors, Turkish baths.Wedding chapels. privately operated, 16. Power laundries,family and commercial (7211),and 17.Transfer stations(4212). c. Additional use restrictions and intensity standards: 1. Commercial uses shall wilt be limited to a maximum of 250.000 square feet 9ff arms leasabl- floor area (GLFA). a and one hotel timam,maximum FAR 0.6 and a maximum of 150 rooms), and an assisted living facility(mow maximum FAR 0.6). 2. Residential 40.velonment shall will be limited to a maximum density of 11.74 units(jar acre, calculated on the gross acreage of the aroiest property, inclusive of any commercial portions, for a maximum of 360 dwelling units. 3. If the project is developed as mixed us lino (residential and commercial uses.), the residential density limitation allowancg is as provided for in Number 2. above, and the commercial portion of the project shall not exceed 10 acres in size er limited-te Awl a maximum of 128,000 sauare feet of GLFA of commercial uses.and a 150-room hotel not to exceed Q.6 FAR. and an Assisted Living Facility at a 0.6 FAR. Commercial uses shall be limited to those uses permitted by riaht in the C-1 through C-3 gonina districts, 4. Under any of the development scenarios above, the average weekday pm peak hour entering/exiting trio generation shall not exceed 1,107 total trips. 5. A-einate-Eery Only one automobile service station is allowed: it may be located pew anywhere within the Subdistrict except. for mixed use development. shall be limited to the commercial track. In lieu of an automobile service station, accessory fuel Dumps in association with a grocery store or membership warehouse type facility are allowed fnev-be•oemnitteti. 6. A recreational site for the use of the adjacent RV or mobile home parks may be developed on a maximum of 3 acres. The recreational site may include facilities such as a pool, clubhouse, and tennis courts, d. Site Development: 1. Rezoning of this Subdistrict is encouraged to be in the form of a PUD. Planned Unit Dev- •rrine ordinancP ghAll contain development and design standards to ensure compatibility with internal uses as well as adjacent external uses. and •? 1 I_ -••. ,.1. Ic 1 ry •1- 1• 1 -N 1.j•.: I • 1 l" 11- .=r ration are compatible with Irro mdina japmat 2. The subiect site will be developed with a common architectural and landscaping theme. to be submitted with at-tho time-et'the first Site Development Plan. 3. The unified planned development submitted at time of the first Site Development ,per will reflect. to the maximum extent feasible, internal connectivity through shared parking and cross-access agreements. -14- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vlncentian Mixed Use Subdistrict Agenda Item 9.A 5. .Pedestrian connections are encouraged, both with perimeter properties,where feasible,and between internal buildings. 6. 5,Building height shall be permitted to a maximum of 50 feet zoned and 57 feet actual. 7. 8 The building setback from any of the Subdistrict boundaries shall be 50% of the building height, but not less than 25 feet. WAG, 9. 7.At the time of Site Development. the required on-site vegetation retention may be satisfied off-site, pursuant to Policy 6.1.1 (13) of jhe Conservation and Coastal Management Element (CCME) of the Growth Management Plan. The portion of native vegetation satisfied off-site shall follow the procedures of the LDC but not be subject to the restrictions and limitations in the LDC on the vegetation allowed to be taken off-site, except that remaining portions of preserve on-site shall be a minimum of one acre in size. If the portion of native vegetation satisfied off-site is met by land donation to the County. the specific off-site property shall be taken to the Board of County Commissioners for acceptance. However, a hearing before the Conservation Collier Land Acquisition Advisory Committee will not be required. 10.8. Residential Awy-Feeidaratiei development shall be limited to develer:ea-as a market-rate rental apartment project Ceusatv. As a second alternative: IF the Planning Commission chooses to recommend transmittal-but without the residential component and limiting commercial uses to non-regional commercial development - staff recommends the following revisions to the applicant's proposed Subdistrict text (for proper code language, format, clarity, etc. AND to eliminate the residential component, attempt to limit commercial to non-regional uses, and limit building floor area): Note: Words underlined are added-as proposed by petitioner; words double underlineg are added, words dw+iiie.etftrsk threugf;are deleted-as proposed by staff. Insert on Page 40 11 of the Future Land Use Element: Policy 1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for. A. URBAN-MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. Urban Residential Fringe Subdistrict 3. Urban Coastal Fringe Subdistrict 4. Business Park Subdistrict 5.Office and Infill Commercial Subdistrict 6. PUD Neighborhood Village Center Subdistrict 7. Residential Mixed Use Neighborhood Subdistrict 8. Orange Blossom Mixed-Use Subdistrict 9.Vanderbilt Beach/Collier Boulevard Commercial Subdistrict 10. Henderson Creek Mixed-Use Subdistrict - 15- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-VincentIan Mixed Use Subdistrict Agenda Item 9A 11. Research and Technology Park Subdistrict 12. Buckley Mixed-Use Subdistrict 13. Commercial Mixed Use Subdistrict 14. Livingston/Radio Road Commercial Infill Subdistrict 15.Vanderbilt Beach Road Neighborhood Commercial Subdistrict 16. Collier Boulevard Community Facility Subdistrict B. URBAN-COMMERCIAL DISTRICT 1. Mixed Use Activity Center Subdistrict 2. Interchange Activity Center Subdistrict *** *** *** *** *** Text Break *** *** *** *** *** *** 11. Orange Blossom/Airport Crossroads Commercial Subdistrict 12.1thaentianSceauramiaLsubdistrici Insert on Page 26 of the Future Land Use Element: 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed-Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict.\inaaraiiea-Mined Veu u idiotrio; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston RoadNeterans Memorial Boulevard Commercial Infill Subdistrict, Goodlette/Pine Ridge Commercial Infill Subdistrict; Orange Blossom/Airport Crossroads Commercial Subdistrict, Vincentian Commercial Subdl__atj in the Bayshore/Gateway Triangle Redevelopment Overlay; and,as allowed by certain FLUE policies. Insert on Page 46 of the Future Land Use Element: 17.Vincentian_Commercial Mixed-.61ea Subdistrict This Subdistrict contains approximately 30.68 acres,and is located on the south/west side of Tamiam' r as•eheww r• ' • h on the -- i :i '• r i■'.:• - Subdistrict Map. The purpose of this Subdistrict is to arev4dle allow for p mixture.of peighleeftweel e€ mmun't •mm=rci-I • -velo•men _ - - - - - The Subdistrict is intended to include commercial uses to serve the emerging residential development in close proximity to this Subdistrict and/or the greater Naples PiNA.and IQ provide employment opportunities for residents in the surroundin• -re-. - - _ -•-__, The development of thi;: Subdistrict shall comely witb _hg following restriction limitatigna and er ial a. Allowable uses:All uses allowed by right in the C-4 Q-1-tpreM001-r•;Zoning distride, as listed in th�Collier County Land Development Code in effect as of the date of adoption of this Su disfric -16- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A as . exceot as orohibited +reoe.h aiebelow b. Prohibited uses: 1.Amusement and recreation serrtices indoor .u. - -.' - .. o. '.0 I . _ .• •• .- . ._� - •. LW centers indoor(79331 4. Motorcycle dealers(55711, 1 .Lesal a 1d•suWur an.sase needs ms c (w1o1 c. Additional use restrictions and intensity standards: 1. Commercial uses shall will be limited to a maximum of 200.000 ibG.900 square feet of • •.• . _ r a - - - - - - • _ - -- - - _ • -- and an assisted living facility(faaok maximum FAR 0.6). 4. 2. Under any of the development scenarios above, the average weekday pm peak hour entering/exiting trip veneration shall not exceed 1.107 total trips. -17— CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A 5. 3. A.oinala.(ant)Only one automobile service station is allowed:it may be located anywhere within the Subdistrict. In lieu of an automobile service stattion, accessory fuel pumps in association with a grocery store or membership warehouse type facility=allowed maybe pereaitied. 6. 4.,A recreational site for the use of the adjacent RV or mobile home parks may be developed on a maximum of 3 acres. The recreational site may include facilities such as a pool, clubhouse,and tennis courts, d. Site Development: 1. Rezoning of this Subdistrict is encouraged to be in the form of a PUD. Planned Unit Development, 'he rezone ordinance shall contain development and design standards to ensure compatibility with internal uses as well as adjacent external uses,ag 1- *It •- -• 1 Itl •I .1• - ,. 1• • Iti = -tt • •1 1. operation are compatible with surroundina land used 2. The subject site will be developed with a common architectural and landscaping theme, to be submitted with et-the-time-e€the first Site Development Plan, 3. The unified planned development submitted at time of the first Site Development Plan will reflect, to the maximum extent feasible, internal connectivity through shared parking and cross-access agreements. 5. A.Pedestrian connections are encouraged both with perimeter properties,where feasible,and between internal buildings. 6. 5. Building height shall be permitted to a maximum of 50 feet zoned and 57 feet actual. 7. ti.The building setback from any of the Subdistrict boundaries shall be 50% of the building height,but not less than 25 feet. WOW 9. 7.At the time of Site Development, the required on-site vegetation retention may be satisfied off-site, pursuant to Policy 6.1.1 (13) of the Conservation and Coastal Management Element (CCME) of the Growth Management Plan. The portion of native vegetation satisfied off-site shall follow the procedures of the LDC but not be subiect to the restrictions and limitations in the LDC on the vegetation allowed to be taken off-site. except that remaining portions of preserve on-site shall be a minimum of one acre in size. If the portion of native vegetation satisfied off-site is met by land donation to the County, the specific off-site property shall be taken to the Board of County Commissioners for acceptance. However, a hearing before the Conservation Collier Land Acquisition Advisory Committee will not be required. eartmeet Of ieet-te Insert on Page 141 of the Future Land Use Element: Urban Rural Fringe Transition Zone Overlay Map Orange Blossom Mixed Use Subdistrict Map Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map Goodlette/Pine Ridge Commercial Infill Subdistrict Map Henderson Creek Mixed-Use Subdistrict Map Buckley Mixed-Use Subdistrict Map - 18- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A Livingston/Pine Ridge Commercial Infill Subdistrict Map Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map Livingston Road Commercial Infill Subdistrict Map Orange Blossom/Airport Crossroads Commercial Subdistrict Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map Corkscrew Island Neighborhood Commercial Subdistrict Map Collier Boulevard Community Facility Subdistrict Map Coastal High Hazard Area Map Coastal High Hazard Area Comparison Map Vincentian Commercial Mdse Subdistrict Map -19- CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict Global-Vincentian Mixed Use Subdistrict Agenda Item 9.A PREPARED BY: •1) / • .uV sI DATE: 4 Corby Schmid!AICP, Principe Planner Comprehensiv: Planning Section, Planning And Zoning Department REVIEWED B G1)%4r DATE: David Weeks,AICP, Growth Management Plan Manager Comprehensive Planning Section, Planning And Zoning Department REVIEWED BY: DATE: 1'-//-/'y Mike Bosi,AICP, Director, Planning And Zoning Department APPRO I BY: g rI i DATE: I • _ l salanguida, "mis rato Growth Management Division PETITION NO.: CP-2013-10/PL-2013-0001767 Staff Report for the August 21,2014, CCPC Meeting. NOTE: This petition has been scheduled for the October 14, 2014, BCC Meeting. CP-2013-10/PL20130001767 2013-10,Global Properties:Creating the Vincentian Mixed Use Subdistrict corn'I s.f.comparison s.f.-staff s.f.-petitioner difference Existing Community Commercial-5 mile 859,358 807,449 51,909 Potential Community Commercial-5 mile 497,467 550,735 (53,268) SUM 5 mile 1,356,825 1,358,184 (1,359) Existing Community Commercial-10 mile 924,985 852,558 72,427 Potential Community Commercial-10 mile 347,500 327,000 20,500 SUM 10 mile 1,272,485 1,179,558 92,927 Existing Community Commercial-15 mile 422,773 336,564 86,209 Potential Community Commercial-15 mile 2,333,165 2,100,834 232,331 SUM 15 mile 2,755,938 2,437,398 318,540 SUM Marco I 110,532 I 110,596 I (64) SUM of Existing&Potential Community Commercial ( 5,495,780 I 5,085,736 I 410,044 conclusion: staff estimates a total of 410,044 s.f. more community commercial development than petitioner \\...............d....\GMD-LDSCOES P..,,.,.,,,S.......\C......,.....\COMP PLANNING GM DATA\C.,..P..,.A.,...,.....\2013 C,....b Sm...S....P.......\2013 C,...3-0......\CP-2013-10, .,.,1A,...2014 RESOLUTION NO. 14- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, BY ESTABLISHING THE VINCENTIAN MIXED USE SUBDISTRICT IN THE URBAN MIXED USE DISTRICT TO ALLOW A RESIDENTIAL ONLY, COMMERCIAL ONLY OR MIXED USE PROJECT AT THE FOLLOWING DENSITY/INTENSITY: UP TO 10 RESIDENTIAL DWELLING UNITS PER ACRE FOR A MAXIMUM OF 307 RESIDENTIAL DWELLING UNITS, UP TO 250,000 SQUARE FEET OF COMMERCIAL USES, A 150 ROOM HOTEL AT A FLOOR AREA RATIO OF.60 AND AN ASSISTED LIVING FACILITY AT A FLOOR AREA RATIO OF .60. THE COMMERCIAL USES ALLOWED BY RIGHT ARE ALL PERMITTED USES AND CONDITIONAL USES IN THE C-1 GENERAL OFFICE THROUGH C-3 COMMERCIAL GENERAL ZONING DISTRICTS IN THE COLLIER COUNTY LAND DEVELOPMENT CODE, WITH CONVERSIONS AND LIMITATIONS IF PROJECT IS DEVELOPED AS MIXED USE DEVELOPMENT; AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED AT THE CORNER OF SOUTHWEST BOULEVARD AND US 41 (TAMIAMI TRAIL EAST) IN SECTION 32, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 31 ±ACRES. [PL20130001767/CP-2013-10] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act of 1985, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans;and WHEREAS, Petitioner, Robert J. Mulhere FAICP of Hole Montes, Inc. and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, PA on behalf of Global Properties, LLC, has initiated this amendment to the Future Land Use Element and Future Land Use Map an Map Series; and [14-CMP-0093 1/1 1 1 7300/1]34—Rev.9/16/14 1 Words underlined are additions; Words straek4bfeugh are deletions *** *** *** ***are a break in text Approved as to form and legality: f �.� Heidi Ashton-Cicko' �\ Managing Assistant County Attorney Attachment: Exhibit"A"—text and ma�ps CP\14-CMP-00931\2 [14-CMP-00931/1117300/1]34—Rev.9/16/14 3 Words underlined are additions;Words struck through are deletions *** *** *** ***are a break in text EXHIBIT "A" PROPOSED GMPA AMENDMENT LANGUAGE Insert on Page 10 of the Future Land Use Element: Policy 1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. URBAN-MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. Urban Residential Fringe Subdistrict 3. Urban Coastal Fringe Subdistrict 4.Business Park Subdistrict 5. Office and Infill Commercial Subdistrict 6. PUD Neighborhood Village Center Subdistrict 7. Residential Mixed Use Neighborhood Subdistrict 8. Orange Blossom Mixed-Use Subdistrict 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict 10. Henderson Creek Mixed-Use Subdistrict 11. Research and Technology Park Subdistrict 12. Buckley Mixed-Use Subdistrict 13. Commercial Mixed Use Subdistrict 14. Livingston/Radio Road Commercial Infill Subdistrict 15. Vanderbilt Beach Road Neighborhood Commercial Subdistrict 16. Collier Boulevard Community Facility Subdistrict 17. Vincentian Mixed Use Subdistrict Words Underlined are added,words Struck-through are deleted. Version date 7/11/2014 F:\Comp.Planning\GMP Amendment Cycles\Transmittal Process\CCPC\Staff Reports\Current Staff Reports\PL20130001767_CP- 2013-10\Exhibit A's\Exhibit A GMPA Text_7-11-2014.docx Insert on Page 26 of the Future Land Use Element: 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed-Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, • Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Goodlette/Pine Ridge Commercial Infill Subdistrict; Orange Blossom/Airport Crossroads Commercial Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; Vincentian Mixed-Use Subdistrict; and, as allowed by certain FLUE policies. Words Underlined are added,words Struck-through are deleted.Version date 7/11/2014 F:\Comp.Planning\GMP Amendment Cycles\Transmittal Process\CCPC\Staff Reports\Cur ent Staff Reports\PL20130001767 CP- 2013-10\Exhibit A's\Exhibit A GMPA Text 7-11-2014.docx Insert on Page 46 of the Future Land Use Element: 17. Vincentian Mixed-Use Subdistrict This Subdistrict contains approximately 30.68 acres,and is located on the south/west side of U.S. 41/Tamiami Trail East, as shown on the Subdistrict Map. The purpose of this Subdistrict is to provide for a mixture of neighborhood or community commercial development; residential development; and other employment generating uses such as corporate headquarters. The Subdistrict is intended to include commercial uses to serve the emerging residential development in close proximity to this Subdistrict, and potentially allow for office uses that would provide employment opportunities for residents in the surrounding area. In addition, the Subdistrict provides the alternative of residential or mixed use development. The property may be developed entirely as commercial, entirely as residential, or as a mixture of residential and commercial uses. The Subdistrict allows all those commercial uses allowed in the C-1 through C-5 zoning districts, both by right and as conditional uses, with the exception of the prohibited uses, listed below. The following uses are prohibited within the Subdistrict: 1. Pawn shops(5932), 2. Adult book stores, adult video rental or sales, or any other use that is defined as a "sexually oriented business"in the Collier County Code of Laws,26-151 et seq., 3. Animal specialty services except veterinary(0752); except outside kenneling and dog grooming are permitted, 4. Automatic merchandising machine operators (5962), 5. Correctional institutions(9223), 6. Crematories (7261), 7. Farm product raw materials (5153-5159), 8. Fishing, commercial(0912-0919), 9. Fuel dealers(5983-5989), 10. Homeless shelters and soup kitchens, 11. Installation or erection of building equipment contractors (1796), 12. Local and suburban passenger transportation(4131-4173), 13. Marinas (4493 &4499) , 14. Motor vehicle dealers,used only(5521), 15. Miscellaneous personal services,not elsewhere classified(7299), Coin operated service machine operations, Comfort station operation, Escort service, Locker rental, Massage parlors (except those employing licensed therapists), Rest room operation, Tattoo parlors, Turkish baths, Wedding chapels,privately operated, 16. Power laundries,family and commercial (7211),and Words Underlined are added, words Struck-through are deleted.Version date 7/11/2014 F:1Comp.Planning\GMP Amendment Cycles\Transmittal Process\CCPCIStaff Reports\Current Staff Reports\PL20130001767_CP- 2013-10\Exhibit A's\Exhibit A GMPA Text_7-11-2014.docx 17. Transfer stations(4212). Additional use restrictions and intensity standards: 1. Commercial uses will be limited to a maximum of 250,000 square feet, a hotel (max. FAR 0.6 and a maximum of 150 rooms), and an assisted living facility(max. FAR 0.6). 2. Residential will be limited to a maximum density of 11.74 units/acre, calculated on the gross acreage of the project, inclusive of any commercial portions, for a maximum of 360 dwelling units. 3. A single (one) automobile service station may be permitted anywhere within the Subdistrict. In lieu of an automobile service station, accessory fuel pumps in association with a grocery store or membership warehouse type facility may be permitted. 4. A recreational site for the use of the adjacent RV or mobile home parks may be developed on a maximum of 3 acres. The recreational site may include facilities such as a pool,clubhouse, and tennis courts Site Development: 1. Rezoning of this Subdistrict is encouraged to be in the form of a PUD, Planned Unit Development, which must contain development and design standards to ensure compatibility with internal uses as well as adjacent external uses. 2. The subject site will be developed with a common architectural and landscaping theme, to be submitted at the time of Site Development. 3. The unified planned development submitted at time of Site Development will reflect,to the maximum extent feasible, internal connectivity through shared parking and cross- access agreements. 4. If the subject site is developed with residential uses only, the project will provide a minimum of 60 percent open space. Otherwise, the minimum open space shall be 30 percent. 5. Pedestrian connections are encouraged, both with perimeter properties, where feasible, and between internal buildings. 6. Building height shall be permitted to a maximum of 50 feet zoned and 57 feet actual. 7. The building setback from any of the Subdistrict boundaries shall be 50% of the building height,but not less than 25 feet. 8. At the time of rezoning, the developer shall provide restrictions and standards to insure that uses and hours of operation are compatible with surrounding land uses. 9. If the subject site is developed as commercial, 15 percent of the on-site native vegetation must be retained. If the subject site is developed as residential or mixed-use (both residential and commercial),the required minimum on-site native vegetation is 25 Words Underlined are added,words Struck-through are deleted.Version date 7/11/2014 F:\Comp.Planning\GMP Amendment Cycles\Transmittal Process\CCPC\StaffReports\Current Staff Reports\PL20130001767_CP- 2013-10\Exhibit A's\Exhibit A GMPA Text_7-11-2014.docx percent. At the time of Site Development, the required on-site vegetation retention may be satisfied off-site, pursuant to Policy 6.1.1 (13) of the Conservation and Coastal Management Element (CCME) of the Growth Management Plan. The portion of native vegetation satisfied off-site shall follow the procedures of the LDC but not be subject to the restrictions and limitations in the LDC on the vegetation allowed to be taken off- site. If the portion of native vegetation satisfied off-site is met by land donation to the County, the specific off-site property shall be taken to the Board of County Commissioners for acceptance. However, a hearing before the Conservation Collier Land Acquisition Advisory Committee will not be required. Words Underlined are added,words Struck-through are deleted.Version date 7/11/2014 F.\Comp.Planning\GMP Amendment Cycles\Transmittal Process\CCPC\Staff Reports\Current Staff Reports\PL20130001767 CP- 2013-10\Exhibit A's\Exhibit A GMPA Text_7-11-2014.docx Insert on Page 141 of the Future Land Use Element: (VIII)Urban Rural Fringe Transition Zone Overlay Map (XIV) Orange Blossom Mixed Use Subdistrict Map (XIV)Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map (I) Goodlette/Pine Ridge Commercial Infill Subdistrict Map (VI)Henderson Creek Mixed-Use Subdistrict Map (VI)Buckley Mixed-Use Subdistrict Map (VI)Livingston/Pine Ridge Commercial Infill Subdistrict Map (XIV)Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map (VI)Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map (VI)Livingston Road Commercial Infill Subdistrict Map (XIX) Orange Blossom/Airport Crossroads Commercial Subdistrict (XXI)Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map (XXI)Corkscrew Island Neighborhood Commercial Subdistrict Map (XXI)Collier Boulevard Community Facility Subdistrict Map (XXX) Coastal High Hazard Area Map (XXX) Coastal High Hazard Area Comparison Map Vincentian Mixed Use Subdistrict Man Words Underlined are added,words Struck-through are deleted.Version date 7/11/2014 F:\Comp.Planning\GMP Amendment Cycles\Transmittal Process\CCPC\Staff Reports\Current Staff Reports\PL20130001767_CP- 2013-10\Exhibit A's\Exhibit A GMPA Text_7-11-2014.docx s -..., Q I T 48 S I T 47 S I T 48 S I T 49 S I T 60 S I T 51 8 I T 52 S I T 59 S 1 i s 1 i "s 1 1 ! k i M i # s g811 o ! -. js 0 c m 9 o—"gg _Ap 4-1 n o ggg N s ` 3 l l 6 a ? § ! l e i l ii lx R Mi Ni F g^ li lg da S ry 4A o u ; 3gg p 0 ^ u „ ! i $P< i 6o § 1 §3 E 1@ 8 1 11ar�111 a el eae� g g g ; g0-1&fl O b c < -5 w ...Java — i ro a ,=.1 : 1 5 : mg 3W p g AINf1OO OaVMONB i < w m 7 8 iF S' m ,,Q W q . 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Doi 1► �� 0 1. **# lte ■l �b F. ._ I■ 1 , , . .,„ _„,_ -------, iv - .; > _\L-:., -=_-_ • • il” // — N * • • •„(/ / ' Vaillozk `xsxnoO xaITIOO 1.OI2IZSIQSns asn QMXIW NVLLN DNIA L y° 01.-£1.OZ-d0/L9L 1000E 1.OZ 1d NOI1113d V 119IHX3 APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN —��to"ZUi3 APPLICATION NUMBER'PLC(30001767 DATE RECEIVED S 1 � L( PRE-APPLICATION CONFERENCE DATE September 26,2013 DATE SUFFICIENT This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Department, Suite 400,2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946). 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 as amended by Resolution 98-18 (both attached). If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. SUBMISSION REQUIREMENTS I. GENERAL INFOMRATION A. Name of Applicant: Christopher Shucart, c/o Global Properties of Naples, LLC Company Global Properties, LLC Address 2614 Tamiami Trail North,Suite 615 City Naples State Florida Zip Code 34103 Phone Number 239-435-0098 Fax Number 239-692-8527 B. Name of Agents* Robert J. Mulhere, FAICP and Richard Yovanovich, Esquire • 'THESE ARE THE PEOPLE TP CONTACT FOR ALL BUSINESS RELATED TO THE PETITION. Company: Robert J. Mulhere/Hole Montes, Inc. Address 950 Encore Way City Naples State Florida Zip Code 34110 Phone Number 239-254-2000 Fax Number 239-254-2099 Company: Richard Yovanovich, Esquire/Coleman,Yovanovich and Koester, PA Address 4001 Tamiami-Trail North City Naples State Florida Zip Code 34103 Phone Number 239-435-3535 Fax Number 239-435-1218 C. Name of Owner (s) of Record Global Properties of Naples, LLC Address 2614 Tamiami Trail North,Suite 615 City Naples State Florida Zip Code 34103 Phone Number 239-435-0098 Fax Number 239-692-8527 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. 1 Norm Trebilcock, AICP, P.E.,Trebilcock Consulting Solutions, P.A. 1205 Piper Boulevard,Suite 202, Naples, FL 34110 Bethany Brosious,Senior Ecologist I, Passarella &Associates, Inc. 13620 Metropolis Avenue,Suite 200, Fort Myers, FL 33912 H. 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. Name and Address Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address 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 Global Properties of Naples, LLC 100% James Shucart, Manager 97% Christopher Shucart, Manager 3% 2614 Tamiami Trail N.,Suite 615 Naples, FL 34103 2 Normarminimuir E. If there is a CONTRACT FOR PURCHASE,r f the with contracdt Ipuraclhaserds'below, a including tihe officers, or a Partnership, list the stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership Date of Contract:. 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 ( ): 11-3-2010 _Term of lease yrs./mos. If, Petitioner has option to buy,indicate date of option: and date option terminates: ,or anticipated closing: H. 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. III. DESCRIPTION OF PROPERTY: A. LEGAL DESCRIPTION See Attachment "A" B. GENERAL LOCATION Corner of Southwest Boulevard and Tamiami Trail East Section 32, Township 50S, Range 26E, Folio No.00439880008 C. PLANNING COMMUNITY South Naples D. TAZ 311 E. SIZE IN ACRES 30±acres F. ZONING Vincentian PUD G. SURROUNDING LAND USE PATTERN See Attachment "B" H. FUTURE LAND USE MAP DESIGNATION(S) Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict and Coastal High Hazard Area Overlay 3 IV. TYPE OF REQUEST: A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: Housing Element Recreation/Open Space Traffic Circulation Sub-Element Mass Transit Sub-Element Aviation Sub-Element Potable Water Sub-Element Sanitary Sewer Sub-Element NGWAR Sub-Element Solid Waste Sub-Element Drainage Sub-Element Capital Improvement Element CCME Element X Future Land Use Element Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE (S) OF THE ELEMENT AS FOLLOWS: (Use Strike through to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: See Attachment "B" C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Urban Designation, Mixed Uses District, Urban Coastal Fringe Subdistrict, TO Urban Designation, Mixed Use District , Vincentian Mixed Use Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) Future Land Use Map (FLUM) E. DESCRIBE ADDITINAL CHANGES REQUESTED: V. REQUIRED INFORMATION: NOTE:ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I"=400'. At least one copy reduced to 8- 1/2 x 11 shall be provided of all aerials and/or maps. A. LAND USE Exhibit A-1 Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. Exhibit A-2 Provide most recent aerial of site showing subject boundaries,source, and date. Exhibit A-3 Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. B. FUTURE LAND USE AND DESIGNATION Exhibit B-i 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. 4 C. ENVIRONMENTAL Exhibit 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 FORMS CLASSIFICATION F CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIALASTHE LAND USEAER AL IN "A" ABOVE. Exhibit C-1 Provide a summary table of Federal (US Fish & Wildlife Service) 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.),Identify historic and/or archaeological sites on the subject property. 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: N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so,identify area located in ACSC. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S. ? (Reference 9J-11.006(1)(a)7.a,F.A.C.) 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)7.b, F.A.C.) 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. Y 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 of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J-11.007, 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 E-2 Potable Water (See attached Public Facilities Report) Exhibit E-2 Sanitary Sewer (See attached Public Facilities Report) Exhibit E-3 Arterial &Collector Roads; Name specific road and LOS (See attached Traffic Impact Statement) N/A Drainage N/A Solid Waste N/A Parks: Community and Regional If the proposed amend and/or in residential dustrial development cause cae the LOS for intensity for commercial public 5 facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2. Exhibit E-1 Provide a map showing the location of existing services and public that will serve the subject (i.e. re protection, police protection,schools and emergency medical services. 3. Attachment "B" 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. F. OTHER Identify the following areas relating to the subject property: Exhibit F-1 Flood zone based on Flood Insurance Rate Map data (FIRM). N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) N/A Traffic Congestion Boundary, if applicable Y Coastal Management Boundary, if applicable N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport,if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION Y $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus proportionate share of advertising costs) 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. (Plus proportionate share of advertising costs) Y Proof of ownership (copy of deed) Y Notarized Letter of Authorization if Agent is not the Owner(See attached form) Y 1 Original and 5 complete, signed applications with all attachments including maps, at time of submittal. After sufficiency is completed,25 copies of the complete application will 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. 6 LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN • , authorize Robert J. Mulhere FAICP and Richard Yovanovich Es•uire We hereby (Name of Agents) to serve as our Agents in . equest to amend the Collier County Growth Management Plan affecting propert '•e titled in th' •• icption. Dater �� Signed: - � � / / lobal Properties of Naples,LLC J.. es Shucart_Ma ager .- Date: ` — 7j ®; Signed: - '--- Properties of Naples, LLC Christopher Shucart, Manager We hereby certify that we have the authority to make the foregoing application,and that the application is true,correct and complete to the bes • •ur knowle.ae -4=-11--,-7_,--4 1 gnature of Applicant James Shucart Mana•er N•- e yped. - ,P inted t !'� -ure of Ap Christo•herShucart, Manager Name-Typed or Printed STATE OF . ( -Ctos`k ) COUNTY OF ( Cott„c-Q ) ,2013 Y Sworn to and subscribed before me this ��--da of C - � ��I� MY COMN4. , by + ��- d� ANN R.Tf��rlIN50ty a Notary Public Nally ic-State of Fio o e it„ I MY Ga[�6rl. 's;sES Apr 23,tut •CHOOSE ONE QI=THE FOLLOWING:OWING: ,� o::: Commissbs�it OFF 11307 r,ItIP1�4� s� _ who is personally known to me, as identification who has produced and. nab ti EI.T __Y______ did take an Oath �4�' r s - OW did not take and Oath =° �i4frCe_a .� t' NOTICE - BE AWARE THAT: i:.r � i 1ti 4t07 Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement in writing with the i entt fhes mislead public sery pvaan in the performance of his official duty shall be guilty of a misdemeanor as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term.," 7 INSTR 4492154 OR 4620 PG 1385 RECORDED 11/3/2010 2:26 PM PAGES 3 DWIGHT E. BROOK, COLLIER COUNTY CLERK OF THE CIRCUIT COURT DOC @.70 $14,175.00 REC $27.00 CONS $2,025,000.00 This Document Prepared By and Return to: Mark S.Weinberg,Esq. GrayRobinson,P.A. 1221 Brickell Avenue,Suite 1600 Miami,FL 33131 Parcel ID Number: 0043988001)8 Speei4 Y ecd e_ 7 7 . _ ---,II This Indenture, Made this Z0 ay gff r /V , _ , 12010 A.D., Between, Special Acquisitions Holdings, Inc.,.a ctIrportr nxig a4 E ek1as bf t e State of Plorida, grantor, and Global Properties of Naples,LL� i` 1 F rid im e lia@i y pa hose address is: 2614 Tamianai Trail North,Suite 615,Naples,Flor'i grant . /al t Wituesseth that the GRANTOR,for and in c0k eeration of the sum of s- £e-----TEN DOLLARS($10)---- DOLLARS,and other good an .cku le consideration to GRAN FeliCalaKrid paid by GRANTEE,the receipt whereof is hereby acknowledged,has granted,bargained and sbkl( aid GRANTEE and No NTEES heirs, successors and assigns ns forever,the following described land,situate,lying and being Cd ty. ' _ �#` Co i C 3 to wit:' ., , ' % SEE ATTACHED EDIT"A" Subject to: 1.Real estate taxes for the year 2010 and subsequent years;and 2. Covenants,restrictions, and public utility easements of record,without any intention to re-impose same; and existing zoning and governmental regulations. AND the Grantor hereby covenants with said Grantee that the Grantor is lawfully seized of said Iand in fee simple;that the Grantor has good right and lawful authority to sell and convey said land;and Grantor does hereby fully warrant the title to said land against claims arising by,through or under the Grantor and will defend same against the claims of all persons claiming by, through or under Grantor,but none other. In Witness Whereof,the grantor has hereunto set its hand and seal the day and year first above written. It on 4620 PG 1386 Signed,sealed and delivered in oar presence: 7 '' Special Acquisitions Holdings,Inc. By: C/ ( � (Seal) 7� 1,_._ --L 1 Llil�+�j �� i Alma Shuckhart Witness Name: }�(M Title: Vice President Witness PD.Address:6435 Naples Boulevard Naples,FL 34109 - - Li ` Q 4. . G.,Q (Corporate Seal) • Printed Name: �v.. -✓ ,-mss Witness C STATE OF Florida COUNTY OF Collier X010 �cl da f ✓+�D P � d ed. arethe tht-s,,2_ Y ---�.E The foregoing instnnnentwast c�� {; �; io o �i�gs�Inc,, a Florida Corporation, on ��'call W�� by Alma o hec o por is n. She e is a s' al . o Ito 1 e as praylac4d his Florida driver's license as behalf of the corporation. She is4 y 1 t identification. ��,.z i r�sL ,,,,..,,,r - DORM M.THRUSH q printed9l�au77� :jF f Y�U °O Notary t > y=oStg�*�C°e � ��y raft S0 A ,1 a my corm.Expires II I,GN Up �� 1 � fires:j lal�Q 1`� yqr�� off: CommE��ksn dE®D 4#3b353' ' Fo,r. Bonde-dMo tWaalH Wiry ** OR 4620 PG 1387 -1-4-- EXI IB1�2 "A" < --�"AA LEGAL DESCRIPTION A PARCEL OF LAND LOCATED IN SECTION 32,TOWNSHIP 50 SOUTH,RANGE 26 EAST,COLLIER COUNTY,FLORIDA,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF SECTION 32, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA AND RUN SOUTH 02°48'46"WEST ALONG THE EAST - LINE OF SAID SECTION 32,A DISTANCE OF 1718.03 FEET TO AN INTERSECTION WTH THE BOUT - I - -; -WAY LINE OF U.S.HIGHWAY NO.41(T .)-•, 1't 11I. ,`DINT OF BEGINNING; THENCE COLT SOUTH 02°• :1 0/ \WEST ALONG SAID EAST LINE OF SE A A DISTANC IF 884.02 FEET T O THE EAST QU EI CORN*.R SEC' 1Q1*T 32 AND THE NORTH LINE 0 i4 "9f r 1 r�CI S UNIT 3 AS RECORDED IN:If •,T 40� \94:0 T PUBLIC RECORDS OF CO 4I; ► ',,,F I RII) ` (VA gED BY INSTRUMENT RECORIO 1 • ELM L RE-a” ) liji 189, PAGE 792);THENCE RUN 2tTH 87°30'18"WEk 1 IC 'AID FORMER NORTH LINE 0 J ACRES Ur OITL.E NORTH LINE OF TRAIL ACRES -�T 4 AS RECO� D,1 PLAT BOOK 7, PAGE 103 OF SAID P ,'Li i; I RD -O�`Y''OILIER COUNTY,FLORIDA,A DISTANCE O- -,.1?96 L-"` U NC RUNT NORTH 39°04'37" WEST ALONG SAID NORTH LINE OF TRAIL ACRES UNIT 4 AND THE NORTH LINE OF SAII)TRAIL ACRES UNIT 3, A DISTANCE OF 1081.98 FEET TO AN INTERSECTION WITH THE EASTERLY RIGHT-OF-WAY LINE OF SOUTHWEST BOULEVARD; THENCE RUN NORTH 50°56'59" EAST ALONG SAID EASTERLY RIGHT-OF-WAY L TINE,A DISTANCE OF 1007.85 FEET TO AN INTERSECTION WITH SAID SOUTHERLY BIGHT- OF-WAY LINE OF U.S. HIGHWAY NO. 41 (TAMIAME TRAIL); THENCE RUN SQUTII39°03'26"EAST ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, A DISTANCE OF 77.05 FEET TO THE POINT OF CURVATURE OF A CURVE BEING CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 3210.55 FEET,A CENTRAL ANGLE OF 14°34'44" AND A CHORD BEARING AND DISTANCE OF SOUTH 46°20'49" EAST, 814.73 FEET, RESPECTIVELY;THENCE RUN SOUTHEASTERLY ALONG SAID CURVE AND THE SOUTHERLY RIGHT-OF-WAY LINE,AN ARC DISTANCE OF 816.93 FEET TO THE SAD)POINT OF BEGINNING. • ATTACHMENT "A" LEGAL DESCRIPTION A PARC6 EL OF LAND LOCATED IN SECTION 32, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF SECTION 32, TOW HIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA DISTANCE A OF 1718.03 FEET TO AN ALONG THE EAST LINE OF SAID SECT INTERSECTION WITH THE SOUTHERLY RIGHT-OF-WAY LINE HENCE CONTINUE NO. 41 (TA�� TRAIL) AND THE POINT OF BEGINNING; SOUTH 02°48'46" WEST ALONG SAID EAST LINE OF SECTION 32, A DISTANCE AND THE 884.02 FEET TO THE EAST QUARTET�I A RES�� AS RECORDED IN PLAT NORTH LINE OF LOTS FORMERLY IN BOOK 3, PAGE 94 OF THE PUBLIC RECORDS OF COLLIER�COB O FLORIDA (VACATED BY INSTRUMENT RECORDED ALONG SAIDORMER NORTH LINE OF 792); THENCE RUN NORTH D7°30 WEST NORTH LINE OF TRAIL ACRES UNIT 4 AS THE TRAIL ACRES UNIT RECORDED IN PLAT BOOK 7, PAGE 103 OF SAID PUBLIC RECORDS OF COLLIER 39°04'37" COUNTY, FLORIDA, A DISTANCE OF 695.96 FEET; THENCE RUN NORTH LINE WEST ALONG SAID NORTH LINE OF TRAIL ACRES UNIT 4 AND THE OF SAID TRAIL ACRES UNIT 3,A DISTANCE OF 1081.98 FEET TO AN BOULEVARD;SOUTHWEST WITH THE EASTERLY RIGHT-OF-WAY ALONG LINE OF EASTERLY RIGHT-OF-WAY THENCE RUN NORTH 50°56'59" EAST LINE, A DISTANCE OF 1007.85 FEET TO AN INTERSECTION WITH SAID SOUTHERLY NCE RUN RIGHT-OF-WAY LINE OF U.S. HIGHWAY NO. 41 (TA IIA I ) SOUTH 39°03'26" EAST ALONG SAID SOUTHERLY O OF C BEING LINE, A A DISTANCE OF 77.05 FEET TO THE�PONT OF D��OF 3210.55 FEET,A CENTRAL CONCAVE NORTHEASTERLY AND 46°20'49" ANGLE OF 14°34'44" AND A CHORD BEARING AND DISTANCCE O SOUSONG SAID EAST, 814.73 FEET, RESPECTIVELY; THENCE RUN SOUTHEASLY CURVE AND THE SOUTHERLY RIGHT-OF-WAY LINE, AN ARC DISTANCE OF 816.93 FEET TO THE SAID POINT OF BEGINNING. ATTACHMENT "B" JUSTIFICATION AND SUPPLEMENTAL INFORMATION Existing Conditions and Surrounding Land Uses The subject property is located at the "T" intersection of Southwest Boulevard and U.S. 41 (Tamiami Trail East). See GMPA Attachment "A" for the legal description of the subject parcel. The subject parcel is 30.68 acres +/- in size. The land use designation is presently Urban, Mixed Use District Urban Coastal Fringe Subdistrict, in the Coastal High Hazard Area Overlay. The property is zoned PUD, allowing for residential uses, ALF, and commercial (a variety of C-3 uses, all C-2 uses, and several C-4 uses). The PUD does not provide a specific breakdown of e acreage dedicated to commercial use; however, the master plan depicts about +1-8.0 acres in the commercial tract(s) leaving+/- 22.6 acres to be calculated for residential density (yielding dwelling units). The PUD has been sunsetted. The surrounding lands, on the south/west side of US 41 are all designated Urban, Mixed Use District, Urban Coastal Fringe Subdistrict. The lands across U.S. 41 (to the north/east) are designated Urban, Mixed Use District, Urban Residential Subdistrict. The zoning and actual lands use on surround lands is as follows: North: Vacant C-5 commercial, Trail Acres RSF 4 (developed) and across U.S. 41 Whistler's Cove PUD Multifamily Development East: Hitching Post Mobile Home Park, Zoned "MH"; and Hitching Post Commercial Plaza, Zoned "C-3"; across US 41, Eagle Lakes �Community Park "P" and County owned lands for wastewater reclamation area, Zoned"A" South: Trail Acres RSF 4 (developed) West: Trail Acres RSF 4 (developed) ' - TDPS C-3 (�n WHISTLERS COVE COUNTY PLO �✓ PROPERTY PltE3 A ZONING •# 2\ 4 4# 0,4" ‘4›, \ \ '�ir T 4tL ACRES '' • RSF-4 f 401. die` > > a ` EAtx?LANES � BT R ° � t 4 \ COMMUNITY PA RK P ZONING ` \4y \ #4 4 ' ,,,, ,',, I TOBM, ..> RA S 'I w t � _ • WEE ® Y,IE k iFFT • WENT�l OR H r t ' ESTATES Pt.in H:\2013\2013043\WP\GMPA\3rd+Resubmittal\Attachment B Justification 7-31-14.docx Requested Changes This proposed GMPA would change the designation from Urban Mixed Use District, Urban Coastal Fringe Subdistrict, to Urban Mixed Use District, Vincentian Mixed Use Subdistrict. This will require amending the FLUE and the FLUM. The new Subdistrict will allow for commercial, residential, or mixed-use (commercial and residential) development. Justification for Request The present PUD allows for approximately eight (8) acres of commercial development, with the remaining acreage for residential development at a density not to exceed four(4) units/acre. The subject parcel is unique in that there are very few potential commercial parcels under unified control that have the shape and size that will allow for a variety of options for commercial uses that are desirable in East Naples along the U.S. 41 E ast Corridor. The East Naples Civic Association, several years ago, conducted a preliminary U.S. 41 East corridor planning study. As part of that study, this piece of property was recommended to be a "commercial activity center." This nomenclature should not be confused with the defined Mixed Use Activity Centers located at major intersections in Collier County, but rather a label used to indicate this property's values as a large commercial tract that could accommodate a mixture of commercial uses to serve the East Naples Community. The area would benefit from additional commercial development. This is true both from a market perspective and from a "good for the community" perspective. The change in land use designation will allow for the possibility of a variety of commercial uses and even a corporate headquarter type use such as a Hertz or Arthrex type corporation, or market-rate apartments with or without mixed-use (neighborhood commercial uses). While the FLUE does not explicitly require a commercial needs or market analysis with the submittal of a commercial rezone outside of a Mixed Use Activity Center, a market analysis is provided as additional supporting data and analysis. The study identifies a need for additional commercial uses and a deficiency in lands designated for commercial development to accommodate these uses. Given the size of developable area for residential and the relatively low density now permitted, we do not feel that such low-density residential is feasible in the current market.The site is competing with several large-scale PUDs (consisting of hundreds or thousands of acres) within reasonable proximity (3 miles) of the subject parcel, including Lely Resort, Treviso Bay, Sabal Bay, and Winding Cypress. These master planned communities can offer single-family homes with significant amenities, such as multiple swiMming pools, tennis subject site does not have sufficient space to provide a similarly amenitized community.courses. The The table below lists approved PUDs within three miles of the subject site and a count of approved and developed units. These PUDs contain more than 10,000 approved, un-built dwelling units. H.12013\2013043\WP\GMPA13rd+Resubmittal\Attachment B Justification 7-31-I4.docx Active PUDs with Un-built Residential Units Acreage Total Units Total Units Total Units Within 3 miles A, ,roved Develo I ed Un-built Artesa Point 280 204 76 81.00 470 456 14 298.00 Lands End Preserve 725 78 647 262.90 Lely Resort 10,150 3,805 6,345 2,892.50 Mandala 84 71 13 28.06 Rocked:e 400 - 400 76.42 Sabal Bay(Isles of Collier) 1,999 - 1,999 2,416.08 Shadowwood 574 104 470 168.10 Sierra Meadows 300 36 264 90.80 Wentworth Estates(Treviso Bay) 1,450 214 1,236 1,563.84 Winding Cy•ress 2,300 1,686 614 1,928.00 TOTAL 18,732 6,654 12,078 9,805.70 Source: Collier County PUD Master List Dated 12/20/13 the strongest market attraction within the communities identified above is for a fee- simple Additionally,simple development (i.e. condominiums)with a quick rental arn artments.investment This site isthe well-situated to a result, there is a strong demand for market p or provide such market-rate rental apartments, due to its data and analysis for access and exposure to an collector roadway. A Rental Apartment Survey is submitted as supporting d this use. residential In order to address concerns raised by the neighborhood,s a substantial a district amount lof affordable development to market-rate rental apartments, as t here housing already provided in the area. Whistler's Cove is an affordable housing rental community. In addition, Habitat for Humanity has several dwelling units already constructed or proposed to be constructed in the area. The GMP prohibits the concentration of affordable housing in one area of the County. ximately 13 The average density of market-rate rental apartments Collier County is 12 unitsac�e (calculated units/acre (see the Rental Apartment Survey), and w on gross acreage, inclusive of commercial portions) to be the minimum necessary to attract a developer and a high-quality design. Emergency As this project is within the Coastal High �evacuatio,n emitigation.were Emergencyt Management Management regarding appropriate hurricane requested that a portable generator be provided, if more than 123 dwelling units are constructed, and this commitment will be included in the implementing PUD. H:\2013\2013043\WP\GMPA\3rd+Resubmittal\Attachment B Justification 7-31-14.docx The Subdistrict also permits the site to be developed as a mixture of residential and commercial uses. In order to provide flexibility for a mixed-use developer, but establish reasonable constraints on the total development allowed, the amount of commercial acreage and square footage is reduced in a mixed-use development scenario. The total number of trips that can be generated by that development is also capped, establishing an overriding limit on total development intensity. The proposed GMPA to create the Vincentian Mixed Use Subdistrict is justified based upon the community's desires, the long range growth potential in this area, access to the arterial road system, and the fact that the site has been established, through the PUD process, as an appropriate location for commercial, residential, and mixed-use development. Environmental Overview See the Environmental Data Summary prepared by Passarella and Associates. Traffic/Transportation Overview See the Traffic Impact Analysis prepared by Trebilcock Consulting Services. Conclusion The request to create the Vincentian Mixed Use Subdistrict is justified and will better serve the needs of the community than the existing permissible land uses. 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',•• I, - •-..... . :i"-.---"'"- - . --'"i"'-''-' '--.'1__:-- -44'2 '4,_-_;5-4 f • -- •,..,....;-:.=_IIP— 4^-, - . • ---e4--- TY"., _;:,,z: - '1"--'•fr• - -..--` '''' — "..!..Z-1:• _.._ , •_,_.,.. _... --5---±,-.. • \-_-:1:-"....---=', "-,-ki,';'--' .:' Vision for the • „fr.. ..„_ • „... .1.-,--•-7,...1 ot I orrinor ,_=,.-• ..:_,,,, „._„„, East Trail C . •,_, ,,,..,...„..,, _______,,,,,,,.. ,..._,:„... _ ,,.. ..,....„ . _ _ „ .•„,,,, ,,..,._ ,..,....,.........„ :„,_,-....„...,,,:-.....:,,- ..„..::::„.-.,.,...... _ -,,...... ___„..........• i-,-,--=-- . W-----•4'5 •i *. , .• .. ,..: -__.--5,---:i.---3 1- -....rct-1:...z--7--5:-,:r.7.t-,•,1-.,-.!1'--T-11,-'7!4:71'--, '--'-',.''''5:.4- 7'1'7 I .-,-4t• - . t,s1, -•-...=-,-4-1 .- .7:-.:-r.4•77-1---,Mf'.1.•71-----":11T.,---: -,' '''-- -- -- --.-' - ••:• - . •- . --- ATTACHMENT "C" Vision %CAF' the East Trait Corridor Table of Contents Introduction 1 Master Plan Study Process Context 3 History Land Use Characteristics CircuIatiion Population Characteristics Neighborhoods and Housing Conditions Economic Conditions and Trends Environmental Characteristics Past Planning Efforts East Trail Visioning Process 10 Public Involvement Applicable Planning Principles The East Trail Vision Statement 14 Goals &Strategies Attachment: Vision Concept Plan Appendix: Demographic page from Economic Development Council of Collier County's"Market Facts 2008-2009" Public Input Meeting documents fr rsion for- the East Trail Corridor aot [.eV411 The East Naples Foundation is a 501(0(3) non-pvotit organization that is continuing the community project initiated by the East Naples Civic Association's Strategic Planning Committee.. This project is an endeavor to create a plan to promote planned growth for the future of the "East Trail" (Tamianri Frail East l U.S. 41 East) corridor in Collier County. The Ease. Naples Foundation envisions development along the East Trail over time according to a com;nunity based master plan. This is not about the road itself. This effort is not an evaluation of how many lanes or how much asphalt. should be poured on L'S 41. This vision for the future focuses on the property, the buildings, and the features along the Eaat Trail. These features will ultimately be developed and redeveloped hi a v a.v that either contributes to or detracts from a sense of identity_ character, place and functionality for the people who live along and travel the corridor. The Study Area is a stretch of approximately 14 miles beginning at Airport Pulling Road adjacent to the Bayshore Gateway Triangle Redevelopment Areal to County Road 92. The Study Area covers a long distance of roadway with varied characteristics and multiple functions serving, both travelers and neighbors. The functions of the corridor span the spectrum, from the northernmost portions that can serve as a "main. street" for established communities in East Naples, to the southernmost portion that is a scenic route through the Collier-Seminole State Park and rural agricultural lands. The future character of the corridor will be dictated over the next twenty years as many currently developed sites reach the end of their structural and functional lives, and many undeveloped lands face development pressure. The East Naples Foundation identifies the need to focus the activity, growth and opportunities of the corridor in a way that best anti most efficiently serve the people living, working, owning land, or doing business along the East Trail corridor. The East Naples Foundation has undertaken this planning effort for the following purpose: To develop a Master Plan for the U.S.41 Tamiami Frail corridor which will encourage planned growth, both commercial and residential,that is compatible with the unique natural resources of the area, resulting in an enhanced quality of life for all residents. ' The East Trail Corridor Study Area defined for this planning effort does encompass some property within the Bayshore Gateway Triangle Community Redevelopment Area (CRA) boundary, however the recommendations of this Vision for the East Trail corridor are only for lands outside of the CRA boundary. Any reference to property within the CRA boundary is only conceptual in nature, and is not intended to alter or vary from the CRA.'s Redevelopment Plan that guides and governs all future development within the CRA. 1 Johnson Engineering,Inc. April.2010 Vision for the East Trail Corridor Master Plan Study Process The objective of this master planning effort is to anticipate, plan and identify adjustments to regulatory framework so that the East Trail corridor grows viably while protecting quality of life. Current conditions have been documented and analyzed. Community interests have been defined and prioritized in this Vision for the future. This Vision will ultimately be translated into a master plan document complete with goals, policies, and implementation mechanisms that ensure sustained adherence to principles of the plan. The following outline provides the detailed steps of this master planning effort. Steps I and 2 have already been completed. This Vision document fulfills Step 3. I. Existing Conditions Inventory — Professional planners, engineers and ecologists collected, tabulated, and mapped existing conditions along the corridor, including: corridor boundaries, land use, zoning, utilities, drainage, transportation, demographics, and design characteristics. 2. Public Workshop A meeting was held March 30, 2009 to display collected data and solicit input from the community and stakeholders to identify the area's strengths and weaknesses,likes and dislikes, and desires for the future. 3. Vision — Professional planning consultants prioritize the goals and objectives of the community within the framework of existing conditions and potential for the future. The vision is embodied in a statement document and an image that conveys both the concept for the development of the corridor and the illustration of the segments,gateways,nodes, opportunities and constraints along the corridor. 4. East Trail Plan — This plan document will outline the goals, objectives and policies that provide a framework for the development community and the public agencies to achieve an outcome consistent with the vision for the corridor. The East Trail Plan will provide the following: background data and analysis, and guidelines for planned transportation, land use and urban design elements. The Plan will also identify necessary improvements and recommended methods and criteria to achieve the desired results. Recommended methods may include: incentives, performance standards, form based codes or new development standards. 5. Public Input—A second meeting will be held with the community and stakeholders to gather input and answer questions related to the draft Corridor Plan. 6. Adoption — Collier County staff, Advisory Boards and Commissioners must review and consider the Plan for adoption. 7. Implementation — After the Plan is adopted, the implementation of the plan may involve: Growth Management Plan amendments, such as new Future Land Use designations, overlays or commercial location criteria; Land Development Code amendments, such as new zoning districts or overlays; capital improvement plan updates; new funding strategies; and new public outreach strategies or programs. Johnson Engineering,Inc. 2 April 2010 wirmormorrormiluimmr Vision for the East Trail Corridor eaotext -447'"'49-***7 • ae f ^•.,i ova , " ' --, -, x� a, sz§. rye k e$ 4 s 1 to i ♦.,,.. "%,«x,� .,11 # ti t �' 5. 5 ' 6> 447. +g a s EARLY VIEW OF TA MIAMI TRAIL 'History of the Tamiami Trail,"Authority of the Tamiami Trail Commissioners and the County Commissioners of Dade County,Florida,1928. History Opened in 1928, the Tamiami Trail has long provided a critical connection for the State of Florida, from Tampa to Miami. The importance of this route as a state connector has been overtaken by newer highway improvements to Interstate 75 that is now the high capacity route connecting the Fort Lauderdale area to Tampa and points north. Much of the Tamiaini Trail that runs along the west coast now functions as an arterial roadway running through urban and suburban areas. Cities along the west coast have made efforts to redefine the arterial roadway to better fit their communities. These communities have found through traffic studies that the Tamiami Trail is often utilized more for local trips rather than long distance trips. This means the Trail corridor should develop with local context and character similar to a "main street" rather than a throughway in an urbanized area. Other portions of the Trail are much more scenic, where the landscape stretches for miles over agricultural lands, the Everglades, and other protected parklands. Johnson Engineering, Inc. 3 April 2010 Vision for the East Trail Corridor ,lir,: ...f:/..4.4rnitot.-•,,,,,he '--10 Vt. ' g-1 r-.z..- --Az ,m----V it"�' i i`.- • -. ke l� a'.. .•its y ,••.�.+/ " .gY `� , 4"; I j!'_a-. a,fit , •"i ae- t °') , z ., ., Intersection with Airport Road ": * k fl~f .3.k-» ? •-,!-,..t...,*ti s;. Th•g4wjr 1 c *.s 4Yr `� pa, ry ;`� `hj t �� f y t:a �w'7' S.T . zr" V f',;.i., *$.;}fi 'v .t sr 4 't ..t"."+ . ` v is, c p 1. i ;. Eck Y i t: ��y� ya �?'''i' �` ;t Wpb 4,-,.;i4, •- r : i. s t.' , !. :, xw I,, , . rte';„ ' el. e i�`r C Y� .`._ .41 i .. \-:-:::=. tAtIllit,..:V r E-1 vyriv..-k :,,,-.‘ --i,:.°444:‘,.-1., i,. -...,i. Kid:t..:7zy4 t;?../.-t.,,,v,,,,,5 0 ....;k, 11;4,,4. , mit_.„Attvl'jk - ;•-•••A,k1"01, lk s‘,..""--"—.44-":"• +t.i , ,-. ,` a ,;(1:::i..1.,i; ` ` >i Intersection with C.R. 951 ' ±' t t.. F e f t. • �Ti t 4 , A 4 .j } ^x • ,, '- q y El'.as -- }.� F I`.3"' r T' �!'�^,.' 4 ` ry, '� r L , .r'* `?`� 4 i .4'-':.t i. 1 /.,�.F� mss . a Ae - a � i,.:. }'u s t : . ;.;tom ► .�14,t ?t 7,,-',z4-. # ' ! t;f t'" Intersection with C.R. 92 - ;0,.,1..4.„0i,...._-%,.-.-,.c `v ';rte S' .-'. 1.53, 's' } 1 v '�• • ".t r- (��/am •� � t k •— 4 �, � .. `"� _ i~ ?tk S It f I .'s. c ��e 4.# .,y, , R)4�.�.91; a ;vv-.'>°` .4-'sue., Land Use Characteristics The development along Collier County's East Trail from Airport Road to County Road 92 is a reflection of a wide range of land uses. The Study Area defined for this East Trail Master Plan Study begins to the northwest at the intersection of Airport Road and the East Trail, where the Collier County Government Complex is located. The southeastern terminus of the Study Area is the intersection of County Road 92 and the East Trail, where the Collier-Seminole State Park begins. Due to the geographic extent of the 14-mile stretch of the Study Area, the area has been divided into four segments, depicted on the attached Vision Concept Plan. All the segment lines do not correspond with major roadways because the segments were divided according to transitions in land use patterns. • Segment 1 is approximately 2 miles between Airport Pulling Road and Valley Stream Drive. Segment 1 includes Lake Avalon and the intersection of Rattlesnake Hammock Boulevard. Johnson Engineering,Inc. 4 April 2010 Vision for the East Trail Corridor • Segment 2, is approximately 2.5 miles, from Valley Stream Drive to Navajo Trail. Segment 2 contains mostly developed or planned residential neighborhoods including Sabal Bay, Lely Country Club, Naples Manor, Treviso Ray, aid \[histicr's Cove. • Segment 3 is approximately 3.5 miles. from Navajo Trail to Naples Reserve Boulevard. Segment 3 includes Lely Resort. Eagle Creek. the C.K. 951 intersection, and the new Surer WalMart, • Segment 4 is the Longest segment, measuring approsiutately 6 miles, from Naples Reserve Boulevard to County Road 92. This includes Reflection Lakes, Fiddlers Creek-, Six Ls Farm and Collier Seminole State Park. The conidor is characterized by the established neighborhoods of East Naples, which gradually transition to the southeast to more golf course communities and suburban and rural style. development. In Segments I and 2 the commercial property along the East Trail was limited in size after the widening of US 41, so that much of the commercial land in these segments is underutilized. The corridor is bisected by the intersection at County Road 951. This intersection is an important crossroads because County Road. 951 connects Naples to Marco Island going south. and connects to the 1-75 interchange going north. The intersection is developing with commercial shopping centers and big box retailers. Moving to the southeast, the development along the corridor becomes more sparse, with some suburban neighborhoods and more rural and agricultural lands. Potential for a new self-sustaining neighborhood exists on the property owned • by 6Ls Farm at the southeastern end of the corridor, which is a large land area designated on the County Future Land Use Map as eligible for a rural village. For this planning effort.the Study Area has been limited to properties along the East Trail within a half-mile distance from the centerline of the Trail. This half-mile dimension allows our study to encompass parks and schools that are in close proximity and are important to the corridor. The half-mile dimension also allows us to represent and evaluate walk-ability in the form of pedestrian sheds. Johnson Engineering,Inc. 5 April '2010 Vision for the East Trail Corridor 014/Al E.;. II El _ ELY AVE a _ DAYS BLVD .,p� '�F` ,y, -A ( - - I ' y � � 8 w, *:- 8 i Public Commercial Resid�iiai Total Acres F gi 54.59 342 76 659.38 1063.03 5 16°.-'6 32.81°.0 62.03°.6 100°.'0 7 e I[lll n. . L... Il}7 MOM1A5 017 OR :- RATIlESNAKE 1-AMM...KYCRD = a ry 0 0.15 0.3 0.6 0.9 [AMENDED-JANUARY 25.2E071 MD ■ li Miles (0 NO.2007-ei 11 i • .�.6"' Qom_...,... TR-4 my -.^4. South U.S 41 Transportation A.N.," t..,t=- „-=_t_Earl at a-,.∎al03IIW=, Y�sx Cs_,sZf`F F4.7 E_«ef;ces=a_C'14dL1 =`..`°'"""°' Concurrency Exception Area(TCEA) .,...cc_w_,t^.;:.: ,.....,-...,,,,,,,96,,, Circulation The East Trail is a significant arterial roadway that serves the East Naples community. The predominant mode of travel is by automobile, although the East Trail corridor has opportunities for alternative modes as well. The Collier County Metropolitan Planning Organization (MPO) labels the East Trail from Rattlesnake Hammock Road and north into the City of Naples as a "Congested Corridor.” The Collier County Growth Management Plan delineates the U.S. 41 Transportation Concurrency Exception Area (TCEA) at the northwest portion of the East Trail from Rattlesnake Hammock Road and north to Davis Boulevard. This designation is established pursuant to Florida law in recognition of communities who adopt strategies for Urban Infill and Urban • Redevelopment. This area of the East Trail is granted exceptions from traffic Concurrency because a variety of uses are in close proximity, and provisions for alternatives to auto-only circulation are available. Such alternatives include: bike racks, bus stops, mixed use development, and sidewalks, which are considered appropriate solutions to congested conditions. Alternative modes exist and are planned for expansion along the corridor. The Collier Area Transit service has bus routes from the northwestern extent of the Study Area to _ Greenway Road, and a future transit route is proposed to extend south to C.R. 92. Johnson Engineering,Inc. 6 �� April 2414 Vision for the East Trail Corridor Sidewalks are primarily located within the East Trail right-of-way from the northwestern tip of the Study Area to Naples Manor subdivision. Pathways are proposed to extend from C.R. 951 south in the future. Bike lanes are primarily located within the corridor from the northwestern tip of the Study Area to the Rattlesnake Hammock intersection. Bike lanes are proposed extending south from C.R. 951 in the future. Population Characteristics Collier County's Comprehensive Planning Department delineates planning communities and generates population figures for each area. The planning communities that relate to the East Trail corridor are the East Naples, South Naples and Royal Falapalm planning communities. The County's statistics project population growth from 68,724 people in 2008 to 98,876 people in 2020, constituting an increase of 30,152 residents (an increase of 44%). The figures show small growth of population in East Naples (northeastern portion of the corridor), an increase of 51% in South Naples (central portion of the corridor) and growth that nearly doubles the population in the outlying Royal Fakapaim area. POPULATION PROJECTIONS BY PLANNING COMMUNITY COLLIER COUNTY.FLORIDA COLUER COUNTY 2008 2015 2020 2008-2015 2008-2015 PROJECTION PROJECTION PROJECTION NUMERIC CHANGE `f°CHANGE -,t fa Ies 25601 26 229 26549 425 ast Aiapies redden Gate 45,101 46.295 47,189 1,194 265% �Iramokalee 25,946 38,461 47,844 12,515 4823% Marco Island 1,494 1,599 1,677 105 7.03% Lk:Naples 58,601 61,810 64,217 3,209 5.48% Fa}capalm 15,533 24,314 , _ 30,898 8,781 56.53% Estates 37,270 46,616: - 53,623 9,346 25 08% Naples 27,390 . „35,414 41,429 _r $024°_ 29.30°-c from Economic Development Council of Collier County's"Market Facts 2008-2009" Source:Cooler Couniy Comprehen i.oe P zr-tirr ng Deparhnent,Revi.ed b.,o8 The 2000 Census data for Census Tracts adjacent to the East Trail corridor indicates a median household income of$39,405 for this area, which slightly exceeded the State of Florida's median household income of$38,819. Neighborhood and Housing conditions The East Trail is a community of many neighborhoods. Older established neighborhoods are located at the northwestern portion of the corridor, proximate to many community facilities. From Rattlesnake Hammock Road and south, existing and planned large golf course communities are the predominant neighborhood type, with the exception of some established single family subdivisions including Naples Manor. Housing characteristics range from older single family structures in established neighborhoods, to newer single and multifamily structures in the gated and golf course communities. A cross section of the community is served, from entry level housing to luxury estates. Johnson Engineering,Inc. 7 April 2010 Vision for the East Trail Corridor South of C.R. 951, single family developments have been approved and developed along side established larger tract subdivisions that accommodate rural single family homes and some mobile homes. Fiddlers Creek is a large community permitted for residential development along an extensive section of this part of the corridor. Potential for a new self-sustaining neighborhood exists on the property owned by 6Ls Faint at the southeastern end of the corridor, which is a large land area designated on the County Future Land Use Map as eligible for a rural village. Economic Conditions and Trends After years of dramatic economic growth through the last decade, economic conditions have deteriorated for the country, the state, and particularly southwest Florida. Housing and construction were primary economic drivers for this area throughout the past decade, and the housing market has been in sharp decline since reaching its peak in 2005. Development projects that were approved in recent years are facing financial difficulty as homebuying lags behind market supply. With the drop in homebuying and consumer spending, the commercial development supporting residential areas along the East Trail has also suffered decline. Businesses have closed and some new commercial developments remain unoccupied. Economists indicate the outlook is a slow, steady recovery over the next several years. With the development of a new hospital on County Road 951 near Rattlesnake Hammock Road, along with the County Government Center that will endure as a major workplace, the East Trail corridor is an area that can continue to attract new residents and support new business if properly planned. Environmental Characteristics Beyond the most urban portions of the corridor, areas surrounding the East Trail are rich in environmental quality. Sugden Park and Eagle Lakes Park provide a glimpse of the natural features for the residents to enjoy in the more developed areas of the corridor. The Collier-Seminole State Park at the southeastern terminus of the corridor is a large protected natural area. South and east of the Study area are Panther Zones designated by the U.S. Fish and Wildlife Service. Collier County's environmental policies and standards have governed the development of subdivisions built over the past 10-15 years so that significant native vegetation is preserved and maintained in perpetuity. Such environmental regulations shall continue to be observed and followed as the corridor develops, with a focus on avoiding impacts to wetlands and critical habitat for protected species. Johnson Engineering,Inc. 8 April 2010 r11111■ Vision for the East Trail Corridor Past Planning efforts The Community Character Plan for Collier County ("Character Plan") was completed in 7001. The Character Plan set forth goals and implementation steps to redefine centers of activity and quality neighborhoods throughout the County. The Character Plan identified the need to focus on building human scale settings rather than auto-oriented, single use developments. The Plan illustrated photos that were ranked as the least appealing images of Collier County according to a public image survey. As shown below, all three of the lowest ranking photos were taken in East Naples. The Character Plan also included a conceptual design study of the Naples Town Center shopping center, showing how infill development could revitalize the declining strip mall as a mixed use center of activity. The Character Plan put forth valuable planning strategies and implementation steps to promote quality design of the built environment in Collier County. Only a few of the recommendations have resulted in new policies or techniques applied in the processing of development projects. ( Y Isle of Capri Road Tamiami Trail East Naples Town Center The three lowest rated images from the Community Character Plan for Collier County Johnson Engineering,Inc. 9 April 2010 Vision for the East Trail Corridor mac. VAiru3. Rama& Per Florida Statutes Section 163.3177 (13), local governments are encouraged to develop a community vision that provides for sustainable growth, recognizes its fiscal constraints, and protects its natural resources. The stakeholders along the East Trail corridor realize that their future must be planned according to a vision that directs growth in an orderly manner in appropriate locations. This visioning process for the East Trail incorporates public involvement and applicable planning principles to arrive at a vision concept plan and a vision statement with supporting goals and strategies to direct future development along the corridor. Public Involvement A Public Input Meeting was held on March -' -'-: N. 30, 2009 to survey the priority issues of ; _.r. ,-- ,II -r,, _ - property owners and residents along the _ t - - ,, East Trail corridor. Property owners ' 1 , t 1■ adjacent to the East Trail and neighborhood 1. i•_l , 1 .¶ t associations adjacent to the Study Area were + `4 - notified of the meeting by mail, and it was ' advertised in the Collier Citizen newspaper. An Image Preference Survey was conducted with approximately 40 meeting attendees. '• The Image Preference Survey consisted of 4i iL 40 pictures taken both along the East Trail ,4i?, j'4 . ,. and in other areas of Collier and Lee .,1 t `x.`,, Counties. Pictures ranged from rural scenic r- 11 R , _ views to urban hardscapes. The results of ,fie, v. 11Y! it 1 e 1 P the Image Preference Survey revealed that , f t the most favored images were well "` landscaped semi urban and suburban scenes, as illustrated to the right and below. �. r µ a .. .. r sT- P- :t- amp t - j e [gi , - rly .- A . it l . l p , r - Johnson engineering,Inc. 10 April 2010 ■111■rr■ 1 1 Vision for the East Trail Corridor The images that were ranked as least favorable during the Image Survey are depicted below. These images porhay auto-oriented uses along roadways that are characteristic of sprawl-like development. e p Y> _ y� {e ... _ as ..s - _ Vii �--■■_.. E�AYIIi* ''i �Awx _e____ _._.4._,r 41,s 46646, tom '~ —"-i +G a: 1 _ r } Meeting attendees also answered individual questionnaires about their likes, dislikes and vision for the East Trail's future. The issues most commented on by meeting attendees concerned: I. Development types (preferences for types of businesses and communities) 2, Aesthetic issues (appearance of roadsides and buildings) 3. Traffic(safety and convenience for cars and pedestrians) Other comments received related to recreation, natural resources, community services, and public safety. For the final phase of the Public Input Meeting, attendees divided into workgroups of four to eight participants. The workgroups focused on one of the four segments of the corridor. The participants identified positives, negatives, and future goals for each segment. The results of this exercise revealed that top priorities for all groups were related to development types and aesthetics. Less noted were the other issues of connectivity,natural resources,recreation and public safety. i Johnson Engineering,Inc. 11 April 2010 Vision for the East Trail Corridor `applicable Planning Principles Using the available data and priorities from the perspective of stakeholders along the corridor, it is evident that a continuation of the past development patterns for twenty more years into the future will not bring about desirable results. Today's struggling commercial strip centers, disconnected neighborhoods, and automobile oriented buildings and uses are not the tools for successful community development in the future. The spread of suburban development sprawling into rural areas is a pattern the Florida Legislature has identified as a problem for communities throughout the state. As a result, Florida Statutes are designed to control growth management policy or land use changes that result in low density, single use development in the countryside that constitutes sprawl. The Transect The existing characteristics, development patterns and context of the East Trail correspond to a planning model known as the Rural-Urban Transect. A transect, in its origins (Von Humboldt 1790), is a geographical cross- section of a region used to reveal a sequence of environments. Originally, it was used to analyze natural ecologies, showing varying characteristics through different zones such as shores, wetlands, plains, and uplands. For human environments, such a cross-section can be used to identify a set of habitats that vary by their level and intensity of urban character, a continuum that ranges from rural to urban. In Transect planning, this range of environments is the basis for organizing the components of urbanism: building, lot, land use, street, and all of the other physical elements of the human habitat. -Andres Dually,et al.,Smart Code&Manual (Miami: New Urban Publications,Inc.2005). The Rural-Urban Transect is a tool that helps us understand and govern the development of communities. The Rural-Urban Transect defines the segments of a community from its most intense"urban core" where the highest density and building heights exist, to the moderately dense "urban center," the less dense "general urban" transect, the more spacious "suburban" transect, the wooded and agricultural "rural" transect, and the "natural" transect consisting of unaltered landscape. In The Lexicon of the New Urbanism published by Duany PIater-Zyberk & Company, land use, building types, and design standards are applied to each transect to establish human scale and sustainable development patterns appropriate for the context of each area. The East Trail currently incorporates a full range of urban to rural characteristics starting at the County Government Complex at the Airport Road intersection, extending to Collier-Seminole State Park at the County Road 92 intersection. Using the Rural-Urban Transect typology as a guide to manage future growth along the corridor, the design of a vision for the future of the East Trail takes shape. • Johnson Engineering,Inc. 12 April2010 Vision for the East Trail Corridor In order to fulfill the orderly development pattern of the Rural-Urban Transect model, the areas along the East Trail Corridor must be designated with appropriate Transects of Urban Center, General Urban, Suburban. Rural and Natural. Urban Core is not recommended for the East Trail corridor, because Urban Core would be typical of a city center which does not correspond to any portion of the East Trail. Centers_ Along with the fra stet designations and related development standards that would be applied to accomplish appropriate scale and style of development relative to location along the corridor, a system of centers or nodes can be designated as concentrations of activity. The Growth Management Flan already applies the principle of centers in the Corm of Activity Centers located at major road intersections. The Community Character Plan for Collier County sought to advance the concept of centers to be more than . commercial nodes. The Character Plan suggests convenient centers should offer the following: quality experiences; diversity of uses, including retail, workplaces, housing, and community facilities; and building types that are durable and flexible to be functional as markets change. The centers should be scaled consistent with the Transect model, so that intensity and design of the center relates to the intensity and design of the surrounding area. Centers put forth in the Character Plan that would be appropriate along the East Trail corridor range in type and scale from town centers, neighborhood centers, village centers,hamlets, and rural crossroads. Mobility The third planning principle that relates to the corridor characteristics and public priorities is mobility planning. The concept of mobility has eclipsed traditional transportation planning models that focused on the automobile as the only measure of successful connection between two points. A mandate for new transportation planning methods in Florida became law in 2008 (Laws of Florida Chapter 2008-191 / House Bill 697). Florida's local governments arc now required to adopt policies that discourage urban sprawl, establish energy efficient land use patterns, and develop transportation strategies to address reduction in greenhouse gas emissions from the transportation sector. In the Quality/Level of Service Handbook the Florida Depaduient of Transportation has created level of services measures so that transit services, bicycling, and walking may be counted in addition to the traditional measure of road capacity to serve community mobility needs. This emphasis on developing in ways that reduce vehicle miles traveled results in planning for nodes that allow mobility alternatives. Rather than putting more automobile trips on the road, it is important to allow opportunities for walking, biking and riding the bus to access community facilities, workplaces, and shopping. Quarter-mile and half- mile pedestrian sheds, pedestrian connectivity, and bus transit are important concepts to guide future development and redevelopment of property along the East Trail corridor. Johnson Engineering,Inc. 13 April 2010 Vision for the East Trail corridor 51 g tea guid Tom. , To protect and enhance the quality of life for East Naples residents and business owners, property along the East Trail shall be developed and redeveloped according to orderly and enduring development patterns that concentrate community facilities and services in locations that maximize residents' convenient access so that all needs can be met within their own community, while protecting the scenic quality and natural resources of East Naples. The following goals and strategies are the result of community input and priorities for how the East Trail should development in the future. Goal 1. Establish a framework for orderly future development and redevelopment that emulates the Rural-Urban Transect development pattern. Strategies: o Create a Vision Concept Plan as a graphic tool to show the desired development patterns along the East Trail corridor. o Establish land use and development standards that observe the range of Urban to Rural characteristics along the East Trail and promote building and site designs that provide quality environments. o The Urban Center at the northeastern portion of the corridor should be a concentration of shops, various residential unit types, offices, workplace, civic buildings, and public space in the form of plazas and parks. o General Urban areas in Segment 1 and Segment 2 should be primarily low to medium density residential in nature but should provide opportunities for mixed use developments and live-work units, with quality landscaping and public parks, squares and greens. o The Suburban area in Segment 3 should primarily accommodate detached single family home communities that appear landscaped and green when viewed from the road ("viewshed developments"). Parks and greenways are also appropriate. o The Rural area in Segment 4 should primarily accommodate agriculture and scattered buildings, in addition to viewshed developments and a self- sustaining planned rural village. o The Natural area is Collier Seminole State Park at the southeastern terminus of the corridor, which is to remain in its natural unaltered state with the exception of commercially designated land appropriate for a corner store at the intersection of C.R. 92. Goal 2. Establish centers that correspond to the Rural-Urban continuum to define locations where the following components of a community converge: residential, commercial, workplace, bus service, pedestrian paths, bike paths, and community facilities. Strategies: o Establish land use and development standards that encourage concentration and mix of uses at centers with varying intensity based on location and accessibility. Johnson Engineering, Inc. 14 April 2010 Vision for the East Trail Corridor o Town Centers are designated at the following locations: r The Collier County Government Complex. Town Center is a location where all the components of community converge. The complex is a has transfer station and a major work center, with connectivity to residential neighborhoods within a half mile radius. The aging shopping centers of Walmart and Naples Town Center are opportunities for redevelopment with more intense mixed use settings to i emporate new restaurants and shops within the half mile pedestrian shed. s The Rattlesnake Hammock Road Town Center is a location where residential, workplace, bus service., pedestrian paths, bike paths and community facilities converge within the half-mile pedestrian shed. The future development of Sabal Bay could result in a new school and more commercial uses, including addition of a significant work place. The aging shopping center at the southeast corner of Rattlesnake Hammock and the East Trail is an opportunity for redevelopment with a more intense mix of uses. • The Navajo Trail Town Center is a location where residential,bus service, pedestrian paths,bike paths, schools, and a park exist, and mixed use development is proposed on existing undeveloped and underutilized sites. o Neighborhood Centers are designated at the following locations: • The Sugden Park Neighborhood Center is a location where the park, residential neighborhoods, commercial uses, bus route, and some pedestrian facilities converge to conveniently serve the Lakewood and Avalon area residents. Due to the short lot depth of existing commercial properties along the corridor, low scale mixed use and the introduction of live-work units is proposed for the eventual redevelopment of the existing commercial properties. • The Saint Andrews Boulevard Neighborhood Center is a location where a commercial center, residential areas, pedestrian facilities, the bus route, and the library converge to serve Lely residents and. future residents of Treviso Bay. Mixed use redevelopment and infill development of the existing commercial center is proposed to fortify this location as a viable center of neighborhood scale services within walking and biking distance for the adjacent neighborhoods. • The 951 Neighborhood Center is a location where commercial centers, residential communities, and the bus route converge. This location did not achieve status as a Town Center due to its location in the Suburban Transect and the limited number of community service components that are viable for this location. Eventual redevelopment of the shopping centers is envisioned as low scale, walkable, mixed use development that creates an identity for the 951 intersection that relates to the large adjacent neighborhoods of Johnson Engineering,Inc. 15 April 2010 Vision for the East Trail Corridor Lely Resort, Eagle Creek, and the other smaller residential neighborhoods in close proximity. o Village Centers are designated in the following locations: • The 6Ls Village Center is designated where the 6Ls Farm currently exists. The Collier County Future Land Use Map designates this large property as a receiving area eligible for development as a rural village. Therefore, a Village Center is appropriate in this location. The Village Center should serve the future rural village as well as nearby residents with minimal commercial uses and services needed for convenience. o Hamlets are designated in the following locations: • The Manatee School Hamlet is a location where community facilities are concentrated at the transition between the Suburban and Rural transects. This hamlet is characterized by the existing community facilities of the schools and the church. The location could be further developed as a focal point for community based activities, along with commercial uses to serve nearby residents. o Rural Crossroads are designated at the following location: ■ The C.R. 92 Rural Crossroads is designated for small scale commercial uses such as a corner store due to its location in the natural area of the Collier Seminole State Park. Goal 3. Establish mobility strategies that facilitate pedestrian, bicycle, and bus transit connections between established neighborhoods, new development and redevelopment. Strategies: o Limit vehicle miles traveled by concentrating development where bus, pedestrian,and bicycle infrastructure exists or is planned. o Allow mixed use development and live-work units along with reductions in parking requirements as a mechanism to reduce vehicle miles traveled. o Require connections between new and existing development, including residential uses, commercial uses,and community facilities. o Incorporate new bus facilities in new developments. o Promote complete street design for road improvement projects, so that landscape treatments promoting pedestrian comfort, as well as pathways, bikeways and bus services, are critical components of the road design. Goal 4. Promote economic development by planning for an appropriate mix of uses and housing types to support viable new commercial, retail, restaurant, hotel, and other services. Strategies: o Analyze market characteristics and trends to identify opportunities and limitations that affect development and location of desired uses along the corridor. o Coordinate with the Economic Development Council to develop a strategy to attract new desired businesses. Johnson Engineering, Inc. 16 April 2010 Vision for to East Trail corridor o Promote land use regulations that limit incompatible land uses and are responsive to newer trends in building and design to accommodate innovative development types. o Identify a "brand" for the East Trail corridor, and use it to promote the East Trail through marketing initiatives to attract new residents, new businesses and ceo-tourism. Johnson Engineering,Inc. 17 April 2010 SEGMENT I --r 1 [SEGMENT II i . - e\ ..". • Lt, ,..------ RATTLESNAKE HAA•14..-...., '...i...N 4s, - \ ....,.+1.;‘•0-, ,•'..'-■ .\• A1 -..I,..t. ,..1.:. \ , \,\ \ .._... \ API stra v Emsvmr. ' ' '. 1 I "er• rt' i • W I:17 z LS ... . .... . — \\, ,,. z ...,., .. .. ,,, \ - 4 \ ie 3 --,, '----, ,..tr It.V, F , ,... ..... '''''..7‘..,..„,...s. ...lit..., . . LEGEND limmusinimmialiammeimm. - -millimmimimmimounimmeasai INI PA4k5 i 16 I S PRQP(P.N ....— ViEWSKD DEVLOPMEta : :ACI1Va t hOtICS , . Fl WANT:At 1 I ExISTII.0 KIS!A+0..1 IIIIIIIIII LM ev,•ofti, :''''''1PRO1'0.5r0 DIA sulAct iiitfts. ; • 1111 mar)trA E 4111 ItvC SOMALI: VOA ,C,P.FEWAYS 111111INSTRUTION CIVK i,. .. ;TRAILS 4REENWAYS gilltaItOtJRIVA.RESCH.t WA...ea LINES. 1 ■.I.,i 1 t...ANTHER YaNEs -..---. •PAMAIIV AND SECONDARY PANY.VI WM'S AR LOC Mr 41.0K 71411011TO 514 C7 JS-,1 WHERE r0,144CaIratF ARE IA DY-A`il)SfyJlti or b4 C R 1 our2ster.o4.4 , ral 74,, L., z Lv LL. IENT III :SI Ort, ( ,— 'i,,,,, „,, I '....... _ -- 18381, - . -... ili 1 1 L • • ..1.1........ W M.. Q 0 •'.i - ••••%...i 1 i 7 I 4' ' . . ....,._ ; Cl_.- )14'1.• , - 0. • . - /, 0,.(.7 FAO', 0...:•:' ..."'n'• . 11160. ., ' C..0 1,.......j ''''•,), L,'', Pk AVM*9-iiAMAIA11 frir-5,1--- '- .CC '421., . ''',,,,, .'•':-i'- _ I-1.1 ,..czc . , .., ,.• .■-, • , COLUEN4Wai0.1 5-.11 11•4.- . -'+ - ., ,„,,,,c • L.. ,,v.) • 0',.. API" • .14>%AN,.. 4^7.• Will' • JaeittaiA, y. .. � y.GRA• H may r ' l I'S THE DEMVICS POPULATION PROJECTIONS BY PLANNING COMMUNITY COWER COUNTY,FLORIDA ______ COLUER COUNTY 2008 2015 2020 - 2008-2015 2008-2015 PROJECTION PROJECTION PROJECTION NUMERIC CHANGE %CHANGE Corkscrew 3,106 9,227 13,815 6,121 197.07% _ I3ig Cypress 205 213 219 8 3.90% Central Naples 20,496 20,956 21,300 460 2.24% East Naples 25,801 26,229 26,549 426 1.66% Golden Gate 45,101 46,295 47,189 1,194 2.65% Immokalee 25,946 38,461 47,844 12,515 48.23% Marco island 1,494 1,599 1,677 105 7.03% North Naples 58,601 61,810 64,217 3,209 5.48% Royal Fakapalm 15,533. 24,314 30,898 8,781 55.53°. Rural Estates 37,270 46,616 53,623 9,346 25.08% South Naples 27,390 35,414 41,429 8,024 29.30% l Urban Estates 39,125 51,511 60,797 12,386 31.66% COLLIER COUNTY 2008 2015 2020 2008.2015 2008-2015 PROJECTION PROJECTION PROJECTION NUMERIC CHANGE %CHANGE 23,704 25,635 26,700 1,931 8.15% E City of Naples s. 1,City ofNlarcoIsland 15,988 17,338 18,332 1,350 8.44% Everglades City 648 683 709 35 5.40%a Sou r®:Collier County Comprehensive Planning Department,'Wield 6/08 . . PLANNING COMMUNITIES (M A .E =..1 COLLIER COUNTY FLORIDA b -- �� 10 , 1•North Naples 7-Royal Fakapalm _ ,, + ,� ", 1--' ° 2-Central Naples 8-Rural Estates 3-Golden Gate 9•Corkscrew i* + j 4-East Naples 10-Immokalee # ~ . , e 1 5-South Naples 11-Big Cypress J 8 1 6-Marco Island 12-Urban Estates GOLDEN -2 J ------ _ .N A P L E S 7 ' - '7_6-°,7 I - q�, . "a 141 ; � I' 11 *._'''0-,-i-.(:.i,61::::- ____ ,_, �A WWI' 11 ,r. 6 Economic Deceloprnent Council of Collier County www.eNaplesFloridacom PUBLIC MEETING NOTICE " EASTTRAIL MASTER PLAN STUDY Monday, MARCH 30, 2009 Ea..5t ,i1 ap r-ctc a tes . ctkr, - _ About this Study Objective of this Study The East Naples Foundation, Inc., the The objective of this study is to anticipate, philanthropic arm of the East Naples Civic plan, and identify adjustments to regulatory Association (ENCA), is seeking community framework so that the East Trail corridor involvement to fund and complete a corridor study grows viably while protecting quality of life. of Tamiami Trail East (the "East Trail") from its This study will ultimately result in a plan that• Airport Pulling Road intersection south to its documents the current conditions of the East County Road 92 intersection. The study is expected Trail, identifies the vision for the future of the to define an identity for the East Trail corridor. corridor based on community input, and The ultimate result of the study is a Corridor Plan outlines the goals, objectives and policies that that indicates existing qualities to be protected, will guide future development target areas for development and redevelopment, and an overall vision for the future. Public Involvement The public involvement component of this study is important. Property owners along the corridor, nearby residents and business owners, and other stakeholders in the area, will have opportunities to participate in the study process.Through newsletters and two public meetings, the East Naples Foundation seeks to include and inform the community during the process. The first public workshop is scheduled for March 30, 2009 and the second will be determined based on availability of funds to continue the study effort. To support or get more information about the effort, please contact enaplesfnd(a�aol.com &tia>t,Arapeee :foundation.,9nc • 4915 524111ee►eaae fam,1 d`#214 .Napeee,5e M113 EASTTRAIL MASTER PLAN STUDY • FIRST PUBLIC WORKSHOP MARCH 30,2009- - 5;30 pm to 7100 pm AT St PeterThe Apostle Catholic Church 130 Rattlesnake ee.k Rd;: Naples, FL 34113 caa Otaideel eFoun a, Le: East Trail Master Plan Study SEGMENT WORKGROUP RESULTS SEGMENT I 1 SEAN 2 SE 3 i` I AESTHETICS Landscaping and Open Space • Architectural Design • • Rural Character • Cleanliness • CONNECTIVITY Existing Pathway • O SERVICES Quick Response Time • 0.. Proximity to Points of Interest • • DEVELOPMENT Quantity of Commercial Space 4 New Homes • New Development • Density • OTHER Natural Resources ' 1 • AESTHETICS Seas of Parking • Unsightly Utilities • Unsightly Buildings • Guardrails • Homeless 8 Day Laborers • Litter • CONNECTIVITY Limited Connection between Destinations 4 to Dangerous Roadways(Turntanes/Access) 4 4 t' Segmented Sidewalks • V DEVELOPMENT Unsightly Development(Pawn.Tattoo) • • Redevelopment Obstacles • Limited Commercial Lot Depth • Strip Malls • Vacant Business • • Low Income Housing • • High Impact Fees • OTHER Perceived Crime&Safety • 1 • 1 Increased Landscape • Increased Open Space • increased Buffer • • Design Review I Review Committee • Update Unsightly Building Facades • Control Light Pollution iv Improve/Provide Bike/Pedestrian • • • • Connections increased Parks&Open Space tltf ._- - Increased Access to Civic Uses • • increased Density • • Increased Retail(up scale) • • Increased Hotels • • Increased Botique Shops • Increased Resturants • Lot Assembly for Larger Retail • Business Park 4 • 7727777'"77,77777, Environmental Sensitivity • Ecotourism 4 • Meeting PiacesmConvention • i,Center/Amphitheater Johnson Engineering,Inc. Hr20080000t200S7796-000-East Naples Foundation Inc.(Tamiami Trail E.Strategic Piannklg)\PUBLIC INPUT MEETING DOCUMEIt SiEast Naples Trail Survey Analysis.xis 6:341 ginfica gowtaatio , East Trail Master Plan Study Public Input Meeting 3130/09 Individual Questionnaire Responses What do you think the East Trail What do you like along the Trail should develop/change over the What is your biggest concern and want to keep the same? next 20 years? about the East Trail? 12 Landscapina/Perks/Natural Areas 13 Appearance 3 Perception and Appearance 2 Entry Vantage Update cid Elise..Fronts Loss of Character 2 Lighting Clean-op 1.43Ck of Maintenance and Reinvestment 1 Old Florida Chararder B.Station Archkectural Coraintrity/Transition Zone Genevan Segments ..0031103$311171-f I 3 Srdrevalk:Ban Lane I Muni-use Trot Lander:taping 2 Traffic Safety I Connectivey. to the Library Eslatish a Desbn Review Commie. 2 Safety for tilicimIst and Pedestrians 1 TMVIC AS Mao Underground 1 u ht. orcr,_- I Got(Dowse 4 Improve Traffic Patterns 1 Lost Services . . Improve 551 341 btersedions 3 library Traffic Lghts $Bight and Vacant Store Fronts 1 Schools Reduce Feeling of Traffic Congestion 3 Low income Honing 2 More Sidewalk Connective,//Recreation Mold-use trails 2 Balanced Growth I Uncontrolled Growth 040-SleitSALSAIMSEELOP115}Er.1:5-- -1 I Functional Infrastructure I Abundance of Storage tints 7&Alba Busriesses 1 Development of Strip Malls Goats 2 Ernbonmental Enhancements I Mobile Homes EursMa Restaurant 7-7775"-VIMMIMI 19B111WinearES1=-TXtrnMWEEMSNE French Bakery 2 Artist Corder I Liam" 2 Crime McConnell's Haimlware Neva 22 swiness Development Movie Thealm Marketing as a Destination eesIdential DevelaraMen1 More Restaurants Lely Resort Erldtrafja Upscale Development Trews)Bay Restaurants(tox"and chabs) Indoor I°arbor Dining Retail Popubtbn dIversky Hotel 1 Low Population Prohbk Pawn and Adult Entertainment Stores lvfaed-use Development Commercial Nodes(rather than step molts urws) 3 RecIuctIon of Stip Motto 3 Limit Low Income Housing Perking in the Rear of Developments 1 Accommodate Rural VIfoge Development Lirrit Residential UnIs Hemming Retail ISK_VOI•ASWIIIALA 021182.4""-its _ 2 Longer Operating Hours for Business I Crime Control/Prevention I Continue the Current Plan PeontAY DYPenoenthge DEVELOPMENT 13 CORRIDOR PRIORITIES 31 14 Responses from Individual Questionnaires SS 45% AESTHETICS U SERVICES la RECREATION 17 2% 6% 14 3 CI OTHER 34 27% CONINECTIVITY 7 4 0 CONNECTIVITY • •DEVELOPMENT 1$ 13% 13% SAESTHETICS OTHER DCONNECTIVITY-4 2 . • 4 0 OTHER 2 6% 'SERVICES , ID RECREATION SERVICES • 4 2 7 8% RECREATION 1 2 0 3 2% .. Johnson Engineering,Inc, t-PV0080000120887796-000-East ttapl.s Four.tation Inn(Tamisroi Trai E.Strategic Planning)IPUBLIC INPUT MEETING DOCUMENTSNEast Naples Trai_Survey Analysis ds ii EAST TAM AN TRAIL MASTER PLAN STUDY March 30, 2009 Public Input !Meeting St. Peter the Apostle Catholic Chwoh Sign In Sheet NAM • ADDRESS EMAIL 5;19-e0A-1411 IR Uk (C) 2 If)A:i4_ -Ras. C.' (1 L' ecatUe--50,.kte.t- _ 3 3 61-er,,,e, q.ap ,6brida. da..cA Rol 4 PAPIST (..5hRLD , 5-71e cP/,- j ,-- ,//3y• VS/90a ,LLIL.2) a 5 4&(..,[0."(-7-, ,47-13 pfic,.."..e 4.,4 ht 110-4_ r714:5 h ept-ti(1.9 as 7‘re h.° C.4$41 6 0,.mi 7,4Atitic7 .217 (314-y iw Ate_ LE-zyGi vic_4s5A1 ,464__ (07,,Lz 7 Asko) iegf. , re.4-11.41-ty /67_,de 8 . ° 1-€111" ee 9 --Bigz f}e ( 5 5 cziaiv 3,./; ç 10 E 11 tc, 3.1.kr,<0 1.100 k tr\J 2.13`1 w 6.7cidoP1 rzok-- Rug 12 Kai-egri llarnor #± iySj RI 3c/i1 42?/co. /7/ .-;.(n• etn2d./70.05e .51E ,-/e_ Ligie, 13----;/;;t 4/14-74s 47 e 2, -...:2-iza-K';4r7/LAf..e../i-c-ee--t EAST TAMIAMI TRAIL MASTER PLAN STUDY March 30, 2009 Public Input Meeting • NAME ADDRESS EMAIL 14 444,41e‘ p/AiffAw i/} Z�i fff y 1�' e,'rl I 3 y� 15 M L f o ernZ rtts 3 3 4cP "9i' 16C WA RI-ES CoA2it'zr6,J/a `'2.-6 Y5LLJ0 5 itch,II ALP 404.,CoAi 17 QZc9ga CP � , t u 1,34tt2 �--- 1/1---1/4Adu kis, .4 - 4 73 Chia:red 1/4S4: \AY6 .7„ e gy`,3 ('o G 4,411/k. 19 uy 20 Ph aieve.t'`( %in -i /e / 3cw. 1_ 2 ,i ecel- U tt 21 0@ 1 aev .kC �si �.3. 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V9 23 L c v - 1\/1 , -- -1-es- 1 191 to 24 /fie, ( fit a p .. r - 25 26 27 - 28 29 Page 2 EAST TA MIAMI TRAIL MASTER PLAN STUDY March 30, 2099 Public Input Meeting St. Peter the Apostle Catholic Climb Sign In Sheet NAME ADDRESS EMAIL 1 '-gnA C,ArAi V.Ac.kab '..1‘01k Cc'-')'" 1\4.A0 '-/f t ' &OIVG [Cr c7- c IJAPci`S 4Oc,C4-n/L 2 ITTEvAtivi kAecif R: Et/a_ 3 _ UkAg-et.e-hz-- 76-1)ercl.ywe - 3t9°3 i N-} i ` 1v3 CeLtleter-h .�t;Pah 4 S 7;6 k_ `y Gig s diet eiGii 5 , - CI` G.J 7,5---A-'5 s6 4f G G ,,l tfwie[.r€ ,14 f /A ev.r /1 j ceitt 6 /-4-7;. • . t c e AA `E51O Fcx I C 110 IE_. eL iii#C t I tthtc Y 7a. 1 -+ C iCS )37 � •- .;„ 8 AtiGiri_e„ -8t7nnes_s ?37t1?�J L,rt 3Y� j AJortness ir►hchlik9. net 9 / t7 -iSLE(L 11-3 ` tdq€,..-.Jfss 10 Zvia ? - a_4€.4'/0/7 .--jkff tia/ (-0? peZ -eri517,66 � df 11 12 13 1 EXHIBIT C-1 VINCENTIAN GROWTH MANAGEMENT PLAN AMENDMENT ENVIRONMENTAL REPORT October 2013 Prepared For: Global Properties of Naples,LI C. 2614 Tamiami Trail North, Suite 615 Naples, Florida 34103 (239) 692-8397 • Prepared By: Passarella &Associates,Inc. 13620 Metropolis Avenue, Suite 200 Fort Myers, Florida 33912 (239) 274-0067 Project No. 12JCS2108 TABLE OF CONTENTS Page Introduction 1 Vegetation Associations and Land Uses 1 Soils 5 Jurisdictional Wetlands 7 Listed Species 7 Archaeological and Historical Resources 7 References 8 1 LIST OF FIGURES Page Figure 1. Project Location Map 2 Figure 2. FLUCFCS and Wetlands Map 3 Figure 3. Soils Map 6 I 11 LIST OF TABLES Page Table 1. Existing Land Use and Cover Summary 4 Table 2. Soils Listed by the NRCS 5 Table 3. SFWMD and COE Wetland Acreages by FLUCFCS Code 7 • 111 LIST OF EXHIBITS Page Exhibit A. Aerial with FLUCFCS and Wetlands Map A-1 Exhibit B. Listed Plant and Wildlife Species Survey B-1 Exhibit C. Correspondence from the Florida Department of State Division of Historical Resources C-1 r iv INTRODUCTION The following infoimation regarding site conditions and environmental considerations has been prepared for the proposed Growth Management Plan(GMT) amendment for Vincentian(Project). The 30.68± acre Project site is located in Section 32, Township 50 South, Range 26 East, Collier County (Figure 1). More specifically, it is found at the south corner of the intersection of US 41 South(Tamiami Trail East)and Southwest Boulevard. The property is bound to the northeast by US 41 and the Whistler's Cove apartment complex;to the east by the Hitching Post commercial plaza and Hitching Post mobile home park; to the south, southwest, and northwest by Trail Acres residential subdivision;and to the northwest by Southwest Boulevard and a Circle K gas station.The Project site itself is comprised mainly of forested uplands and wetlands that have been disturbed by the invasion of varying levels of exotic vegetation and an altered hydrologic regime. VEGETATION ASSOCATIONS AND LAND USES The Project's existing land uses include a combination of undeveloped,disturbed land and forested uplands and wetlands with varying degrees of exotic infestation. The vegetation associations for the property were delineated using December 2010 rectified color aerials (Scale: 1" = 200'); groundtruthing was conducted on February 19,2012. These delineations were classified based on the nomenclature of the Florida Land Use, Cover and Forms Classification System (FLUCFCS) Levels III and IV (Florida Department of Transportation 1999). Level IV FLUCFCS was utilized to denote disturbance and"E"codes were used to identify levels of exotic species invasion (i.e., melaleuca (Melaleuca quinquenervia), downy rose myrtle (Rhodomyrtus tomentosa),and Brazilian pepper(Schinus terebinthifolius)).AutoCAD Map 3D 2011 software was used to determine the acreage of each mapped polygon,produce summaries,and generate the fmal FLUCFCS map (Figure 2 and Exhibit A). A total of seven vegetative associations and land uses(i.e.,FLUCFCS codes)were identified on the property. The dominant habitat type on the property is Pine Flatwoods,Disturbed(50-75%Exotics) (FLUCFCS Code 4119 E3), accounting for 37.2 percent of the property (11.40± acres). Exotic vegetation documented on-site includes,but is not limited to,Brazilian pepper,melaleuca,java plum (Syzygium spp.), earleaf acacia (Acacia auriculiformis), and wedelia (Sphagneticola trilobata) (formerly known as Wedelia trilobata). The degree of exotic infestation ranges from 50 to 100 percent cover. Table 1 summarizes the FLUCFCS acreages; a brief description of each of the FLUCFCS classifications follows the table. 1 _ail 111111, lougoiai. 11/17" ✓: _ _ PENSACOLA ,. ALLMASSE 1 _ PANAMAICITY NIL GAIN SVJ• 4 _ DA ONA BEACH 1 10 fra, bet RlAN00 VERO BEACH r: ; _ BAR LAKE PLACID ... tea Ili 1..", ---1 al NAP E FORT-LAUDERDALE ii MIAMI Gulf _ L-1 � w L Of ---------- ' Mexico - RT f r . I a ak KEY WEST (.�,.'r :i.. , h Iu. Ri A I+RD- .e . O 'J OO a ,. ! p ,_.� J - � e i � 0- # s 1 . ? a � 4 ;±F HRIT�Ep � `r; � yr"4;4,-,'W-4-; " _ Fif �t' 7 " h ', -la a R F et 3u '` d(, I , 1 ya J 0/�) - i z j Yj z rt' .- -, 4 ,4, f�CY 4I ✓ a ; r s tiQ S_. ` -•ufy .¢ "44,111g,'.2.: 1 T x" n', i r t Lw fi t S J-.,a ` ' F tF -.r-�i Y d -r' JL 1 - - so; _ • „ . r --_, ' r 4 }r' T e. ? "y " -7 e� -�' -. s t% ;Q - y' p�k �ks. CREWSIRD '� - r r �4 „,.0.4-.4+ ya,PrLO a F 4r i. L `q as :-. r r iir- S `- ' 4 � -rU . f?l 4 r r .ss �Ca ' 4 !' �L° -g , s TY xu � a• teaL^l , ,1 sila, I g 9—. '.--,- --',5','''' ,4at h -t-1tIW _Ayti-fAVE s f YU _ �•Jy r .• 2 zr, { ' , I ar "a 1� a ; • A4119E3 (0.54 Ac.±) W SCALE:1"=200' GS, 4 W W W 6 159E4 . (1.55 Ac.±) W W W W W 4, W 4, 4, W 4, W W W v W W W W W W 6249E4 „ W W W W v ,(5.72 Ac.±) W V Qr n> 4, W 4, 4, W W 4, W W K. 4, W 4, W 4, 4, W W W 4� .� W W W W W W W 4, W V ss.. ..C-° W W W v V W W W V W W W 4, 4, 4114E2 W 4. W W W •4119E3 v (0.14 Ac.±)' W W W 4159E4 W W W W , W W (4.69 Ac.±) W (0.75 Ac.±) W 4, W v 4, 4, 4, 4, W W 4, W W 4, W 4, 4, 4. W W W W W W W W W 4159E3 4' W W J' W W W W W (0.87 Ac.±) W W W W W W W W W 4, 4, W 4, W `V W W^W , 4119E2 W W W W Jr .W W \ 0.03 AC.'{')Y W J. W 6249E3 4, W W W W W W „' 4, V 4, (0.03 AC.±) W W W W 4L W W W .V W W u. W W W W W W W W W W 4, 4, 4, 4, 4, W W 4, W .V W W W 4, W 4, W y. W W W W W W W W W W W �� W W 4 6249E3 W W W W ' U W W W (6.91 Ac.±) W W O� W W W 4, W W W a , I Ji W 4, W W W W W 4, .V W W W W W 4, W m W W W W W W W 740 P/L W W W W W W Ni, W (0.19 Ac.± t W W 4, W W W W W 4, 4, W ' W W 4, ii 4, 4I19E3 LEGEND: u, y 4, 4,Nfr W W (6.16 Ac.±) SFWMD AND COE WETLANDS F ° ,� ', (12.66 Ac.±) W W O LL V 7 SURVEYED WETLAND LINE W W W j W 4154E4 a z E (3.10 Ac.±) 1 NOTES: , FLUCFCS LINES ESTIMATED FROM 1"=200'AERIAL PHOTOGRAPHS AND LOCATIONS APPROXIMATED. FLUCFCS PER FLORIDA LAND USE,COVER AND FORMS CLASSIFICATION SYSTEM(FLUCFCS)(FDOT 1999). FLUCFCS %OF UPLAND/WETLAND LINES WERE APPROVED BY SFWMD CODES DESCRIPTIONS ACREAGE TOTAL ON MAY 17,2012 AND BY THE COE ON JULY 18,2012. 4119 E2. PINE FLATWOODS,DISTURBED(25-49%EXOTICS) 0.17 Ac.± 0.6% LI' WETLAND LINES PER MARCO SURVEYING AND MAPPING 4119 E3 PINE FLATWOODS,DISTURBED(50-75%EXOTICS) 11.40Ac.± 37.2% fr DRAWING No.E-005 12-075 ENV LOC VINC.DwG DATED 4159 E3 PINE,DISTURBED(50-75%EXOTICS) 0.86 Ac.± 2.8% JULY 18,2012 4159 E4 PINE,DISTURBED(76-100%EXOTICS) 5.40 Ac.± 17.6% 6249 E3 CYPRESS/PINE/CABBAGE PALM,DISTURBED(50-75%EXOTICS) 6.94 Ac.± 22.6% P. PROPERTY BOUNDARY PER MARCO SURVEYING& 6249 E4 CYPRESS/PINE/CABBAGE PALM,DISTURBED(76-100%EXOTICS) 5.72 Ac.± 18.6% It MAPPING LLC. DRAWING No. F092-VINCENTIAN-PUD_V4. 740 DISTURBED LAND ERG DATED MARCH 19,2012. 0.19 Ac.± 0.6% TOTAL 30.68 Ac.± 100.0% DRAWN BY DATE H.H. 7/19/12 PASSARELLA 2.FLUCFCS AND WETLANDS MAP REVIEWED BY DATE A B.B. 7/19/12 Consulting VII�TCENTIAN REVISED DATE & ASSOCIATES z 3 Table 1. Existing Land Use and Cover Summary FLUCFCS l' Percent escription Acreage Code of Total 4119 E2 Pine Flatwoods,Disturbed(25-49%Exotics) 0.17 0.6 4119 E3 Pine Flatwoods,Disturbed(50-75%Exotics) 11.40 37.2 4159 E3 Pine, Disturbed(50-75%Exotics) 0.86 2.8 4159 E4 Pine, Disturbed(76-100%Exotics) 5.40 17.6 6249 E3 Cypress/Pine/Cabbage Palm, Disturbed 6.94 22.6 (50-75%Exotics) 6249 E4 Cypress/Pine/Cabbage Palm, Disturbed 5.72 18.6 (76-100%Exotics) 740 Disturbed Land 0.19 0.6 Totals 30.68 100.0 Pine Flatwoods,Disturbed(25-49%Exotics) (FLUCFCS Code 4119 E2) This upland habitat occupies 0.17±acre or 0.6 percent of the Project site. The canopy is dominated by slash pine(Pinus elliottii)and also contains melaleuca,earleaf acacia,and widely scattered java plum. The sub-canopy contains scattered slash pine, Brazilian pepper, cabbage palm (Sabal palmetto), melaleuca, earleaf acacia, and wax myrtle (Myrica cerifera). The ground cover is dominated by saw palmetto(Serenoa repens)and also contains wedelia,broomsedge(Andropogon virginicus),muscadine grape(Vitis rotundifolia),poison ivy(Toxicodendron radicans),bracken fern (Pteridium aquilinum), St. Augustine grass (Stenotaphrum secundatum), and earleaf acacia. Pine Flatwoods,Disturbed(50-75%Exotics) (FLUCFCS Code 4119 E3) This upland habitat occupies 11.401 acres or 37.2 percent of the Project site. This community is similar to FLUCFCS Code 4119 E2;however,the canopy and sub-canopy consist of 50 to 75 percent Brazilian pepper,melaleuca, and earleaf acacia. Pine, Disturbed(50-75%Exotics) (FLUCFCS Code 4159 E3) This upland habitat occupies 0.86±acre or 2.8 percent of the Project site. The canopy is dominated by slash pine and also contains melaleuca,earleaf acacia,and widely scattered java plum.The sub- canopy contains scattered slash pine, Brazilian pepper, cabbage palm, melaleuca, earleaf acacia, myrsine(Rapaneapunctata),and wax myrtle.The ground cover is mostly open with widely scattered saw palmetto, cabbage palm, muscadine grape, poison ivy, bracken fern, wedelia, St. Augustine grass, and earleaf acacia. Pine,Disturbed(76-100%Exotics) (FLUCFCS Code 4159 E4) This upland habitat occupies 5.40± acres or 17.6 percent of the Project site. This community is similar to FLUCFCS Code 4159 E3;however,the canopy and sub-canopy consist of 50 to 75 percent Brazilian pepper,melaleuca, and earleaf acacia. 4 Cypress/Pine/Cabbage Palm,Disturbed(50-75% Exotics) (FLUCFCS Code 6249 E3) This wetland habitat occupies 6.94± acres or 22.6 percent of the Project site. The canopy in this wetland community is dominated by equal amounts of slash pine and bald cypress (Taxodium distichurn), and also contains melaleuca and earleaf acacia. The sub-canopy consists of slash pine, bald cypress,melaleuca,earleaf acacia,wax myrtle,Brazilian pepper,and cabbage palm.The ground cover includes swamp fern(Blechnum serrulatum), climbing hempvine (Mikania scandens), rush fuirena(Fuirena scirpoidea),wiregrass(Aristida stricta), sawgrass(Cladium jamaicense),yellow- eyed grass(Xyris sp.),gulfdune paspalum(Paspalum monostachyum),Asiatic pennywort(Centella asiatica), and horned beaksedge(Rhynchospora inundata). Cypress/Pine/Cabbage Palm, Disturbed(76-100%Exotics) (FLUCFCS Code 6249 E4) This wetland habitat occupies 5.72± acres or 18.6 percent of the Project site. This community is similar to FLUCFCS Code 6249 E3;however,the canopy and sub-canopy consist of 50 to 75 percent Brazilian pepper, melaleuca, and earleaf acacia. Disturbed Land (FLUCFCS Code 740) This upland land use runs along the southeastern boundary property. It occupies 0.19±acre or 0.6 percent of the Project site. The canopy and sub-canopy are open. The ground cover is a mixture of species common to disturbed areas including wedelia,Mexican clover(Richardia sp.),muscadine grape, and lovevine (Cassytha frliformis). SOILS The soils for the property,per the Natural Resource Conservation Service(NRCS)(foliuerly the Soil Conservation Service), are shown on Figure 3 and listed in Table 2. The "Hydric Soils of Florida Handbook" (Florida Association of Environmental Soil Scientists 1995) lists Holopaw Fine Sand (No. 27) as a hydric soil. Immokalee Fine Sand(No. 7); Urban Land (No. 32) and Urban Land— Immokalee-Oldsmar, Limestone Substratum, Complex(No. 34)are listed as non-hydric soils. Table 2. Soils Listed by the NRCS Mapping Unit Description Hydric/Non-Hydric* _ 7 Immokalee Fine Sand No 27 Holopaw Fine Sand Yes 32 Urban Land No Urban Land—Immokalee-Oldsmar, Limestone 34 Substratum, Complex No *Per.the"Hydric Soils of Florida Handbook"(Florida Association of Environmental Soil Scientists 1995). 5 i ` A - a I l _ t $ �//STEbRaS f! 0' C 1 P rt E /� A., •,' ',,,-,;..".42,4, ■ • " --`,. Kt. f ►i�✓ it `ti t.- . t � 4 J1T_ PROJECT y a 1� : a 4 S: 4;> # 'k 24 - } 1' s- .? r ' 4L` . ..*:,...,c' r '4 : .+r v ' `' i + 6 sue--.: 1 - Fay 1 LOCATION ,t f, - . -,11„.,.. ""`-'4'1"1W-* , 4 -7., P.:. 4 '� `c�i tr a ;. sa•gG r ,' ',-Art '�.�� * }3" gst1F' " �#�� w 't'! t rA .._ ado; - '" � ��4 c'"� �� 1 ;.'� .. • i a }«YV '� r:31g�e Eig \ -,. -_t_,_.-' ,aA' L j'„j �£ i ., •0?"-"r" wl( si-, �.i.7i 4 g i'r� 1• - i r�� 't -.d` 3F'.�a 4 ' 4,7✓ 4�' , `. �,� � 4 _ _.4.fit- �t��.. ,� y b 4 - � t � �'�y, ��u � i . ��,"` � • •�"� Ji s _o- w -s ra 3;-71, .—, ... f '4.+ r u. q -tl�,7 141,71 A .r,--I � .3f F- !- r d ,._ .,.; >!C �-'4 � � q' 1 P• ' 46, r. uL� 4' _ c - r ° P hi` 3 ��a- ...`�+-' ,..'. .. i•. 3...41,,,`,,,,,,, t �' n`I a fi -----, 'F+1, ,� s . . ,• y R dxj.; . 4 ;e a y+ r.m. ...4, y c� ri �, f.' t. �'' 9 a'� a �; It;-;',..-- ri'-'- yR e- �6 - �'m ''ter t fj w � j} �i`�' , ,,,, ...F 't1,..g' KC -i v:li t ' 3`..' ? 4#'. - t #, A;,- 4- - s .'-', i ':':. _ 'I y. 1! u ��{ _ .� t �yt�' 32 A'� s h .`C= .y , - } _j= ,:{ W ,;__ may,d V. �_-,„„t!'''' #R I ,ert±.�Rj•,,,�n`i'��, t • ;,..., .,,� 1",0„,1,‘,",".-.1.‘ s1 O` x �, �, a ,,�r ,ids �t_,_� - - _ - i Y r ( 41,,,,,Z1-.?r, #z�. f r f 'ar a =t' . .f`t ' .t 'r r"t 0,t __` s?i - �y T` ..„... r, �4 S of 'Y :. r; : (4,--;--- . ,r r `ti„ fi t :: S " ••t, ' ` t b� '4.4.' -� !„ 4 di : , ~ / ,_ �Cu, "r ;tom t,•.s`� ,�3' .,,.p , 1. 7T I� r �c yj .. Q 1 t `::L ' rte SA, > ki i r N r. I fq�19. - � r �. ' `.4.. . y'. 1 a.,r -::,04 +4f. ' :;JG\j 4 � l +Y L� a+``�. 1 s 4..,' lc Y; ,.• `' � _ - w�""._ 1,,,,-;=- ay 1_ \ k,q 9 �' � � .r , Or i' �' 1....-^ l �SA � Li^X` 17:tea' NOTES: AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH Soil Unit Description Hydric THE COLLIER COUNTY PROPERTY APPRAISER'S 0 7 IMMOKALEE FINE SAND NO OFFICE WITH A FLIGHT DATE OF DECEMBER 2010. LEGEND 27 HOLOPAW FINE SAND YES a 32 URBAN LAND NO PROPERTY BOUNDARY PER MARCO SURVEYING t VINCENTIAN 34 URBAN LAND-IMMOKALEE-OLDSMAR,LIMESTONE SUBSTRATUM,COMPLEX NO &MAPPING LLC.DRAWING No.PO92-VINCENTIAN- PUD_V4.owo DATED MARCH 19,2012. HYDRIC ROADWAY NETWORKS WERE ACQUIRED FROM THE `� °"i' ■ FLORIDA GEOGRAPHIC DATA LIBRARY WEBSITE. 0 250 500 SOILS MAPPING WAS ACQUIRED FROM THE FLORIDA Feet GEOGRAPHIC DATA LIBRARY WEBSITE OCTOBER 2007 AND CREATED BY THE NATURAL RESOURCES CONSERVATION SERVICE 1990. DRAWN EY DATE H.H. 3/20/12 FIGURE 3. SOILS MAP Rkl''EYEDOY DATE PAS SARELLA B.B. 3/20/12 _�_i 4& ASSOCIATES? VINCENTIAN ,,<,�u REVISED DATE -- JURISDICTIONAL WETLANDS The subject property was reviewed for both state and federal wetland jurisdiction using the "Delineation of the Landward Extent of Wetlands and Surface Waters" (Chapter 62-340, Florida Administrative Code) and the U.S. Army Corps of Engineers (COE) Wetland Delineation Manual (COE 1987). The Project site contains 12.66±acres of South Florida Water Management District(SFWMD)and COE jurisdictional wetlands (Figure 2 and Exhibit A). The jurisdictional wetlands identified by FLUCFCS code include approximately 6.94 acres of Cypress/Pine/Cabbage Palm, Disturbed(50- 75%Exotics)(FLUCFCS Code 6249 E3)and 5.72+acres of Cypress/Pine/Cabbage Palm,Disturbed (76-100%Exotics)(FLUCFCS Code 6249 E4).The estimated SFWMD jurisdictional wetlands for the property are shown in Figure 2 and Exhibit A.The jurisdictional wetlands by FLUCFCS code are summarized in Table 3. SFWMD Permit No. 11-03454-P was issued for the property on June 3,2013 and COE Permit No. SAJ-2013-01268 was issued on June 24, 2013. Table 3. SFWMD and COE Wetland Acreages by FLUCFCS Code FLUCFCS Code Description Acreage 6249 E3 Cypress/Pine/Cabbage Palm, Disturbed(50-75%Exotics) 6.94 6249 E4 Cypress/Pine/Cabbage Palm, Disturbed(76-100%Exotics) 5.72 Total 12.66 LISTED SPECIES A listed plant and wildlife species survey was conducted by Passarella& Associates, Inc. on the Project site on April 7, 1998 and March 6,2012. Additional observations were made on February 19 and 24, 2012 during vegetation mapping and other fieldwork. No listed wildlife species were observed during the listed species surveys or other work conducted on the Project site. The survey methodology and results are provided as Exhibit B. ARCHAEOLOGICAL AND HISTORICAL RESOURCES Correspondence was received from the Florida Department of State Division of Historical Resources on May 18, 1998 which stated that no significant archaeological or historical sites were known to be present within or near the Project area. A copy of this correspondence is included as Exhibit C. 7 REFERENCES Florida Association of Environmental Soil Scientists. 1995. Hydric Soils of Florida Handbook, Second Edition. Victor W. Carlisle,Ed. Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification P p System. Procedure No. 550-010-001-a. Third Edition. U.S.Army Corps of Engineers. 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. • 8 EXHIBIT A AERIAL WITH FLUCFCS AND WETLANDS MAP 4119E3 �• �.�f'_ (0,54 Ac.±)' ,S`' : 'I . - v • E:1"=200' ' ' - '3 ' Sl 55 Ac+ }u � •% yj • • ..r y; w 9E 4 5 ''-s- -. • ti f 2 Acct :a • OJ y y w w w` w • r w w e w• 4 °y w : � �: • r 4119E2 J `' 4119E3 ' � r. 1 (014 Ac.#) . w "W W 4'. *: W' W, .4 • ' :y •w W y Vt: -w w 11 '' s y W • * .ye w ..w_ W• 'P ' hb. 4159E3 4' ' 4' W w 4' W' 4. 4' ` - . (0.B2 Ac±)' w W` W 1 W W ligik'. l ^ W W '•yr 4? • •� - -W ,' 4< 41I9E2 w 4' ' w 4 Fr ' ' • w: W -d - w W 0 03 A )� W ;.w w '� - . 4' • y 1 W ° * w fy w Y v w, W 6249E3 - w w w v W NV w W . w w ` y }W f• (0.03 Ac.±) ' :; . I t 4 ;'� 4, w W w• . � . W ' W •Y i V ry - • • 4* y .ft •,.."`w.. W w W W W w * 4, `4, •4' . ` W w W y y w w W _y _ r • } 5 ti* " 1 `^ (-.. , 0,p- 4j a v w•W w w W w w `v ;1" .*, 'a, ! t W ;"Vm W W W ' W -.w W • _ - _ - .. - - .. �'� 74 ", ,' • - W W • W. *, .}. w . w ( 19 AC.*• r I w w . F F' I w ,J 7 LEGEND: I. w . w - (6.16 AC.. SFWMD AND COE WETLANDS .:. i� -C. (12.66 Ac.±) a - l :• -i a.• SURVEYED WETLAND LINE r F ; ,,.. Y :W • -a. 4159E4 - t , a + (3.10 At.±) - - I, sE, 1' ; s• NOTES: (■ '1..- ■. .. _ • AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH - _ Q THE COLLIER COUNTY PROPERTY APPRAISER'S - '., `- - - R • OFFICE WITH A FLIGHT DATE OF JANUARY 2012. r 3 a j r F ,i."Arr,1 a FLUCFCS LINES ESTIMATED FROM 1"=200'AERIAL _ - .• ° I-'` I�� t. PHOTOGRAPHS AND LOCATIONS APPROXIMATED. �ltr_ -- �'-i 1 -- oL ° ' MI FLUCFCS PER FLORIDA LAND USE,COVER AND FORMS FLUCFCS % CLASSIFICATION SYSTEM(FLUCFCS)(FOOT 1999). CODES DESCRIPTIONS ACREAGE TOTAL LL UPLAND/WETLAND LINES WERE APPROVED BY SFWMD 4119 E2 PINE FLATWOODS,DISTURBED(25-49%EXOTICS) 0.17Ac.± 0.6% w ON MAY 17,2012 AND BY THE COE ON JULY 18,2012. 4119E3 PINE FLATWOODS,DISTURBED(50-75%EXOTICS) 11.40Ac.± 37.2% 4159 E3 PINE,DISTURBED(50-75%EXOTICS) 0.86Ac.± 2.8% WETLAND LINES PER MARCO SURVEYING AND MAPPING 4159 E4 PINE,DISTURBED(76-100%EXOTICS) 5.40 Ac.± 17.6% DRAWING No.E-005 12-075 ENV LOC VINC.DWG DATED 6249 E3 CYPRESS/PINE/CABBAGE PALM,DISTURBED(50-75%EXOTICS) 6.94 Ac.± 22.6% JULY IB,2012 6249 E4 CYPRESS/PINE/CABBAGE PALM,DISTURBED(76-100%EXOTICS) 5.72Ac.± 18.6% PROPERTY BOUNDARY PER MARCO SURVEYING& 740 DISTURBED LAND 0.19 Ac.± 0.6% i (� 'PING LLC.DRAWING No. P092-VINCENTIAN-PUD_V4. TOTAL 30.68Aa± 100.0% t` DATED MARCH 19,2012. DRAWN BY DATE 2 H.H. 7/19/12 EXHIBIT A.AERIAL WITH FLUCFCS AND WETLANDS MAP REVIEWED BY DATE PAS SARE LLA VINCENTIAN B.B. 7/19/12 _ Consulting ASSOCIATES Ensul'rs '� REVISED DATE IW. 7 Z EXHIBIT B LISTED PLANT AND WILDIFE SPECIES SURVEY VINCENTIAN LISTED SPECIES SURVEY April 24,2012 INTRODUCTION This report documents the results of the listed species survey conducted by Passarella & Associates, Inc. (PAI) on March 6, 2012 for Vincentian (Project). The Project includes a proposed commercial development with associated infrastructure and stormwater management system. The purpose of the survey was to review the Project area for plant and wildlife species listed by the Florida Fish and Wildlife Conservation Commission (FWCC), the Florida Department of Agriculture and Consumer Services, and the U.S. Fish and Wildlife Service (USFWS) as endangered, threatened, species of special concern, or commercially exploited. The survey is also intended to be consistent with the environmental data submittal and protected plant requirements as outlined in Sections 10.02.02.A.3.b and 3.04.03, respectively, of the Collier County Land Development Code(LDC). Vincentian is 30.68+ acres and is located in Section 32, Township 50 South, Range 26 East, Collier County (Figure 1). More specifically, it is located in a densely urban area at the southeast corner of the intersection of Southwest Boulevard and US 41 (a.k.a. Tamiami Trail East). The Project is bound to the northeast by US 41 and the Whistler's Cove apartment complex, to the east by the Hitching Post plaza and Hitching Post mobile home park, to the south by residential development, and to the west and northwest by residential development and a BP gas station, respectively. The Project site is comprised of disturbed, forested uplands and wetlands with varying levels of exotic vegetation. The results of the March 6, 2012 survey found no listed wildlife species on-site. This result is also consistent with a prior wildlife survey conducted by PAI on April 7, 1998, as part of the initial review process for the property. Two Collier County listed "Less Rare Plants," inflated wild-pine (Tillandsia balbisiana) and stiff-leaved wild-pine (T. fasiculata) were observed scattered throughout the site during the 2012 survey. Further details regarding the more recent survey's methodology and results are as follows: METHODOLOGY AND DISCUSSION The listed plant and wildlife species survey included an on-site review, conducted on March 6, 2012, and subsequent literature search for local, state, and federal listed species. The results of the on-site review found no listed wildlife species or their signs (i.e., tracks, burrows, scat, calls, etc.). The literature search also found no documented occurrences for listed wildlife species on the property and the Project is not located within designated habitat areas for any listed wildlife species. Further details regarding the literature search results and survey methodology are as follows: B-i The literature search involved an examination of available information on protected species in the Project's geographical region. The literature sources reviewed included the FWCC Florida's Endangered and Threatened Species (2011); Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991); USFWS Habitat Management Guidelines for the Bald Eagle (Haliaeetus leucocephalus) in the Southeast Region (1987); the Florida Panther Habitat Preservation Plan (Logan et al. 1993); the Landscape Conservation Strategy Map (Kautz et al. 2006); and the USFWS and/or the FWCC databases for telemetry locations of the Florida panther (Puma concolor coryi), bald eagle, red-cockaded woodpecker (Picoides borealis) (RCW), Florida black bear (Ursus americanus floridanus), Florida scrub jay (Aphelocoma coerulescens), and wading bird rookeries, such as the wood stork (Mycteria americana), in Collier County. The results of the literature search found no documented occurrences of listed wildlife species on-site (Figure 2). The wildlife agencies' database information is updated on a periodic basis and it is current through different dates, depending on the species. The FWCC information is current through the noted dates for the four following species: Florida panther telemetry—June 2011; bald eagle nest locations — October 2011; black bear telemetry—December 2007; and RCW locations—August 2011. The USFWS information for the Florida scrub jay is current to September 2006. As previously noted, the results of the literature search found no documented occurrences of listed wildlife species on-site (Figure 2). The closest documented bald eagle nest is CO-010 which is located approximately 1.7 miles to the northwest of the site. The nest distance is beyond the USFWS and the FWCC recommended 660-foot buffer protection zone for active and alternate bald eagle nests. The bald eagle is not a listed species, but is protected under the Golden and Bald Eagle Protection Act and the Migratory Bird Treaty Act. No RCW colonies or cavity trees have been documented within the Project area,per the FWCC's database (Figure 2). The closest noted RCW colony is located approximately 1.9 miles northeast of the Project site. This location, along with the others documented west of County Road (CR) 951 (a.k.a. Collier Boulevard), are considered relic or historic locations, as there are no currently known active cavity trees west of Collier Boulevard, based on PAl's survey experience in this region over the last 16 years. The USFWS considers suitable habitat for RCW to include any forested community with pines in the canopy that encompasses more than 10.0± acres (i.e., includes both on- and off-site). Although the Project area does have canopy pine trees, no cavities were noted during the survey and no sightings were documented in the area. The RCW is a state and federally listed endangered species. The FWCC database contains no documented Florida black bear radio-telemetry locations on- site or within a 1.5 mile radius of the Project area (Figure 2). The site's relatively small size and densely urban surroundings do not lend it support as suitable habitat for this species. The Florida black bear is a state listed threatened species, but is currently under study for delisting by the FWCC (Barco 2011). No Florida panther telemetry is located on-site (Figure 2). One historical telemetry point was recorded within one-half mile of the Project area. The historical telemetry was from Texas Cougar 101 and was recorded in May 1995. Since that date, no panther telemetry points have B-2 been recorded within one-half mile of the Project site. The property does not occur within the Florida Panther Zones (Kautz et al. 2006) and/or Focus Area (FA) (Figure 3). The Florida panther is a state and federally listed endangered species. The literature search confiimed that the Project is not located within the 30 kilometer (18.6 miles) Core Foraging Area(CFA) of any documented wood stork rookeries (Figure 4). The site's mixed slash pine (Pinus elliottii) and bald cypress (Taxodium distichum) community would provide some suitable foraging habitat for the wood stork; however, the heavy invasion by exotic species, such as melaleuca (Melaleuca quinquinervia), earleaf acacia (Acacia auriculiformis), Brazilian pepper (Schinus terebinthifolius), and java plum (Syzygium cumini) in the canopy and sub-canopy strata make it difficult for the birds to access and utilize. As a result, the property's foraging potential is rather poor. The wood stork is a state and federally listed endangered species. - Per Collier County LDC Section 3.04.03 (Requirements for Protected Plants), two listed "Less Rare Plants" were observed scattered throughout the property. They included the inflated and stiff-leaved wild pines. Two other listed"Less Rare Plants"which are likely to occur on-site,but were not observed include the giant wild-pine (T. utriculata) and butterfly orchid (Encyclia tampensis). Although these plants are protected at the state and local levels of government, they are rather ubiquitous to Southwest Florida. If these plant species are not already located within the future designated, retained, native vegetation preserve, then they will be relocated to the preserve,per the requirements of the LDC. The March 6, 2012 field survey methodology consisted of qualified ecologists walking parallel belt transects across the property(Figure 5). The transects were generally walked approximately 100 feet apart depending on habitat type and visibility. The weather during the survey was sunny, with clear skies, light wind, and temperatures ranging from the low to mid 80's. The survey began around 9:30 a.m. and ended approximately at 12:00 p.m. RESULTS The results of the March 6, 2012 survey found no listed wildlife species on-site. With the exception of one historical panther telemetry point, the literature search of the wildlife agencies' databases found no documented occurrences for listed species within the Project area or immediate vicinity. The Project site is not located within the designated zones or FA for the Florida panther. It is not located within the CFA of any wood stork colonies and is not located in the vicinity of any active RCW colonies or bald eagle nests. Two of Collier County's listed "Less Rare Plants"were observed on-site. These and any others, if encountered, will be relocated to the future designated retained native vegetation area,per the requirements of the LDC. B-3 REFERENCES Barco, K. 2011. FWCC Chairman's column: Florida black bear....a conservation success story. Florida Fish and Wildlife Conservation Commission. FWCC. 2011. Florida's Endangered and Threatened Species. Official Lists, Bureau of Non- Game Wildlife, Division of Wildlife. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti, R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape-scale conservation for the Florida panther. Biological Conservation, Volume, 130, Issue 1, Pages 118-133 Logan, Todd,Andrew C. Eller, Jr.,Ross Morrell,Donna Ruffner, and Jim Sewell. 1993. Florida Panther Habitat Preservation Plan South Florida Population. U.S. Fish and Wildlife Service; Gainesville, Florida. Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission, Tallahassee, Florida. USFWS. 1987. 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F+ U Y tvTr` CL 5 44 1 i s.-- ` ■f,� d i � W 4d SS-f1:2 0 7107/77/I-000.4 9-91 000 saiaaaood>;ao1S ooOM'7 3a091d\000IMVa4 oi0\s3anoid\SST2102\SIS\8012sor21\2102\if Rental Apartment Survey Collier County, Florida March 11, 2014. Updated July 31, 2014 Prepared for Mr. Christopher Shucart Global Properties of Naples. Prepared by Michael J. Timmerman, CRE, FRICS, SRA ResortProperties.com, Inc. 1415 Panther Lane Suites 367 Naples, Florida 34109 239-269-0769 ATTACHMENT "D" TABLE OF CONTENTS 1.0 CONDITIONS OF THE REPORT 3 1.1 INTENDED USE OF THIS REPORT 3 1.2 INTENDED USER OF THIS REPORT 3 2.0 SCOPE OF STUDY 3 2.1 TASK PLAN 3 3.0 SOUTHWEST FLORIDA OVERVIEW AND FORECAST 4 4.0 DEMOGRAPHIC AND MARKET PROFILE 5 4.1 OVERVIEW OF FLORIDA 5 4.2 OVERVIEW OF SOUTHWEST FLORIDA 5 5.0 COLLIER COUNTY RENTAL APARTMENT MARKET 6 5.1 MARKET RATE APARTMENTS 16 6.0 MARKET PERFORMANCE SCORE 22 7.0 NEW RENTAL APARTMENT SUMMARY 25 8.0 FEE SIMPLE CONDOMINIUM RENTALS 26 9.0 CONCLUSIONS AND RECOMANDATIONS 30 UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS 31 RESTRICTION UPON DISCLOSURE AND USE 33 COPYRIGHT,TRADEMARK AND LEGAL DISCLAIMER 34 TERMS AND CONDITIONS OF USE 35 ©2014 ResortProperties.com, Inc.,All Rights Reserved. 2/36 Introduction As we understand it, GLOBAL PROPERTIES OF NAPLES, LLC("Client")would like ResortProperties.com, Inc. ("Consultant")to study the rental apartment market in Collier County, FL. This study is to research the supply and demand trends and associated pricing of the rental apartments in Collier County, FL. It will conclude with a report summarizing the market conditions. 1.0 Conditions of the Report The Client is responsible for representations about its development plans, marketing expectations and for disclosure of any significant information that might affect the ultimate realization of the projected results. There will usually be differences between projected and actual results because events and circumstances frequently do not occur as expected, and the differences may be material. 1.1 Intended Use of This Report The intended use of the analysis is to provide GLOBAL PROPERTIES OF NAPLES, LLC ("Client")with a current understanding of the supply and demand ratio and associated pricing of the rental apartment market in Collier County. 1.2 Intended User of This Report The intended user of this analysis is GLOBAL PROPERTIES OF NAPLES, LLC ("Client")only. No other users are authorized to use the report for any other purpose. 2.0 Scope of Study Based on our understanding of the current situation, the Consultant has developed a scope of work to analyze the Project as identified above. The scope is based on the Client's objectives, as described to the Consultant,which includes the following interrelated tasks. 2.1 Task Plan We will perform the following scope of professional services in order to meet the objectives of this assignment: Phase 1 Task 1 —Research and profile all the rental apartment complexes in Collier County and provide a conclusion of the supply and demand trends and associated pricing for the county as a whole. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 3/36 3.0 Southwest Florida Overview and Forecast As of the July 2012, census estimate,there are an estimated 1.14 million people living year-round in Southwest Florida. Since the 2000 Census, the area's population has increased by 38%, the equivalent of 305,000 new residents. Looking ahead, Southwest Florida will continue to gain new residents at a faster rate on a percentage basis than the state of Florida. By the year 2015, the population of Southwest Florida is projected to total 1.21 million residents. This is an annual growth rate of 1.06%from 2012 to 2015 compared to Florida's annual growth rate of 0.83% during the same time period. The Consultant analyzed the major economic growth trends driving Collier County and generated a forecast for those indicators through 2015. The population of Collier County grew slightly between 2009 and 2010, then increased in 2012 and is expected to reach the peak population of 353,896 by 2015. The analysis is derived from the Consultant's annual economic forecast model, which provides population, household, employment and construction forecasts at the county level. The 2015 forecasted population represents a 6.4% increase over the 2012 population. Accompanying this population growth was a short term employment decline from 2009 and 2010;with growth occurring in 2011 and 2012.We expect increases in employment as the real estate market expands and as the baby boomers increase their purchases of second homes. The corporate relocation of Hertz Global in Estero will also help to spur employment growth in Collier. The majority of the decline in employment was in the construction industry and related support services such as mortgage and real estate services. The recent increases in employment have been in education, health care and retail trade, with the real estate related industries increasing steadily. Housing Market The housing market grew at an unsustainable pace from 2002 to 2006 creating an excess supply of housing units in relation to households formed in several areas of Collier County. The areas which saw the majority of this growth were generally more affordable areas of Naples Park, Golden Gate City and Golden Gate Estates. The abundance of easy money moved the market incentive for homes from one of personal preference to one of speculation. This speculative market inflated pricing beyond the historical property appreciation trends providing the market with false expectations of future home value stability. Home pricing began to fall in late 2006 and did not begin to stabilize until the third quarter of 2009. Since the beginning of 2011, home prices have risen and have reached a growth rate of more than 15% per year over the past 2 years. This growth rate is not sustainable and is anticipated to level off as the inventory increases. There is currently pent up demand for new homes, however many existing homeowners who move up or down will explore new construction if the cost is commensurate with purchasing an existing home of similar utility. The new supply of housing will help alleviate the current shortage of product and provide a balance in the supply demand ratio. This limited supply of housing was also noted in the rental apartment market as no new projects were added due to the high cost of land. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 4/36 4 4.0 Demographic and Market Profile 4.1 Overview of Florida Florida is currently the nation's fourth most populous state, home to an estimated 19.3 million people. The U.S. Census Bureau projections indicate that the top three fastest-growing states between 2010 and 2030 will be Florida (300,000 persons/year), Texas (400,000 persons/year), and California(400,000 persons/year). Florida is expected to have the largest net growth as well as the third highest percent increase(approximately 600 new residents are expected to move to Florida each day starting in 2014). By the year 2030, Florida's population is projected to total 28.7 million people and will edge past New York into third place in total population(California and Texas would continue to rank first and second respectively). Florida's population growth is depicted in the map below. This shows the latest projections of growth by county for the year 2030. As you can see, the most heavily populated counties in Florida are Broward, Miami-Dade and Palm Beach counties in Southeast Florida; Hillsborough and Pinellas counties in the Tampa metro market; Orange County in Central Florida, and Duval County in the Jacksonville metro area. Table 4.1.1 2030 Population Projections by County /A It Florida Counties Population Projections 2030 .'* : 100,000 or less E.100,001-250,000 —250,001-500,000 ` -500,001-1,000000 -1,000,001 - -- N e 0 45 90 160 Mies Source:University of Florida Bureau of Economic and Business Research 4.2 Overview of Southwest Florida Southwest Florida is defined by the three-county region that consists of Lee,Collier and Charlotte counties. The chart below shows the 2012 population estimate by county along with the 2015 ©2014 ResortProperties.com, Inc.,All Rights Reserved. 5/36 Population estimate. Charlotte County is the smallest of the three counties with 14% of the region's population while Lee County is the most populated with 57% of the total. Table 4.2.1 Southwest Florida Region Annual Growth County 2012 Population %of Regic 2015 Population %of Region Rate Charlotte 162,449 14.2% 169,681 13.9% 1,446 Lee 645,293 56.6% 695,952 57.1% 10,132 Collier 332,427 29.2% 353,896 29.0% 4,294 Total 1,140,169 1,219,529 Source: Bureau of Economic&Business Research, 2012 Population Estimates Currently, there are an estimated 1.14 million people living year-round in Southwest Florida. Since the 2000 Census, the area's population has increased by 38%, the equivalent of 310,000 new residents. Looking ahead, Southwest Florida will continue to gain new residents at a faster rate on a percentage basis than the rest of the State of Florida. By the year 2015, the population of Southwest Florida is projected to total 1.21 million residents. This is an annual growth rate of 1.06 % from 2012 to 2015 compared to Florida's annual growth rate of 0.82% during the same time period. Strong population growth in the Southwest Florida market is due to both the in-migration of young professionals looking for a better quality of life as well as the ongoing arrival of baby boomer retirees. The number of baby boomers reaching retirement age is expected to peak in 2020, however the delay in this group's move to other markets has been pushed ahead, therefore the demand is expected to increase. The appeal of the Southwest Florida market indicates a steady demand for housing over the long term. In addition to the growth in permanent residents, the number of visitors to the area is on a continuous rise. Southwest Florida International Airport, located in Lee County, has undergone a $438 million expansion with future capacity to handle ten million passengers annually. In 2012, the annual traffic was 7.3 million passengers which is up from prior years. The expansion of the 1-75 and a dedicated interchange (currently under construction) for RSW has significantly improved the capacity of vehicular transportation infrastructure. The annual economic impact of the Southwest Florida International Airport is estimated at$3.8 Billion annually. Overall, the infrastructure investments made in Southwest Florida over the past 5 years have significantly improved the future capacity for growth. This capacity will allow more residents to enjoy the quality of life currently afforded to the market. It will also positively impact the area's ability to attract new business,which would help to diversify the local economy,further enhancing the region's future growth potential. 5.0 COLLIER COUNTY RENTAL APARTMENT MARKET A review of 41 rental apartments in Collier was conducted to estimate the overall supply. The apartments utilized in this sample are those with 100 or more units and range in age from new to ©2014 ResortProperties.com, Inc.,All Rights Reserved. 6/36 40 years. The projects are located throughout the county with the newer communities located in southern Collier County due to historically lower land cost and availability of land in the urban area. Located below is a map showing the location of the apartments researched for this study followed by a map key. ::,ti(ory C By ' Map ID o �7t kud,,,,.: --.-- - 4'.. a +Cutiier r}�unhy i;lab • r 5snit Idadrtarra .arr•- ountrl club Club At ,S , 11S•11 me l Creek Inglis-1 -Strand Country i God Club Club the C lub At Quarry Bonita Ls Platt i OW* Bay Ea Li r•lub Al GU1 C's.the r Gall Cfut. 1,--, Crass Hrla eye in ors.+H-_. :=o't g105 :- j--1._ -earn sVsEB:i:; ®I U k:.tca Rd sy m i © C.1...n Pnee •� Gut Club F`.tban l.1.mini, Taburon; Vandal bill Olde . _. '.sLN Club • r it . .Country Maria. Club 1,g1 _ t:lub - Golf Club YandFrbll B•asb-Rd - z c $1 2 1 5 nr d . Golden Gat•Blvd W --- • .1lis 1 pa Pin*Riilr�j nu� • m ® o P 9 a •m 10 ^ i °- I38J19] A u Mrap r«i ,U I n i'‘` o ®t d ,ICluh �: • 1.1unxipal- ---k adios m • s Ei7 Ausort 13 El r • ` y Napl _._ Cris BNii'83'' 9 • n N • Nap tes 6...Di Bay aY 1 . Rarg•rnekiliammot* lm 'H■biac us m evAl Cub Class.., .` Dotlar '. Country Cub Bay •3 x,..-.n.s;Ac„ r rgi t:.r.St F♦ \' Irwin - o Bar S,n 11 air* Solid ?51,' e N ili Qit t SoVms,Esri,onLerme,NA.VTEQ,USGS, ?map,IPC.NRCAN,Em Japan. �1 hETI,Esd China(Hong Kongj,Esri(Thsnand),,4- Tern,2013 ©2014 ResortProperties.com, Inc.,All Rights Reserved. 7/36 Map_ID Project Map_ID Project 1 Bear Creek 21 Northgate Club 2 Belvedere 22 Oasis ofples(Arbor Walk) 3 Berkshire Reserve 23 Ospreys Landing 4 Bermuda Island 24 Meadow Brook Preserve(Turtle Creek) 5 Brittany Bay I&II 25 River Reach 6 Bryn Mawr 26 Saba!Key 7 College Park 27 Saddlebrook Village 8 Coral Palms 28 San Marino(Aventine) 9 Goodlette Arms 29 Shadowood Park 10 Heritage(MerSoleil) 30 Somerset Palms(Arbor View) 11 Heron Park 31 Summer Lakes I 12 Ibis Club 32 Summer Lakes II 13 Jasmine Cay 33 Summer Wind 14 La Costa 34 Tuscan Isle 15 Lagu Bay 35 Villas of Capri 16 Malibu Lakes 36 Waverley Place 17 Meadow Lakes(Saxon Manor) 37 Whistler's Cove 18 Naples 701 38 Whistler's Green 19 Naples Place I-Ill 39 Windsong Club 20 Noah's Landing 40 Aster Lely 41 Sierra Grande The apartments surveyed include both market and subsidized housing and are all included to provide a census of the rental apartment market. Located below is a profile of each apartment complex followed by a map showing the year built of each complex and the most recent market attributes for each. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 8/36 Po0 . 3.+ oo,5. ,or1oo.rv: a ,-i oo .°. 00.-to o .-t .� o .. 0000ti 000 000d ,r orn CO 0) 4 0) S o o d d d d o o n d . o 3 d o 0 .. 0 0 N0 N0 N0 Nd N o o o g o H 1, 2,535: 1155555117153 '.15535 w ° ° n F °° ° o 0 0 ° O ry • G . 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CO O .H 01 . 01 01 O O .H at N N N N ti .4 ei ti N N .-/ N N N e4 cti N ti N e4 N N N .4 0 cc N t N O N LD t0 In Cl n M11 ul C) O to n 01 CO a a a O H e1 p O O O rt1 H a I� 0 ei N O1 HI O N Ol O CO a HI N O 01 at 01 HI 0l ei S CO O N 0 O Ol Ol Ol N N O U) .-4 4 O i .H .H O O .y e H ei O O O .4 O ei e4 e .H ' .H .H ei ti O .-i O O e e .4 CC K m eel V} VT VT VT VT VT VT VT VT VT VT VT VT VT UT VT VT co.VT VT In VT VT VT VT VT VT VT VT VT VT VT In 14 CD O O 01 10 01 N CO n O N ONl 01 N N I� I� 00 Cl N t�0 M OO O Vmnl S Vmnt t�D La t�D O ©CV 01 C ...i Hi ei el .i CO co eH VT VT VT VT VT VT VT VT V1 VT VT an an VT an an an.?an VT VT VT VT VT VT In VT VT VT VT VT VT VT R $ tb O O g 00 D co Ol N n O N O D CO Ol Nw r coN O N g OJ t0 O 0 N 0 n 00 ° "h_ n n n n S W n CO co co m I, N n n n n CC CO HI 1 EL u G) d co B cc I v _ c > v c a x m CA = IA `3 v M y c `� E W - CIO n ¢ c Y — C 7 :0 O > O E d y v u > v._ m 0 N C — Q N N ■U U L C C v a H m E °; L v J 8 °� J m m O a a R m d 0 7 O z 0 0/ > o 0 .. u `` !^ m >. ,it r.11 a 3..": a/a CO 0 m Jo ° 3 1On ` 0) ` N v v o 7 E m v . c 0 o. c c , 0 N oD 0 > o z Y .in c 0 E m o N :: N ja O0 - N w O 0d N N () m N nm o O Z N > m 0 c L E > > E m t L c y E Q.m m d m m m m v U w = = s 3 3 2 2 Z Z Z Z O O 2 2 ? v v v n v1 ul .n j > Q 7, Q) a N VV1l mm al aj N e-1 N C) a 6/1 t0 N CO Ol OH e`~.I N a�i ei N N e-1 ei N N N N N N N N N N C. M 01 M [a/l t�cl M M CO M M '7 a ® 2 l' Located below is a summary of the historical occupancy and rental rate for each of the apartments comparing January 2011 to December 2013. Overall Occupany Weighted Rent COMPLEX SUMMARY History per SQFT MapID Apartment Year Built Total Units Avg sqft 1_1_2011 12/1/2013 1/1/2011 12/1/2013 1 Bear Creek 1995 120 969 93% 100% $ 0.72 $ 0.92 2 Belvedere 1986 162 612 100% 100% $ 0.62 $ 0.70 3 Berkshire Reserve 2000 146 1,300 81% 100% $ 0.77 $ 0.82 4 Bermuda Island 1999 360 1,051 88% 97% $ 1.06 $ 1.12 5 Brittany Bay I&II 2002 392 1,011 97% 93% $ 0.76 $ 0.85 6 Bryn Mawr 1998 240 938 86% 98% $ 1.02 $ 1.15 7 College Park 1999 210 954 98% 97% $ 0.76 $ 0.90 8 Coral Palms 1987 288 821 90% 100% $ 0.78 $ 0.98 9 Goodlette Arms 1976 250 486 100% 100% $ 1.92 $ 1.75 10 Heritage(MerSoleil) 2001 320 1,012 92% 90% $ 0.70 $ 0.84 11 Heron Park 1997 248 947 100% 96% $ 0.77 $ 1.00 12 Ibis Club 2000 134 1,017 90% 95% $ 0.70 $ 0.79 13 Jasmine Cay 1995 72 1,100 99% 99% $ 0.73 $ 0.88 14 La Costa 1995 276 1,080 94% 92% $ 1.05 $ 1.26 15 Lagu Bay 1989 363 1,027 93% 98% $ 0.91 $ 1.06 16 Malibu Lakes 2002 356 1,057 97% 99% $ 0.99 $ 1.13 17 Meadow Lakes(Saxon Manor) 1997 252 996 92% 98% $ 0.75 $ 0.94 18 Naples 701 1975 188 750 86% 98% $ 0.83 $ 0.97 19 Naples Place I-III 1985 160 800 97% 99% $ 0.95 $ 1.06 20 Noah's Landing 2002 264 971 92% 100% $ 0.68 $ 0.88 21 Northgate Club 1988 120 910 92% 90% $ 0.74 $ 0.98 22 Oasis ofples(Arbor Walk) 1991 216 969 100% 100% $ 0.89 $ 1.03 23 Ospreys Landing 1995 176 1,013 95% 96% $ 0.74 $ 0.86 24 Meadow Brook Preserve(Turtle Creek) 1997 268 952 62% 96% $ 0.80 $ 1.12 25 River Reach 1987 556 902 95% 100% $ 0.85 $ 1.07 26 Sabal Key 1987 200 976 91% 100% $ 0.82 $ 1.04 27 SaddlebrookVillage 1999 140 834 98% 99% $ 0.53 $ 0.65 28 San Marino(Aventine) 2001 350 1,092 72% 96% $ 0.84 $ 1.07 29 Shadowood Park 1989 96 1,185 100% 100% $ 0.63 $ 0.74 30 Somerset Palms(Arbor View) 1999 168 1,057 85% 95% $ 0.62 $ 0.72 31 Summer Lakes] 2003 140 1,162 96% 95% $ 0.69 $ 0.84 32 Summer Lakes ll 2007 276 1,032 97% 97% $ 0.73 $ 0.88 33 Summer Wind 1986 368 883 98% 97% $ 0.83 $ 1.01 34 Tuscan Isle 2003 298 920 89% 30% $ 0.74 $ 0.88 35 Villas of Capri 1997 235 928 76% 97% $ 0.78 $ 0.99 36 Waverley Place 1990 300 840 78% 97% $ 0.82 $ 0.87 37 Whistler's Cove 1999 240 1,042 96% 90% $ 0.75 $ 0.80 38 Whistler's Green 1999 168 1,051 96% 95% $ 0.74 $ 0.81 39 Windsong Club 1993 120 991 98% 99% $ 0.78 $ 0.84 40 Aster Lely(New) 2014 308 1,153 $ 1.13 41 Sierra Grande(New) 2014 270 1,175 $ 1.09 Average Avg 1996 Total Units 9814 Percent of Total Average Size Average Occupancy 92% 95% Cng from prior period 2% -1% Average Weighted Rent per sqft $ 0.81 $ 0.96 Cng from prior period 2% 5% ©2014 ResortProperties.com, Inc.,All Rights Reserved. 12/36 The development of apartments in Collier County started in the mid 1970's with a surge of new development occurring in the mid 1980's which coincided with the first wave of new residential development. As we can see from the graph below,the majority of the apartments built consisted of 1 and 2 bedroom units. The first real influx of 3 bedroom units did not begin until the mid 1990's, following that decade's recession. Development of rental units from the mid 1990's through today consisting primarily of 2 and 3 bedroom units with a very limited supply of 4 bedroom units. Historical Development 1400 1200 1000 800 600 400 200 . 0 U7 lD tl1 lD h W D1 0 111 1■ W al O ti N n'1 I, N CC> W CO CO CO CT 01 01 01 01 01 01 0 O 0 0 0 .� C71 01 O1 01 01 O1 01 01 01 01 01 01 O1 01 O 0 O O 0 O c-I c.,1 c-I i--1 c-1 N N N N N N ■Sum of 1BR •Sum of 2BR lSum of 3 BR ■Sum of 4BR Product size by bedroom count has stayed relatively consistent for the 1 bedroom and has increased slightly for 2 and 3 bedroom units. The few 4 bedroom units are the designs that have increased in size the most. Unit Size by BR Count and YR Built 1800 1600 1400 1200 ... 1.1 ••••.. wool 41114 91 s r t- 1000 No ram oar 800 II r ■ IF II I II r r r ■ 600 ■ ■ ■ ■ ■ ■ 1 1 1 1 1 1 400 I I I I I I I I I I I I I I I I I 1 1 1 1 1 1 1 1 1 1 200 ■ ■ ■ i ■ • 1 1 1 1 1 1 1 1 1 1 ■ 0 -- 1990 1991 1993 1995 1997 1998 1999 2000 2001 2002 2003 2007 2014 ■IN Average of 1BR Averageof2BR =Average rage of 3BR MIMI Average of 4BR •Linear(Average of 1BR)— —Linear(Average of 2BR) • •Line ar(Average of 3BR)•Linear(Average of 4BR) ©2014 ResortProperties.com, Inc.,All Rights Reserved. 13/36 Located below we will analyze the projects based on their location, age and rental rate per sqft. The chart and graph below represent the weighted rate per sqft based on the unit mix of all the projects.As we can see the rate has increased significantly over the past four years. Average Rate by Bedroom Count Bedroom Count Oct-10 Jan-11 Oct-11 Mar-13 Dec-13 1Bed $ 0.90 $ 0.94 $0.91 $1.00 $1.11 2 Bed $ 0.77 $ 0.79 $0.80 $0.89 $0.95 3 Bed $ 0.71 $ 0.75 $0.73 $0.81 $0.91 4Bed $ 0.76 $ 0.78 $0.81 $0.85 $0.91 Historical Rate $1.15 $1.05 $0.95 $0.85 �-- $0.75 $0.65 -- $0.55 — $0.45 $0.35 1 1 1 1 'ti 'Y 'L 'L 'Y 'L 'L 3 3 3 ', 3 '8 'O,, `y l �y `may �1, �y Q1 J, Jti 1 1 �1 Q1 J1 J1 '1 �1 d C Cc Qi o` ;. C' c Qi " O� O° Q° 49 >J PJ O O F P > P O O F P > P O -1 Bed -2 Bed --3 Bed -4 Bed Occupancy has also risen significantly over the past 4 years to the current 95%which represents stabilized occupancy when you consider a 5%turnover rate. Located below is a chart and graph showing the historical occupancy from October 2010 to present. • Oct-10 Jan-11 Oct-11 Mar-13 Dec-13 Avg Occupancy 90% 92% 91% 96% 95% ©2014 ResortProperties.com, Inc.,All Rights Reserved. 14/36 Historical Occupancy 97% 96% 95% 94% 93% 92% 91% 90% 89% — 88% 87% 0 0 N. yL N. N. N. yi yb yL 1 yL L N.. y'� N• ya ti� `, ti, O°L p° � QQ` °c el)* O° cf Q6" PQl v". Tr Cr qv `<° e9 �J P� O'er cf. —Avg Occupancy The chart and graph below show the rental rates and size by bedroom count for the current period. Bedroom Count Avg Size Dec 2013 Rate 1 Bed 776 $ 1.11 2 Bed 1,015 $ 0.95 3 Bed 1,209 $ 0.91 4 Bed 1,407 $ 0.91 ©2014 ResortProperties.com, Inc.,All Rights Reserved. 15/36 Relationship of Avg Size to Rate per sqft 1,600 — $1.20 1,400 _. ■ $1.00 1,200 $0.80 1,000 800 . . ■ $0.60 600 . . ■ $0.40 400 III $0.20 200 . . , $- 1 Bed 2 Bed 3 Bed 4 Bed IMMIIAvg Size —Dec 2013 Rate 5.1 Market Rate Apartments Market rate apartments were the first developed in the county, with subsidized housing starting in the late 1980's to accommodate the increasing employment for hotels and other hospitality related industries.The mix of units by bedroom count is consistent with the overall supply and is primarily 1 and 2 bedroom units. The major influx of market rate 3 bedroom units did not begin until 2000 when the availability of affordable family accommodations was restricting due to rapidly rising home prices. The majority of rental apartment complexes within the Collier County and the general region, are located on major arterial roadways in order to provide easy access for their tenants, higher visibility for rental apartment marketing and provide reduced land cost in order to make the ensuing rental rate more affordable. Typically rental apartment complexes prefer to be located closer to employment centers and other support facilities within the area. A convenient location is generally considered more desirable as it reduces transportation cost and thus overall living expenses. There are a significant number of approved residential units within existing planned unit developments in Collier County. These units are generally planned for the development of fee simple condominiums and single-family homes catering to people who want to purchase versus rent.The communities that offer amenities such as lakes, golf courses or other open space utilize those amenities to cater to the larger percentage of the market that prefer to purchase real estate. Located below is a chart showing the market rate apartments based on their density. From this analysis,we can see the average for the existing market rate apartment is over 13 units per acre. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 16/36 N, MapID Apartmentme County Acerage Density Year Built Total Units 2 Belvedere Collier 10.2 15.9 1986 162 3 Berkshire Reserve Collier 11.41 12.8 2000 146 5 Brittany Bay I&II Collier 37.4 10.5 2002 392 6 Bryn Mawr Collier 20 12.0 1998 240 12 Ibis Club Collier 14.43 9.3 2000 134 13 Jasmine Cay Collier 2.5 28.8 1995 72 14 La Costa Collier 31 8.9 1995 276 15 Lagu Bay Collier 38.2 9.5 1989 363 16 Malibu Lakes Collier 24 14.8 2002 356 18 Naples 701 Collier 8.66 21.7 1975 188 19 Naples Place I-Ill Collier 10 16.0 1985 160 21 Northgate Club Collier 9.95 12.1 1988 120 22 Oasis ofples(Arbor Walk) Collier 18.4 11.7 1991 216 28 San Marino(Aventine) Collier 40 8.8 2001 350 29 Shadowood Park Collier 13.3 7.2 1989 96 33 Summer Wind Collier 29 12.7 1986 368 36 Waverley Place Collier 27.3 11.0 1990 300 Average 20.34 13.16 1992 231.71 Located below is a map showing the location of the market rate apartments followed by graphs and charts summarizing these projects. , ©2014 ResortProperties.com, Inc.,All Rights Reserved. 17/36 , .Little- --- Collier Market Rate Apartments Hickoty 1,.....allt '• Count Club .9 ay , • _ • ub t J ' Atig littArt.• dl A a country Grub West Golf 6 Collier 1.te,13?rra Re 5er‘e cunt ry C tub Village • club . • Al The Ouatl,.:tent; ' Impanal •• Strand Co u nIrr• Golf Club Club Club Al Ountry F.- r Golf C lub C 1,r..te.:: mcif,..I,t• ; Bay C91:9.hStMe RR/137-- Ii 18 kale. Rd- - -.- . . Rinf- . 1 Gail chit, 1, Po(man I:iamb-.T,bwon i • •;Vandeabill . tIollelub 'i c,,,0 . Country I Club • 17; -- Vendei bil I.• = , cc- oi • ta . : . fl Golder. .._ 151 Ine•zir1:. co dmial■ ---Pin*R oir 2 .1= 7 . n et 1 21 , ce • • 19 •• rc 1: 7; 1) ; q a . S tl m ,r, < 7i .S . -11.7-11" ---:--- GaIde.n iLiz:c ...,,9'7.:?1,9, ', ,,, -... _ I4,1:144 12 '3''' htitnictpa.1 R:11-iin R rl • :,...4 ' AirraNi 71 . - Davit-81,4d' 94: ,, ■ m :,• ,...r., N5p;es :i.c, , jig i . CI ' • , - .,.,- -Rattlesnake I-I anstnr.mk R CI :1-ftbix us .., Golf Club Clay:1,7n - poila: A % country , Club , Say • ,4 • Legend • YearEnc113MarketScore \ .. 1 r.„... •. . N. Scunes:Esri.Cet.crme.-IIRVT:E0,USeS,'fie-maF.,iPC.ti RCAN,Esrl Japan, 1 10E71.Bri China iFfeng Rag),Esri(Thaffend),ToritTom,2013 ©2014 ResortProperties.com, Inc.,All Rights Reserved. 18/36 ( Historical Development Market 800 700 0 600 500 I 400 300 s I 200 s 100 IuuIuIII IIRIIIIIIII o 1975 1985 1986 1988 1989 1990 1991 1995 1998 2000 2001 2002 2014 •Sum of 1BRU *Sum of 2BRU 2Sum of 3 BRU 'Sum of 4BRU Product size by bedroom count has stayed relatively consistent for the 1 bedroom and has increased slightly for 2 and 3 bedroom units. Unit Size by BR Count and YR Built - Market 1600 1400 was 1200 _ 4 WNW 016. OW 1000 MM. 800 ■ III ■ riiisiri 400 • • • , , • , • 200 • • • , , • 111 I I I 1975 1985 1986 1988 1989 1990 1991 1995 1998 2000 2001 2002 2014 MIN Average of 1BRS MINIM Average of 2BRS AMA Average of 3BRS MIMI Average of 4BRS •Linear(Average of 1BRS) •Linear(Average of 2BRS) Linear(Average of 3BRS) Located below we will analyze the projects based on their location, age and rental rate per sqft. I The chart and graph below represent the weighted rate per sqft based on the unit mix of the market rate projects only. As we can see the rate has increased significantly over the past four years. i ©2014 ResortProperties.com, Inc.,All Rights Reserved. 19/36 Average Rate by Bedroom Count-Market Bedroom Count Oct-10 Jan-11 Oct-11 Mar-13 Dec-13 1 Bed $ 0.90 $ 0.93 $0.92 $1.02 $1.11 2 Bed $ 0.83 $ 0.85 $0.84 $0.92 $0.99 3 Bed $ 0.80 $ 0.81 $0.80 $0.85 $0.97 4 Bed $ 0.80 $ 0.86 $0.86 $0.92 $0.94 Historical Rate-Market $1.15 $1.05 $0.95 $0.85 $0.75 $0.65 - $0.55 I $0.45 -- - -- $0.35 'Yr ti0 11 'Y1 '1� '1. 'Y1 '1~ ti~ �ry 1ti 1ti '�~ 1ti 1, 13 1. 3 � � O°� p°� ��b PQt lac p,0 O° O°� 4.° Q NNP Ja' O°� cp Q�� pQt Sic p`w' o' ,e5i -1 Bed -2 Bed -3 Bed -4 Bed Occupancy has also risen significantly over the past 4 years to the current 97%which represents stabilized occupancy when you consider a 3%turnover rate. Located below is a chart and graph showing the historical occupancy from October 2010 to present. Market Rate Oct-10 Jan-11 Oct-11 Mar-13 Dec-13 Avg Occupancy 88% 92% 90% 97% 97% ©2014 ResortProperties.com, Inc.,All Rights Reserved. 20 136 I Historical Occupancy-Market 98% 96% 94% 92% 90% 88% 86% 84% 82% 0 'Y 'y y y 'y y P 'L ti P ti O ti 3 3 " "+. :N :N N N 1. Oc; ° 4e Qvp Oe .0 49 I O°c 4,0 PQc I Pte' o& Oe' Avg Occupancy The chart and graph below show the market rental rates and size by bedroom count for the current period. Market Rate Bedroom Count Avg Size Dec 2013 Rate 1 Bed 826 $ 1.11 2 Bed 1,047 $ 0.99 3 Bed 1,277 $ 0.97 4 Bed 1,501 $ 0.94 Relationship of Avg Size to Rate per sqft-Market 1,600 - $1.20 1,400 $1.00 1,200 ■ - $0.80 1,000 800 ■ ■ $0.60 600 ■ ■ ■ ■ ■ ■ - $0.40 400 ■ ■ ■ - $0.20 200 $- 1 Bed 2Bed 3Bed 4Bed INN Avg Size --•—■De c 2013 Rate ©2014 ResortProperties.com,Inc.,All Rights Reserved. 21 /36 The market rate apartments are located primarily in the southern portion of the county and have easy access to the employment centers. The newest projects are located in this area due to the availability of land and the lower land cost. 6.0 MARKET PERFORMANCE SCORE The consultant developed a market performance score for each rental apartment complex using age, average occupancy and average rental rate per sqft as criteria. Other subjective criteria, such as condition, management quality, renter profile, etc can be added to the scoring system to enhance the comparison. After the score has been determined, each sites score is mapped to see the spatial distribution of the best performing complexes. For this study, we are only reporting on the market rate projects. After we have determined the criteria for the score, we developed a ranking system for each criterion. In this case a score of between 1 and 5 was selected for each criterion with assigned thresholds for each. The thresholds range from one, which represents an older or lower attribute and five, which newer and a higher attribute. Located below are the criteria and the ranking for each criterion. Age(yrs) lo hi score 0 5 5 6 10 4 11 15 3 16 20 2 20 1000 1 Occupancy(%) to hi score 95.00% 5 90.00% 94.90% 4 80.00% 89.90% 3 75.00% 79.90% 2 75.00% 1 Rent/Soft(S) to hi score $0.90000 5 $0.80000 $0.89990 4 $0.70000 $0.79999 3 $0.60000 $0.69999 2 $0.60000 1 A score was assigned to each attribute for each rental apartment complex. Once each attribute is assigned for each rental apartment complex, we weighted each to calculate a final score. Located below is the weighting we assigned to each attributes score. Weights Age 15% Occupancy 50% Rent/Sqft 35% 100% Below are the individual scores for age, occupancy and rental rate per sqft for each of the market rate complexes and the final weighted average score. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 22/36 Project MapID Age Occupancy Rate sqft Market 12/2013 score Belvedere 2 1 5 3 1 4.7 Berkshire Reserve 3 3 5 4 1 5.4 Brittany Bay I&II 5 3 4 4 1 4.9 Bryn Mawr 6 2 5 1 1 4.2 Ibis Club 12 3 5 1 1 4.3 Jasmine Cay 13 2 5 4 1 5.2 La Costa 14 2 4 5 1 5.1 Lagu Bay 15 1 5 5 1 5.4 Malibu Lakes 16 3 5 5 1 5.7 Naples 701 18 1 5 5 1 5.4 Naples Place I-Ill 19 1 5 5 1 5.4 Northgate Club 21 1 4 5 1 4.9 Oasis ofples(Arbor Walk) 22 1 5 5 1 5.4 San Marino(Aventine) 28 3 5 5 1 5.7 Shadowood Park 29 1 5 3 1 4.7 Summer Wind 33 1 5 5 1 5.4 Waverley Place 36 1 5 4 1 5.1 Aster Lely 40 5 1 5 1 4.0 Sierra Grande 41 5 1 5 1 4.0 The final weighted scores range from a low of 4.0 for Aster Lely and Sierra Grande because they are in the lease up stage of their development to a high of 5.7 for Aventine and Malibu Lakes due to their newer age. In order to identify the spatial distribution of the best performing sites, we mapped each complex and delineated the score range by color code. Located below is a map of the market rate apartment complexes by final weighted score. 1 ©2014 ResortProperties.com, Inc.,All Rights Reserved. 23/36 , Collier Market Rate Apartments :-Iichory , , Club 03. 440.1,1t.con, 4.„.iu-h.,,,...Quad._,, , . , .„,_____________. country Chats ....!lub At '-''-- West Goll is Collier kleddeira ke'''''''''' OlIntryClub El.nit--..• .r dl.kar Club • Al The °trail Creek ' Imperial • Shand Country Golf C lob Club ; The Club At Q Vail ri P.- La Playa CsIde Ei- llild C,Ilr:t Gall C lab Csspress H.:r rtage , , .-o. ■.t. . .121.1.? RIVET I 1:1, .la or Rd .---- • . rq t ■ ' F•ric••--.. • Go It i:.dr. _ •. P•Man Mara.* Tiburon ''Vanderbill -. .-- .-_ • grolIClub I Golf , Country I 1 Club L , CAll b i . (.. Vanderbilt Reach Rtl---" • r 111F=II The tnealtk_ Golden '■11‘.1r14-- r c.' „ICI 14 Rine Ridriri 2 qv 1 z 0 t3 a .■1 W s 21 •411 . 19 ••... z 1 S "a tt -5 r a t as fr ,-.: 'a c 0 Fi. a . t L:i 1 .c S .-11.71.-is ---- Gorden 1,13 , Grnclo c .:God Club- 0 0 1 , , 1 -6 , 1-..laplen liflytnnm,p.yi I• 'Radio Rd As rpert ,... e au _ — Naples •Dii Blike 4r in i . ii , a Legend Naples 6 13 :.., ,..1 . • Dec_13_sco . . .--- -R artlesnako i-1 amm rack R CI • Less than 3_5 tifti3c a -, Cr • 3.51 to 4 - cr II C Al b CLIV..i•7.,. ,1 le Ch)fla r A countli 0 4.1 to 4.5 1 . Be y 1) ,. Club 1 % 0 4_51 to 5 Xefl.cayilm -; Over 5 .., it.:.- '■ SCUCS3:Esti Cd_cime.-NAViTEQ.USGS,Intsmstro ,FIRCAN.Esri Japan, I ME11.Esri China I licnig Kaigi.End(Thailand).Teti/Yen%2312 ©2014 ResortProperties.com, Inc.,All Rights Reserved. 24/36 \, The highest scoring apartment complexes are Avertine, located in Collier Blvd, %2 south of Interstate 75 and Malibu Lakes, located south of Immokalee Road adjacent to 1-75. These two communities have similar designs as they offer limited garages and extensive amenities. The other North Naples apartment complexes are located along Pine Ridge Road and have easy access to 1-75, however they are older and reflect dated amenities and unit designs. The existing supply of market rate apartment complexes are enjoying high occupancies and increasing rental rates due to the lack of apartment complexes in the market and more importantly an increase fee simple housing cost which is directing the consumer to the few rental market options available. 7.0 NEW RENTAL APARTMENT SUMMARY The stabilized occupancy of the existing market rate apartments has prompted the development of two new apartment communities.These are located within'%mile of each other on Rattlesnake Hammock Road and Collier Blvd in South Naples. Located below is a map showing the location of each complex followed by a brief summary. `` Ze.+res ilP,PC.M U' 3.-- - -- k;; Collier New Apartments ) ,. ,,.1_-- /1. .-1-' 1:1;-__. ' i _ _--- ---.--rq x Sierra Grande Y . . 5t s f t 1 Rr ak.IV* ' i 1 I ' 4.,.-1- i:. F ;; .E Aster of Naples .4./...._„„ - am ': 1 t Legend 1 t ti Z,. f i�iiii'i�k-:a s.' �.r1. ..;nom icu i .i, 4;P-i_.f∎L , 1 ©2014 ResortProperties.com, Inc.,All Rights Reserved. 25 136 Seirra Grande Sierra Grande is located on Rattlesnake Hammock Road,just west of the intersection of Collier Blvd. This community was originally developed as for sale condominiums which failed during the great recession. Two buildings were completed and 27 units were sold to individual owners and the remaining units owned by the rental developer and rented as the new units. The site was purchased in June of 2011 for$5,150,00 (OR 4689 PG 3233) for 282 of which 273 are vacant land and 9 area foreclosed units from the prior project. The average of all units was$18,262.The site infrastructure was in place at the time of the sale.This site is 17.9 acres representing a gross density of 10.11 units per acre. The 273 units are divided into 1, 2 and 3 bedroom apartments ranging in size from 902 sqft to 1,313 sqft. There are 32, three bedroom units, 161, two bedroom units and 80, one bedroom units. The community began leasing the existing units in March of 2013 with the release of newly developing units in January of 2014. Of the seven total buildings, 2 are completed and leased or occupied by individual condominium owners and three buildings are under construction. The site visit revealed significant interest as there were people waiting to see a leasing agent.The newly developing buildings are expected to be ready for occupancy by May. Aster of Lely Aster of Lely is located on southwest corner of Lely Cultural Blvd and Collier Blvd, 1/2 mile south of the intersection with Rattlesnake Hammock Road.This site was vacant at the time of sale and was sold in April of 2007 for$8,635,000 (OR 4210 PG 1766)for 308 units for a price per unit of $28,035. No site infrastructure was included in this sale.This site is 17.79 acres and has a gross density of 17.4 units per acre. As of the updated report, current pricing and availability buildings have been released. This community will consist of 11 buildings and an amenity center, of which five building are complete and available for lease as of this report date. Located below is a summary of the current pricing for each floorplan and the number of unit available of 210 being offered at this time. Floorplan Rental Rat BR Bath SQFT Rent/sqft Available Al 1050 1 1 820 $ 1.28 36 A2 1075 1 1 890 $ 1.21 53 B1 1300 2 2 1100 $ 1.18 4 B2 1325 2 2 1195 $ 1.11 82 Cl 1600 3 2 1435 $ 1.11 11 Total 186 The product mix, unit size and rental rate are consistent with the other market rate rental apartments used in this study. 8.0 FEE SIMPLE CONDOMINIUM RENTALS The consultant also reviewed fee simple condominiums that are rented on an annual basis. The source for this information was the Naples (Multiple Listing Service) MLS. There are several condominium developments that offer comparable amenities and pricing, but were designed to cater to the second home buyer and not designed for rental. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 26/36 The main difference between the fee simple condominium rentals and the apartment rentals is the building design. Rental Apartments are designed for lower construction cost and generally have less exterior windows and have adjacent units on three sides. The market rental rate does not distinguish a difference for design or amenities, but does distinguish a difference for interior finishes. Located below is a summary of the current listings of condominium units available for annual rentals in Collier County based on the March 1, 2014 Naples MLS system, followed by a map showing the location of the NABOR MLS areas. Location Avg Size Avg$/sgft NA05-Crayton Rd Area 1209 $2.07 NA06-Olde Naples Area 1851 $1.95 NA02-Vanderbilt Beach Area 1107 $1.81 NA04-Pelican Bay Area 1669 $1.66 NA15-E/O 41 W/O Goodlette 1200 $1.50 NA12-N/O Vanderbilt Bch Rd W/0 75 1626 $1.40 NA01-N/O 111th Ave 1547 $1.30 NA21-N/0 Immokalee Rd E/O 75 1419 $1.23 NA16-S/O Pine Ridge Rd 1358 $1.21 NA14-N/0 Pine Ridge Rd and Vineyards 1634 $1.21 NA08-Royal Harbor-Windstar Area 1210 $1.19 NA24-Golden Gate City 757 $1.13 NA17-N/0 Davis Blvd 1230 $1.12 NA13-Pine Ridge Area 1042 $1.12 NAl l-N/0 Immokalee Rd W/O 75 1642 $1.12 NA18-N/O Rattlesnake Hammock 1393 $1.05 NA09 South Naples Area 1579 $1.04 NA38-South of US41 East of 951 1538 $0.98 NA19-Lely Area 1279 $0.91 NA37-East Collier S/0 75 E/O 951 1351 $0.87 NA22-S/0 Immokalee Rd W/0 951 1996 $0.85 Grand Total 1461 $1.28 ©2014 ResortProperties.com, Inc.,All Rights Reserved. 27/36 NABOR MLS Areas Wlnl9 Springs no,ea rip n e f,1,. t in3t, cr:'n 3 trim rJ v+rxrlf NA01 /11, NA 11 NA21 11A03 NA12 NA31 NA22 1A1 NA14 NA16 NA23 ,xlcian NA05 NA?4 hA1� NA17K, NA18 NA08 NA07 L-1; rl:-s.<NA19 NA09 Ji NSN,Eyitz Scrrces:Earl,HERE.DeLame.USC-S,Intsrmsp;Increment P Corp Esri Jepan,MET1,Esri China[Hong Kong},Esri[Thailand),T n:Tcrrr. MapmyInd is,2 CpenS1reetk43p c>ntributas,and the CIS User Ccmmunly ©2014 ResortProperties.com, Inc.,All Rights Reserved. 28/36 The list above shows the average living area size and price per sqft for the condominiums available for rent by area of the county. The top 5 areas offer waterfront or high end product for rent which is superior in quality and location to the rental apartments in the market. The rental rate for the condominiums in areas where the majority of the rental apartments are located are consistent in price, however are older in age. Located below is a list of condominium rentals that are considered most comparable to the rental apartment markets. Location/Condo Naar_ Avg Size Avg$/sgft Location/Condo Name Avg Size Avg$/sgft NA15-E/O 41 W/O Goodlette 1200 $1.50 NA17-N/O Davis Blvd 1230 $1.12 HIGH POINT COUNTRY CLUB 1200 $1.50 BLUE HERON 1000 $1.18 NA01-N/O 111th Ave 1547 $1.30 COUNTRYSIDE CONDOS 1150 $1.39 BARBADOS 1515 $1.15 ENCLAVE OF NAPLES 874 $1.25 FALLING WATERS NORTH PRESERVE 1586 $0.82 GLENMOOR GREENS 1300 $0.96 MARTINIQUE 1225 $1.18 JASPER 1484 $0.98 SEA GROVE 2061 $1.36 NEW WATERFORD 1212 $1.24 SWEETWATER BAY 1381 $2.17 NEWCASTLE 1450 $1.02 NA12-N/O Vanderbilt Bch Rd W/O 75 1534 $1.24 OPAL 1406 $0.92 CARRINGTON 1250 $1.20 PRESERVE AT THE SHORES 1406 $1.07 CRESCENT GARDENS 1563 $0.96 SHERWOOD 1630 $0.86 EGRETS WALK 1681 $1.34 SPRINGWOOD 1000 $1.15 FIELDSTONE VILLAGE 1456 $1.17 TIMBER LAKE 1340 $1.34 RAVENNA 2015 $1.24 NA13-Pine Ridge Area 1042 $1.12 VICTORIA LAKES 1089 $1.15 MISTY PINES 1242 $1.05 WILSHIRE PINES 1391 $1.44 TURTLE LAKE GOLF COLONY 842 $1.19 NA21-14/0 Immokalee Rd E/0 75 1419 $1.23 NA11-N/O Immokalee Rd W/O 75 1642 $1.12 CYPRESS TRACE 1538 $1.48 EAGLE COVE 1621 $0.86 CYPRESS WOODS GOLF+COUNTRY CLUB 1373 $0.95 FEATHER SOUND 1449 $1.04 GRAND CYPRESS II 1763 $0.85 RIVER ROYALE 1400 $1.29 HUNTINGTON LAKES 1107 $1.63 SPOONBILL COVE 1928 $0.88 TERRACE 1194 $0.96 SWEETWATER BAY 1167 $1.19 i NA16-S/O Pine Ridge Rd 1358 $1.21 TOSCANA 2822 $1.59 COLONYATHAWKSRIDGE 1650 $1.15 VERONAPOINTE 1580 $0.89 FAIRWAYS AT EMERALD GREEN 1167 $1.03 NAI8-N/O Rattlesnake Hammock 1393 $1.05 KENSINGTON 2686 $1.12 AMBERLY VILLAGE 1216 $1.23 MARBELLA LAKES 2143 $0.89 CROWN POINTE SHORES 1585 $0.88 MARIPOSA 1558 $1.16 GLADES COUNTRY CLUB 1270 $126 NAPLES BATH AND TENNIS CLUB 1319 $1.27 JASMINE COURT 1249 $1.12 POSFFANO PLACE 1067 $1.35 LAKE ARROWHEAD 1928 $0.90 RESERVE AT NAPLES 1107 $1.04 LELY PINES 1032 $0.94 TURTLE LAKE GOLF COLONY 842 $1.46 NAPOLI 1033 $1.09 NA14-N/O Pine Ridge Rd and Vineyards 1634 $1.21 RMERA COLONY GOLF ESTATES 1200 $1.13 AVELLINO ISLES 3141 $1.07 VERANDA AT SOUTHERN LINKS 1661 $1.20 AVIAN() 2184 $0.87 NA09-South Naples Area 1579 $1.04 BARRINGTON 1216 $1.15 ABACO BAY 886 $1.02 BELLERNE 1708 $1.00 BOTANICAL PLACE 1968 $0.79 CALUSABAYNORTH 1282 $1.40 DI NAPOLI 1883 $1.33 CALUSA BAY SOUTH 1982 $1.06 NA38-South of US41 East of 951 1538 $0.98 EMERALD LAKES 1111 $1.33 SONOMA 2110 $0.92 LAKESIDE 1348 $2.23 TROPIC SCHOONER APTS 966 $1.04 LALIQUE 2050 $1.27 NA19-LelyArea 1279 $0.91 OASIS 861 $1.20 EAGLEWOOD 1250 $0.80 ORCHARDS 1607 $1.12 STMORITZCLUB 1294 $1.00 RUM BAY 1315 $1.14 ST REGIS CLUB 1294 $0.93 SILVER OAKS 1595 $1.12 NA37-East Collier S/0 75 E/O 951 1351 $0.87 NA24-Golden Gate City 757 $1.13 FALLING WATERS BEACH RESORT 1351 $0.87 FAIRWAYS AT PAR ONE 735 $1.16 NA22-S/0 Imnokalee Rd W/O 951 1996 $0.85 FAIRWAYS AT PAR TWO 768 $1.11 BIMINI BAY 2170 $0.88 FALLS OF PORTOFINO 1822 $0.82 Grand Total 1436 $1.15 As we can see from the above list, the apartments range in size from a low of 735 sqft to a high of over 3,000 sqft and average approximately 1,436 sqft. Many of these communities cater to . second home buyers or seasonal renters who are generally older than the typical rental apartment tenant. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 29/36 9.0 CONCLUSIONS AND RECOMANDATIONS The review of the rental apartment market and rental condominiums reveals a current shortage of units available for occupancy.The additional of 581 rental units within Sierra Grande and Aster at Naples will alleviate some of this shortage and may move tenants from older complexes in other parts of the county to these new projects. Location is still a very important factor when renting a unit, however pricing for that location is a differentiator between renting an apartment complex of a fee simple condominium. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 30/36 UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS In conducting this market analysis,the consultant has assumed, where applicable, that: 1. Title to the land is good and marketable. 2. The information supplied by others is correct, and the revenue stamps placed on the deeds used to indicate the sale prices are in correct relation to the actual dollar amounts of the individual transactions. 3. There are no hidden or undisclosed sub-soil conditions. No consideration has been given to oil or mineral rights, if outstanding. 4. All general codes, ordinances, regulations or statutes affecting the property have been and will be enforced and the property is not subject to floodplain or utility restrictions or moratoriums except as reported to your consultant and contained in this report. 5. The party for whom this report is prepared has reported to the consultant no original existing conditions or development plans that would subject this property to the regulations of the Securities and Exchange Commission or similar agencies on the state or local level. 6. No responsibility is assumed by the consultant for legal matters, nor is any opinion on title rendered herewith. 7. The consultant herein, by reason of this report, is not to be required to give testimony in court with reference to the property analyzed, unless arrangements have been previously made. 8. The consultant has made no survey of the property and assumes no responsibility in connection with such matters. Any sketch or identified survey of the property included in this report is only for the purpose of assisting the reader to visualize the property. 9. No environmental impact studies were either requested or made in conjunction with this study, and the consultant hereby reserves the right to alter, amend, revise, or rescind any of the opinions based upon any subsequent environmental impact studies, research or investigation. 10. Unless stated otherwise, no percolation tests have been performed on this property. In making the study, it has been assumed that the property is capable of passing such tests so as to be developable to its highest and best use, as discussed in this report. 11. Certain data used in compiling this report was furnished by the client,his counsel,employees, and/or agent, or from other sources believed reliable. Data has been checked for accuracy as possible, but no liability or responsibility may be assumed for complete accuracy. 12. No responsibility is assumed for matters legal in nature, nor is any opinion rendered herein as to title, which is assumed to be good and merchantable. The property is assumed to be free and clear of all liens and encumbrances, unless specifically enumerated herein, and under responsible ownership and management as of the date of this study. 13. The forecasts or projections included in this report are used to assist in the process and are based on current market conditions, anticipated short-term supply and demand factors, and a stable economy. These forecasts are therefore subject to changes in future conditions. 14. The consultant has relied upon the demographic data provided by local, state and national sources in order to project population trends, housing trends, gross sales trends, and economic trends for the subject area. The information relied upon is referenced within the applicable section of this report.The consultant does not warrant its accuracy. 15. The consultant has obtained data regarding building permits for single family and multi family products from several sources. It is the consultant's understanding that multi family permits are those for condominiums and for rental apartment complexes. The rental apartment complexes which are known to the consultant have been omitted from this analysis. This, therefore,would reflect condominium unit development as reflected and would correlate with condominium sales based upon the local, state and national sources. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 31 /36 16. The consultant has obtained data regarding building sales for single family and multi family products from local, state and national sources. This data includes Developer sales to end users and does not include on your lot sales or construction end loan sales. The consultant cannot warrant the accuracy of the data from this source.The consultant has segmented and amended the data based on market knowledge of the general market; however, no individual sales have been verified. The sales used from these sources reflect statistical trends, with larger samples of data providing a heavier weighting and smaller sample size results in less weighted percentage of the total market. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 32/36 RESTRICTION UPON DISCLOSURE AND USE The by-laws and Regulations of the Appraisal Institute govern disclosure of the contents of this report. Michael J. Timmerman, SRA is a Member of the Appraisal Institute. The by-laws and Regulations of the Institute require each Member and Candidate to control the use and distribution of each report signed by such Member. This market study report and the contents and data contained herein are confidential and are proprietary property of Fishkind &Associates, Inc. No reproductions of any sort or release of any proprietary information contained within may be released without prior written consent of Fishkind & Associates, Inc. Furthermore, neither all nor any part of this report shall be disseminated to the general public by use of advertising media, public relations media, news media, sales media, or other media for public communication without prior written consent of the signatories of this report. This report is for internal use of GLOBAL PROPERTIES OF NAPLES, INC. exclusively. The undersigned agrees to the confidentiality agreement. 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Continued use of THE REPORT after any such changes constitutes User's consent to such changes. ©2014 ResortProperties.com, Inc.,All Rights Reserved. 35/36 Proposed Community Retail Center Growth Management Plan Amendment Commercial Needs Analysis Vincentian Mixed Use Sub District January 31, 2014 Updated July 31, 2014 Prepared for: Global Properties of Naples, LLC Prepared by: Michael J Timmerman, CRE, FRICS, SRA MJT Realty Economic Advisors, Inc. 1415 Panther Lane Suite 428 Naples, Florida 34109 239-269-0769 ATTACHMENT "E" Contents 1.0 Introduction 2 1.1 Purpose 2 1.2 Overview of Needs Analysis 2 1.3 Definition of the Market Area and Target Population 3 1.4 Analysis Process 8 2.0 The Supply of Commercial Space 8 2.1 Project Primary Market 8 3.0 Proposed Amendment Impact on the Supply 14 4.0 Analysis of the Need for the Proposed Amendment to the Market 14 4.1 Overview 14 4.2 Demand for Commercial Space in the Project's Market Area and the Allocation Ratio 15 5.0 Conclusions 19 APPENDIX A 1 20 Retail Demand Methodology 20 1.0 Methodology 20 2.0 Aggregate Market- Retail Demand 20 APPENDIX A 2 26 APPENDIX A 3 27 1 1.0 Introduction 1.1 Purpose As we understand it, GLOBAL PROPERTIES OF NAPLES, LLC ("Client")would like MJT Realty Economic Advisors, Inc. ("Consultant")to prepare commercial needs analysis on the 31+/- acre site located on the south site of US 41 south in Collier County, FL. MJT Realty Economic Advisors, Inc. ("Consultant") has been engaged to prepare this report. 1.2 Overview of Needs Analysis The process for determining the need for additional commercial square footage takes the form of a comparison of: The supply of existing and vacant land currently planned for various commercial uses; The demand for commercial square footage based on projected population/households in the market Historically, these comparisons have focused their studies County-wide. This analysis studies the market for commercial retail demand within a defined market area surrounding the site. There are two related reasons for this type of analysis. First, consumers are assumed to maximize benefit over all goods and services consumed subject to their income. This type of analysis requires that travel costs are either explicitly or implicitly accounted for during the consideration of the consumers' income constraint. This analysis requires the Consultant to narrow the scope of the analysis from the county level down to a local market level. Second, the Consultant considers whether the choice of location is a Pareto improvement for consumers. (Pareto improvement means that no consumers are made worse off, and at least one is made better off.) That is, the Consultant asks the question whether additional retail space makes at least one local market better off, without reducing the welfare of all others. An analysis of commercial retail space over the whole of a County may lead to the wrong conclusion of where to develop new space. That is, the county as a whole may appear to need more retail space to support the aggregate level of demand generated by its residents. This is precisely the outcome the County wants to avoid. Therefore: • By narrowing the focus of this study to the local market,the Consultant determines if this market has a need for additional retail space. • The Consultant can replicate a competitive outcome, and ensure that the welfare of all other local markets is improved or unchanged. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 2 1— 1.3 Definition of the Market Area and Target Population The site is a 31+/- acre parcel located at 11480 Tamiami Trail East, Naples, FL 34113. The site is east of the City of Naples and across US 41 from Eagle Lakes County Park. The site is current classified as Vacant Residential and is located in the Urban Coast Fringe Future Land Use district. Located below is the information on the site from the Collier County Property Appraiser. PIN 00439880008 502632 ALTKEY 002.0005B32 ACRES_GIS 31.09 GLOBAL PROPERTIES OF O_NAME1 NAPLES 2614 TAMIAMI TRL O_NAME2 N STE 615 O_C rrY NAPLES O STATE FL O__ZIPCODE 34103 11480 TAMIAMI TRL S ADDRESS E S_CITY NA S ZIPCODE 34113 SALE1_AMT $ 2,025,000 SALE1_YEAR 2010 SALE1_DATE 2010-11-02 SALE1_BK 4620 SALE1_PG 1385 SALE2_AMT $ 5,590,000 SALE2_YEAR 2010 SALE2_DATE 2010-01-21 SALE2_BK 4532 SALE2_PG 3068 SALE3_AMT $ 2,100,000 SALE3_YEAR 2004 SALE3_DATE 2004-05-20 SALE3_BK 3568 SALE3_PG 2789 LUSEDOR 00 LUSEDOR D Vacant Residential Located below is a map showing the regional location of the site and an aerial showing the surrounding uses. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 3 " - ■ Site Location within the region -,.. Gr Aoc-IG.Nto r'.1 ..t. '' 4 = '..5 'Rad.Rd 1 Vtdv.:1“I £4. F Fa .. C= Ho^rocx.).Gal 61,11•3.115 c 6 i cam,kr.lc• icwsis)Club 4d,M.s .g" '''.I,,i ' 4 .., ..1 Elvd ..'9‘ I4 .liarta4":' ii--": ' Oar..vin 7 0Pcrt PI -7 m 1”,..jr,.!,.1t .V.•,..4 Hew.,= • a = ta,..pud,:I, ie E -.7.- E•-,P.I.1 ; ., 4 ..-,, Li : ci I t C:I. Nutaks Lzta ,azilro VP . .. ...Agf CI a 1....0,F. 1 f ...., _. Ratdc.r.r A<11.1nr.vc■41.Rd . ' . • ti.,4z F st , 41.1 t.,... ''''''.., ...■ G,itr2.17- '- *".;._. c.A„,,,a--•-• ,::.1.,,^4-s ,?...,a. . '',* • ..."'.,''''''' ' Eat..Pal-t,II% , t - .:•-,: .. .-1.. 311 (NT i Ms, 1 xi. AI• I 1-,,,,,7:1■A li ¶ 6 r'-'C' ; A.' O. " .,.• Req., 512f.kel! :te'5,,- • if,lova,60, ec .„....= ,,,. ,...., I , 4I 4. .11,.1o.. :. -..5. Al ■ . ' ..e; I■d se. n' ` 4:rc-ck •. • ,_r2 ",,IIRII ■.,..,,,,., 1 1.111.1 • _ .Tcl EA ' 1 slit■ Legend Ica 1 Arg,r..111111 SubjectSite •_• • Sava c :Eari,Derma.1i.t3fTEQ,1.135,1ntarrnap,1PC,hIRCAtt,Earl Japan, • , Ca.i'er • ME11,Earl China Wong Kong),Earl Thailand),ThmTcm,2313 • h=r • t ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 4 4 5 ,{ ,r�tAerialViewofsite „ �;, . ' - 7 + 'i : , y ,�Y i�>a fi! 1!r. ,, E . A . a?y �G-, "4+ ;,, ` 3 �A IP ! '._� •.'r •�!+ f 1 `.T4•' _ R; ill� r 1. � lt- • i ........6-, .1rr.r ri- t" a *k I. e l i l y ti a�` y.�� 1 ■ f "� 'ti a3 s f'; r,i t, ..,.h'hi, ,, i. I SI sr 64a —i 1 1 p}1 YNMaN ..-1 — 4j,111 iI irusn.+rmo .,.l i r/•Y.. r: '..4:7-..,4-- AItarlrauer ••� MA rs -.\\ r v . ' 07ff:Trra": iiii\4 ,tt.' .'. -,( J -‘..- '" 1 -.)-- ' '''..---'----::.:1:' L?-1 ter teb...c v.4 7-As,-, 4-,,*„...,--e,o..,, • , a FFF . . . .r. t i%T ':` r L Legend t_t -`. . �y SubjectSite , '' ` . f,,gf7J,is p,lar.9 r o r..41 it /. Y5 �t i � t f a :�1t 3 The site is surrounded on the west, south and east by residential housing and fronts on Tamiami Trail east. A review of the sites physical and functional attributes reveals that it is one of the largest vacant parcels with adequate functional utility to accommodate several types of commercial uses. These attributes were taken into consideration when selecting the primary trade area for commercial uses. The primary market area used for this ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 5 analysis was developed utilizing guidelines from the Urban Land Use Institute) based on the proposed volume of retail space. The primary market area is community serving in nature which is generally identified as a 15 minute drive time surrounding the site. Due to the sites larger size and it being one of the remaining sites of adequate functional utility to accommodate a wide array of commercial uses, we also included the City of Marco Island. The City of Marco has no sites large enough to accommodate a big box retailer or larger community center; therefore this market would be potential demand. In studies of this nature, we estimate the market capture for each drive time increment based on the premise that consumers will travel to sites more convenient than drive further to get to the same type of retail use. For this site, we prepared four net need calculations, based on the incremental need for a 5 minute drive time, the need between 5 and 10 minutes, the need between 10 and 15 minutes and a separate net need for Marco Island. Once the incremental net need calculation is complete, we apply a market capture rate for each increment to estimate the overall net need for the site community retail uses based on the tiered demand and supply. Located below is a map showing each drive time increment and the Marco Island area. 1 Beyard, Michael D.,W. Paul O'Mara, et al.Shopping Center Development Handbook. Third Edition. Washington, D.C.: ULI-the Urban Land Institute, 1999. p.11 ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 6 Day Primary Trade Area i- n LL e - a Golder is Ga. c t k HIV.. a Ri r;.a'I ICY -._AA'7d£3AT341iL E-I _. 1-75.-11431.1 -.::;.-:5R-fry AIWA East Naples aplei- t narII J:e otarnnvrk a• � 3 ..... - Naples r. Mang' • r:: g' ,s tCWGa ratite: revi, Legend Gaodl.. . 5M inD rivetime NewlOMinDrive Newl5MinDrive •New M arco I j SUbjectS ite - r.,;,Srarces:Esri,HERE,DW_crme,USES,Int ■map,inaerrent F Corp.•NP.CFJJ, ,EstiJapan.AIE1ttAri aline IIicng Krng),Esri;Thailand),TcmT m, Pepmytndie.s by=rSteetMap cnt ibutcs.and the CIS User Community • Estimates of existing and projected households and population for each drive time are provided for years 2014, 2019, 2025 and 2030 in Table 2. The population figures for the market area were obtained by ESRI Business Analyst and were used to derive households. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 7 1.4 Analysis Process Determining the need for additional retail land is a four-step process, as outlined below. • Inventory current existing and vacant supply of commercial space in the market area; • Inventory parcels identified as potential commercial by the Collier County Future Land Use Map (FLUM); • Project future population/households to determine future commercial land needs and compare against commercial land allocation ratios; • Determine impact of amendment on land allocation ratio within the primary market area 2.0 The Supply of Commercial Space 2.1 Project Primary Market The analysis begins with the existing supply of commercial space in the primary market area. The primary market is community serving in nature as defined by the Urban Land Use Institute. For the purpose of this analysis we selected sites with more than 10 acres that had more than 100,000 sqft of leasable space. Each existing site included out parcels that had primary access from the larger parcel. Table 1 provides the current inventory of community-serving commercial space based on the distance from the site with attribute data obtained from the Collier County Property Appraiser's (`PA') data. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 8 Table 1. Current Community-Service Inventory YEAR Dist Map ID PIN Center Name SITE ADDRESS SQFT HTD BUILT 5.00 1 81076000040 WAL-MART STORES EAST LP 6650 COLLIER BLVD 201,783 2007 5.00 3 34520001005 FREEDOM SQUARE 12713 TAMIAMI TRL E 233,255 1994 5.00 4 00732840004 CORAL ISLE FACTORY SHOPS LTD 6060 COLLIER BLVD 148,656 1991 5.00 6 25368002589 LOWE'S HOME CENTERS INC 12730 TAMIAMI TRL E 223,755 2010 5.00 Total 807,449 10.00 7 '61834840006 GULF GATE PLAZA 2900 TAMIAMI TRL E 208,208 1969 10.00 8 00390080002 WAL-MART STORES EAST LP 3451 TAMIAMI TRL E 126,837 1993 10.00 9 28750000028 COURTHOUSE SHADOWS 3390 TAMIAMI TRL E 117,040 1987 10.00 11 00391600009 TOWN CENTER 3903 TAMIAMI TRL E 289,673 1987 10.00 13 00390680004 HOME DEPOT USA INC 1663 AIRPORT RD S 110,800 2000 10.00 Total 852,558 15.00 2 59712000488 WAL-MART STORES EAST LP 9885 COLLIER BLVD 203,652 2004 15.00 10 '23945007103 BERKSHIRE COMMONS 7301 RADIO RD 132,912 1991 15.00 Total 336,564 Marco Island 12 56930960002 MARCO CENTER 1089 COLLIER BLVD N 110,596 1998 Grand Total 2,107,167 Source: Collier County Property Appraiser The thirteen properties above have are within the 100,000 sqft minimum threshold and are consider competing supply to the potential uses on the site. These sites include the assembled large parcels that are improved with community serving retail uses, as well as the out parcels that are directly access from the larger improvement. Vacant sites with the potential for commercial development The next step in this analysis is to identify parcels within the market area that have similar functional utility to the subject site in order to estimate the potential commercial square footage that could be built on those sites. Located below we identified twelve sites that fall with the following parameters that could provide competing commercial space; • 10 Acres or more, and • Have frontage and access on a major roadway, and • Are currently classified as Vacant Commercial Land Use per the Collier County Property Appraiser, and/or • Are located within a FLU category that allows commercial development. Located below is a list of potential sites that have adequate functional utility and could be developed with commercial uses.These sites are also segregated by their location from the subject site.This is followed by a map showing the existing competing center and the potential development sites with a map reference. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 9 Table 2. Potential Community-Service Inventory Remaining Dist Map ID OWNER NAME PUD Name LAND USE CODE Appr SQFT 5 1 KRG 951&41 Ilc Tamiami Crossings Vacant Commercial 245,000 5 11 COLLIER LAND DEVELOPMENT INC Sable Bay Acreage Not Zoned Agricultural 146,876 5 14 NEW COMMUNITIES Lely Resort PUD 158,859 Total 5 Minute 550,735 10 15 NEW COMMUNITIES Hacienda Lakes PUD 327,000 Total 10 Minute 327,000 15 2 BC NAPLES INVESTMENTS LLP East Gateway Vacant Commercial 200,000 15 3 NEW HOPE MINSTRIES New Hope Minitries Acreage Not Zoned Agricultural 76,373 15 4 BENDERSON TR,RONALD 1-75 Alligator Alley PUD Vacant Commercial 258,249 15 5 VICTORIA ESTATES LTD ET AL Golden Gate Commerce Park Vacant Commercial 270,000 15 6 1-75 ASSOCIATES LLC Collier Blvd Mixed Use Vacant Commercial 270,000 15 7 DAVIS CROSSINGS VIII LLC ET AL 1-75 Collier Blvd Commerical Vacant Commercial 83,000 15 8 HIGHLAND PROP OF LEE&COLLIER Taormina Reserve Acreage Not Zoned Agricultural 262,000 15 9 STROHL FAMILY LLC Shopps at Santa Barbara Vacant Commercial 146,785 15 10 FFT SANTA BARBARA II LLC Freestate Vacant Commercial 134,427 15 12 ABERCIA,RALPH Forest Glen Vacant Commercial 100,000 15 13 NEW COMMUNITIES Fiddlers Creek PUD 300,000 Total 15 Minute 2,100,834 Total 2,978,569 The sites above are PUD's that include commercially approved square footage that would compete with the subject site. New Communities that are currently selling developer product are also included on this list. Fiddler's Creek and Hacienda Lakes have sites designated for commercial development in front of their communities. Lely Resort's square footage reflects the remaining approved for public use. Additional commercial square footage in Lely is approved, however it is reserved for community owner's only and is not available for public access. These sites would include the Players Club and the Ole' Town center within the Lely Resort DRI. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 1 0 OM. rrc Files r. E. Primary Trade Area :FU, 1 a Inr-wo g s .,.n r.d. c Golden Gate L.n z � :.-pr: A.i�aa Fe ©0 _ � u,...l.i 1 12 __., 1 • N u, J� p. L c. FT ,r. • p. . 'LIK�S `Li L C:.rtn-:kv" .b 1 9 © ' . 11 1;:1"..7.,..;7.: T maa,,,, N.Yf..•;X!p.N-,rvr.[d - 11 FLi,F-, -.. !e - :.� .... Naples Minor S 4.- Il © 'F rt.©vv Legend -SMinDrivetime g \\\*NN ,TI - New l0M i nDrive / Newl5MinDrive - a na-. -New Marco Fi nalRetai lP rojectswO otP ar .,,,'tLb. Fi.r• _na MI VacantC ommS ites72714 I I SubjectSite Sources -I,HERE.cettrme,US S. . map,inoens<nt P Ccrp„fi P.GAh,• Esri span,ME11.E;ri Chine;Hcng Kcng). ia'yTheiland).TcmTcm. j mylndia,S OpenStre ttaap car•.tibutas,anoR7 CIS User Community ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 1 1 Primary Trade Area napes Manor cJ i©Yr d 6 on 4 !..v. rr+ ml Cyr•'-.i4L Ly4 f: 3r. r GA�rI(r 12 44- &arca Legend Gaadland - 5MinDrivetime Newl0MinDrtve New15MlnDrive isrand - New Marco F nalRetai lP ro jectswOutPar VacantCommSites72714 n SubjectSite ^Sc!+oss:Eari.HERE.eeLcrme,USG..Intsmap. F Cern.,1JRC:h, Eari iapan,tv1ETI.Earl China tHcngXcng).Earl IThalana).TcrnTem. i t h c'riiylnd la,S OperS teetMap'EcaEEtutas,and the GlS U sar Cemmunily c ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 12 ter, The twelve existing centers have a combined total of 2,107,167 square feet of leasable space with 807,449 sqft located within 5 minutes, 852,558 sqft located between the 5 and 10 minute area, 336,564 sqft between the 10 and 15 minute area and 110,596 sqft on Marco Island. The fifteen vacant sites located in PUD's that have approved commercial square footage have a combined total of 2,978,569 sqft within the trade area. Within the 5 minute area there is a total of 550,735 sqft, between 5 and 10 minutes there are 327,000 sqft and between 10 and 15 minutes there are a total of 2,100,834 sqft. The large percentage of potential commercial square footage in the area between 10 and 15 minutes be due to the concentration of vacant commercial land surrounding the 1-75 and Collier Blvd interchange. The sum of the existing commercial square footage from Table 1 and the approved commercial square footage in the PUD's in Table 2 reflect the total square feet supply potential in the trade area. Located below is a summary of these retail supply categories. Table 3. Total Existing and Vacant Zoned Commercial segregated by Drive Time Market Area SQFT Pct of Total 5 Minute Existing 807,449 59% 5 Minute Potential 550,735 41% 5 Minute Total 1,358,184 10 Minute Existing 852,558 72% 10 Minute Potential 327,000 28% 10 Minute Total 1,179,558 15 Minute Existing 336,564 14% 15 Minute Potential 2,100,834 86% 15 Minute Total 2,437,398 Marco Island Existing 110,596 100% Marco Island Potential - Marco Island Total 110,596 This subtotal reflects the existing square footage of commercial space and the potential for new commercial space based the approved square footage in the active PUD. Located below is the summary of both the existing and potential for each market area in the study. Table 4. Market Area totals Status SQFT HTD Existing 2,107,167 Vacant Zoned Comm 2,978,569 Sub Total 5,085,736 ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 13 3.0 Proposed Amendment Impact on the Supply If the proposed Project is approved, it could add 250,000 square feet to the inventory of commercial-retail land to the market area community-serving retail market. 4.0 Analysis of the Need for the Proposed Amendment to the Market 4.1 Overview As noted above, the need for amending the adopted Plan revolves around whether or not the market contains enough commercial land to provide a sufficient degree of flexibility to accommodate the future projected level of demand for commercial retail space. It must be demonstrated that the amount of land allocated in the market to community retail uses does not provide this level of flexibility in satisfying future demand. For this study, the supply of land with existing commercial retail development, the supply of vacant commercial designated land, and the supply of suitable lands designated by the Collier County FLUM as having the potential to be commercial were compared to the demand for community serving commercial retail land as generated by projected population/household growth in the market area. For this study we are using a market capture method to estimate the overall net need for the subject market area. In order to do this, we prepared market area population forecast and demand for commercial square footage forecast for each of the four drive time markets. Each drive time market area was analyzed independently in order to derive a net need for the primary market area in total. Located below are the results of each drive time analysis. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 14 4.2 Demand for Commercial Space in the Project's Market Area and the Allocation Ratio In order to estimate the demand for commercial service, we need to estimate the population for the market area. This population estimate is based on data obtained from ESRI and is supplemented by the housing unit count from the Collier County Property Appraiser's data for July 2014. The Consultant also used an allocation factor in determining the demand for commercial retail space in the market area. The appropriate factor depends on a number of issues including the nature and speed of development in the market area, as well as the degree to which population forecasts are subject to error. The former Florida Department of Community Affairs ("DCA") endorsed a factor of 1.25 for these kinds of analyses. While the appropriate level for the allocation ratio was still subject to debate at time DCA was dismantled, the Consultant has applied a factor of 1.25 in this study in order to remain conservative. The allocation ratio measures the amount of additional acreage or demand required in relation to the directly utilized acreage or demand to assure proper market functioning in the sale, usage and allocation of land. The additional acreage or demand is required in order to maintain market level pricing and to account for the likelihood that certain lands will not be placed on the market for sale during the forecast horizon, or may be subject to future environmental or other constraints. Thus, the lands allocated in the FLUM should be considerably greater than those that will actually be used or developed. 5 Minute Drive time Table 5. Market Area Population Forecast 5 Minute TA 2010 2014 2019 2025 2030 Trade Area Population 14,169 14,896 20,495 23,151 24,571 TA HH Size 2.84 2.84 2.84 2.84 2.84 TA HHs 4,988 5,288 7,215 8,150 8,650 TA Avg HH Income $59,610 $67,092 $88,237 $107,354 $130,613 Source: ESRI Table 6. Demand for Community Commercial Sq. Ft. for 5 Minute TA 5 Minute Drive 2014 . 2019 2025 2030 Community Retail Demand(sqft) 239,989 430,646 591,845 764,246 Market Factor-Allocation Ratio 1.25 1.25 1.25 1.25 Retail Demand w/Allocation Ratio(sqft) 299,986 538,307 739,806 955,307 Vacant Supply (sqft) 0 100000 200000 550,735 Existing Supply (sqft) 807449 807449 807449 807449 Net Need(sqft) (507,463) (369,142) (267,643) (402,877) ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 15 Between 5 and 10 Minute trade area Table 7. Market Area Population Forecast 10 Minute TA 2010 2014 2019 2025 2030 Trade Area Population 29,611 30,830 36,205 39,418 42,233 TA HH Size 2.25 2.25 2.25 2.25 2.25 TA HHs 13,188 13,772 16,125 18,250 20,254 TA Avg HH Income $62,801 $70,683 $84,399 $97,842 $113,426 Source: ESRI Table 8. Demand for Community Commercial Sq. Ft. for 10 Minute TA Between 5 and 10 Min Drive 2014 2019 2025 2030 Community Retail Demand (sqft) 658,482 920,597 1,207,866 1,554,007 Market Factor-Allocation Ratio 1.25 1.25 1.25 1.25 Retail Demand w/Allocation Ratio(sqft) 823,102 1,150,747 1,509,833 1,942,509 Vacant Supply (sqft) 0 100000 200000 327,000 Existing Supply (sqft) 852558 852558 852558 852558 Net Need (sqft) (29,456) 198,189 457,275 762,951 Between 10 and 15 Minute Trade area Table 9. Market Area Population Forecast 15 Minute TA i 2010 2014 2019 2025 2030 Trade Area Population 49,418 50,634 60,701 66,087 70,808 t TA HH Size 2.47 2.47 2.47 2.47 2.47 TA HHs 20,002 22,544 24,569 26,457 28,450 TA Avg HH Income $64,408 $72,492 $86,559 $100,346 $116,328 Source: ESRI Table 10. Demand for Community Commercial Sq. Ft. for 15 Minute TA Between 10 and 15 Min Drive 2014 2019 2025 2030 Community Retail Demand (sqft) 1,105,480 1,438,569 1,795,849 2,238,709 Market Factor-Allocation Ratio 1.25 1.25 1.25 1.25 Retail Demand w/Allocation Ratio(sqft) 1,381,850 1,798,211 2,244,812 2,798,387 Vacant Supply (sqft) - 250,000 500,000 2,100,834 Existing Supply (sqft) 336,564 336,564 336,564 336,564 Net Need(sqft) 1,045,286 1,211,647 1,408,248 360,989 ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 16 Marco Island Drive time Table 11. Market Area Population Forecast Marco TA 2010 2014 2019 2025 2030 Trade Area Population 18,599 18,930 22,330 24,986 27,757 TA HH Size 1.98 1.98 1.98 1.98 1.98 TA HHs 9,371 9,578 11,251 12,589 13,985 TA AvgHHlncome $102,222 $115,052 $137,378 $159,259 $184,624 Source: ESRI Table 12. Demand for Community Commercial Sq. Ft. for Marco TA Marco Island 2014 2019 2025 2030 Community Retail Demand(sqft) 745,417 1,045,536 1,356,204 1,746,556 Market Factor-Allocation Ratio 1.25 1.25 1.25 1.25 Retail Demand w/Allocation Ratio(sqft) 931,771 1,306,920 1,695,255 2,183,195 Vacant Supply (sqft) - - - - Existing Supply (sqft) 110,596 110,596 . 110,596 110,596 Net Need (sqft) 821,175 1,196,324 1,584,659 2,072,599 The information above is the basis for estimating the market demand for community retail uses within the 5 minute drive time area and between 5 and 10 minutes, 10 and 15 minutes and Marco Island. This forecast information indicates that the market's demand for commercial space will increase in relation the population within each drive time area. The data from ESRI does not accurately forecast the number of housing units in an area of rapid growth life the trade area. In these cases we supplemented the ESRI households with an estimate of finished units in the newly developing communities. The 5 minute trade area household count was increased by 1,500 units in 2020 to account for the addition of 500 households in Treviso Bay and 1,000 households in Isles of Collier Preserve. By 2025, it is anticipated that Treviso Bay will be built out, however the Isles.at Collier Preserve, will still be marketing. Using the same absorption rate, we increased the 2025 households by 600, which would account for the remaining units in Isles of Collier Preserve. The 10 minute trade area household count was increased by 1,000 units in 2020, 760 in 2025 to account for the addition of new units within Hacienda Lakes. This community has approval for the development of 1,760 homes of which we are accounting for the build out within our forecast window. Naples Reserve also falls into the 10 minute drive time. This community is approve for 1,157 units and marketing is expected to commence in 2015. In order to account for these units,we increased the 2020 household count by 750 and the 2025 household count by the remaining 407 units. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 17 The Consultant has developed a retail demand model to project the demand for retail space based on the number of households and their income and demographic characteristics within each of the drive time areas. The documentation for the model is rather voluminous. This methodology is reproduced here in Appendix A2. Growth management practices suggest that the greater the time horizon of the comprehensive plan, the greater the allocation ratio needed to maintain flexibility of the comprehensive plan. Other factors that influence the commercial allocation ratio are the nature and speed of the developing area and the area's general exposure to growth trends in the market. Table 13 summaries the market capture from each of the trade area commercial net need calculations presented above.The market capture percentages are reflective of the portion of the market that this sites retail uses could reasonable expect to capture. Depending of the type of use of tenant at the site, these capture rates will vary. Located below is our estimate of market capture for each drive time trade area. Table 13. Net Need Market Capture for Community Commercial Sq. Ft. Distance Market Capture 2014 2019 2025 2030 5 Minute Drive 50% (253,732) (184,571) (133,821) (201,438) 10 Minute Drive 20% (5,891) 39,638 91,455 152,590 15 Minute Drive 10% 104,529 121,165 140,825 36,099 Marco Island 20% 164,235 239,265 316,932 414,520 Total 9,141 215,496 415,390 401,771 We assume that 50% of the 5 minute trade area will visit the sites retail uses. This is based on the fact the most convenient retail uses will capture the largest share of the market.The site is estimated to capture 20% of the 10 minute trade area due to easy access and visibility on US 41. The low market capture rate for the 15 minute trade is reflective of the abundance of vacant commercial land surrounding the 1-75 interchange and the amount of alternative centers in the trade area. As noted in the 15 minute net need analysis, over 2,100,000 square feet of vacant commercial land is potential competition to the subject site, however, over 1,100,000 square feet is located at the 1-75 interchange and is significantly influenced by interstate drive by traffic. Because of these factors, we limited to the market capture for this area to 10 percent. Marco Island is outside the normal 15 minute drive time, however due to its limited land for new commercial development and its access near the subject site, it is included in our analysis. I estimated the market capture of Marco Island to be 20%, which accounts for the current net need estimated from our analysis. The growth of the island and its lack of available sites for community serving retail uses currently pushes the demand off the island and into our general trade area. The future growth of the island will result in the more visits to the 5 minute trade area surrounding the subject site. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 18 As shown by Table 13, using the market capture estimated for each drive time and Marco Island, the net need in the horizon year of 2030 is estimated at 401,771 sqft of community based retail. Based on this analysis, there is a clear and compelling case for adding additional land with community-serving commercial use to this market. The demand for additional square footage in this market exceeds the potential for the subjects 31 +1- acre site. 5.0 Conclusions Taking into account all developed, vacant and potential commercial land in the market; there are currently insufficient lands designated for commercial uses to provide a reasonable degree of market flexibility in accommodating community serving retail uses within the primary market area. Demand from households east of the market area in Goodland, Port of the Isles and Everglades City, further add to this need. This subject site is designed to serve community demand for commercial space and is the only site of adequate functional utility to allow for flexible development. The location provides the access and visibility that is required for this type of development. The under-allocation of suitable commercial property supports the need for this additional commercial acreage. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 19 APPENDIX A 1 Retail Demand Methodology 1.0 Methodology The methodology employed in the analysis of the demand for retail space at this site is based on a consumer expenditures model. This model can estimate the aggregate market demand for retail space, the demand for retail space at a specific location, and the effective supply of competing retailers in the area. The net demand for retail space at the location being studied is determined as the difference between the site demand and the effective supply of competition. 2.0 Aggregate Market - Retail Demand MJT Realty Economic Advisors, Inc. utilized a model to determine retail demand. This model estimates retail demand by square footage, shopping center type and store type. These sources are census based (ESRI) local area households and household income data, consumer expenditure profiles from the U.S. Department of Labor Consumer Expenditure Survey, Department of Revenue Gross Sales data, and Urban Land Institute shopping center tenant profiles, square footage requirements and average sales per square foot by store type from the publication Dollars and Cents of Shopping Centers. The model operates by first determining retail household expenditures for market area households. Expenditures are determined through application of the results of the Consumer Expenditure Survey, conducted by the U.S. Department of Labor. This survey of over 30,000 households nationwide provides detailed information on average dollar expenditure amounts and the expenditure percent of household income, for all household expenditures. The income expenditure percentages are applied to the average local area household income and multiplied by the number of households to determine market area spending potential for retail store goods. Next, the historic Department of Revenue (DOR) Sales data (for the county in question) is indexed by tenant classification2, from the Dollars and Cents of Shopping Centers. The expected expenditures on retail goods are then applied to this county specific (DOR) index 1 to determine an estimate of spending by major store type (tenant classification). The determination of sales by retail center (neighborhood, community, regional, super-regional) is determined through the construction of an index of surveyed sales by center type (also located in the Dollars and Cents of Shopping Centers). 2 Tenant Classification are: general merchandise, food, food service, clothing and accessories, shoes, home furnishings, home appliances/music, building materials and hardware, automotive, hobby/special interest, gifts/specialty,jewelry, liquor, drugs, other retail, personal services, entertainment/community. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 20 Supportable square feet of a retail center is determined by applying the average sales per square foot of GLA, found in Dollars and Cents of Shopping Centers, to the expected sales by store type (tenant classification). In addition to determining the supportable square feet of retail space, MJT Realty Economic Advisors has determined the expected sales by DOR retail classification, which is a subset of the individual store types (tenant classifications). Provided below are income and expenditure data used in the analysis for each of the four trade areas in this report. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 21 5 Minute Drive Time Total Market Income Exp. Income Avail.for Year HHs AVG HH Income Income L Retail 2014 5,288 $67,092 $354,780,276 36.50% $129,480,164 Source:MJT Realty Economic Advisors,Inc.;U.S Census;Collier Comprensive Planning Dept.;Bureau of Labor Statistics Source:Fishkind&Associates,Inc;U.S.Census Bureau;Bureau of Labor Statistics Source:Fishkind&Associates,Inc;Florida Department of Revenue;Dollars&Cents of Shopping Centers,2008-Urban Land Institute DISTRIBUTIONS BY STORE TYPE (ALL CENTER TYPES) (%)Allocation 2014 Expenditures MI GENERAL MERCHANDISE 14.48% $18,743,999 FOOD 15.27% $19,765,409 FOOD SERVICE 10.73% $13,892,760 CLOTHING&ACCESSORIES 4.48% $5,797,860 SHOES 0.37% $484,276 HOME FURNISHINGS 7.10% $9,194,939 HOME APPLIANCES/MUSIC 3.67% $4,756,492 BUILDING MATERIALS/HARDW 11.73% $15,188,530 AUTOMOTIVE 23.35% $30,233,996 HOBBY/SPECIAL INTEREST WITH HOBBY/SPECIAL WITH HOBBY/SPECIAL GIFT/SPECIALTY 1.86% $2,413,209 JEWLERY 0.56% $730,220 LIQUOR WITH FOOD SERVICE 'WITH FOOD SERVICE DRUGS 0.87% $1,123,621 OTHER RETAIL 1.44% $1,860,016 PERSONAL SERVICERS 0.69% $895,891 ENTERTAINMENT 3.40% $4,398,948 TOTAL $129,480,164 Source:MJT Realty Economic Advisors,Inc.;Florida Department of Revenue;Dollars&Cents of Shopping Centers,2008- Urban Land Institute. MEDIAN SALES PER SQFT-COMMUNITY CENTER COMMUNITY 2014 COMMUNITY MED$!SF SQFT SUPPORTABILITY GENERAL MERCHANDISE $149.50 7,999 FOOD $350.38 34,825 FOOD SERVICE $298.41 20,865 CLOTHING&ACCESSORIES $232.68 2,516 SHOES $192.73 294 HOME FURNISHINGS $209.28 18,567 HOME APPLIANCES/MUSIC $302.20 3,561 BUILDING MATERIALS/HARDWARE $388.65 36,959 AUTOMOTIVE $237.92 88,423 HOBBY/SPECIAL INTEREST $208.86 GIFT/SPECIALTY $170.42 3,931 JEWLERY $288.20 81 LIQUOR $376.46 DRUGS $429.07 1,289 OTHER RETAIL $247.53 1,820 PERSONAL SERVICERS $176.87 2,181 ENTERTAINMENT $76.61 16,679 TOTAL 239,989 Source:MJT Realty Economic Advisors,Inc.;Florida Department of Revenue;Dollars&Cents of Shopping Centers,2008- Urban Land Institute. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 22 Between 5 and 10 Minute Drive Time Total Market Income Exp. Income Avail.for Year HHs AVG HH Income Income % Retail 2014 13,772 $70,683 $973,447,361 36.50% $355,268,127 Source:MJT Realty Economic Advisors,Inc.;US Census,Collier Comprehensive Planning,Bureau of Labor. DISTRIBUTIONS BY STORE TYPE (ALL CENTER TYPES) 1%l Allocation 2014 Expenditures(s) GENERAL MERCHANDISE 14.48% $51,429,849 FOOD 15.27% $54,232,398 FOOD SERVICE 10.73% $38,119,002 CLOTHING&ACCESSORIES 4.48% $15,908,189 SHOES 0.37% $1,328,757 HOME FURNISHINGS 7.10% $25,229,107 HOME APPLIANCES/MUSIC 3.67% $13,050,879 BUILDING MATERIALS/HARDWAR 11.73% $41,674,342 AUTOMOTIVE 23.35% $82,956,143 HOBBY/SPECIAL INTEREST WITH HOBBY/SPECIAL WITH HOBBY/SPECIAL GIFT/SPECIALTY 1.86% $6,621,372 JEWLERY 0.56% $2,003,580 LIQUOR WITH FOOD SERVICE WITH FOOD SERVICE DRUGS 0.87% $3,082,995 OTHER RETAIL 1.44% $5,103,518 PERSONAL SERVICERS 0.69% $2,458,148 ENTERTAINMENT 3.40% $12,069,848 TOTAL $355,268,127 Source:MJT Realty Economic Advisors,Inc.;Florida Department of Revenue;Dollars&Cents of Shopping Centers,2008- Urban Land Institute. MEDIAN SALES PER SOFT—COMMUNITY CENTER COMMUNITY 2014 COMMUNITY MED$ISF SOFT SUPPORTABILITY GENERAL MERCHANDISE $149.50 21,948 FOOD $350.38 95,553 FOOD SERVICE $298.41 57,249 CLOTHING&ACCESSORIES $232.68 6,903 SHOES $192.73 807 HOME FURNISHINGS $209.28 50,944 HOME APPLIANCES/MUSIC $302.20 9,770 BUILDING MATERIALS/HARDWARE $388.65 101,409 AUTOMOTIVE $237.92 242,616 HOBBY/SPECIAL INTEREST $208.86 GIFT/SPECIALTY $170.42 10,785 JEWLERY $288.20 221 LIQUOR $376.46 DRUGS $429.07 3,536 OTHER RETAIL $247.53 4,993 PERSONAL SERVICERS $176.87 5,983 ENTERTAINMENT $76.61 45,764 TOTAL 658,482 Source:MJT Realty Economic Advisors,Inc.;Florida Department of Revenue;Dollars&Cents of Shopping Centers,2008- Urban Land Institute. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 23 Between 10 and15 Minute Drive Time Total Market Income Exp. Income Avail.for Year HHs AVG HH Income Income [ Retail 2014 22,544 $72,492 $1,634,254,495 36.50% $596,435,469 Source:MJT Realty Economic Advisors,Inc.;US Census,Collier Comprehensive Planning,Bureau of Labor. DISTRIBUTIONS BY STORE TYPE (ALL CENTER TYPES) 1%)Allocation 2014 Expenditures($) GENERAL MERCHANDISE 14.48% $86,342,072 FOOD 15.27% $91,047,081 FOOD SERVICE 10.73% $63,995,398 CLOTHING&ACCESSORIES 4.48% $26,707,175 SHOES 0.37% $2,230,760 HOME FURNISHINGS 7.10% $42,355,429 HOME APPLIANCES/MUSIC 3.67% $21,910,232 BUILDING MATERIALS/HARDWARE 11.73% $69,964,215 AUTOMOTIVE 23.35% $139,269,420 HOBBY/SPECIAL INTEREST WITH HOBBY/SPECIAL WITH HOBBY/SPECIAL GIFT/SPECIALTY 1.86% $11,116,171 JEWLERY 0.56% $3,363,674 LIQUOR WITH FOOD SERVICE WITH FOOD SERVICE DRUGS 0.87% $5,175,831 OTHER RETAIL 1.44% $8,567,948 PERSONAL SERVICERS 0.69% $4,126,818 ENTERTAINMENT 3.40% $20,263,245 TOTAL $596,435,469 Source:MJT Realty Economic Advisors,Inc.;Florida Department of Revenue;Dollars&Cents of Shopping Centers,2008- Urban Land Institute. MEDIAN SALES PER SQFT-COMMUNITY CENTER COMMUNITY 2014 COMMUNITY MED ISF SQFT SUPPORTABILITY GENERAL MERCHANDISE $149.50 36,848 FOOD $350.38 160,417 FOOD SERVICE $298.41 96,112 CLOTHING&ACCESSORIES $232.68 11,589 SHOES $192.73 1,355 HOME FURNISHINGS $209.28 85,526 HOME APPLIANCES/MUSIC $302.20 16,401 BUILDING MATERIALS/HARDWARE . . $388.65 170,249 AUTOMOTIVE $237.92 407,311 HOBBY/SPECIAL INTEREST $208.86 GIFT/SPECIALTY $170.42 • 18,107 JEWLERY $288.20 372 LIQUOR $376.46 DRUGS $429.07 5,936 OTHER RETAIL $247.53 8,383 PERSONAL SERVICERS $176.87 10,044 ENTERTAINMENT $76.61 76,831 TOTAL 1,105,480 Source:MJT Realty Economic Advisors,Inc.;Florida Department of Revenue;Dollars&Cents of Shopping Centers,2008- Urban Land Institute. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 24 Marco Island Total Market Income Exp. Income Avail.for Year HHs AVG HH Income Income % Retail 2014 9,578 $115,052 $1,101,965,772 36.50% $402,172,045 Source:MJT Realty Economic Advisors,Inc.; US Census,Collier Comprehensive Planning,Bureau of Labor. DISTRIBUTIONS BY STORE TYPE (ALL CENTER TYPES) t°)Allocation 2014 Expenditures($) GENERAL MERCHANDISE 14.48% $58,219,823 FOOD 15.27% $61,392,376 FOOD SERVICE 10.73% $43,151,626 CLOTHING&ACCESSORIES 4.48% $18,008,451 SHOES 0.37% $1,504,185 HOME FURNISHINGS 7.10% $28,559,954 HOME APPLIANCES/MUSIC 3.67% $14,773,908 BUILDING MATERIALS/HARDWARE 11.73% $47,176,355 AUTOMOTIVE 23.35% $93,908,344 HOBBY/SPECIAL INTEREST WITH HOBBY/SPECIAL WITH HOBBY/SPECIAL GIFT/SPECIALTY 1.86% $7,495,552 JEWLERY 0.56% $2,268,101 LIQUOR WITH FOOD SERVICE WITH FOOD SERVICE DRUGS 0.87% $3,490,025 OTHER RETAIL 1.44% $5,777,304 PERSONAL SERVICERS 0.69% $2,782,683 ENTERTAINMENT 3.40% $13,663,357 TOTAL $402,172,045 Source:MJT Realty Economic Advisors,Inc.;Florida Department of Revenue;Dollars&Cents of Shopping Centers,2008- Urban Land Institute. MEDIAN SALES PER SQFT-COMMUNITY CENTER COMMUNITY 2014 COMMUNITY MED$/SF SOFT SUPPORTABILITY GENERAL MERCHANDISE $149.50 24,846 FOOD 5350.38 108,168 FOOD SERVICE $298.41 64,807 CLOTHING&ACCESSORIES $232.68 7,814 SHOES $192.73 914 HOME FURNISHINGS $209.28 57,670 HOME APPLIANCES/MUSIC $302.20 11,059 BUILDING MATERIALS/HARDWARE $388.65 114,798 AUTOMOTIVE $237.92 274,647 HOBBY/SPECIAL INTEREST $208.86 GIFT/SPECIALTY $170.42 12,209 JEWLERY $288.20 251 LIQUOR $376.46 DRUGS $429.07 4,003 OTHER RETAIL $247.53 5,653 PERSONAL SERVICERS $176.87 6,773 ENTERTAINMENT $76.61 51,806 TOTAL 745,417 Source:MJT Realty Economic Advisors,Inc.;Florida Department of Revenue;Dollars&Cents of Shopping Centers,2008- Urban Land Institute. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 25 APPENDIX A 2 Collier County Future Land Use Map 7 , . 1211 I R 24 E R 22 E I 1 21 1 I 1211 E 1301 I 1 31 1 I 1321 . 0331 0341 I , 2012—2025 ....!•41.,...F.P.A ......“.•,..• -.--• Li •••••••••..m. 0.,............... 1 _ FUTURE LAND USE MAP ......,__ -----1--_, . ri----...,....,..- .Z.V.'.........L .0............L..... a-........... : . N Et t■Telt DE01.1.1011 ■ .. Collier County Florida . , 0 94t...4.VAMIA.M./..1 ft OW.OF 1.RIM OVERLATARERAIKINDOVI 1 a.-.........000..... 1MR/0M AM . ONIMPAW•gr./.1..1407rn.s., •174."'"..V.ii.;17.•..,-.. kt..!!....[..7..-.A4 I- 'COLLAR COOCIIVRIBLY.a A01.01.7URY I ' =c...s.ca.++.5acrasc,.. CI:4...4.%Felc mac act 3............. ARECASSUSKOITEPWILISHIV OWNIAT.1.. I ' III:c=cc="W:cri C...............Ccet - — I 11 Inrair4..., •0Z7e.'LL'9.1=1"'"'" --,.....-.,'r.,,^,r0,...........1 r. ,,_. . ._.. ..,...„.._____ , ...,...........„..„,.•. ... _ _.l'-,-- , •riciI. zr..- Ett=4-.....r....4....- •t.-otiiIr.:444-- LA r.z.z.r.--74....,...,.., 1 . •tiracrccc-c...4 I t •"'L.:YAW.:`"'......''" ..„....0.0.............. '''l',"...=...F.. 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'et__ ....... ...n.••••■ _ ''' An - " ,---- '-'-- --7-.........-= I • '_-.-- ...=_,,,..2..__ . d trdr; I ii_.) --r- —, • ( - .......__...— -a ..•`'''' "".`'''"' ....,.*.'"al ■'t. . ,,V,"..X.,• ''' ■.,.- _ —— I..=.a=:3 — `.e. %6 -,KA• --e, . ,--az..v..r.,-,- . ,,.., ,..z..---- -.7-:,.,., ...eloo,rx v•AN.3 -.., ".••••■ %... .. . s• ...,. i I ' „....... — 4.4"'",,• :;:,11)•?•11'• —---,LT.-rf--- X1'.14- 5.1 • '. - a '' RRINIC r•..•.:4'7:' I 2-- \-▪-"' ri->, -'•-- • 11,?...---;=.1-- '-' ,.. ..--A-A AiiIitw;A: ,"--. 1, ‘..f.,-;4:'; 4 •......-`,.?, ' a.4-41.cen .fiL 1 cer 1:)) h.:7:!:- qf \ ..., . ii°''''''' .■•-.... , -.' 74 0 J. - (i s ;'~'I'-'ix*--.„ ,;1.1'•"1-'4 TA . - g:"7.."`%1,r."1"7.77.2.5'.i.T.:,---• --4 ..%1. kit ,:.0. . ...lc i ',It ,t..• _c. 1 C.K. — J 0 25 E I 1231 0271 I R 21 E I 0211 11 30 E I R 91 E I 0321 I 0331 I 1141 . . . ( ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 26 APPENDIX A 3 ESRI Demographic Summary • i -) esri Demographic and Income Profile uncentian 248 Benson St,Naples,Florida,34113 - -Drive Time:5 minute radius -"'�•=" -: - - - Summary Census 2010 201.4 2019 Population 14,169 14,896 I6,021 Households 4,958 5,288 5,746 Families 3,569 3,758 4,055 Average Household Size 2.82 2.80 2.77 Owner Occupied Housing Units 3,723 3,735 4,035 Renter Occupied Housing Units 1,265 1,549 1,711 Median Age 39,6 41.7 44.2 Trends:2014-2019 Annual Rate Area State National Population 1.47% 1.06% 0.73% Households 1.65% 1.06% 0.75% Families 1.53% 0.95% 0.66% Owner HHS 1.54% 0.93% 0.69°6 Median Household Income 3.86% 3.16% 2.74% 2014 2019 Households by Income Number Percent Number Percent <$15,000 685 13.0% 680 11.8% $15,000-$24,994 809 1.5.3% 622 10.8% $25,000-$34,999 81.9 15.5% 700 12.2% $35,000-$49,999 875 16.5% 983 17.1% $50,000-$74,999 846 16,0°!° 1,083 18.8% $75,000-$99,999 526 9.9% 703 122% $100,000-$149,999 40-4 7.6% 497 8.6% $150,000-$199,999 152 2.9°!0 232 4.0% $200,000+ 171 3.2% 246 4.3% Median Household Income $39,486 $47,725 Average Household Income $59,610 $69,555 Per Capita Income $21,285 $25,123 Census 2010 2014 2019 Population by Age Number Percent Number Percent Number Percent 0-4 992 7.0% 990 6.6% 1,032 6.4% 5-9 1,028 7.3% 1,015 6.8% 1,033 6.4% 10-14 926 6.5% 941 6.3% 963 6.0% 15-19 989 7.0% 868 5.8% 883 5.5% 20-24 745 5.3% 855 5.7% 734 4.6% 25-34 1,650 11.6% 1,694 11.4% 1,805 11.3% 35-44 1,690 11.9% 1,618 10.9% 1,690 10.5% 45-54 1,619 11.4% 1,663 11.2% 1,655 10.3% 55-64 1,544 10.9% 1,817 12.2% 2,121 13.2% 65-74 1,708 12.1% 1,983 13.3% 2,405 15.0% 75-84 1,001 7.1% 1,121 7.5% 1,316 8.2% 85+ 276 1.9% 328 2.2% 382 2.4% Census 2010 2014 20/9 Race and Ethnicity Number Percent Number Percent. Number Percent White Alone 9,885 69.8% 10,207 68.5% 10,729 67.0% Slack Alone 2,215 15.6% 2,470 16.6% 2,865 17.9% American Indian Alone 76 0.5% 80 0.5% 59 0.6% Asian Alone 89 0.6% 111 0.7% 145 0.9°.% Pacific Islander Atone 5 0.0% 6 0.0% 7 0.0% Some Other Race Alone 1,559 11.0% 1,660 11.151, 1,797 11.2% Two or More Races 339 2.4% 362 2,4% 390 2.4% Hispanic Origin(Any Race) 6,023 42.5% 6,307 42.3% 6,865 42.9% Data Note:Intone is expressed in cement dotinms. Source:U.5.Census Bureau,Census 2010 Sutanary.Ale 1. Esd forecasts for 2014 and 2019. July 30,2014 T414 i'... .;,•1e 1-,:f6 I ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 27 1 t 1 • ( _ i esr�a Demographic and Income Profile _ vncentian _ 248 Benson 5t,Naples,Florida,34113 LatiUaue: 8 0753a Drive Time:5 minute radius LL..agil;rre:-PI '21°6 Trends 2014-2019 „ 3.5- c ✓ 3 0.2.5 m▪ 2 1.5 = 1- ■Area Stat a „e; • USAe • 0.5 fl ta 0 Population Households Families Owner HHS Median HH Income Population by Age 14- 12- a, 10- L 1 1 1 F III 2014 2019 0 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+ /// 025K-5347.2014 Household Income 2014 Population by Race 5157.-$247. 65- sl, 15.35 60- 15.5% -a 55- <515K 50- 13.0% 45- = 40- i.2 35- 5200K+ 0.. 30- $357.-049K 3.2% 25- 16.5% 5150K-51997. 20 2.9% $1007.6$1497. 10- I J. .. 7.6% 10- $507.-574K 575K-$99K 5 16.0% 9.9% 0 White Black Am.Ind. Asian Pacific Other Two+ 2014 Percent Hispanic Origin:42.3% Source:U.S.Census Bureau,Census 2010 Summary File 1. rsri forecasts for 2014 and 2019. July 30,2014 e.2014 csri Facie 2 of 6 ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 28 • '` ) esrI. Demographic and Income Profile VinCentian 248 Benson St,Naples,Florida,34113 .•.1,.f, .. 5r'i Drive Time:10 minute radius Summary Census 2010 2014 2019 Population 43,780 45,726 48,797 Households 18,176 19,050 20,458 Families 11,596 12,095 12,942 Average Household Size 2.32 2.32 2.31 Owner Occupied Housing Units 12,935 12,852 13,730 Renter Occupied Housing Units 5,241 6,208 6,757 Median Age 47.7 50.0 52.3 Trends:2014-2019 Annual Rate Area State National Population 1.31% 1.06% 0.73% Households 1.46% 1.06% 0.75% Families 1.36% 0.95% 0.66% Owner HHs 1.33% 0.93% 0.69% Median Household Income 3.90% 3_16% 2.74% 2014 2019 Households by Income Number Percent Number Percent <515,000 2,286 12.0% 2,223 10.9% $15,000-$24,999 2,912 15.3°!0 2,237 10.9% $25,000-$34,999 2,672 14.0% 2,295 11.2% $35,000-$49,999 3,160 16.6% 3,403 16.6% $50,000-$74,999 3,125 16.4% 3,816 15.6% $75,000'$99,999 2,023 10.6°/a 2,702 13.2% $100,000-$149,999 1,606 8.4% 1,999 9.8% 9150,000-$199,999 527 2.8% 785 3.8% $200,000+ 749 3.9% 1,027 5.0% Median Household Income $41,593 550,367 Average Household Income $62,801 $73,730 Per Capita Income $26,477 531,121 Census 2010 2014 2019 Population by Age Number Percent Number Percent Number Percent 0-4 2,383 5,4% 2,343 5.1°!° 2,423 5.0% 5-9 2,266 5.2% 2,337 5.1% 2,369 4.9% 10-14 2,023 4.6% 2,077 4.5% 2,234 4.6% 15-19 2,192 5.0% 2,020 4.4% 2,104 4.3% 20-24 2,212 5.1% 2,324 5.1% 2,111 4.3% 25-34 4,778 10.9% 4,851 10.6% 4,927 10.1% 35-44 4,651 10.6% 4,543 9.9% 4,996 9.6°,6 45-54 5,039 11.S% 5,011 11.0% 4,383 10.0% 55-64 5,792 13.2% 6,235 13.6% 7,083 14.5% 65-74 6,608 15.1°/a 7,537 16.5% 9,755 17.9% 75-84 4,377 10.0% 4,673 10.294 5,260 10.8% 115± 1,461 3.3% 1,774 3.9% 1,954 4.0% Census 2010 2014 2019 Race and EthndcIty Number Percent Number Percent Number Percent White Alone 34,664 79.2% 35,484 77.6% 36,882 75.6% Slack Alone 4,626 10.6% 5,261 11.5% 6,254 12.8% American Indian Alone 191 0.4% 203 0.4°/u 225 0.5% Asian Alone 342 0.8% 427 0.9% 559 1.1% Pacific Islander Alone 15 0.0% 17 0.0% 19 0.0% Some Other Race Alone 3,068 7.0% 3,369 7.4% 3,775 7.7% Two or More Races 874 2,0% 965 2.1% 1,074 2.2.% Hispanic Origin(Any Race) 12,517 28.6% 13,495 29.5% 15,193 31.1% Data Note:lmorne is expressed in"went dollars. Source:U.S.Census Bureau,Census 2010 Summary rite 1. Esd forecasts kr 2014 and 2019. • July 30,2014 .:;Jt4 hi .:f,.• ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 29 +f ` ) esria Demographic and Income Profile Vincentian 248 Benson 5t,Naples,Florida,34113 I-ilituce:21:.:.7539 Drive Time:10 minute radius t.D:1C:a:c:0:-51.72145 Trends 2014-2019 y 3.5- c u 3- `e9 p.2.5- c_ m 2- rr 1.5- m 1_ Area c •• State Q 0.5- USA 0 Population Households Families Owner HI-Is Median HH Income Population by Age 16- 14- 12- m 10- 1 v 8- cr. 6- 2- '` 1;. I IN 2019 ( 0 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+ i 2014 Household Income 2014 Population by Race \\ 515K-s24K 7O s25K•834K 15.3% 14.0% i 60 +!' �` <515K 12.0% 50 Mk-s49K Lr N O 16.6% i szooK� °- 30 1,:.s, 3.9% y $150K•$199K *F .B% 20 5100K-5149K ''` B.a% 10 550K-$74K L- 16.4% $75K-$99K 10.6% White Black Am.Ind. Asian Pacific Other Two+ 2014 Percent Hispanic Origin:29.5% Source:U.S.Census Bureau,Census 2010 Summary File 1. Esci forecasts for 2014 and 2019. July 30,2014 5,-.20.4 ESri Pays 4 c.r 6 ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 30 l , ---, • i ` ) esrr Demographic and Income Profile \_.. Vincentian 248 Benson St,Naples,Florida,34113 :'157:1 • Drive Time:15 minute radius .. .-,:e: :... „ Summary Census 201.0 201.4 2019 Population 93,198 96,360 102,213 Households 40,178 41,604 44,296 Families 25,514 26,209 27,718 Average Household Size 2.27 227 2.26 Owner Occupied Housing Units 27,931. 27,289 28,927 Renter Occupied Housing Units 12,247 14,315 15,369 Median Age 46.4 50.3 52.0 Trends:201.4-2019 Annual Rate Area State National Population 1.19% 1.06% 0.73% Households 1.26% 1.06% 0.75% Families 1.13% 0.95% 0.66% Owner HHs 1.17% 0.93% 0.69% Median Household Income 3.61% 3.16% 2.74% 2014 2019 Households by Income Number Percent Number Percent <516,000 4,552 10.9% 4,350 9.8% $15,000-$24,999 5,886 14.1% 4,417 10.0% $25,000-534,999 5,618 13.5% 4,732 10.7% $35,000-549,999 7,012 16.9% 7,380 16.7% $50,000-$74,999 7,256 17.4% 8,613 19.4% $75,000•$99,999 4,563 11-0% 6,089 13.7% $100,000-$149,999 3,914 9.4% 4,878 11.0% $150,000-$199,999 1,214 2.90/ 1,736 3.9% 5200,000+ 1,588 3.8% 2,101 4.7% Median Household Income $43,982 $52,525 Average Household Income $64,408 $75,121 Per Capita Income $25,010 $32,690 Census 2010 2014 2019 Population by Age Number Percent Number Percent Number Percent 0-4 5,011 5.4% 4,892 5.1% 5,069 5.0% 5-9 4,685 5.0% 4,970 5.2% 5,053 4.9% 10-14 4,258 4.6% 4,370 4.5% 4,861 4.8% 15-10 4,398 4.7% 4,113 4.3% 4,344 4.2% 20-24 4,412 4.7% 4,506 4.7% 4,166 4.1% 25-34 10,008 10.7% 10,144 10.5% 10,202 10.0% 35-44 10,001 10.7% 9,765 10.1% 10,087 9.9% 45-54 11,096 11.9% 10,949 11.4% 10,577 10.3% 55-64 12,625 13.5% 13,319 13.8% 14,875 14.6% 65-74 14,326 15.4% 15,678 16.3% 17,719 17.3% 75-84 9,443 10.1% 10,009 10.4% 11,148 10.9% 85+ 2,937 3.2% 3,643 3.8% 4,113 4.0% Census 2010 2014 2019 Race and Ethnicity Number Percent Number Percent Number Percent White Alone 75,432 82.0% 77,457 80.4% 80,125 78.4% Slack Alone 8,525 9.1% 9,669 10.0% 11,488 11.2% American Indian Alone 357 0.4% 384 0.4% 433 0.4% Asian Alone 973 1.0% 1,201 1.2010 1,554 1.5% Pacific islander Alone 34 0.0% 42 0.0% 49 0.13./ Some Other Race Alone 5,100 5.5% 5,622 5.8% 6,334 6.2% Two or More Races 1,778 1.9% 1,985 2.1% 2,229 2.2% Hispanic Origin(Any Race) 23,935 25.7% 26,070 27,1% 29,708 29.1% Data Note:Income is expressed in sweat.dollars. Source:U.S.Census Bureau,Census 2010 Summary File 1. Esti forecasts for 2014 and 2019. July 30,2014 P.l.,s 7 cr o ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 31 \ rr s es Demographic and Income Profile \f_�. i Vincentian 248 Benson St,Naples,Florida,34113 I.:A ta Ce:=F "5.3:. Drive Time:15 minute radius i_Qag!t;,^a:-61.72i4, Trends 2014-2019 3.5- c 3- V 0) 2.5- R 5 2_ Ol iv 1.5- a 1- I Area c -- „1 III State 0.5 y USA o 1` j Population Households Families Owner HHS Median HH Income Population by Age 16- 14- 12- 10- E 8- a 6 4_ f U 2014 2 Ili ' + 2019 0 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+ 2014 Household Income 2014 Population by Race (/ 80 + $25K-5'34K 910K-$2416 \\ 13.0% �„a 14.1% 70 # _ 60 4515K $356-$49K 10.995 5D 16.9% - N v 40 m - 0200K+ a 3.6% 30 $15016-$19916 2D I 2.946 $10016-6149K 10 010K-574K + 9.4% 17.4% .... - 975K•$9916 0 11.0% White Black Pm.Ind. Asian Pacific Other Two+ 2014 Percent Hispanic Origin:27.1% Source:U.S.Census Bureau,Census 2010 Summary Hie 1. Esd forecasts for 2014 and 2019. July 30,2014 ::J,1:.:.:1 P.,,-le 5 or 6 ( ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 32 i -, • i ) esn Demographic and Income Profile Polygon Marco Island Area:49.34 square miles .. - .°•.ICS:: L� wt.r .:. .- .,o.,.,_e Summary Census 2010 201.4 2019 Population 18,599 18,930 19,664 Households 9,371 9,578 10,077 Families 6,336 6,413 6,690 Average Household Size 1.98 1.98 1.97 Owner Occupied Housing Units 7,958 7,879 8,277 Renter Occupied Housing Units 1,413 1,699 1,800 Median Age 63.0 64.8 65.5 Trend=201.4-2019 Annual Rate Area State National Population 0.97% 1.06% 0.73% 1.02% 1.06% 0.75% Households 0.66% Famildies ies 0.8540 0-95% Owner tills 0.99% 0.93% 0.69% Median Household Income 3.32% 3.16% 2.74% 2014 2019 Households by Income Number Percent Number Percent x$1.5,000 703 7.3% 609 6.0% $18,000-$24,999 776 8.1% 524 5.2% $25,000-$34,999 882 9.2% 667 6.6% $38,000-$49,999 1,134 11.8% 1,074 10.7% $50,000-$74,999 1,576 16.5°/u 1,701 16.9% $75,000-$99,999 1,183 12.4% 1,470 14.6% $100,000-$149,999 1,605 16.8% 1,572 18.6% $150,000-$199,999 644 6.7% 825 8.2% $200,000+ 1,074 11.2% 1,333 13.2% Median Household Income $69,081 $81,349 Average Household Income $102,222 $121,958 Per Capita Income $51,371 $61,455 Census 2010 2014 2019 Population by Age Number Percent Number Percent Number Percent 0-4 393 2.1% 354 1.9% 374 1.9% 5-9 504 2.7% 478 2.5% 476 2.4% 10-14 546 2.9% 518 2.7°/u 528 2.7% 15-19 523 2.8% 472 2.5% 473 2.4% 20-24 419 2.3% 402 2.1°i0 369 1.9% 25-34 880 4.7% 917 4.8% 888 4.5% 35-44 1,165 6.3% 1,080 5.7% 1,205 6.1% 45-54 2,176 11.7% 1,893 10.0°/u 1,648 8.3% 55-64 3,521 18.9% 3,423 18.1% 3,680 18.5% 65-74 4,819 25.9% 5,081 26.8% 5,359 27.0% 75-84 2,908 15.6% 3,341 17.7% 3,71.5 18.7% 85+ 747 4.0% 968 5.1% 1,146 5.8% Census 2010 2014 2019 Race and Ethnicity Number Percent Number Percent Number Percent White Alone 17,733 95.3% 17,899 94.6°/u 18,583 93.6% Black Alone 184 1.0% 217 1.1% 271 1.4% American Indian Alone 24 0.1% 25 0.1% 30 0.2°,n Asian Alone 198 1.1% 250 1.3% 336 1.7% Pacific Islander Alone 6 0.0% 8 0.0% 11 0.1°1° Some Other Race Alone 325 1.7% 377 2.0% 452 2.3% Two or More Races 130 0.7% 154 0.8°/c 181 0.9°:0 Hispanic Origin(Any Race) 1,375 7.4% 1,572 8.3% 1,917 9.7% Data Nate:Intone is expressed In coo ent deltas. Source:U.S.Census Bureau,Census 20 t0 Summary file 1, Esii forecasts for 2014 and 2019. July 30,2014 it C.. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 33 4 • Iesri Demographic and Income Profile Polygon Area:49.84 square miles i.1ifi_Oe,:V_05 b i1C t ci:^a-uu?:-F.4.cs 92?IS Trends 2014-2019 ..-. 3- c v 2.5- d a. a 2- i.5- 12 I 10• 1 IN Area . State Q• 0.5 . USA 0 Population Households Families Owner HHs Median HH Income Population by Age 25- 20 a c9 c9 15 i , a t 10- 5 k ` 2014 0 1 II , NA � g 2019 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+ 2014 Household Income 2014 Population by Race $35K-549K $25K-$340 90- 11.6% 9.2% 915K-524K 80 9.1% 70- so0K-$74K 16.5% ,.,�.' <915K 60- 7.3% c v 50- ^'.1 o_ 40- i � •` y A' 30- }a 11.2% S75K-999K 20- 12.4% • 5150K-5199K 10- 6.7% 9100K-$149K 0 — 16.6% White Black Am.Ind. Asian Pacific Other Two+ 2014 Percent Hispanic Origin:8.3% Source:U.S.Census Bureau,Census 2010 Summary Fie 1. Esri forecasts for 2014 and 2019. July 30,2014 .3:•I cr(i 1 of 2 (. ©2014 MJT Realty Economic Advisors,Inc.All Rights Reserved. 34 EXHIBIT"A" PROPOSED GMPA AMENDMENT L• UAGE Insert on Page 10 of the Future Land Use Element: Policy 1.1: The URBAN Future Land Use Designation shall nclude Future Land Use Districts and Subdistricts for: A. URBAN - MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. Urban Residential Fringe Subdistrict 3. Urban Coastal Fringe Subdistrict 4. Business Park Subdistrict 5. Office and Infill Commercial Subdis ct 6. PUD Neighborhood Village Cente ubdistrict 7. Residential Mixed Use Neighbor'ood Subdistrict 8. Orange Blossom Mixed-Use S .district 9. Vanderbilt Beach/Collier Bo evard Commercial Subdistrict 10. Henderson Creek Mixed- se Subdistrict 11. Research and Technolo: Park Subdistrict 12. Buckley Mixed-Use S •district 13. Commercial Mixed se Subdistrict 14. Livingston/Radio ' s ad Commercial Infill Subdistrict 15. Vanderbilt Beac 'oad Neighborhood Commercial Subdistrict 16. Collier Boulev. • Community Facility Subdistrict 17. Vincentian M. ed Use Subdistrict Words Underlined are added,words Struck-through are deleted.Version date 8/4/2014 H:\2013\2013043\WP\GMPA\3rd+Resubmittal\Exhibit A GMPA Amend Lang 8-4-2014.docx EXHIBIT"A" PROPOSED GMPA AMENDMENT LANGUAGE Insert on Page 10 of the Future Land Use Element: Policy 1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. URBAN-MIXED USE DISTRICT 1. Urban Residential Subdistrict 2. Urban Residential Fringe Subdistrict 3. Urban Coastal Fringe Subdistrict 4. Business Park Subdistrict 5. Office and Infill Commercial Subdistrict 6. PUD Neighborhood Village Center Subdistrict 7.Residential Mixed Use Neighborhood Subdistrict 8. Orange Blossom Mixed-Use Subdistrict 9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict 10.Henderson Creek Mixed-Use Subdistrict 11. Research and Technology Park Subdistrict 12. Buckley Mixed-Use Subdistrict 13. Commercial Mixed Use Subdistrict 14. Livingston/Radio Road Commercial Infill Subdistrict 15.Vanderbilt Beach Road Neighborhood Commercial Subdistrict 16. Collier Boulevard Community Facility Subdistrict 17. Vincentian Mixed Use Subdistrict Words Underlined are added,words Struck-through are deleted.Version date 8/27/2014 H:\2013\2013043\WP\GMPA\CCPC Transmittal Hearing 8-21-2014\Exhibit A GMPA Amend Lang 8-27-2014 Post CCPC.docx Insert on Page 26 of the Future Land Use Element: 12. Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange Blossom Mixed-Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, Henderson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict, Vincentian Mixed-Use Subdistrict; and, in the Urban Commercial District, Mixed Use Activity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use Subdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict, Goodlette/Pine Ridge Commercial Infill Subdistrict; Orange Blossom/Airport Crossroads Commercial Subdistrict, in the Bayshore/Gateway Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies. Words Underlined are added,words Struck-through are deleted.Version date 8/27/2014 H:\2013\2013043\WP\GMPA\CCPC Transmittal Hearing 8-21-2014\Exhibit A GMPA Amend Lang 8-27-2014 Post CCPC.docx Insert on Page 46 of the Future Land Use Element: 17. Vincentian Mixed-Use Subdistrict This Subdistrict contains approximately 30.68 acres, is located on the south/west side of Tamiami Trail East(U.S. 41) and is depicted on the Vincentian Mixed-Use Subdistrict Map. The purpose of this Subdistrict is to allow for neighborhood, community, and regional commercial development;residential development; and mixed use(commercial and residential) development. The Subdistrict is intended to include commercial uses to serve the emerging residential development in close proximity to this Subdistrict, and to provide employment opportunities for residents in the surrounding area. In order to comply with Policy 1.10 of the Housing Element of the Growth Management Plan,residential development shall be limited to market-rate units so as to avoid the concentration of affordable housing in one location in the County. The property may be developed entirely as commercial, entirely as residential, or as a mixture of residential and commercial uses. The development of this Subdistrict shall comply with the following restrictions, limitations and standards: a. Allowable uses: The maximum intensity of commercial uses shall be limited to those allowed in the C-3 zoning district, both by right and by conditional use, as listed in the Collier County Land Development Code in effect as of the date of adoption of this Subdistrict. Additionally, the following uses are allowed: 1. Department store(5311), 2. Hotel (7011), 3. Medical and dental laboratories (limited to 8071, 8072, 8092), 4. Nursing and professional care facilities (8051), 5. Motor freight transportation & warehousing (4225, indoor self-storage warehousing only), and 6. Motor vehicle dealers (5511, excluding used only) and automotive rental and leasing(7514-7515). b. Additional use restrictions and intensity standards: 1. Commercial uses shall be limited to a maximum of 250,000 square feet of gross floor area (GFA), and one hotel (maximum FAR 0.6 and a maximum of 150 rooms), and an assisted living facility (maximum FAR 0.6). Additionally, for every acre of hotel or ALF,the maximum allowable commercial GFA shall be reduced by 10,000 square feet. 2. Residential development shall be limited to a maximum density of 10 units per acre, calculated on the gross acreage of the property exclusive of any commercial portions, for a maximum of 307 multifamily dwelling units. 3. If the project is developed as mixed use (residential and commercial uses), the residential density allowance is as provided for in Number 2. above, and the commercial portion of the project shall not exceed 10 acres in size and a maximum of 128,000 square feet of GFA of commercial uses, and a 150-room hotel not to exceed 0.6 FAR, and an Assisted Living Facility at a 0.6 FAR. Additionally, for every acre of hotel or ALF, the maximum allowable commercial GFA shall be reduced by 10,000 square feet. Words Underlined are added,words Struck-through are deleted.Version date 8/27/2014 H:\2013\2013043\WP\GMPA\CCPC Transmittal Hearing 8-21-2014\Exhibit A GMPA Amend Lang 8-27-2014 Post CCPC.docx 4. Under any of the development scenarios above, the average weekday pm peak hour entering/exiting trip generation shall not exceed 1,107 unadjusted total trips. 5. A stand-alone automobile service station is prohibited: however, accessory fuel pumps in association with a grocery store or membership warehouse type facility are allowed. 6. A recreational site for the use of the adjacent RV or mobile home parks may be developed on a maximum of 3 acres. The recreational site may include facilities such as a pool, clubhouse, and tennis courts, c. Site Development: 1. Rezoning of this Subdistrict is encouraged to be in the form of a PUD, Planned Unit Development. The rezone ordinance shall contain development and design standards to ensure compatibility with internal uses as well as adjacent external uses, and shall include additional restrictions and standards necessary to ensure that uses and hours of operation are compatible with surrounding land uses. 2. The subject site will be developed with a common architectural and landscaping theme, to be submitted with the first Site Development Plan. 3. The unified planned development submitted at time of the first Site Development Plan will reflect, to the maximum extent feasible, internal connectivity through shared parking and cross-access agreements. 4. Pedestrian connections are encouraged, both with perimeter properties, where feasible, and between internal buildings. 5. At the time of Site Development Plan Approval, the required on-site vegetation retention maybe satisfied off-site,pursuant to Policy 6.1.1 (13) of the Conservation and Coastal Management Element (CCME) of the Growth Management Plan. At a minimum, 15 percent of the on-site native vegetation must be retained on-site. If the portion of native vegetation satisfied off-site is met by land donation to the County,the specific off-site property shall be taken to the Board of County Commissioners for acceptance. However, a hearing before the Conservation Collier Land Acquisition Advisory Committee will not be required. Words Underlined are added,words Struck-through are deleted.Version date 8/27/2014 H:\2013\2013043\WP\GMPA\CCPC Transmittal Hearing 8-21-2014\Exhibit A GMPA Amend Lang 8-27-2014 Post CCPC.docx Insert on Page 141 of the Future Land Use Element: (VIII)Urban Rural Fringe Transition Zone Overlay Map (XIV) Orange Blossom Mixed Use Subdistrict Map (XIV)Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map (I) Goodlette/Pine Ridge Commercial Infill Subdistrict Map (VI)Henderson Creek Mixed-Use Subdistrict Map (VI)Buckley Mixed-Use Subdistrict Map (VI)Livingston/Pine Ridge Commercial Infill Subdistrict Map (XIV)Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map (VI)Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map (VI)Livingston Road Commercial Infill Subdistrict Map (XIX) Orange Blossom/Airport Crossroads Commercial Subdistrict (XXi)Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map (XXI) Corkscrew Island Neighborhood Commercial Subdistrict Map (XXI) Collier Boulevard Community Facility Subdistrict Map (XXX) Coastal High Hazard Area Map (7X) Coastal High Hazard Area Comparison Map Vincentian Mixed Use Subdistrict Map Words Underlined are added,words Struck-through are deleted.Version date 8/27/2014 H:\2013\2013043\WP\GMPA\CCPC Transmittal Hearing 8-21-2014\Exhibit A GMPA Amend Lang 8-27-2014 Post CCPC.docx Insert on Page 26 of the Future Land Use Element: 12. Commercial uses subject to criteria identified in the Urban - ixed Use District, PUD Neighborhood Village Center Subdistrict, Office and ' 1 Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict, Orange : ossom Mixed-Use Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Bea /Collier Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict, He, erson Creek Mixed Use Subdistrict, Livingston/Radio Road Commercial Infill ' bdistrict, Vanderbilt Beach Road Neighborhood Commercial Subdistrict Vince' ian Mixed-Use Subdistrict; and, in the Urban Commercial District, Mixed Use Act' ,ity Center Subdistrict, Interchange Activity Center Subdistrict, Livingston/Pine Rid - Commercial Infill Subdistrict, Livingston Road/Eatonwood Lane Commercial Infi Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial Mixed Use ubdistrict, Livingston Road/Veterans Memorial Boulevard Commercial Infill Sub',istrict, Goodlette/Pine Ridge Commercial Infill Subdistrict; Orange Blossom/A'r ort Crossroads Commercial Subdistrict, in the Bayshore/Gateway Triangle Red, elopment Overlay; and, as allowed by certain FLUE policies. Words Underlined are added,words Struck-through are deleted.Version date 8/4/2014 H:\2013\2013043\WP\GMPA\3rd+Resubmittal\Exhibit A GMPA Amend Lang 8-4-2014.docx Insert on Page 46 of the Future Land Use Element: 17. Vincentian Mixed-Use Subdistrict This Subdistrict contains approximately 30.68 acres, and is located on e south/west side of U.S. 41/Tamiami Trail East, as shown on the Subdistrict Map. The p .•se of this Subdistrict is to provide for a mixture of neighborhood or community comme ial development; residential development; and other employment generating uses such as co ►Grate headquarters. The Subdistrict is intended to include commercial uses t', serve the emerging residential development in close proximity to this Subdistrict, and p• entially allow for office uses that would provide employment opportunities for residents in e surrounding area. In addition, the Subdistrict provides the alternative of residential or mix:i use development. The property may be developed entirely as commercial, entirely as reside tial, or as a mixture of residential and commercial uses. The Subdistrict allows all those commercial uses allo ed in the C-1 through C-5 zoning districts, both by right and as conditional uses,with the excep on of the prohibited uses, listed below. The following uses are prohibited within the Subdi• 'ct: 1. Pawn shops (5932), 2. Adult book stores, adult video rental or sales, or any other use that is defined as a "sexually oriented business"in the C. her County Code of Laws, 26-151 et seq., 3. Animal specialty services except ye'-rinary(0752); except outside kenneling and dog grooming are permitted, 4. Automatic merchandising mac e operators (5962), 5. Correctional institutions (922 , 6. Crematories (7261), 7. Farm product raw materi. (5153-5159), 8. Fishing, commercial (0. 2-0919), 9. Fuel dealers (5983— 89), 10. Homeless shelters . d soup kitchens, 11. Installation or ere. ion of building equipment contractors (1796), 12. Local and subur r,an passenger transportation(4131-4173), 13. Marinas (4493 &4499) , 14. Motor vehic - dealers,used only(5521), 15. Miscellane'us personal services, not elsewhere classified(7299), Coin operated service machine ••erations, Comfort station operation, Escort service, Locker rental, Massage parlors (-xcept those employing licensed therapists), Rest room operation, Tattoo parlors, urkish baths, Wedding chapels,privately operated, 16. Power laundries, family and commercial (7211), and Words Underlined are added,words Struck-through are deleted.Version date 8/4/2014 H:\2013\2013043\WP\GMPA\3rd+Resubmittal\Exhibit A GMPA Amend Lang 8-4-2014.docx . Transfer stations (4212). Additional u - restrictions and intensity standards: 1. Comme ial uses will be limited to a maximum of 250,000 square feet, a hotel (max. FAR 0.6 a.• a maximum of 150 rooms), and an assisted living facility(max. FAR 0.6). 2. Residential w . be limited to a maximum density of 11.74 units/acre, calculated on the gross acreage o' e project, inclusive of any commercial portions, for a maximum of 360 market-rate re al apartment dwelling units. 3. If the project is developed as mixed use, including residential and commercial uses, the residential density lim' ation is as provided for in Number 2. above, and the commercial portion of th- .roject shall not exceed 10 acres in size, further limited to a maximum of 128,000 squar. feet of Neighborhood Commercial uses, a 150-room hotel, and an Assisted Living Facili at a 0.6 FAR. 4. Under any of the developmen' cenarios above, the average weekday pm peak hour entering/exiting trip generation s'..11 not exceed 1,107 total trips. 5. A single (one) automobile servi - station may be permitted anywhere within the Subdistrict. In lieu of an autom,bile service station, accessory fuel pumps in association with a grocery store o membership warehouse type facility may be permitted. 6. A recreational site for the use of the adjacent RV or mobile home parks may be developed on a maximum of 3 acres. The -creational site may include facilities such as a pool, clubhouse, and tennis courts, Site Development: 1. Rezoning of this Subdistrict is encouraged to be in •e form of a PUD, Planned Unit Development, which must contain development an. design standards to ensure compatibility with internal uses as well as adjacent externa uses. 2. The subject site will be developed with a common architectur. and landscaping theme, to be submitted at the time of Site Development. 3. The unified planned development submitted at time of Site Develo ment will reflect, to the maximum extent feasible, internal connectivity through shared .arking and cross- access agreements. 4. If the subject site is developed with residential uses only, the project will provide a minimum of 60 percent open space. Otherwise, the minimum open spa.- shall be 30 percent. 5. Pedestrian connections are encouraged, both with perimeter properties, where easible, and between internal buildings. 6. Building height shall be permitted to a maximum of 50 feet zoned and 57 feet actual. Words Underlined are added,words Struck-through are deleted.Version date 8/4/2014 H:\2013\2013043\WP\GMPA\3rd+Resubmittal\Exhibit A GMPA Amend Lang 8-4-2014.docx 7. The building setback from any of the Subdistrict boundaries sha be 50% of the building height,but not less than 25 feet. 8. At the time of rezoning, the developer shall provide addif•nal restrictions and standards necessary to insure that uses and hours of operaf.n are compatible with surrounding land uses. 9. At the time of Site Development, the required on-site egetation retention may be satisfied off-site, pursuant to Policy 6.1.1 (13) of e Conservation and Coastal Management Element (CCME) of the Growth Mana! -went Plan. The portion of native vegetation satisfied off-site shall follow the proced es of the LDC but not be subject to the restrictions and limitations in the LDC on t, vegetation allowed to be taken off- site, except that remaining portions of preserve on-site shall be a minimum of one acre in size. If the portion of native vegetation ,tisfied off-site is met by land donation to the County, the specific off-site prope e shall be taken to the Board of County Commissioners for acceptance. Howev r, a hearing before the Conservation Collier Land Acquisition Advisory Committer will not be required. 10. Any residential development shal be developed as a market-rate rental apartment project to avoid the concentration .f affordable housing in one location in the County. Words Underlined are added,words Struck-through are deleted.Version date 8/4/2014 H.\2013\2013043\WP\GMPA\3rd+Resubmittal\Exhibit A GMPA Amend Lang 8-4-2014.docx Insert on Page 141 of the Future Land Use Element: (VIII) Urban Rural Fringe Transition Zone Overlay Map (XIV) Orange Blossom Mixed Use Subdistrict Map (XIV)Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map (I) Goodlette/Pine Ridge Commercial Infill Subdistrict Map (VI)Henderson Creek Mixed-Use Subdistrict Map (VI)Buckley Mixed-Use Subdistrict Map (VI) Livingston/Pine Ridge Commercial Infill Subdistrict Map (XIV)Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map (VI) Livingston Road/Eatonwood Lane Commercial Infill Subdistrict Map (VI) Livingston Road Commercial Infill Subdistrict Map (XIX) Orange Blossom/Airport Crossroads Commercial Subdistrict (XXI)Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map (XXI) Corkscrew Island Neighborhood Commercial Subdistrict Map (XXI) Collier Boulevard Community Facility Subdistrict Map (XXX) Coastal High Hazard Area Map (XXX) Coastal High Hazard Area Comparison Map Vincentian Mixed Use Subdistrict Map Words Underlined are added,words Struck-through are deleted.Version date 8/4/2014 H:\2013\2013043\WP\GMPA\3rd+Resubmittal\Exhibit A GMPA Amend Lang 8-4-2014.docx tri i atil 4t* iiii_i_iii__ 1.o.+Rt. 11111111111111 11111/.111111111111111111111111 cn iiiftwar Mig .•� is'ti4AIiuumiupw_ iii 11111 110' *ido■ 4 A. 111■440. ft _NI m ca m Tit. 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NOTES: :.;.),/. x� E t `3 AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE r r _ g COLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITH , * ;1: e t O ti A FLIGHT DATE OF DECEMBER 2010. t - j•, 1 f p MAPPING LLC.DRAWING No.P092-VINCENTIAN-PUD_V4.owc 4 ' ; - DATED MARCH 19,2012. r • , - 1 _ DRAWN BY DATE H.H. 3/20/12 FIGURE 5.AERIAL WITH SURVEY TRANSECTS REVIEWED BY DATE PAS SAKE LLA B.B. 3/20/12 Co�„1a,�& ASSOCIATES VINCENTIAN REVISED DATE _.�a. EXHIBIT C CORRESPONDENCE FROM THE FLORIDA DEPARTMENT OF STATE DIVISION OF HISTORICAL RESOURCES _ �i�R�uZy! "TtiL S"" MEMBER OF THE FLORIDA CABINET DIVISIONS OF FLORIDA DEPARTMENT OF STP ;tj .;..f ., �: Historic Florida Keys Preservation Board Office of the Secretary '"•�•�'=' _- `C'e:•- Office of International Relations `• _ '`M i : Historic Palm Beach County Presetvation Board err= Division of Administrative Services �sj".� ..'i' _`",F'-.'ti..a Historic Pensacola Preservation Board 7. Division of Corporations ''" 4f'' ,. ' tiligi p t- --. 1 Historic St.Augustine Preservation Board Division of Cultural Affairs ;'r r^ � �. Division of Elections Historic Tallahassee Preservation board Division of Historical Resources '`�>a�t�-r: a Historic Tampa/Hillsborough County Preservation Board Division of Library and Information Services Division of r.icensing FLORIDA DEPARTMENT OF STATE Ringling Museum of Art Sandra B. Morthmn 1P 'g�'"t ^'� Secretary of State ' DIVISION OF I-HISTORICAL RESOURCES MAY 2 ' 1323 May 18, 1998 Mr. Andrew Woodruff In Reply Refer To: Passarelta and Associates, Inc. Robin D. Jackson 4575 Via Royale, Suite 104 Historic Site Specialist Fort Myers,Florida 33919 Project File No. 982363 RE: Cultural Resource Assessment Request • USACOE Nationwide Permit Vincentian Planned Unit Development Project No. 98RWA241 Collier, County,Florida Dear Mr. Woodruff: ' In accordance with the procedures contained in 36 C.F.R.,Part 800("Protection of Historic Properties ),we have reviewed the referenced project(s)for possible impact to historic properties . listed, or eligible for listing,in the National Register of Historic Places. The authority for this procedure is the National Historic Preservation Act of 1966 (Public Law 89-665), as amended. A review of the Florida Site File indicates that no significant archaeological or historical sites are recorded for or likely to be present within the project area. Furthermore,because of the project location and/or nature it is unlikely that any such sites will be affected. Therefore, it is the opinion ' of this office that the proposed project will have no effect on historic properties listed, or eligible for listing, in the National Register of Historic Places. If you have any questions concerning our comments, please do not hesitate to contact us. Your interest in protecting Florida's historic properties is appreciated. Sincerely, s-d_a,„,t...€_. idocov-c,-ci--- tt George W. Percy,Director Division of Historical Resources and. GWP/Jri State Historic Preservation Officer • DIRECTOR'S OFFICE R.A.Gray Building • 500 South Bronough Street • Tallahassee,Florida 32399-0250 • (904)488-1480 FAX: (904)488-3353 • WWW Address http://www.dos.state.fl.us 0 ARCHAEOLOGICAL RESEARCH 9 HISTORIC PRESERVATION 0 HISTORICAL MUSEUMS (904)487-2299 • FAX:414-2207 (904)487-2333 • FAX:922-0496 (904)488-1484 • FAX:921-2503 z WI 1 PO 0 O V) yJ m X z w 1,9 o UJ o � w C4 LLI 00. - OU ® O } ? M i a 1 a `r W I— I O Q o 0 H � W Q- CC u. \ Z ri UO N _ c w O W �t O CC (8 o. N uQ. 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J. .. ...._. .. °o , W . cep ® wI—• I•- U • a � U• r I N N LC) Z 10l.. - ..• • ... • w!. ,. • zW J 1� o • , :... - 5 • EXHIBIT E-2 VINCENTIAN PUBLIC FACILITIES REPORT Collier County Public Utilities will provide water service for potable and fire protection needs as well as wastewater service. The County has major water and wastewater transmission mains located along U.S. 41 and on Southwest Boulevard that are accessible to this property by means of connections and extensions of mains into the property. The County has sufficient capacity to provide Vincentian water and sewer service. The estimated potable water and wastewater requirements for Vincentian Mixed Use Subdistrict are as follows: Scenario 1 (190,000 SF retail, 57,500 office, and 100-room hotel) Potable Water 42,000 GPD (Peak 117 GPM) Wastewater 38,000 GPD (Peak 106 GPM) Scenario 2 (250,000 SF shopping center) Potable Water 28,000 GPD (Peak 78 GPM) Wastewater 25,000 GPD (Peak 69 GPM) Scenario 3 (122 dwelling units) Potable Water 36,600 GPD (Peak 100 GPM) Wastewater 30,500 GPD (Peak 83 GPM) According to the Collier County AUIR, currently there is a an existing landfill capacity of 18,359,127 tons, and a ten-year landfill capacity requirement of 2,305,407 tons, representing a surplus of 16,053,720 tons of landfill capacity. This is more than adequate to accommodate additional tons per capita disposal generated by the Vincentian Subdistrict. Stormwater retention and detention will comply with SFWMD requirements, and State and County standards for off-site discharges will be met, resulting in no adverse impacts to stormwater management (drainage) level of service. H:\2013\2013043\WP\GMPA\Resubmittal\Public Facilities Report 1-24-2014.docx Fr rte' EXHIBIT E-3 planoinwengineurinu h Traffic Impact Statement (TIS) Vincentian PUDA. Collier County, FL 10/18/2013 Prepared for: Prepared by: Global Properties of Naples Trebilcock Consulting Solutions, PA 2614 Tamiami Trail N, Suite 615 1205 Piper Boulevard, Suite 202 Naples, FL 34103 Naples, FL 34110 Phone: (239) 289-3143 Phone: (239) 566-9551 Email: ntrebilcock @trebilcock.biz Vincention PUDA T1S- October 2013 Statement of Certification I certify that this Traffic Analysis has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. -\ < v Norman J.Trebilcock,AICP, P.E. FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2375 Tamiarni Trail N, Suite 207 Naples, FL 34103 Company Cert. of Auth. No. 27796 2 Vincentian PUDA TIS e Octi berr 2013 Table .V Contents Page Project Description 4- 5 Trip Generation 6- 8 Trip Distribution and Assignment 9-11 Background Traffic 12-13 Existing and Future Roadway Network 14 Project Impacts to Area Roadway Network--Roadway Link Analysis 15-16 Intersection/ Project Accesses -Turn Lanes Analysis 17-19 Improvement Analysis 19 Mitigation of Impact 19 Appendix A: Project Methodology Meeting Notes (5 Sheets) Appendix B: Project Master Site Plan (1 Sheet) Appendix C: Trip Generation Calculations (3 Sheets) Appendix D: Internal—Pass-By Capture Exhibits (3 Sheets) Appendix E: Turning Movements Exhibits (2 Sheets) 3 Vincentian PUDA TIS- October 2013 Project Description The Vincentian project is an existing approved Planned Unit Development (PUD) - Collier County Ord. 99-37 - and has a total site area of approximately 30.0 acres. The project site is located in east Naples, at the southwest corner of the intersection of Southwest Blvd. and Tamiami Trail East (US 41), and lies in Section 32, Township 50S, Range 26E, Collier County, Florida. Refer to Fig. 1 - Project Location Map, which follows and Appendix B - Project Master Site Plan. Fig. 1—Project Location Map c_,-ii . 'em4• r '1 - ' --- ' 4 1 i _ . ' ' LOCATION MAP 1 fi. ►. . _ 11-.0d61,cF EF 7/ .: -�. .0 9 r ^., A . _ 3i _i w tat t iPROUECT LOCATION N c The existing approved Vincentian PUD consists of three (3) uses: Retail –Shopping Center 57,500 sf; Office – General Office - 57,500 sf; Residential – Single Family Detached Housing®40 dwelling units. 4 Vincentian PLEA TIS- Oct ber 2013 The proposed Vincentian PUD amendment (PUDA) will continue to be developed as a mixed use commercial project as follows: Scenario 1 - Retail — Shopping Center 190,000sf; Office — General Office — 57,500sf; Lodging — Hotel — 100 rooms; and Scenario 2 - to consist of a single use of Retail — Shopping Center 250,000sf. Vincentian PUDA TIS provides a highest and best use scenario with respect to the project's trip generation. The development programs are illustrated in the Table 1. Table 1 o Existing Approved Development Program Development Land Use Total Size ITE Land Use Code Build-Out Year Program --:_ . ....ten: f's:_.-:...:- ..,.�_.-_...:...- _;;._.,;::.: •:::. - - - ::-�� - -->z`. ��.. ".�'w. = :�,•:�:, ;54?opPtn�Cefl�e�: ' �`�.;_�� 8�Q��: ....�.:.>r,S;+�........_._ �.r.;.._.�..:.f=:,::_: istin roei 710 57 500 sf / ` t' g_APP_• _ General Office N A :5:4(.6i:144; - ./.. . Shopping Center 820 190,000 sf 2018 Proposed PUDA Scenario 1 -en:era��Offce`'t <;",�:1Q= ..:�.�t..a:.._,._.Z,.}.,-..-. :; ..._...:,...,,.:......_. . .. Hotel 310 100 rooms 2018 .. ..•.... . .-..:.._ -.:::.,,•:;-:: r.�.:....r..e.;_::::,:— Ctrs g: - - - s;°.^t _ - 2�s"_ _ :CZ:.tij; ::��`•�ss=:�:-- .�I: n Y'4.: '•t:is_l' :-r• �Y.. :f••:,, - •�:s�}.'i4 is 4_.YT, - -.':+4:�J1" -`iri r(:{�.::p': st_�:'S+i:�.._g. s_fi.`+P. {`;•�=?i• The internal site circulation system proposes to connect to Southwest Blvd. and Tamiami Trail East. Refer to Appendix B - Project Master Site Plan. 5 Vincentian PUDA TIS- October 2013 Trip Generation The project's site trip generation is based on the institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition. The software program Otiss— Online Traffic Impact Study Software (Version 3.0.0.137) is used to create the raw unadjusted trip generation for the project. The ITE rates (land use: hotel) and equations (land uses: shopping center, general office and single family residential) were used to generate the project trips. Trip reductions have been applied per ITE and Collier County guidance: internal capture trips— up to 20%, and pass-by trips— up to 25% for shopping center use. The proposed total project trip generation is illustrated in Table 2A—Scenario 1 (mixed-use) and Table 2B a Scenario 2 (single-use). The mixed-use scenario (Scenario 1) reveals more intensive PM peak hour 2-way values (PM Total to adjacent streets—851 trips). Table 2C shows the trip generation for the existing approved mixed-use project. Table 2D illustrates the net new proposed trips, and is determined as the difference between most intense proposed scenario (Table 2A a Scenario I) and approved existing project (Table 2C). More details of the trip generation calculations can be found in Appendix C-Trip Generation Calculations. The internal capture accounts for a reduction in external traffic because of the interaction between the multiple land uses in a site. Per Collier County TIS Guidelines and Procedures, the internal capture trips should be reasonable and should not exceed 20% of the total project trips. For this project, the software program Otiss was used to generate the internal capture trips. The Otiss process follows the trip balancing approach as recommended in the ITE Trip Generation Manual, 9th Edition —Volume 1: User's Guide and Handbook, Chapter 7 - procedure for estimating multi-use trip generation internal capture aka "triangle method". The resulting internal capture rates are below the county limits. The detailed results of the internal capture and pass-by calculations can be found in Appendix D-internal/ Pass-by Capture Exhibits. 6 Vh wention PUDA TIS-Oct,her 2013 The pass-by trips account for traffic that is already on the external roadway network and stops at the project on the way to a primary trip destination. Per Collier County TIS Guidelines and Procedures, the pass-by capture for shopping centers (LUC 820) should not exceed 25%for the peak hour.The daily capture rate is assumed to be 10% lower than the peak hour rate. Table 2A—Proposed Scenario 1 Trip Generation m Average Weekday 24 Hour Two- AM Pk Hour PM Pk Hour Way Volume '"Land_ I,Is'e `t S�r r '- Enter Exl t.sJ Enter E Shopping Center 190,000sf 10,307 143 88 442 479 1 ter==0:rrr-$ -_ :rx_:.;•34.x :�il:�.'a'. -`:'''•`:;-s�;..�n:;�•=- GerteralOffrce` ' . . t Ira ° 5T,50FIs€ f3 Hotel 100 occ.rooms 892 39 28 34 36 :, , s T=Y•:Lti ,,i; 1f061 13*I'' 500 634_' TotaL�DiEVeKa ==' ..-�:;.;:� ,.� � � ;:��:.:rtY;-:• :. . ,^ .. . . __..�9Q�- t.. _, .. Internal Capture* -30 -30 - - - _ 3-S� "F::F`,•4'. :"X%>-t '0'. h:l ice^ O:.k M1t'f�YS ---Wit" -- - T..�[a- �{�"-/�i�p��i�� - •:{.': ._ ';t t ,..iil:. ':r"s_ ,y: =3:r•. i':t":Y' `f>.. '.611.., �.�l;Vt;C7.�!��!±.�i .Tf� ,l?:4C''T�"` •-�T:t i'-'t..�'.cF=F.;I,'. ..._,.��.t�Y,'.-.�.- .... Pass-By Trips** _ -106 -117 ,�, . '�i, -.S'' ... Notes: *-Internal Capture—up to 20%max; **-Pass-By Trips—up to 25%for shopping center. Table 2B—Proposed Scenario 2 Trip Generation ® Average Weekday 24 Hour Two- AM Pk Hour PM Pk Hour Way Volume "%eYi,:L�x1.:+'G=_ r3=':.� E-: '�' s�F'5: •�'•: r-•; -_.'�.•:tar.tS.. r�.iJ• _ _ _ •-.3. ktst.: q,.-:�-: i�.. ''teF�-?rr',;�,``.-,� �::?z �Entes`. •-,'.�-.E7LIt'.::::,, Shopping Center 250,000sf 12,320 169 104 531 576 rs 1 �s r" t r:tlu Total to adjacent streets 398 432 Notes: *- Pass-By Trips—up to 25%. 7 • Vincention PUDA TIS-October 2013 Table 2C—Existing Approved Project Trip Generation — Average Weekday Two- AM Pk Hour PM Pk Hour Way Volume e ?,. F._ Enter _i.`, .:` .Y:• ;.n _ ...-. .:A•:.^ .. .a.- �F :ti`s a.�.c^_ r, Shopping Center 57,500 sf 4739 69 42 199 215 • :;General Office r 57,50t_sf 4_.; ,862 108 .15 24' 11 = SF Residential 40 units 452 10 20 29 17 s ,.:.,... _-mss ,;�- to - .�� -.�• �-��, �` o. IaD tvewa .�-. - � �:•- - - ..6r 4 - �! ' , r _itr'�-.,..n.�s r._:-1.::e:a;_ .�=:�_,;:�,:.._ . �.�':.�. - - �25Zr.: :.�-35� Internal Capture* -29 -29 Total External r - '= - `z i. = ._ r _� 223_ 3 = Pass-By Trips** -46 -51 otalto edjacen sfr.' ;.: r ,.-r:z {� ,it -. Notes: * - Internal Capture—up to 20%max; **- Pass-By Trips—up to 25%for shopping center. Table 2D—Net New Proposed Project Trip Generation — Average Weekday PM Pk Hour evef-" r R. t 'r:r to - ,.. -. .. : - -x. -:1: -Exit;::°:: � Proposed Scenario 1 Development 364 487 851 Xl5f1 'A" DeiteC - Net New Difference 187 216 403 The net new proposed trip generation shown in Table 2D reveals a net increase in the PM peak hour volumes, proposed conditions versus existing approved conditions. The Table 2D values are what will be used for the trip distribution and assignment in the roadway link analysis. The Table 2A–Scenario 1 –Total external values (PM –Enter–500 and PM –Exit–634) are to be used for the operational–intersection/site access turn lanes analysis. 8 Vincention PUDA TIS- October 2013 Trip Distribution and Assignment The traffic generated by the development was assigned to the adjacent roadways using the knowledge of the area, previously submitted study data and as coordinated with Collier County Transportation Planning Staff. The net new proposed site-generated trip distribution is shown in Table 3-Project Traffic Distribution for PM Peak Hour, Peak Directi•n and is graphically depicted on the next page - Fig. 2—Project Distribution By Percentage and Fig. 3—Project Distribution By PM Peak Hour. Refer to Appendix B- Project Master Site Plan. • Table 3—Project Traffic Distribution for PM Peak Hour, Peak Direction cc Distribution PM Peak Hr Project AUIR Traffic Volume Roadway Link Roadway Link Location of Project ,;; Link ID Traffic US 41 92 0 Airport Rd.to Rattlesnake 35% 66 76 Hammock Rd. 7,10:01:4000P46. mackRrf - �` - _�i�.`�.7�,•?�t£.3:.}•��k,-ry�;e .�73•.Va;" i.4•ar,,:.:4c:.iy ryl •� � .� 1 5713 T" � f 74 N �- �1�IX•-�. } 4 F ,s r 1,.;sA.3 sr ,.r f �s 1 'zto St t I d'Gev is Blvd..+c _. r.. :i'd's s".st-v�-4.:.,c ♦ oY-ty}lt-6. ,?c US 41 93.0 St.Andrews Blvd.to 60% 112 130 Project ---.. __ _-_ ._,�.,. _ �....�:....;_•., -- v =='3510``'-'�__� �.•{:::� 6; ` US 41 94.0 Triangle Blvd.to Collier 25% 47 54 V Blvd. n•L.: ':LF:4'�rt - .�: ": �S C..�'f ;t''�•".h:v' :.l�_- (�';.�L'.;� ..<n, 8 hnr•'e?aotlS 4 .-.<..,r : r;,,,:`0° '=.. .:.�:r<9�.<-. -. - .�,.,_:... -: .., _.........:........ .�::�<�- ...., - --tx:•:._.. , . ,:z+ ..=1:�::�r....::r.-•: ..Rattlesnake 72.0 US 41 to Charlemagne 5% 9 10 Hammock Rd. Blvd. _:�� _ -Corso'Belo��`•.:to��Pro'ett: .� .�-9.0'--{'��:-: �-1..�:3�-'> �Saut[iwe's't;:B[ud -��; -:N A� £, l'•_ : . .. ,-« .._ . . _ .- .��ti;�.,:_=.�..:.,.:.-z Collier Blvd. 35.0 Rattlesnake Hammock Rd. 15% 28 32 to US 41 _ Y•.- •'S.--= ..r<.. :.t�"f` _�:.�.5T,9-'.' '..F.`I:'�54:< - - '�!'° `j?:'=>' �i f:...,7:=�..t�ti.k (=.-: ;f yti tt., fix.;_{.^;-.��.•:-F'7 .s,. vfdi'�::iY-i� :y- c+T�: �:.�i..l� ..d:>•_. :.::';L'°'s,•n- ^;.�•- ..fi... :.L{.i r., - '7xs;'+4 A. -- _� x;-.t. 31. :k.�.:. .. 9. '� -3f�t;�.,L.l. t -• -- y' •yr:«,.a}. �_x'r `. .�;k�="' .a:'k. 'ry ,J_. �y _ _-?'9'. `,K�,:•t:'�� w a• r`it .,tColkefG�=l31vd.: :t�3,C�]:'•_=: _ ..� ,.., .�:.7:�!. .,a...l- •��-.�.,. :,�.., ;:��. �:�_..:::.. Drive: � , .. :�=.. =r,.;.�.. •.. Notes: *- Not a CC AUIR monitored roadway facility. • 9 Vincentian PUDA TIS - October 2013 Fig. 2—Project Distribution By Percentage -. S. - /cam 3 kY4 . + rt.•'e ‘q..)4# y�qi - * 40.4 t#6 N- 4• �.14 2596 $: i k; .. . . . TABS. 5%I ' PROJECT TRIP ' .< - ' . :.; DISTRIBUTION - 35°Xo , '� �, £ IABS 5%I_ .. BY PERCENTAGE , ,i t r...,, 10% .0 TABS.5 % 4 `• 4 ., ABS. 5% ?` .: , Ni O% . C35% , ''''il,:. ABS. 5% :. • . '' ,,. , 596 15% *`.. PROJECT `' „_IABS 5%1: r P'".` LOCATION 1 10% ,i NOTE ' ''t., '` ABS.=ABBBORPTION . `' ,.' ` c a 14111141 . „ . .,.: 10 , ... .0........ .., Vincentian PUDA TIS- October 2013 Fig. 3—Project Distribution By PM Peak Hour . , ..73' -._ , , i'31, • ■Z-i t -- — i t-;:1) ., ' r!*••,;:?,,,, . 'te•-•:r is 4 k h-r.. :, ,....,-• :t.L" ,'L..:F ' t.; x. b• 4A- ‘s t I ,4 1 t. . '. PROJECT TRIP , ni I - NB=76: SB= 661, DISTRIBUTION , ::--- 22; EB= 19 I NI - BY PM PK HR . spiv NE 9; EB= 10 r:Fs1.-FL NB=108; SB=94 1 . 8 - NB=130; SB=112 t I_ i 11Fs it. 14•4 , s .-4,, e• i.4.4 0„, ,i, . :, INB=66- SB= 761'- iVVII# 10; E 910 N, . ,,,, , INB,--,47; SB=.54 I NB= 32 , - 11 et., PROJECT ___ SB= 28 t4 f 1 LOCATION . ),., NB= 19 SB=22 T4,4 LitOCA r,- ... , - , . ( , 11 ,.., Vincentian PUDA TIS e October 2013 Background Traffic Average background traffic growth rates were estimated for the segments of the roadway network in the study area using the Transportation Planning Staff Guidance of a minimum 2%growth rate, or the historical rate derived from Collier County annual traffic counts (estimated from 2008 thru 2012), whichever is greater. Another way to derive the background traffic is to use the 2013 AUIR volume plus the trip bank volume. For this project, the controlling (highest) volume is the AUIR volume plus the trip bank volume. Table 4- Background Traffic without Project, illustrates the application of projected growth rates to generate the projected background (without project) peak hour peak direction traffic volume for the year 2018—see next page. 12 • Vincentiun PUDA uuS e Octobers 2013 oci( 4— rAi�o°�oa� without Project (2013-2018)e Dem ag rs 2013 AUIR Projected 2018 Projected CC Peak Hr, Traffic Peak Fir,Peak Dir Roadway Link AMR Roadway Link Peak Dir Annual Trip Growth Background Link Location I ackground Growth Bank Factor Traffic Volume ID t Traffic Vol Rate w/out Project - (trips/hr) (%/yr) (trips/hr) ::L+S -.1es'' _ :`ka :•ai, air, ^�:�.+:' ±i.r =n.: 1 - S' ''t:.i'��:•S,' iyp e:s:=:'?O'. (�_� "C} .r}� "^y� �'t`�� h' Dt':° � -A.. •�`� :j�' S > -I.T- 9 0 _ 2 ttles. keu a��ck .^ 0 SB ;:,.. t , 0:Y :. a'r xc?i''r.'S �r.�rE F i elr�l.� � 5Y`"�F`"= M:,�.- �e.: '.3 3nd^v •is,• •' :-a�,,d': _ °41�:_. s 'ti r. 15—,. • -- x:- .`�}., ;'.. 1• ' -+c_'. T .'+.s s a n.�,t� L.:. ••: c./.....`.:c�'�;;-!•y4 'd: '~1. ;°' ,•x}_:.,.. i'.,4,.-,:<r' .Wr` ..•sn .V ii�-S • +: > _ i k s S � a.:i{:. +:!s t_ ?':'?r y :s.:-fi_t�y '11. -;n -. ` f i+T.�.s}+e4"t,'a. �_ Rattlesnake Hammock US 41 93.0 Rd.to St.Andrews 1,980(SB) 3.0% 577 1.1593 2,557 - Blvd. 'eitisB .:'Iva. �:z� B�::Andr ==�• :�' '} i:. Y• - ,x� �$41�= <�-9i�"_O. i. _,�,=�_�,ry �. r��,_a�.._ �,-�1;�8{][' S �,�;,,, 3 %:�" ':w,- x � 5 1 ,'Proect c ;>: ..s.y ,-F ' : " s•`'1 : .., ` • " _,:.. v,� �, � - . �sx-;.�.-:;.a:: J>.... �' r t{'}F' r� t a� s .ye' t K .:,1; ?- ir' ;;s: US 41 93.0 Project to Triangle 1,980(SB) 3.0% 577 1.1593 2,557 Blvd. z .T sy'. _ ate. _ - 1 Blvd:-to {' nan e ▪ .• !7,'53I.---, - ��, _ �' \.A- I`,a d��s�� :=2 Q% --]::104 >:�� 1-'. 3:▪ =f. _ ,, ,.._=F_ ;d� ...__ Collier Blvd '- - ... .: -� .` .. .,}¢:': 3. %.r z :`. @ii . . :.:.-,.Wf Thomasson 108 0 Bayshore Dr.to US 41. 420(EB) 2.0% 105 1.1041 525 Dr. - ..tit - ;itLx S. gw;a a a . �- ��f*'-:..r_>_ - `_lr "i' - �.f!b:.,, 3i.{:. C .'r._s`.},:t .,a - d. .._ �.• ita�les a �;' - :•�-�'..:� ::��• lerrt; .d:� - '•.. ;k:_;..;:_-...- �,'•- ,a. `.��:..,:. - ,.�:-�- ,,.;,: - .1?,.. J. .{'.. _ s f-,:i'y- , -[s`:Titz,!%;1.i i:3Y.:::ftf:si;.. = 1 t i- y a. :der+'-!t;'L''iA `Mammock'ttd B4vd..=,� ._:�.. .. .: ... .,} 'r; -�� . . . �x,.� � ,-....,a,. .. - _.. r:---,:;.:7-'",,-;:::,'...7::';'; } -: ,-'_:�.- ,__ ; Southwest Corso Bello Dr.to N/A N/A N/A N/A N/A N/A Blvd.* Project .f' ':f - r. .i'!v 'mot 4a•r;, - y�:> 1 -'Ki lam. trl ..E. .., _ �-��fl°pp•Snak '�'a •rr�ock: - •;:� ti;:;: .:.➢, r }.-F.�• 'I.�'S> ...{-:ti •U't a ..i� ,}.: - -08�t�,,11 3 0�_: - ;� X211• '.: �:�:' �'.. �=��Ca,• :', _'e6lt. T..�Y: :.._.. _. a • .-.,. -..3.=. .}.t i , .. .. }.`.,, ...., . :7..:.^. , .._..>...▪...r .. .. Collier Blvd. 36.1 US 41 to Wal-Mart 1,820(NB) 2.0% 723 1.1041 2,543 Driveway Table Note: Growth Rate=from 2008 to 2012 CC traffic count data,or 2%,whichever is greater.Growth Factor=(1+Annual Growth Rate)^5. 2018 Projected Volume=2013 AUIR Volume x Growth Factor,or 2013 AUIR+Trip Bank,whichever is greater. N/A=not applicable, riot available.Note*-Not a CC AUIR monitored roadway facility. • 13 VincentIan PUDA TIS- October 2013 Existing and Future Roadway Network The existing roadway conditions are extracted from the 2012 Annual Update and Inventory Report (AUIR) and the 2018 roadway conditions are based on the current FDOT and Collier County 5 Year Work Program. The roadways evaluated are anticipated to remain the same thru 2018. The existing and future roadway conditions are illustrated in Table 5 e Existing and Future Roadway Conditions. Table 5—Existing and Future Roadway Conditions CC Exist Peak Exist Future AUIR Exist Dir Peak Hr Roadway Link Link Roadway Link Location Roadway Min LOS C�Pacity 2018 ID# Std Volume Roadway �,. it _ r y. _ _ _ - -, ,i-: _ _4 1�i••'J _ ' ;.<. F;. akirpo� a"to�0ttlesnake.p _ - _ •. t µ .� z -:r,Y 'xc`- :Hammock US 41 93.0 Rattlesnake Hammock Rd. 6D E 3,000 6D to St.Andrews Blvd. ..is - ::F=+ .:�.:-"T.'. :�': - '.f:.: _ _ _.j!- •t:7'.'4:.M __ ti-.- -:;rM� `6k:- 54 lli_ 3.ai1.-{"•,� ST,-1�' --..-.'c� Jc s'a� ..._.,:_ �_. - ,. .-Rraiec�'.-- 4.. .. ;`C.`-�bs'. .2J.. . �::i .-. .. :�.•c v. . .:?-...�y+.'y _ _ - . US 41 93.0 Project to Triangle Blvd. 6D E 3,000 6D =•:_ =t i Triangl lvd�t Collie ` = «: 3,000 6D Thomasson Dr. 108.0 Bayshore Dr.to US 41 2U D 800 2U :,4>' r��.r �:F' _�� t�..._ G p1, � � �I � ^r—�.v.s4+iA l�' '.'f»..•H>-(r DF-:.`r.'7.,•°;�P�_.:l'�VCJ'=:..'L R tl:f21J � -c = _ �lL a� i I-Hx ,,,,f Y�•.F- +� 4�.::1�: �.c SYra'}"r . ,.i:'. Southwest N/A Corso Bello Dr.to Project 2U N/A 800 2U Blvd.* Collier BIvd 3S Q' w l 3 k ' 6D E = , 3, QQ `, 6D Collier Blvd. 36.1 US 42 to Wal-Mart 6D E 2,500 6D Driveway Table Notes: 2U=2-lane undivided roadway;4D, 6D=4-lane, 6-lane divided roadway, respectively; LOS =Level of Service. N/A=not applicable, not available.Note-Not a CC AUIR monitored roadway facility.Southwest Blvd.road service volume is assumed similar to Shadowlawn Dr. —CC AUIR ID#t144. 14 Vlincentinn PUDA CBs v ®&Ocher 2013 Pri ject Impacts to Area Roadway Network—Roadway Rink Analysis The Collier County Transportation Planning Services developed Level of Service (LOS) volumes for the roadway links impacted by the project were evaluated to determine the project impacts to the area roadway network in the future (2018). The Collier County Transportation Planning Services guidelines have determined that a project will be considered to have a significant and adverse impact if bith the percentage volume capacity exceeds 2% of the capacity for the link adjacent to the project; 3%for other links and if the roadway is projected to operate below the adopted LOS standard. The project PM peak hour volumes are added to the network volumes to coincide with the network peak time and peak direction. Table 6 m Roadway Link Level of Service illustrates the LOS impacts of the project on the roadway network closest to the project. None of the adjacent links are projected to be operating below the adopted level of service with, or without the project. Although the percentage volume capacity exceeds County thresholds for some of the roadway links, the roadway facilities are projected to operate within the adopted LOS and therefore in an effective and efficient manner. Based on these criteria, this project creates significant, but not adverse impacts to the area roadway network. 15 Vincen€ii'n PUDA TIS e October 2013 • Table 6—Roadway Link Level of Service (LOS)=With Project in the Year 2018 9(11 C.I 91CP1 CI 4112.0 CAJ.1.0 CC Peak CC Link Peak %Vol. Min LOS Min LOS Peak Dir Cap. exceeded exceeded AUIR Roadway Link Dir, Dir,Link (Project Impact without with Link Location Peak Hr Peak Hr Vol By Project? Project? ID# Cap. Vol.w/ Vol. Added) Project Project Yes/No Yes/No Arrport Rd ,to ' 4 US.41 92 0 Rattlesnake Hammock s`} -2,900-£ . : 66 2,556 2 % - No s i on"` s �� %i w c.s y Rd ' t ..R.if ,'..-,,s. -,1r W j'�.F"Y _ - !-s•.;Y:_ P _ Rattlesnake Hammock US 41 93.0 Rd.to St.Andrews 3,000 94 2,651 " 3.1% No No Blvd. =$t""�^ �1A1 Art _•�^•';`�'r=_?3�:. a�:. l�3'� - Ff � r f 5.41-`:_` .p_`�,_ ��` i.•= �� 'W' - 3•�1�::= • r3 �_. �_•r,. 2669: 3:� _No .xr. 1i�- S.? �;r."� f,:'-',7'.t.:.!:,.,-,1,7:4- : ]/cam ' - - A'a.�" T h '43 -`3' - i ,c.:;.,:,--S, :7".T^%='f.^:L.fir.... . - 1, _ ark. W.: }' !:b--. `� - i:'s �' �. y. .. ... ra'a'. � .n.. . ,.�J> _. _r t ....._.. K:... ...�` ., -;�:'.. __.._ _..r. _ x.....s _.'P:-.°••:Cf>1'.:±i?.j Project to Triangle US 41 93.0 Blvd. 3,000 76 2,633 2.5% No No t1 LF-., l - ;F CIa{IgIE�'Bh/de�Q;-c,Er i;�^ __ r - _ t 'x �'n .r c US�41 94 d' ;;J�. '_r 3▪ , 30 'z 54 _ '1,59`7 # �% No No $A14tpr B{vd r1 .�Y •� Bayshore Dr.to US 41 Thomasson Dr. 108.0 800 19 544 2.4% No No �..- .R�. ^.5ii _ _ s:f_;.• - - _tom Y:s'-'n.t v'. `_Y�"''a_ i -- - '0..f.r .:.1 �w r.;[tat#ies�ir�_ke�=`� �.� 1154�_�'n:C�a:F,le�p'a -•�;� •.:�=- -�'�..��`- _ -:_��:,_. x � ,� r;r-::= - J:v-•�'° - -'-;c�� '4 ,.�'•�iz. e:�- rttci�•.,.�,'= y-3 '4417099.W= E .�.u[•-.''•�:�� may_.. _� N 'i, ;.-;,. ; 710 - . .:t°-::.i .- ,mar t_ 4c:T o :1 .e, iN - 0 5% r -Not-�. - 4 No } Southwest Corso Bello Dr.to Blvd.'s N/A Project 800 10 N/A 1.3% No No � .Rat t lesnak'e:l.r.ami{tacC .r ma, ,:;.-:.b...:-.''. � ry .,. .._ -4:-`.0 lie t :�' s _ ifh S4 � : `' . r .. ,. f -r w.n` -?'-e.. k! ,.,:- i{-- _--�- -_ _ _,k>4 f a-;, c le:- '4: '.- .,yk `r A"'L�[,a: ... US 41 to Wal-Mart Collier Blvd. 36.1 Driveway 2,500 19 2,562 0.8% . No No Table Notes: N/A=not applicable,not available.Note*-Not a CC AUIR monitored roadway facility. Southwest Blvd.road capacity is assumed similar to Shadowlawn Dr. —CC AUIR ID#144. 16 Vi'ncentiww P-DA TIS- October 2013 Intersection/ Project Accesses -Tara Lane Analysis The Vincentian PUDA project proposes 3 accesses as follows: two access points off of Southwest Blvd. -Entrances#1 & #2-full movement accesses, and one access point off of US41 Tamiami Trail East- Entrance#3 - right in /right out access. Refer to Appendix B - Project Master Site Plan. Tamiami Trail East (US 41) is under Florida Department of Transportation (FDOT) and Collier County jurisdiction and it is currently a north-south six-lane two-way urban arterial roadway and has a posted legal speed limit of 55 mph in the vicinity of project. Based on FDOT Index 301 (design speed of 55mph), the minimum turn lane length is 350ft (which includes a 50 ft taper) plus required queue. Southwest Boulevard is a two lane west-east undivided local roadway under Collier County jurisdiction and has a posted legal speed of 25mph in the vicinity of project. Based on FDOT Index 301 (design speed of 35 mph), the minimum turn lane length is 145ft (which includes a 50ft taper) plus required queue. Project accesses were evaluated for turn lane warrants based on Collier County Right-Of-Way Ordinance #2003-37: a) two-lane roadways - 40vph for right turn lane/20vph for left turn lane; b) multi-lane divided roadways - turn lanes shall always be provided. US 41 - St. Southwest Blvd.°Unsi=,nalized Intersection The intersection of Southwest Blvd. and US41 is located in the proximity of the project. There is no operating traffic control signal at the intersection at this time, but it is under design by others. EB Southwest Blvd. approach provides one left-turn lane and one through/right- turn lane (--/- 320ft). Eastbound exiting volume may warrant a double left turn lane, if combined with future background traffic. 17 Vi'ncen ti•n PIMA TIS- October 2013 SB US41 approach provides one right-turn lane (+/- 475ft) and one left-turn lane (±/- 350ft). NB US41 approach has one right-turn lane (¢/- 5506) and one left-turn lane. The existing turn lanes on US 41 serving the intersection will accommodate the operational needs of the project for both deceleration and stacking. Refer to Appendix E—Turning Movements Exhibits_ This intersection may require modifications, which will be determined at the time of final development order review. Project Accesses—Turn Lanes Minimum turn lane lengths required at project build out conditions were analyzed based on number of turning vehicles in an average of 1-minute period (for right turns) and 2-minute period (for left turn), within the peak hour traffic. The minimum queue/vehicle considered is 25ft. A more detailed evaluation of the turn lanes for project access points would be implemented at the time of proposed development plan design and permitting, as applicable. Entrance#1 a EB Southwest Blvd. EB Right Turn Lane—The project is expected to generate 25 right turns during the PM peak hour. Therefore, an exclusive right turn is not warranted. WB Left Turn Lane—The project is expected to generate 25 left turns during the PM peak hour. Therefore, an exclusive left turn is warranted and it is recommended to be 170ft in length, at the minimum. Entrance #2— EB Southwest Blvd. WB Left Turn Lane—The project is expected to generate 200 left turns during the PM peak hour. Therefore, an exclusive left turn is warranted and it is recommended to be 320ft in length, at the minimum. 18 e cents a PUDA TAS Oce&ber 2013 Entrance#3°SS US 41 CB Right Turn Lane--The project is expected to generate 250 right turns during ` • the PM peak hour. Therefore, an exclusive right turn is warranted and it is recommended to be 475ft in length, at the minimum. Imi:wovent nt Analysis The project impacts to the Collier County roadway network are significant but are not adverse. Based on the link analysis and trip distribution, the proposed project is a significant traffic generator to this location. Empirically, the project is estimated to create a significant delay at Southwest Blvd. and US41 intersection that may warrant modifying the turn lane configuration geometry (additional turn lane) and/or installation of operating control signals that would improve service level. The recommended offsite improvements will be permitted and approved through the development order process. Mitigation of Impact The developer will provide appropriate mitigation and commitments as listed in the revised Planned Unit Development (PUD) document, in order to aid transportation improvements, as applicable. 19 !/intention PUDA TIS° October 2013 Appendix A: Initial Meeting Checklist (Methodology Meeting) (5 Sheets) 20 Vincention PUDA uiS e October 2013 i INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a work$heet to ensure that no important elements are overlooked. Cross oat the items that do not apply. Date:October 11.2013 Time: N/A Location:Collier County Development Services Peo ale Attending: Name,Organization,and Telephone Numbers 1) Reed Jarvi.CC Growth lvlgmt Div 2) John.Podzerwinskv_CC Growth Msmt Div 3) Robert Muihere.Mulhere&Associates: 4) Norman Trebilcock..TCS Study Preparer: Preparer's Name and Title:Norman Trebilcoek Organization:Trebilcock Consulting Solutions Address&Telephone Number. 1205 Piper Boulevard. Suite 202.Naples. Ft 34110:.ph 239-566-9551 Reviewer(s): Reviewer's Name&Title:John PFodczerwinskv.Project Manager Collier.County Transportation Planning Department Organization&Telephone Number:CC Growth M2mt Division:239-252-5890 Applicant: Applicant's Name:Global Properties of Naples(Christopher Shueart) Address: 26I4 Tamiami.Trail North.Suite 615.Naples.FL 34103 Telephone Number:(239)289-3143 Proposed Development: Name: Viuceiitian PUDA Location:.Southwest corner of US 41 and Southwest BIvd—East Naples.FL Land Use Type: General Office.Hotel..and Shopping Center 1TE Code x: 710 (General Office): 310 (Lodging– Hotel): 820 (Retail –Shopping Center) Proposed number of development.units: General Office 57.5 ksf: Hotel 100 rooms: Retail-Shopping Center—190ksf. Existing approved conditions: General Office 57.5ksf: Shopping Center — 57.5ksf: Single.Family Residential–40 dwelling units. Page lof5 • 21 ,a Vincent'On PUDA BS e October 2013 Description: Eliminating Single Family Residential_ Creating mixed use commercial project General L office remains the same (Osf additional), Hotel is added 1100 rooms") and Retail is expanded(Shopping Center-132.5ksf additional)_ Zoning Existing:PUD residential,office and retail are allowed uses. Comprehensive plan recommendation:N/A Requested:PUD amendment other uses to be added and expanded_as applicable_ Findings of the Preliminary Study: Significance..Test-2%!2%/3% The project generates more than 100 net new total 2-way AM or PM peak hour trips and _ significantly impacts one or more roadway facilities. Study: Roadway Link Concuirencv—based on net new trips. Operational intersection/ site access turn lane analyses—based on total external project trips. Study Type:. t Small Scale TIS ❑ Minor TIS ❑ t Major 11S0 Study Area: - Boundaries:Southwest Blvd. US 41.Collier Blvd._Rattlesnake Hammock Rd. i. Additional intersections to be analyzed:US 41 and Southwest Blvd. Build Out/Planning Horizon Y earls);2018 Use 2013 CC AUIR Analysis Time.Period(s):PM Pk,Hr Future Off Site Developments:NIA Source of Trip Generation Rates:ITE LUC Data—ITE 951 Edition , Reductions in Trip Generation Rates: None:N/A Pass-by trips:Per HE.CC Guidance.up to 25%for shopping center. Internal trips(PUD):Per ITE_CC Guidance.up to 20%maximum. Transit use:WA Other:Net impact proposed minus existing approved(57.5 ksf general ofc. 57.5 retail_ and 40 single family). Horizon Year Roadway Network Improvements: 2018 i Page 2 of 5 i. 22 Vincentinn PUDA TIS v October 2013 Methodology&Assumptions: Non site traffic estimates;2013. CC AIM Site-trip.generation:Otiss Sofiware. ITE 9.'Edition Trip dtstibution method:Engineer's Estimate—.Fig.. 1 consistent with apnroved2008 TES Traffic assignment method:project nip generation with background growth Traffic growth rate:annual historical grovsrth rate or 2%minimum Additional Notes: 1. 1004-4-of project trips for access points and any necessatv signal analyses (as_applicable). 2. Only net hew trips for nolicv 5.1 (tramp. element) consistency(link distribution). Fig. 1--Project Trip Distribution by Percentage Q.-At 4. "i - ce* u® t s , 'y fi L 1ABS 516T7:. -. PRW . DIST Rl8ECT 11TION TRIP t i IABS 5%1 N3596 t ,. '' Ely PERCENTAGE CJ Ili. ro ■ tt»ta ,..I• s%j < 1 1ABS5%1 - 491 :yg. i 3 3596 of).r4. ABS.5% : I .t . Pt OJ Cf ABS.5%,. 44. , , !LOCATION ) } i . ..i -= NOTE: •1ABS.=ABSORPTION._ 4 Page 3 of t F I i {_ 23 • Vincentinn PUDA TIS-October 2013 Special Features:(from preliminary study or prior experience) Accidents Locations:N/A Sight distance:N/A Queuing:NIA • Access location&configuration:US41.Southwest Blvd coordinate with FDOT on US41. Traffic control:MUTCD • Signal system location&progression needs:N/A On site parking needs:per CC LDC Data Sources:ITE Trip Gen.:2013 CC AUIR:CC Traffic Counts Base maps:N/A Prior study reports:NIA Access policy and jurisdiction:CC./FDO T Review process:PUDA Requirements:\/, Miscellaneous:N/A Small Scale Study—No Fee— Minor Study-$750.00 Major Study-$1500.00 s Includes 2 intersections Additional Intersections-%500.00 each All fees will be agreed to during the Methodology meeting and paint by paid to Transported-ion prior to Our Sign-of f an.the applications. SIGNATURES touomue lietfeizaati Study Freperer Reviewers AppliCant Fame 4 of 5 • • 24 • Vincentian PUDA TIS° October 2013 • Collier County Traffic Impact Study Review Fee Schedule Fees will be paid incrementally as the development proceeds: Methodology Review, Analysis Review, and Sufficiency Reviews. Fees for additional meetings or other optional services are also provided below. Methodology Review-S500 Fee Methodology Review includes review of a submitted methodology statement,including review of submitted trip generation estimate(s), distribution, assignment, and review of a "Small Scale Study" determination, written approvaltcomments on a proposed methodology statement, and written confirmation of a re-submitted, amended methodology statement, and one meeting in Collier County,if needed. "Small Scale Study"Review-No Additional Fee(Includes one sufficiency reviewl Upon approval of the methodology review, the applicant may submit the study.The review includes: a concurrency determination; site access inspection and confirmation of the study compliance with trip generation,distribution and maximum threshold compliance. "Minor Studs+Review"-$750 Fee(Includes one sufficiency review) Review of the submitted traffic analysis includes:optional field visit to site,confirmation of trip generation,distribution,and assignmment concurrency determination,confirmation of committed improvements, review of traffic volume data collected/assembled, review of off-site improvements within the right-of-way,review of site access and circulation,and preparation and review of"sufficiency"comments/questions. "Major Study Review"-$1.500 Fee(Includes two intersection analysis and two sufficiency revieess) Review of the submitted traffic analysis includes: field visit to site, confirmation of trip • generation, special trip generation andfor trip length study, distribution and assignment, concurrency determination,confirmation of committed improvements,review of traffic volume data collected/assembled,review of traffic growth analysis,review of off-site roadway operations and capacity analysis,review of site access and circulation,neighborhood traffic intrusion issues, • any necessary improvement proposals and associated cost estimates,and preparation and review of up to two rounds of"sufficiency" comments/questions and/or recommended conditions of approval. "Additional intersection Review"-S500 Fee The review of additional intersections shall include the same parameters as outlined in the"Major Study Review"and shall apply to each intersection above the first two intersections included in the"Major Study Review" "Additional Sufficiency Reviews"-S500 Fee) Additional sufficiency reviews beyond those initially included in the appropriate study shall require the additional Fee prior to the completion of the review_, Page 5 of 5 25 Vincentian PUDA TIS e October 2013 Appendix B: Project Master Site Plan (1 Sheet) 26 • Vincentian PUDA TIS- October 2013 f�. F COWER GOIINV V S1w s CYN''E PROP T '# t"yi6 A•ZON G g iii i --j .�, �`,\ *E C=?-ZONING :. tom. — .v I r ` r _I,' ; ENTRANCE 13( nF a ' 1•` ` ,[ i •i\ i i'.Fi C?IW$POST • a� 1 �J ` ' ti PZ4,`d:kdG T RA.11_ACRES j I id � 7 , ;,t G.l'ESiG Lift-,' �r : ---- 11 �{';\_ r.✓ '� s - ? . Hof J t -- LEN:RtIQ :, ��sa I'` ..-. r eft f • ,.\..., . TRA;i,A_.RES ! R1SF.4 ZONING I - ` I 27 V ncentior PUDA TIS e October 2013 Project Name: VincentianPUD-ApprovedCond. 1,£o: : Date: 10/9/2013 City: State/Province: Zip/Postal Code: • Country: C.11ent P1ame: i ` Analyst's Name: Edition: 914 { Daily AM.RoakHour # PIA Peak Hour 1. Land.Liao Size i. Entry I Exit l Entry I Exit 1 Entry 1 Exit c i n) 2370 2369 69 j 42 193 215 820-Shopping Center i 57':5 { Reduction 0 0 0 0 I 0 0 , internal j#j 181' 140 7 1 4 p 13 i 1-5 Pass-by. f 323 i 335 ¶6 1 9 I 46 i 51 tJOn pass-by 1861 1894 i 46 29 14.0 149 [[ 710-General Office 57.5 rz3 431 I 431 108 I 15 l 24 1 119 ( Building j 0 I 0' I Reduction 0 0 0 I 0 i tnt i errial 65 € 102 11 1 f 1 E 6 7 . Pass-by 0. ( 0 0- 0 I 0 1 Cl i4oi-pass by 366 #1 329 107 14 ! 18 114 f 210-Single-Family 1 40(3? 226 1!! X16. 10 i 28 ! 29 17 f Detacfied Housing t ?t i # ( 1' Recuctien j 0 I 0 3 0 1 o I. 0 1 0, } Internal 1 82 1 86 I 3 l 6 ! 10 I 9 4 ° Pa-by t1 j 0 # 0 0 I 0 3 0 . 0 = Nbn-pass<b!1 144 # 149 7 I 22 19 j a ;` Total I 3027 I 3026 i 187 85 I 252 351 { total i eduction j 0 j a i o jj1 0 0 i f 0. f t Total Internal 328 ! 328 11 { 11 ?a 1 29 Total Pass.by I 328 i 335 3 16 (} 9 1 46 I 51 l Total Non-passby j j _ 2371 i 2363 160 1 65 177 I 271 I ; y (1) 890002..Feet Gross Leasable Area (2)- f0 S¢.FEet(5 Qs.Flaw-AZe@ :- ! (3) £tvetiirrg(rots 1 29 Vincentian PUDA T►S- October 2013 it 1 t Project Name: Vincentian PUD-Prop.Cond.- No: Scenario 1 . Date: 10/3/2013 City: State/Province: Zlp/Poatal Codes Country: Client Name; • Analyst's Name: Edition: 0th I 1 Daily AM Peak Hour ( PM Peak Hour { Land Use 1 Size - i 1 Entry Exit ` Entry Exit Entry I Exit 820-Shopping Center I 'i9O r`r # 5154 1 5153 143 1 $3 1 442 479 Reduction I 1 0 0 0 j 0 i 0 p internal I i 130" 1 136 j 9 I 3 S 1aa jj 12 4. . I Pass-by I S 746 753 34 I 20. ( 106 # 117 Non-pass-by I 1 422E 42.84. 100 60 } 318 4 350' . 710-General Office i t s ' Building 1 57,5 r? F 43'i 431 103 15 24 113 Reduction i )( 0 0 I 0 0 ( 0 0 • internal F 1 65 j 95 : 3 3 7 j 9 Pass-by I I 0 0 0 i 0 0 0 Non-pass-b' 1 366 1 336 105 I 12 I 17 I 110' l. 310-Hotel 100 t9 1 446 446 I 39 i 28 # 34. � .36 Reduction 1 z 0 0 f 0 0 i 0 0 ( tt Internal 71 85 5 6 I 5 1 9 3 Pass-by 1 l 0 0 0' 1 0 0 0 Atop piss by 375 361 I 34 ' 22 ( 29 27 (Total' '; 6031 6030 i 250 j 131 � 500 + 634 1 Total Reduction {i{ • 0 0 I 0 ; 0 1 0 0 Totat.i'nternal 1 316 316 17' ? 17 , 30 30 Total Past-by lit i 746 1 753 F 34 1 20 I 106 ; 117 Total Non-pass-by i j 4969 4981 I 239 I 94. I 364 1 437 ()) SOLO Sq.Feet GrossLeaseble Area (2) 100:7 Feat Gross r'?cor.2rea (3) OeeupiedRooms . 30 r leincentian PUDA u uS e +c Ober 2013 I Project Name: Vintrntian PUD—Prop:C.ond.- No: Scenario 2 Date:. 1019/2013 City: ! Stafe1Prouince; Zip/Postal Code: Country: Client Name: 1 Analyst's Name: Edition: 9th 1 Daily AM Peak Hour I PM PeakHour I Land Use 1 Size { Entry Exit 1 Entry ? Exit 1 Entry I Exit i 820-Shopping Center�.i 250 rr} ! 6160 6.160 1 169 ; 104 i 1 531 ! 570 i Reduction I 0 0 3 0 0 i 0 i 0 e '_ Internal 0 a 0 1 0- I 0 , 0 i Pass-by 1 ', 924 924 [ 42 i 26. i 133 i 144 Nonpass-by i I 5236 5236 i 127 1 76 ( 398 l 432 [{$ _ i Total 1 i 6160 6160 1 169 I 104 I 531 576 1 , Total Reduction = j 0 0 F 0 ( 0 i 0 0 Total Internal 1 0 i 0 0 0 ! 0: i 0 I I 2 2 26 1 133 144 ` Total Pass-by ( 9_4 924 4_ i f # Total Non-pass-by i 5236 i 5236 127 78 398 s 432 (1) 1Q00 Srr.rrai Gross Laasabie Area I 31 Vincention PUDA TIS e October 2013 Appendix D: Internal — Pass-by Ca •tore Exhibits (3 Sheets) 32 i 4 Vincention PUDA TIS- October 2013 . . . IPnlo laht44/4 ,A,,,o(...141:VD gir.V.L.W.4,1. ' 1 i ArA*1:..1.7.• Fi"t1. 1;;;-------,----"-'"---1. 1 1 1 terggea b*gsgegigrEPI--.- gm . . 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I I ' 1,01.07.: Uven2.:ps 0a4)22145) 2244(54)4(15 :SA- 4474ff4 I I 02)2,1 :it ,1•71.5..; r.'-'3. ,54: i i7.b.1.-..-.,,i0.Y.t.E•a6.-1 12i FT", .;:, 12_7 I ' i VC, OAS 44 5:-.To 0 .. , . . . - - - - 34 1 i 1 1 VIncentlan PUDA TIS- October 2013 ,__ • Project Name: 1 Vincentian PL1D.-Prop:Cond:.-Scenario'.). -------, • Analysis t4arne: ,r M Peak Hour 1 . . : Ladd.Use IfidePindent Variable- Size Tita-PetiOtt Naiad Entry Exit Total CX 8:20- ,t Shopping 11008 Sq.Feet Gras- ll 250 iWeek.daY.f Peak Hopr El BettPit tLOG112 - - C;enter t_n(TI=0.671..n(X).+2.31 531 575 11.07 i - ' TITMC RectUttlOftS ,.. f St).ecify-a psercentoga.by:which-the Entni Trip-anct:Exit Trip-will be reduced for each Land Us This redifction is applied to the Efliy TriP:-ancl ExitTrip frOm the previods section.To record any notes.click'-e Add Notes above. I f Land Use Entry Redaction Adiusted'Ently Exit RedUetion Adjusted Exit 1 l -- . ., 20.•Shopping Center 10 % 53i 1----1 ,0 % 575 3 3‘ ,...................:. ______.4 1 '', . 1 ,.. ......... 1 . gxtemal"(lips f- Si5edify.th.e peroetitge of Pass-bytriOs or ecil Land Lite,.The itercentage•will be,rediJced from the total number ofExtemal 1 : Triostorn tho previoos:SeCtiorf_-to record.8ny.00t6s,click.,f'''.Add Notes above. .. • The V icon preceding:the,Pess.-by%value inclitabasclata'proyidelby ItE.Cliairig-:the tcdn changesa:custom Pass-1y - vaftiez_to data provided by E. . , Land Lite E4ernal Trips Pass-by% Paz Trip Ngn-pass-by arrhy- 's — TriOS . 820-Shopprng Center 1107 Y 1 3 0 277 830 i . _.--- 35 Vincention PUDA TIS- October 2013 Appendix E: Turning Movements Exhibits (2 Sheets) 36 1 I 1 1 Vincenti ui Puu �`i 5- O�t�b��2013 N 0 z a t '' :,..1.0 l''',*/4"*`,..4 ..1„,-,-.: 1% 2 op: 4 ., -,4,, � +� N al ILI M ZKti s� � In ' rte' I W W O . Z' LLJ o ,> --* ~ W 4 - "£ a-ik . ,,....yy�N . ILI:iell,›NR ca _ mot, '` W & t 'cam • rb W W in [!J 0 I „�. ott %_ f . i F 37 Vincentian PUDA TIS-October 2013 • Lo i � :, ° " - 4k$ - r.�. (4, ' .1./71 .,„, . -,., , .4 1 .:. ., ,mr,.. , ., I:. . g Fy �.. . . OQp2, ' WW M �i dX *'It'.moo oil + .w• y a c M .i i+l al '.,_,w. C) Z • • i .„ -.W *1 i z • R ", Z _ Z . l - N Hcso w w _ � , . 4; .. , \ , -,. Z Ui • in • - - . 1 g . - - i •, . 0 ...1 • u, d • 38 6. ilprjo>lo> JIIIIIIIII 1 Il . my 44 ■I ilim T, (, 33_ ci, ii.NB 4_ i diA, x ♦ ♦ WAIIIIIIIIII IPA ‘ tak °r . ' `♦ ° cAm/p ‘ 4\r(2) 4 5 ♦ ♦ 4 44 D d Dpi ..1 4, .. gl < 4;4 N 0•4' , 4:,' 4 "Z "g-d 4- 4 „. Ifk , > 4 .4 ‘'*# ■4 ♦ ♦ ♦� ♦ •• m 6 = �j ♦ ♦ z all .la _,•la : a ■ ,.,, can ' LI� �� y 'c; II � -o � , . fi, __(,) IN . 8 s Nt. 416. = E 0 Ay!: r II Lam v e g: N N oPa o o = WWW = -2 rn ; � o= mp g _ = � � m � IKA.1r grn iK n o o • 1 FA 40111 ' 4tirio y i:II i , T-.....---.-....t.--- ii i 7z < i -6__, 73 , km a° ° �F m n = \� =8:2) N ,j�j Z o2��m D Fjj D m - •r•.�N j m m �. ' •. -�i OO% / / ■4 15 c_> _= 111111 1�� i jil ollvt # .11111eammy • e% 7% c_ . / I 111111111111�I 0 — —. ' '1. i 00 Pirp if -D- a . . i\ip E - ' - N...._ orii--- 53 mr 7 _ _ � E 'V 'n Z m DrW coo ii. ---- mp N m no �® — 5 111 fi . 411 / o '— —i o ' NI) rn2r gi m l g m � —1 A •o -a. > m co a O m r � C 1 n 8 2 z o 03 z'' $ g - ii im.....-e-ama.- i W M a mr rn g Qi Ci!ro $ g ?1 HOLE MONTES ENGINEERS•PLANNERS•SURVEYORS July 1, 2014 950 Encore Way•Naples,Florida 34110•Phone 239.254.2000•Fax:239.254.2099 Re: Vincentian GMPA(PL-20130001767, CP-2013-10) PUP Amendment(PL-2013-0001726) HM File No.: 2013.043 Dear Property Owner: Please be advised that Robert J. Mulhere, FAICP, of Hole Montes, Inc. and Richard D. Yovanovich, Esquire of Coleman Yovanovich & Koester, P.A. on behalf of the property owner, have made two concurrent applications to Collier County. These applications include (1) a Growth Management Plan Amendment (GMPA) to change the future land use of the subject site from Urban, Mixed Use District,Urban Coastal Fringe Subdistrict,to Urban,Mixed Use District, Vincentian Mixed Use Subdistrict; and (2) to amend the Vincentian PUD to change the zoning classification from a Planned Unit Development (PUD) zoning district to a Mixed Use Planned Unit Development (MPUD) zoning district, to allow construction of a maximum of 360 residential dwelling units, or up to 250,000 gross square feet of commercial land uses, or a combination thereof, which may include a hotel limited to 150 rooms, and/or an assisted living facility. These lands total 30.68± acres and are located in Section 32, Township 50 South, Range 26 East, Collier County, Florida, approximately 1.5 miles west of the intersection of County Road 951 (Collier Boulevard) and U.S. 41 East, in the southeast quadrant of the intersection of U.S. 41 East and Southwest Boulevard. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to hear a presentation about this amendment and ask questions. The Neighborhood Information Meeting will be held on Thursday, July 17, 2014 at 5:30 p.m. at the Collier County South Regional Library, Meeting Room"A", 8065 Lely Cultural Parkway,Naples,Florida 34113. Should you have questions prior to the meeting,please feel free to contact me at 239-254-2000. Very truly yours, HOLE MONTES,INC. Robert J. Mulhere,FAICP Director of Planning RJM/sek *Please note that the Collier County Public Library does not sponsor or endorse this program. Naples•Fort Myers AFFIDAVIT OF COMPLIANCE I hereby certify that pursuant to Ordinance 2004-41, of the Collier County Land Development Code, I did cause the attached newspaper advertisement to appear and I did give notice by mail to the following property owners and/or condominium and civic associations whose members may be affected by the proposed land use changes of an application request for a rezoning, PUD amendment, or conditional use, at least 15 days prior to the scheduled Neighborhood Information Meeting. For the purposes of this requirement, the names and addresses of property owners shall be deemed those appearing on the latest tax rolls of Collier County and any other persons or entities who have made a formal request of the county to be notified. The said notice contained the laymen's description of the site property of proposed change and the date, time, and place of a Neighborhood Information Meeting. Per the attached letters, property owner's list, and copy of newspaper advertisement which are hereby made a part of this Affidavit of Compliance (Signature of Applicant) STATE OF FLORIDA COUNTY OF COLLIER The foregoing Affidavit of compliance was acknowledged before me this 1st day of July, 2014 by Robert J. Mulhere, FAICP who is personally known to me or who has produced as identification. .14ROQUi, (Signature of Notary Public) (Notary Seal) Stephanie Karol _ Printed Name of Notary ,zq�"PY STEPHANIE KAM. s*: f-►—� :+= MY COMMISSION k EE 163504 EXPIRES:March 9,2016 1if 1, Bonded Tbru Notary Public Underwriters I ,use z y � -' : - :- ; F3 'xR NEIGIBI�HOOD rh lr i INFO ° MATION..MEETING . ', b�' ¢ 4i.,i: -`` y, ° .t . �d a ig.:: ,',1�5" -.a"mss T�hexpub s nvfed tO a end a=nel•heorbood meeting r eld"by obe J M Ihere== ' NAPLES DAILY NEWS ,AICP of Hole MMontes lneea .d"Ric a'. D �variovich squir o Cbl m- , o anov auk Published Daily ich& nester,PA;o beha ff of the1prope: owner t• Q It,,,,,477-9. � dz° atlo Naples,FL 34110 �,, �. .«. f,, ' `a m urstlay;~Jul 014rat 0 p �` k a_ Kra y F s`'f �• '�.g�p'k i� J' �" ( 17 ., i�eolhe o my South Regi•n Libra , ,i eeting4Room A ,, ,2 A. . s Affidavit of Publicati 665 Le-yt" -d tural ar tonda 4� i w State of Florida • 4 _sl ,T o concurrentformal applications have bee t=d o Collier Co nt,��11 Sapp i&Y tionela ude ),Growti-anage�`entt a endmen_(GMP-=) 07,{a ?C _� , Counties of Collier and Lee }A g _ land use f the'As sec sate from Orban • s D`staei� . rD ;-n al .r Subdl tact•to LUr.oa Mixedi se Dst c , " xe• se Subs b,(Ot<< Before the undersigned they serve as e p g �"" ``" , .a 1 n a ed�0 • gn y to rid he nee lent UD o c a e�t one e o is t o o�, appeared Daniel McDermott who on s Deveo a® orn • .isric +oa1 i ee a ae• .1n 4 a nip e ,-„,, D Inside Sales Manager of the Naples D t�xo in91•istnct' o{allow constru tionxo rv� o , o i m a tea d algal j1 Ci F. or u .250'000 rocs uard-feet ofco me vial lan• DSes, •r ,00rn.Ipation t ar p , newspaper published at Naples,in Col i P ^ r "7 iT 2 .� ' b- p p N• hich may Include, note-, ited toy 5•r roo rid o r ss s,ed i•i, ac ,4. distributed in Collier and Lee counties --'1';'7'. :-'4-'s*-; t ,� 4s , 't5,-;,-:4.,:4 , �;, 4� ,' 4 5 ' attached copy of the advertising,being Tnese lads total 30 68±=acr = dared ecate• 1 nfiSee ion 2,=,,ownshipOSolt Range-26 East„ ci i e_Co . e e a e oxen atel,1 a es'est•of the mtersee ._ • 4 i t��.A., ��r fir."�� v _ _ as III.-e southe s..quad ; PUBLIC NOTICE • tlon of County Road 9 Co Ire Owe ar rid t s fr .,� t gL a rant•of the Intersection of U S 41 East:a d Southwest Bou eve } in the matter of PUBLIC NOTICE ss.. 4� a ' o� ' - �4� ` / g. � • -� ? } - �§,i was published in said newspaper 1 tiro. mo t � < r 7 s £ -', r t a sI.4-#r. ,, t' i .:,=11-.444,,--- on July 1,2014. r':..7,-. i ` r I� , . `t 1 Of i r . , to a Affiant further says that the said Nap `} t-,:{ published at Naples,in said Collier Co :s x 1 tf 3,3 `,71 { g$ '° :• 4 i L �' S/yEryryJOBTH;yri ES s n • 'a. �z newspaper has heretofore been continue t 4 4, =.k-s. , - • � 'h .44.'N , �1_. County,Florida; distributed in Collier -1 j -,4 , *- I �. each day and has been entered as secon , _ } ;� g 5 I -', . „ '-.�;-� `` office in Naples, in said Collier County < v' j .�_ s year next preceding the first publicatiol ,, „ • Z j .: advertisement; and affiant further says t -, ' °�. i= _ ` ` ' promised any person, firm or corporatio ? t� '_ `°s`''�_, �• y ,___ ri��s o -f E Y LUEYOUR INPUT f � commission or refund for the purpose o 04i _ � 4t -6-� ' �- 4 1 , r '-f' r 4 i Xt ;, _ x tip-- ublication in the said newspaper. ``° p �Bus�ness and�p�operty owoers,�_'re�side,fs and visit�,o,�s arse welo_o�me to,a�tend theme pre seta ion 11-40-tai ss e` pr c—,w a o,.ne oaf(?ollies Coun ?V o Pyou ate �--� i 4 •e e l elated - una fsi attend-th�s ...p.. g' b t have •e .ions o coin men he by aI-p one or mail�o ,•' ..„4 -c. 3.x 4 .• (Signature of affiant) �-' R w 0.d .� *-, 1 dam-∎`' +� g :. -V�* �RotiartJ�fVlulhere AI �Dijector-ofP1a_ mR 4• Y 1,] -, T`F��-1� 0 n.es, lnC ;.': ` sck �y�'',,� !,*,,10. fi * t � W�`'�a es Florida 3J 1 0 . s`-i*� � . n S .• rn to and u scribed before me "p,..i ''�'* 95o Enco e ay, rA t".,, --0-....- . �,. , �j Q * hone 239 254 2000,bobm there@ hmeng oal ' , 1 T � s 3rd da o July, 014 „ k �, *Please note that the Collier County Public Libra doe• s not.sponsor or endorsethis program t _t�t��—•— z: -� '.elf x ,L;,S ' a ti r�i s x (1I-'R ►� ,` , JuiV 1 2014 (Signature of notary public) ;No 231 1 3 088 9 v „4211414,4 CAROL POLIDORA ,_ _im MY COMMISSION#EE 851758 ri '�;;.>�-.,;, EXPIRES:November 28,2014 ?:F of °Q'' Bonded Thru Picherd Insurance Agency =Easy Peel®Labels i • MINIM Bend along line to 1 Q�/ER�(�5160® 1 Use Avery®Template 5160® j Feed Paper expose Pop-Up EdgeT"� j 1 300 PORTER STEEET REALTY TRUST 331 BENSON ST LADN TRUST 331 BENSON STREET LAND TRUST 32 NICHOLS ST 0/0 PIKUS PROPERTY MANAGMENT C/O PIKUS PROPERTY MANAGMENT SWAMPSCOTT,MA 01907-1034 5290 GOLDEN GATE PKWY 5290 GOLDEN GATE PKWY NAPLES,FL 34116-0000 NAPLES,FL 34116---0000 • ADAM JR,GLORIA A=&FREDERICK ADAMSKI,RICHARD D ADEE,JAMES A 2926 REEDY RD JANE D ADAMSKI SHARON ADEE . SINKING SPRING,PA 19608--9621 14700 S M 43 HWY 12228 HARBOR OAKS DR HICKORY CORNERS,MI 49060--9709 MACHESNEY PARK,IL 61115---1046 AFFORDABLE WHISTLERS COVE LTD AGUAYO,ESTEBAN=&TERESA AGUILERA,LILIAN 1275 LAKE HEATHROW LN STE 115 289 BENSON ST 339 BENSON ST HEATHROW,FL 32746-4398 NAPLES,FL 34113-8541 NAPLES,FL 34113-0000 ALGER,JOYCE ALLEN EST,JAMES R ALLEN,PAUL E=&SARAH P 2 ARAPAHO TRL CAROLE F ALLEN 1 NATCHEZ TRL NAPLES,FL 34113---7977 3 NAVAJO TRL NAPLES,FL 34113-7969 NAPLES,FL 34113--7990 ALMEIDA,ANTONIO=&MARIA ANDERSON,NORMAN E=&BEVERLY J ANDERSON,TERRANCE N 14 1/2 WHITSBOURGH ST PAUL E=&HEATHER LANDERSON 285 BENSON ST TAUNTON,MA 02780---1916 11227 OAKLEIGH DR NAPLES,FL 34113--8541 MIDDLEVILLE,MI 49333-8792 ANDREWS,PIERRE ANTHONY,WILLIAM E APARICIO,ANTONIO A=&NIVIA M CHRISTINE M ROBBINS DEANNA B ANTHONY 294 PORTER ST 13 BUTTERFIELD TRL 1 ABILENE TRL NAPLES,FL 34113---8542 NAPLES,FL 34113---7901 NAPLES,FL 34113-7945 ARNDT,FRANKT ARROYO,JAMIE AUBIN,MICHELLE CINDE LOU KAVAN 2415 HARPER STREET SERGE PAQUETTE 20 OSAGE TRL TAMPA,FL 33605-0000 19 OSAGE TRAIL NAPLES,FL 34113-7971 NAPLES,FL 34113---0000 B S&M L POWERS JT R/LTRUST BADILLO,RICARDO F BALLMAN JR,WILLIAM JAMES 7922 KINGS RIDGE CIR ADRIANA LABRA BADILLO ROSALIE MARIE BALLMAN FAIRBORN,OH 45324-1874 135 3RD ST 27 CHEYENNE TRL NAPLES,FL 34113-8551 NAPLES,FL 34113---7943 BANK OF AMERICA BARNHART,ROY J=&CARMEN A BARRY,WALLACE J=&LAURI A 101 E KENNEDY BLVD 205 BENSON ST 7137 S COUNTY ROAD A TAMPA,FL 33602--5179 NAPLES,FL 34113-8541 - SUPERIOR,WI 54880--0000 BEKESY,ILONA H BELCHER,LARRY M=&SANDY L BERGER TR,MITCHELL M HERSFELDER STRASSE 37 JEFFREY MICHAEL BELCHER JOSEPH M BERGER LIVING TRUST D-36088 NANCY ELIZABETH TUTTLE JEAN CLAUDE BERGER HUENFELD 107 STONEWALL DR 109 BAREFOOT WILLIAMS RD GERMANY, D36088-0000 SAVANNAH,GA 31419--3272 NAPLES,FL 34113-7960 Etiquettes faciles a peter � • Repliez a la hachure afin de 1 www.avery.com I, 1 14:1:—.I.......I....:a. 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A%,eB, 1 ® 1 • t� Bend along line to 1 O =Easy Peel Labels i 9 i CA AVERY 5160® I Use Avery®Template 5160® j Feed Paper '•� expose Pop-Up EdgeTM j 1 BERGERON,FERNAND BERIAULT ET AL,DENIS BLAIS,GERALD JANINE DESMEULES 27 ARAPAHO TRL MICHELINE SCOTT BLAIS 'DES BOULEAUX NAPLES,FL 34113-7951 1905 ST JACQUES DRUMMONDVILLE,QC NTREAL,QC CANADA, J2B 7S7-0000 CANADA, H1B 5L2-0000 BOGGS,LESLIE A BOLAND FAMILY TRUST BOLDUC,RICHARD A 1394 RIDGECREST CT 224 BENSON ST MARY E BOLDUC FAIRBORN,OH 45324-5912 NAPLES,FL 34113-8540 69 HIGH ST ASSONET,MA 02702-1706 BOND, SANDRA G BOND,DARLENE M BOUCHARD,DIANE ANDREWS 8 CHISHOLM TRL HOWARD J BOND JEAN-YVES BOUCHARD NAPLES,FL 34113-7973 23 CHEYENNE TRL STEVE BOUCHARD NAPLES,FL 34113--7943 3 PECOS TRAIL NAPLES,FL 34113-7952 BOUCHARD,DIANE ANDREWS BOUR,PATRICIAJ BOURGET,LUCIEN C=&THERESA J JEAN-YVES BOUCHARD BRUCE E PAGE 31 CIMMARON TRL 6 ARAPAHO TRAIL 12409 FOX RUN CT NAPLES,FL 34113-7933 NAPLES,FL 34113-0000 HUNTLEY,IL 60142--7418 BOUTIN,ROLLANDE BOWDEN,BEVERLY E BOYLE,ELIZABETH ROBERT BOUCHER RUTH R EISELE 103 TAHITI CIR CHANTAL DOUVILLE 12 CIMMARON TRAIL NAPLES,FL 34113-4010 7 PECOS TRL NAPLES,FL 34113-0000 \PLES,FL 34113-7952 BRAFFORD,WARD BRANDON,TIMOTHY R=&SHELBY J BREAU,EVELYN FREEDA BRAFFORD 15 MULESHOETRL 225 BENSON ST 2810 E CREEKS EDGE DR NAPLES,FL 34113-7947 NAPLES,FL 34113-8541 BLOOMINGTON,IN 47401-8361 • BREAU,EVELYN BREAU,EVELYN BRIONES,ELADIO 225 BENSON ST 225 BENSON ST 272 BENSON ST NAPLES,FL 34113--8541 NAPLES,FL 34113--8541 NAPLES,FL 34113-8540 BRISSON,DIANE J BROUSSEAU,CHARLES EDOUARD BROWN,EDWARD H 11 ABILENE TRAIL MARIELLE PELLETIER DAVID BROWN NAPLES,FL 34113-7945 48 RUE VERLAINE 1 PECOS TRL RICHELIEU,QC NAPLES,FL 34113--7952 CANADA, J2W 1R7-0000 BULFRANO,LORA BULMER,MALCOLM BUNCH SR,DAVID G=&GWENDOLYN 120 3RD ST 4 CHEROKEE TRL 319 BENSON ST NAPLES,FL 34113-8535 NAPLES,FL 34113-7916 NAPLES,FL 34113-8556 -_ CADER,DOROTHY E CAIN EST,ANN M CAMPANELLO,ANGELO B=&DIANE M 36 ABILENE TRL RICHARD W CAIN 141 1ST ST NAPLES,FL 34113--7900 14 SPANISH TRL NAPLES,FL 34113--8533 NAPLES,FL 34113--7948 eq.:m inftne fnritne 3 not®r ! A Reeliez h la hachure afin de; www.avery eom • Easy Peel®Labels i ♦ I.MU Bend along line to A�/E��(®5160® Use Avery®Template 5160® � Feed Paper expose Pop-Up Edge" j 1 CAPPS,JAMES A=&CONSTANCE A CAREY,RALPH W CARLS,DAVID W 347 BENSON ST#A CHARLOTTA B CAREY GENE RAE CARLS NAPLES,FL 34113--8556 30020 DEER HARBOUR DR 30 ABILENE TRAIL SALISBURY,MD 21804-2509 NAPLES,FL 34113---9654 CARMIGNANI,WILLIAM B CARTWRIGHT,MARGARET CATERINI,WILLIAM=&VERONICA HONG THITHU NGUYEN 315 BENSON ST PO BOX 108 208 BENSON ST NAPLES,FL 34113-8556 ROSCOE,PA 15477---0108 NAPLES,FL 34113---0000 CAVANAGH,LAWRENCE J=&MARYANN CHACE,ANITA I CHANCELLOR,MARIANNA 109 2ND ST 20 CHEYENNE TRL 126 BRADFORD PL NAPLES,FL 34113---8550 NAPLES,FL 34113-7922 MT WASHINGTON,KY 40047-8117 CHARTIER,MARCEL CIARCIA,CONNIE CIOCCO,SAMUEL R 24 ABILENE TRL DEBORAH B PASINI PATRICIA ANN CIOCCO NAPLES,FL 34113--7970 88 AMBASSADOR DR 16 MEADE DR UNITA LATROBE,PA 15650--1061 MANCHESTER,CT 06042---0000 . CLARKE,JEFF CLEMONS,LINDA COLLIER CNTY JANET DIPASQUALE 302 BENSON ST BOARD OF COUNTY COMMISSIONERS 2348 HUCKLEBERRY RD NAPLES,FL 34113-8505 WATER SEWER MANCHESTER,NJ 08759--6124 3301 TAMIAMI TRL E NAPLES,FL 34112---4961 COLLIER CNTY COLLISS,ROY=&SHIRLEY COOK,CLINTON E BOARD OF COUNTY COMMISSIONERS THOMAS K=&KAREN COLLISS PATSY M COOK UTILITIES DIVISION 12 APACHE TRL LOT 303 69487 BANNOCK RD 3301 TAMIAMI TRL E#H-3 NAPLES,FL 34113-7965 SAINT CLAIRSVILL,OH 43950-9776 NAPLES,FL 34112-4961 COOK,NORMAN CORNMAN,JAMES E=&NANCY A CRISCILLO,GERALDINE TERRY=&ROSALIE PHILLIPS 13 CIMMARON TRL 1 CIMMARON TRL 815 W MAHONEY RD NAPLES,FL 34113-7914 NAPLES,FL 34113---7986 BRASHER FALLS,NY 13613---4258 CRISP,BARBARA CUBESMART L P CUMMINS,DAVANI 6881 WOOD LAKE CIR PTA-CS#451 .4260 JACK FROST CT APT 5 ^;JNG HARRIS,'GA.30582--1615 PO BOX 320099 Ai>t:rS.,FL. 34112---5242 • yo U u Ha r r ks101 f ,0s82_-16el� ALEXANDRIA,VA 22320-0000 CURLEY,RICHARD L=&THERESSA M CURTON,JAMES E CWALTALTERNATIVE LOAN TRUST 3 BILL ST F BERNICE CURTON %ALDRIDGE CONNORS LLP DERRY,NH 03038--5260 10106 PORTAGE RD 1615 S CONGRESS AVE#200 PORTAGE,MI 49002-7281 DELRAY BEACH,FL 33445---0000 DAVIS TR,KENNETH L DAVIS,CHARLES N DAVIS,HORTENSE L K LYLE DAVIS REVOCABLE TRUST 322 PORTER ST 23 ABILENE TRL 2977 PALMETTO CT NAPLES,FL 34113--8542 NAPLES,FL 34113-7945 DUNEDIN,FL 34698--9663. Etiquettes faciles A peter 1 Repliez la 6ac1>IUre afin de vvvvvv every com 'i Easy Peel®labels i ♦ fiend along line to ®CA 1 Use Avery®Template 5160® j Feed Paper expose Pop-Up Pop-Up Ed9 e n, 1 .l DAVIS,LARRY E DAVISON,ERNEST DE IA TORRES,ROBERTO PINERO JACQUELINE J DAVIS MARK DAVISON ET AL XIOMARA CRUZ °ACHE TRL 22526 BEECH ST 475 SOUTHWEST BLVD LES,FL 34113--0000 DEARBORN,MI 48124---2735 NAPLES,FL 34113--8528 DE LEON,JAIME J DE VILLERS,JOHN DE VRIES,ROGER=&DONNA J 147 1ST ST VANDA DE VILLERS 2521 REVELATION LN NAPLES,FL 34113--8533 DIANE DEVILLERS ROCKFORD,IL 61109-3777 16 CHEYENNE TRL NAPLES,FL 34113-7922 DEMPSEY,HUGH J DEONARINE,KELVIN DESFORGES,GILLES JANET MCGIRL 3764 KENT DR LUCILLE BONNEAU DESFORGES 241 HILLSIDE AVE NAPLES,FL 34112-3740 SYLVAIN DAIGNEAULT CRANFORD,NJ 07016-3409 6 OREGON TRAIL NAPLES,FL 34113-0000 DICE,JOHN N DIIOIA,DAVID MICHAEL=&ADELE DITTRICH,WILLIAM 8 APACHE TRAIL 808 GOLDEN MEADOW RD ETHEL DITTRICH NAPLES,FL 34113---0000 EAGAN,MN 55123---1964 26 CHEYENNE TRL NAPLES,FL 34113-7922 • DOMINGO-MIGUEL,MIGUEL PASCUAL DROZD,RONALD J=&JOAN S DUMAS,MAURICE R SANDRA MARTINEZ 2 AHL AVE TRLR 21 JEANNE 0 DUMAS 224 PORTER ST ALBANY,NY 12205-2863 290 BILLINGS ST NAPLES,FL 34113--8542 QUINCY,MA 02171-1804 E JEAN NIGRO EAST,BRIAN C=&MELISSA A EBANKS,DALE GARY J NIGRO 483 EVERGREEN DR 5218 GILCHRIST ST 51 PHILLIPS DR TALLMADGE,OH 44278-1356 NAPLES,FL 34113-7728 OLD BRIDGE,NJ 08857-2428 EBANKS,DALE EBANKS,MARLON ECKL,SARA S 5218 GILCHRIST ST - 5218 GILCHRIST ST DIANNA SHUST NAPLES,FL 34113--7728 NAPLES,FL 34113---7728 6 OSAGE TRL NAPLES,FL 34113--7971 ELGART EST,CHRISTINE EMELANDER,SYDNEY B ENDERS,JERRY L %DAVID A ELGART PR . , JANICE F EMELANDER LOIS L MORROW `/ PO BOAC 145 -8. /:y , . 12 ARAPAHO TRL LOT 315 120 4 T I r S T. / p 7 S�~� . 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A\/�( ®5160® !se Avery®Template 5160® j Feed Paper expose Pop-Up Edges j 1 \EWELL,FRANK DENNIS NICHOLS,JAMES C NINO JR,MIGUEL DETER T NEWELL NELDA G NICHOLS ARLETH LABRA 301 BENSON ST 11 NAVAJO TRAIL 228 BENSON ST NAPLES,FL 34113--8556 NAPLES,FL 34113---0000 NAPLES,FL 34113---8540 , ODOR,OTIS L OLIVER,MICHAEL ORLOFSKY,FRANK 11 SANTA FE TRL 336 BENSON ST JOSEPHINE WOMELSDORF NAPLES,FL 34113-7919 NAPLES,FL 34113--8505 33 NAVAJO TRL NAPLES,FL 34113-7976 ORLOFSKY,FRANK ORLOFSKY,FRANK PAPINEAU,RUTH V JOSEPHINE WOMELSDORF JOSEPHINE WOMELSDORF 2170 10TH AVE NE 4 OREGON TRAIL 33 NAVAJO TRL NAPLES,FL 34120-4967 . NAPLES,FL 34113-7972 NAPLES,FL 34113-7976 . • PARADIS,DELPHIS PARROT,KENNETH J PATRICK,LORETTAA . ESTHER TREMBLAY 335 BENSON ST 7747 WILLIAM STREET 28 CIMMARON TRL NAPLES,FL 34113-8556 MENTOR,OH 44060--0000 NAPLES,FL 34113--7940 PAUL,MARIE L PEEVER,J CARL=&ELLEN PELLETIER,GILLES 216 BENSON ST BRYAN J PEEVER DIONNE HUGUETTE NAPLES,FL 34113-8540 5 NAVAJO TRL 210 PORTER ST NAPLES,FL 34113---7990 NAPLES,FL 34113---8542 PEREZ,ANTONIO PERSHING,E LEE PETKOV,BORISLAV H . JUANA PONCE 1207 MARTINIQUE CT TEODORA P KYUMURDZHIEVA • 149 4TH ST MARCO ISLAND,FL 34145-2321 277 BENSON ST TRAILERACRES NAPLES,FL 34113---8541 NAPLES,FL 34113---8552 PICHE,JACQUES PICK,DENNIS . PITTMAN,INA POWELL LYNE MORIN 21899 S 600 W DONALD J HENDRICK III MARCEL=&MARIE JEANNE PICHE LA CROSSE,IN 46348-9760 43 CIMMARON TRL 31 ABILENE TRL NAPLES,FL 34113-7933 NAPLES,FL 34113R1--0000 PIUZE,LAURETTE DESCHENES PIUZE,LAURETTE DESCHENES PLEAU ET AL,DANIEL MICHELE PIUZE MICHELE PIUZE 7 CHEYENNE TRL • JEAN TREMBLAY 14 ABILENE TRAIL NAPLES,FL 34113---7943 1292 JULIEN GREENQUEBEC,QC NAPLES,FL 34113--7970 CANADA, GIW 3M3-0000 PLEAU ET AL,DANIEL PLEAU,DANIEL PONCE,CRISTINA P 12 CHEYENNE TRL MICHELYNE PLEAU 123 1ST STREET NAPLES,FL 34113-7922 9 CHEYENNE TRL NAPLES,FL 34113-0000 NAPLES,FL 34113--7943 POOLE,KAREN POWERS,DENNIS A POYNTER,ROBERT 3518 WILLYS PKWY MAUREEN ANN POWERS 4680 PARKSTONE LN TOLEDO,OH 43612-1013 14 NATCHEZ TRAIL AVON,IN 46123-7095 NAPLES,FL 34113---0000 Etiquettes faciles a peter ; p � , Repliez a to hachure afin de; vsnrtrw averycom Easy Peel®labels i • ® fiend along line to 1 CA AVERY®5160® I Use Avery Template 5160® j Feed Paper �� expose Pop-Up Edge m j 1 POZAN,EDWARD G=&JUDITH A PREVA1T,DAVID L=&ANNALEAH B QUINN III,JAMES PO BOX 325 23 ARAPAHO TRAIL 260 PORTER ST 'LES,FL 34113---7964 NAPLES,FL 34113--8542 CLARKDALE,AZ 86324-0325 RAMOS,ELVIA REFERENCE ONLY WANDA F RAMBO BENIGNO SAUCEDA RA HENRY L HITCHING POST MOBILE HOME DA 41 CHEROKEE TRL 256 PORTER ST CO-OP NAPLES,FL 34113---7928 NAPLES,FL 34113---8542 —0000 REINHARD,MICHAELT REMY,KEITH D=&KATHLEEN REGAN,JOSEPH M 544 RISING HILL DR MYRA STAMMEL 138 3RD ST 10 ARAPAHO TRL NAPLES,FL 34113-8535 FAIRBORN,OH 45324-5917 NAPLES,FL 34113-7977 RIVES,OMAIDA RIX,GALENA M RICHARD,LYN 287 BENSON ST SYLVAIN BRUNEAU CARMEN RIVES 281 ST-LUC#1 18 SANTA FE TRL NAPLES,FL 34113---8541 QUEBEC,QC NAPLES,FL 34113---7979 CANADA, GIN 2S4-0000 • ROBBINS,JOHN R ROBERTSTAD,KARK E RODRIGUEZ,IRIS DANIEL J ROBBINS BETTY ROBERTSTAD 343 BENSON ST 2 CHEROKEE TRL 29 CHEYENNE TRL NAPLES,FL 34113--8556 NAPLES,FL 34113-7916 NAPLES,FL 34113--7943 RODRIGUEZ-MENDOZA,MARTHA M ROLF,ESTHER T ROWLEY,KELLY J=&BRENDA J 264 PORTER ST 134 2ND ST MICHAEL WALSH NAPLES,FL 34113-8534 15 NATCHEZ TRL NAPLES,FL 34113-8542 NAPLES,FL 34113-7969 RUSSELL,JOHN=&LORRAINE RUTH A WINKER REVOCABLE TRUST RUTH A WINKLER REV LIV TRUST UTD 08/04/08 6 BUTTERFIELD TRAIL NAPLES,F FL 3411.3-8540 8083 PALOMINO DR BES ST NAPLES,FL 34113---0000 NAL NAPLES,FL 34113--2684 SALVATORE,CHRISTINE SAMSON,JEAN GUY S&L SOHLMAN FAMILY REV TRUST JEANNINE MARCOTTE YVES SAMSON 3 NATCHEZ TRAIL MELISSA INSKIP ' ! TERESA SALVATORE 25 CIMMARON TRAIL 546 CAVERLY DR ■NAPLES,FL.34113-0000 NAPLES,FL 34113--0000 BRIGANTINE,NJ 08203-2820 SANDERS,GARY=&SANDRA SCHLAGETER,STANLEY B SCHLAGETER,STANLEY B 8417 OLD BOUNDARY RD MELISSA SANDERS 39 NAVAJO TRAIL MARK SANDERS NAPLES,FL 34113-0000 LOUISVILLE,KY 40291-0000 152 DES BOULEAUXLES COTEAUX,QC CANADA, J7X 1A2--0000 SCHUH,ALLAN J SCHULZ ET AL,SANDRA L SCOTT EST,THEODORE CIA A SCHUH 4252 SHOREWOOD DR 4 CHISHOLM TRL 18 AP 18 APACHE TRL ROCKFORD,IL 61101-9369 NAPLES,FL 34113--7973 NAPLES,FL 34113-7965 • Easy Peel® Labels 1 ♦ IMMO Bend along line to 1 A\/E(��(0 516®® 1 Use Avery®Template 5160® j Feed Paper expose Pop-Up Edges"' j 1 SCOTT,LOUISE HELEN SEYMOUR JR,HOMER SHIFLET,RONALD E=&SANDRA L 268 BENSON ST RONALD SEYMOUR 8019 WATTERSON TRL NAPLES,FL 34113---8540 33 CIMMARON TRL LOUISVILLE,KY 40291--1760 NAPLES,FL 34113--7933 SLOSS,ELIZABETH D SLOSS SMEATHERS,DONALD A • SMITH,DONALD CONNIE L RAMSEY PATRICIA K SMEATHERS 4 ABILENE TRL 105 BAREFOOT WILLIAMS RD 113 BAREFOOT WILLIAMS RD NAPLES,FL 34113---7970 NAPLES,FL 34113---7960 NAPLES,FL 34113--7960 SMITH,DONALD JAMES SMITH,DONALD JAMES SOHLMAN JR TR,EVERT F MARJORIE LOUISE SMITH MARJORIE LOUISE SMITH CLAIRE JO SOHLMAN TR 14 ARAPAHO TRAIL 21 ABILENE TRL E&C JO SOHLAMN LIV TRUST NAPLES,FL 34113--0000 NAPLES,FL 34113--7945 UTD 12/13/949 CIMMARON TRL NAPLES,FL 34113-7986 SOLOMAN,SHARON ANN SOMMERS,RONALD E_&JUDY K SOUTHWEST BLVD HOLDINGS LLC WILLIAM H SOLOMAN 1 OSAGE TRL 19275 W CAPITOL DR STE 100 24 CHEROKEE TRL NAPLES,FL 34113-7938 BROOKFIELD,WI 53045---2744 NAPLES,FL 34113---0000 SOUTHWEST BLVD HOLDINGS LLC SOUTHWEST BLVD HOLDINGS LLC SPRAKER,JOHN=&KIMBERLY MARIE 19275 W CAPITOL DR STE 100 19275 W CAPITOL DR STE 100 30 CHEYENNE TRL BROOKFIELD,WI 53045-2744 BROOKFIELD,WI 53045-2744 NAPLES,FL 34113---7923 ST GERMAIN,ROBERT G STEPHENSON,ANN E STETLER,JOHN MARYLOU ST GERMAIN 1 TWINKLING CT 11 MULESHOE TRL 14 APACHE TRL BLUFFTON,SC 29909-6203 NAPLES,FL 34113--7947 NAPLES,FL 34113---7965 STEWART,BILLY E STINFIL,MARIE STONE ET AL,KENNETH P DIXIE L STEWART 314 PORTER ST BOX 438 SHERRY L BELL NAPLES,FL 34113--8542 COOPER CLIFF,ON 9 CHEROKEE TRL CANADA, POM 1NO-0000 NAPLES,FL 34113-7926 STOYANOVA,HRISTINA STRINGER,GRACE V STUCKEY,CAROL J ZDRAVKO STOYANOV 32 ABILENE TRL 145 2ND ST 233 BENSON ST Z33 a Sired- � � , I NAPLES,FL 34113--7900 •N ?=EES,,-FL: 34.113---8550 , NAPLES,FL 34113--8541 NapWJf f_3GI/13 SULLIVAN,PATRICIA J SULLIVAN,RICHARD J SUTPHIN,EDWARD B 126 3RD ST 9 SANTA FE TRL NANCY A SUTPHIN NAPLES,FL 34113--8535 NAPLES,FL 34113--7919 56 SUNNY ACRES SETH,WV 25181--9564 SWAN,MAX 0 TATE,MICHAEL J TATTOLI,PAULA RUTH A SWAN NICOLE N TATE LINDA L SILVA 825 N HINTZ RD • 1 SPANISH TRAIL DIANE M LOESNER OWOSSO,MI 48867--8406 NAPLES,FL 34113-0000 TIMOTHY A FLETCHER1 CHEYENNE TRL NAPLES,FL 34113--7943 • Etiquettes faclles A paler • ; P � Repliez a la hachure afin de 1 ww�uavery com :Easy Peel® Labels i ♦ - fiend along line to AVERY® 5160® i Use Avery Template 5160® j Feed Paper �� expose Pop-Up Edger" j 1 TAYLOR,DONALD M TECRONEY,PAUL D=&SHEILA R TELFORT,ENISE 291 BENSON ST JEANNE ATAYLOR 286 PORTER ST '4 EASTGATE VILLAGE DR NAPLES,FL 34113---8542 NAPLES,FL 34113-8541 SVILLE,KY 40223-4786 • TIMBURY,PATRICIA S F TODHUNTER,DESNEIGES M 33 ABENE TRL L=&MEREDITH A 33 ABILENE TRL DAVID S FLAD CHARLES C TODHUNTER NAPLES,FL 34113-7904 ROBERTA F VIGNEAULT 2003 OVERBROOK CRES LAURA F NELSONPO BOX 28 SUDBURY,ON WOODSTOCK,NH 03293--0028 CANADA, P3A 5J5-0000 TREJO LORA,CARLA M TREMBLAY,MAURICE TRUHLSEN,WILLIAM C JOAN R TRUHLSEN 220 PORTER ST GAETANE GAGNE 1295 GUERARD 28 ABILENE TRL NAPLES,FL 34113--8542 ALMA,QC NAPLES,FL 34113--7970 CANADA, G80 6K7---0000 TURCOTTE,GILLES TUTTLE SR,JAMES L=&VONCILE TUYA,FRANK LOUISE HEBERT 1291 ROGANA RD 133 2ND ST 1860 RUE DAUMIER BETHPAGE,TN 37022--8611 NAPLES,FL 34113---8550 JONQUIERE,QC CANADA, G7Z 1P9--0000 TVETEN,CHRISTIAN UMPENHOUR,KR1STOPHER E VELLEFF,ELIZABETH B 290 PORTER ST SHEILA UMPENHOUR 4451 GARDNER DR NAPLES,FL 34113-8542 112 4TH ST PORT CHARLOTTE,FL 33952-9728 NAPLES,FL 34113-8536 VELOSO,HECTOR VERMETTE,MIREILLE VEZINA,MICHEL ZOA ELIDA PALLAIS ROMAIN CARON LISE COTE 16 ARAPAHO TRL ROBERT BOIVIN MARC VEZINA NAPLES,FL 34113--7977 ERIC CARON2APACHETRL 13 ABILENE TRL NAPLES,FL 34113--7965 NAPLES,FL 34113--7945 VILLASENOR,MANUEL=&ISABEL VILLASENOR,MANUEL=&ISABEL VISICALE,JOSEPHINE 20 CIMMARON TRL 251 BENSON ST 251 BENSON ST NAPLES,FL 34113-8541 NAPLES,FL 34113-8541 NAPLES,FL 34113-7940 VOULIGNY,GEORGE WAGNER,MELANIE A WALKER,ROBERT R=&NANCY A. HUGUETTE LEMOINE 24 NAVAJO TRL 4699 NW COUNTY ROAD 141 jO 'fits ' el I JENN 3r-S,Ft:',L32053-3130 111.8E?F_FOF;=�=:AIMS RD /1/ ��K(�' NAPLES,FL 34113-7939 OehN,�S` r! �jZ�2°31 30 NAPLES,FL 34113---000D (`ice J WALSH,KATHLEEN L WARNE,WM E WELLS,BRIAN TAMMY A BURNS DOROTHY M WARNS 316 BENSON ST 18 CHEYENNE EYENNETRL MARJORIE LTUNNEY NAPLES,FL 34113--D000 NAPLES,FL 34113-7922 29 NAVAJO TRL NAPLES,FL 34113--7976 VVELSH,NEIL C WELSH,NEIL C WESLEY,SCOTT J SONJA L WELSH SONJA L WELSH 15155 BOICHOT RD 29 OREGON TRL 22 CHEROKEE TRAIL LANSING,MI 48906-1005 NAPLES,FL 34113--7905 NAPLES,FL 34113-0000 ef:wne#ae fmriloe 3 n®ier i A Reniiea A h hachure din' de; www.avery.com i Easy Peel® Labels i A IMIMIM Bend along line to AVERY® 5160® i Use Avery®Template 5160® j Feed Paper expose Pop-Up Edger" 1 1 WILSON,PAMELA E WISEMAN,CARL M=&SHIRLEY A WISEMAN,VICKI LYNN 259 BENSON ST 2 SPANISH TRL 4194 MINERS CANDLE PL NAPLES,FL 34113---8541 NAPLES,FL 34113--7994 CASTLE ROCK,CO 80109---0000 WOLFENSON,LOUIS B WOLFENSON,LOUIS B WOODLEY,FRANKLIN 16 OREGON TRL 8 PECOS TRL DONNA WOODLEY NAPLES,FL 34113---7972 NAPLES,FL 34113--7966 8 CHEROKEE TRAIL NAPLES,FL 34113-0000 WOODLEY,FRANKLIN WOODWORTH,RICHARD L YENTES,VIVIAN DONNA WOODLEY KATHRYN J WOODWORTH REBECCA GOLEMBISKI 10 MULESHOE TRL 7873 S SUGAR ISLAND RD 22 OSAGE TRL NAPLES,FL 34113---7978 CHEBANSE,IL 60922--0000 NAPLES,FL 34113---7971 ZENZ,THOMAS J=&SUSAN L ZENZ,THOMAS J=&SUSAN LYNN ZENZ.THOMAS J 285 PRICE ST 285 PRICE ST SUSAN L ZENZ NAPLES,FL 34113--8438 NAPLES,FL 34113-8438 285 PRICE ST NAPLES,FL 34113-8438 ZICK,VERL DALE East Naples Civic Association SANDRA M ZICK Whistler's Cove Apartments • 12 BUTTERFIELD TRIAL 11400 Whistler's Cove Blvd. Naples,3 823 Tamiami Trail East,PMB#274 mi mi ami Tr Tr NAPLES,FL 34113--0000 Naples,FL 34113 FL 34112 Etiquettes faciles a peter ; Repliez a la hachure afin del vituw.avery com ___ Sens de < -t.__ .,__ 1s:nnxn_efFaV MM Summary Vincentian GMPA—MPUD (GMPA-PL-2013 0001767/CP-2013-10) (PUDZ-PL-20130001726) July 17, 2014 South County Regional Library Note: This is a summary of the NIM. A verbatim recorded is also provided. The verbatim record denotes all questions raised by attendees and responses to those questions. Attendees: On behalf of Applicant: Robert Mulhere, Rich Yovanovich, Christopher Shucart County Staff: Kay Deselem, Corby Schmitt Approximately 18 members of the public attended. At 5:35 PM, Mr. Mulhere started the presentation by introducing himself, the other consultants, the applicant, and County staff. Mr. Mulhere explained the NIM process, provided an overview of project, including what is being requested and the existing PUD permitted uses. Mr. Mulhere also went over the proposed PUD master plan, include location for development, stormwater lake, preserve, and project access. Mr. Mulhere also explained the process for review and approval of the GMPA and the PUD Amendment, to export fill for US 41 improvements, changing from golf course community to lake community has resulted in excess fill, briefly identified projects anticipated to take additional fill. The members of the public who identified themselves where either from the adjacent Hitching Post RV Park or from Trail Acres, an adjacent platted single family development. There were numerous questions related to site design and uses. The most significant issue of concern was related to affordable housing. There was significant opposition expressed to any additional affordable or subsidized housing in this area. Mr. Mulhere indicated that the applicant had n intention of building affordable housing and was willing to put a condition or limitation in the PUD that would restrict the housing to market rate. The meeting concluded at 6:30 PM. Page 1 H:12013120130431WP\NIMINIM Summary 7-23-2014.docx _on _,,' � v ns v c N // �s_ U E w / / ._,\\ E U . 0 M O L ° O Q 2t', •�` al c +. Cl Q. .a o 0 flu �\ o O \ M 0 13 Z a? 4.- (am l"' OL, M fill c A , ly• ,rl I o 1111 Mme+ • ° U U .,,4 hoo ..qc \ .-5- -- ZJ-- ,L L � o Il N W d'i W * a, -0 C r� * a� O t ?,,,i X p_, r4 c`i U- 0 1-1 r U C rd L v—i v i W E"1 rl CS W -C L -4 ie--4 W li I-1 '3)) ra 4E' 4-, 'ff u.--,f---- \ r PPrIIU�Qig P-1 X 7, r, (‘..\N --s) ■,_ - , ..) .,,_} Q W 'F�1 v o Ty- �- J \� a CO M �C x Z w W L O �\Gy V . :� \1 o U h• V 3 ,t- ▪ L •_ zj C p = o �r F/i O a2J 3 O \ t� ° U f0 C col °'• °' - § cl,C v U N L 4,$ y� `n cn L C I - d - ,,.) \V ciN) En lk ' . -IrfA7 -,J • i V Op• ca s �n 0 V p o — Fs, .,,.,,• a' ' ---) AA '. N, , \ l'''' U ‘t4,-V .1‘- 'Cr:, x iM 7 )' , _._. 4. ,..4 0 . to CO .a C U) Lel L Y �'\ a) c6 d L O aEU $ 1 2 0 - 0 < C� t O - Q7 L Y r"I c 0 o o f, c0 O t p0 Q. L G N a0 o o W I P-I 0 z c y C -c Y 2 Li \ a C (a O O C.) 1-4 ,_ *' g+°- cri CU CU Ca VI Vi CI W N O N �' A LL 't r„1 1 O O a C•• o o P-f g 6 . -C Y as • c -- Z p c E , V c z 5 2. a' O U ar N w 74 w * a aot U V ., _a OQ L C O6 Z -- ›„rZ 9 bu \ V A4 IP a C C L -7'CD Uw A.. L Y C! 'J., . 0 ,..,› co 0 1:3 ib , p.. � w ,.,� A Qruo (� y W � D CL � � a C CU CU Z F4 A LL �, o � 0 Z °' 12 ° C r) �� 44 c T O y C d 44 C.) h L o C O 2 o / Z U L J N O 4. \/ ti C Y al Vf F' H f4 L 0 U y g � �iv al O O ca .c .c Z m a' " o o C.7 0 -c a ', C 0 �s 'r J /� •aJ L L ,� l Imo- °; -V CO Zi ,408...„ .. , VINCENTIAN PUDA/GMPA NEIGHBORHOOD INFORMATION MEETING Date and Time: July 17, 2014 at 5:30pm Location: Collier County South Regional Library, Meeting Room "A" 8065 Lely Cultural Parkway,Naples, Florida 34113 Existing Approved Uses: The site presently zoned PUD and allows for approximately 8 acres of commercial uses including hotel, retail office and personal services uses. The PUD also allows for residential development at 4 units per acre, and Adult Living Facilities (ALFs). Summary of Proposed Changes: GMPA: The applicant is requesting to amend the Collier County Growth Management Plan Future Land Use Element and Future Land Use Map to create the Vincentian Mixed Use Subdistrict. This Subdistrict contains approximately 30.68± acres, and is located on the south/west side of U.S. 41/Tamiami Trail East, as shown below. RSF-3I I I I MYRTLE `r9 ;�'�(\'k\\ ,% %A'MI. .1 Mmiga SI, .1 . ± LYRESC RMF� `` WOODS POD ,11111■111111111 1�fl11I1I11111uiL POD, ilrTREETOPS s WHISTLERS COVE COLLIER COUNTY , ' II PUG PROPERTY :',� PUD A ZONING :::.na .11. elf , Lone' TRAIL ACRES . C. _�as I� ' RSF-0% ��orc - � Lr _� � �4 "#' F j' -.V -'Iii,- EAGLE LAKES i ��j ��s - 4--- i C'4', COMMUNITY PARK pp /'.;.':�.��. �.�� ; {'L1V.1NOENTIAN� ./ P ZONING =•., I �� 'e/ /:�� 5 PUD- � �' •So ` �,'., mumum '�,, LE ','TRAIL ACRES II11 HITCHING POST �,� �� 'va RSF-0 11 MOBILE HOME PARK �Ccq 'j1';WENTWORTH A `. � �IA1111111111� , ESTATES MH PUD TTRVC ST HITCHING POST TRAVEL TRAILER PAR MH . 1�. VICTORIA FALLS Page 1 of 4 H:\2013\2013043\WP\NIM\Vincentian NM Handout 7-17-2014.docx The purpose of this Subdistrict is to allow for a mixture of neighborhood or community commercial development; residential development; and other employment generating uses such as corporate headquarters. The Subdistrict is intended to include commercial uses to serve the emerging residential development in close proximity to this Subdistrict, and potentially allow for office uses that would provide employment opportunities for residents in the surrounding area. In addition, the Subdistrict provides the alternative of residential or mixed use development. The property may be developed entirely as commercial, entirely as residential, or as a mixture of residential and commercial uses. The Subdistrict allows all those commercial uses allowed in the C-1 through C-5 zoning districts, both by right and as conditional uses,with the exception of the following prohibited uses: 1. Pawn shops (5932), 2. Adult book stores, adult video rental or sales, or any other use that is defined as a "sexually oriented business"in the Collier County Code of Laws, 26-151 et seq., 3. Animal specialty services except veterinary(0752); except outside kenneling and dog grooming are permitted, 4. Automatic merchandising machine operators (5962), 5. Correctional institutions (9223), 6. Crematories (7261), 7. Fain'product raw materials (5153-5159), 8. Fishing, commercial(0912-0919), 9. Fuel dealers (5983-5989), 10. Homeless shelters and soup kitchens, 11. Installation or erection of building equipment contractors (1796), 12. Local and suburban passenger transportation(4131-4173), 13. Marinas (4493 &4499) , 14. Motor vehicle dealers,used only(5521), 15. Miscellaneous personal services, not elsewhere classified (7299), Coin operated service machine operations, Comfort station operation, Escort service, Locker rental, Massage parlors (except those employing licensed therapists),Rest room operation, Tattoo parlors, Turkish baths,Wedding chapels,privately operated, 16. Power laundries, family and commercial(7211), and 17. Transfer stations (4212). The Subdistrict includes the following additional use restrictions and intensity standards: 1. Commercial uses will be limited to a maximum of 250,000 square feet, a hotel (max. FAR 0.6 and a maximum of 150 rooms), and an assisted living facility(max. FAR 0.6). 2. Residential will be limited to a maximum density of 11.74 units/acre, calculated on the gross acreage of the project, inclusive of any commercial portions, for a maximum of 360 dwelling units. 3. A single (one) automobile service station may be permitted anywhere within the Subdistrict. In lieu of an automobile service station, accessory fuel pumps in association with a grocery store or membership warehouse type facility may be permitted. Page 2 of 4 H:\201 3\2013043\WP\NIM\Vincentian NIM Handout 7-17-2014.docx 4. A recreational site for the use of the adjacent RV or mobile home parks may be developed on a maximum of 3 acres. The recreational site may include facilities such as a pool, clubhouse, and tennis courts. PUDA: A PUD Amendment has been submitted as a companion to the GMP Amendment explained above. The PUD Amendment is necessary to establishes zoning on the property that allows the uses and includes the limitations contained in the in the Vincentian Subdistrict, including the following (see the PUD Master Plan attached: • A 4.5± acre preserve on site located so as to buffer the adjacent residential uses from the project development; • A 4± acre lake, also located so as to buffer the adjacent properties from the development; • All required landscape buffers; Page 3 of 4 H:\2013\2013043\WP\NIM\Vincentian NEVI Handout 7-17-2014.docx AVative Vegetation and Open Space 1 C'S.ZONING ` Existing Native Vegetation= 29.77Ac. \` NGAS ATION / WHISTLER'S Min On-site Native Preservation Req'd \ 2a'TYPE"D" (Commercial) COVE- PUD 29.77 x15%4.46Ac. LANDSCAPE Min On-site Native Preservation Req'd VACANT i BUFFER- (Residential or Mixed-Use) 29.77x2590=7.44 Ac. I \ Min Open Space Req'd.(Comm.or Mixed-Use) ` / �.%30.68 ii 30% v 9,20 Ac 7 t \ Min Open Space Re uired:Residential \ ' it) 30.68x 60% =18.41 Ac N 2Q' TYPE"D" 4,� ■ , LANDSCAPE \s U 44 'TRAIL AGI ES �� ' ♦■ °a . �>` �♦ ,. " g * BUFFER • Ar API ♦ o zoo aoo `/ , N. t l \, ,'' TRACT "MU' 10'TYPE"A"` 1' ' EXISTING 15'U.E. LANDSCAPE--f 1- >� MIXED USE BUFFER It ° Q EXISTING 15'U.E.---I z< (-' I =o_mZ I U I F 0 -' Z:. 15'TYPE "B" 15.'TYPE "B" = O Ao` , .. LANDSCAPE tit, , LANNDSCAPE. `�� BUFFER BUFFER 0 Denotes Location of.•Requested s 0 O Q Deviations.Deviation`�2 Will Occt(r �� v� Throughoutthe PUP: ;/' ,.--N' TRACT P 0 I I TRACT ? w 5 PRESERVE H -J - L�. V m tx \V/ /r ,,/-*, EXISTING 15'U. . O LAKE _ 2 o_ _Land Use Summary - Description Acreage Percent f Mixed-Use(Tract mu) 22.05 71.9% , ' �,A EXISTING 15'U.E. Lake(Tract L) 4.17 132.6%u ' ,,,,. Preserve(Tract P) 4.46 14.5% EXISTING'f 5'U.E.—•- TOTAL 30.6$ 100,0..% r''" f / I TRAIL ACRES RS F=4 ZONING Maximum Dwelling Units:360 Commercial Uses:Maximum of 250;000 SF, And/or a hotel at 0.6 FAR,maximum of 150 rooms, And/or an ALF at 0.6 FAR ARM/P.M. a01J2o14 Nvi ap0:Encore 11d VINCENTIAN MPUD MAW4Br MK o„g 01/2014 Naples,FL.3411Q Phone:(239)254=2000 ��P.M. D 01/2014 MASTER PLAN R.M: HOLE MONTES Florida Certificate of v acAL MF .riorsq T.20srz INlGINEFRSfIANfiIFRS6lR4EY01is EXHIBIT N>n r 200 Authorization No.1772 p` "06/16%2014; Page 4 of 4 H:\2013\2013043\WP\NIM\Vincentian NM Handout 7-17-2014.docx TRANSCRIPT OF THE MEETING OF THE NEIGHBORHOOD INFORMATION MEETING Naples, Florida July 17, 2014 The following Neighborhood Information Meeting was held at the Collier county South Regional Library, 8065 Lely Cultural Parkway, Naples, Florida, commencing at 5:30 p.m. Present: Christopher Shucart, Developer Bob Mulhere, Hole-Montes Key Deselem, Planner Corby Schmidt, County Rich Yovanovich, Esquire ALSO PRESENT: Approximately 25 attendees. �(;(\\I`! t� 1 ) � \ TAKEN BY: CHERIE' R. NOTTINGHAM Certified Professional Court Reporter Gregory Court Reporting, Inc. 2650 Airport Road South Naples, Florida 34112 (239)774-4414 2 1 MR. MULHERE: okay, can you hear me okay? 2 Good. 3 My name is Bob Mulhere. First of all , 4 thank you for coming. I know everybody has a 5 busy schedule and I'm glad you showed some 6 interest and that you' re able to attend. 7 My name is Bob Mulhere. I work for a 8 company called Hole Montes. It's a civil 9 engineering and planning company with offices 10 in Naples for, I don't know, since 1966. The 11 company's been here a long time. 12 My client is Chris shucart, and Chris owns 13 the property that we' re going to talk about. 14 And here comes Rich Yovanovich right now. 15 And Rich is our land use attorney on the 16 project. we'll introduce him. oh, Rich 17 Yovanovich, welcome, welcome. 18 Also here tonight from the county, Kay 19 Deselem, who is the planner reviewing the 20 project, zoning elements of the project. And 21 Corby is the comprehensive planning staff 22 member who will be reviewing one of the other 23 petitions we have, which is comprehensive 24 planning. Corby Schmidt. And then they can 25 answer questions that maybe I -- while I 3 1 probably would try to answer them, some 2 questions are better for the staff. So I'll 3 defer to them as it comes up. 4 By way of very quick background, I worked 5 for the county for almost 15 years. 14 years. 6 I left the county in 2001, so I've been in the 7 private sector doing -- I've continued to do a 8 lot of work for the county in terms of planning 9 consultation for other counties in Southwest 10 Florida, preparing land use plans, but I also 11 work for private sector clients too, and that's 12 what I'm doing here tonight. 13 so these neighborhood information 14 meetings, I don't know if you've been to one 15 before, really, developers who are smart 16 wouldn't need a rule to require them to do 17 this, they would do it anyway. Because nobody 18 would really want to be surprised getting to a 19 public hearing and find out that there's a 20 roomful of people in opposition, when perhaps 21 simply having a meeting before the hearing 22 would allow the developer to explain what he's 23 asking for, allow the neighbors to understand 24 what's being asked for and allow the developer 25 to hear any concerns and then think about how 4 1 they might adjust and react to those concerns. 2 But a while back now, 20 -- maybe in 2000 3 whatever, the county, rewrote this requirement 4 for a neighborhood information meeting. so you 5 have to have this neighborhood information 6 meeting and you have to have it prior to the 7 public hearings starting. And you have to wait 8 until the staff has had a chance to review the 9 project a little bit. You can't have it real 10 early because things can change during the 11 review process. so kind of falls in after the 12 staff has done a substantive review but before 13 the public hearings occur. 14 We are asking for -- oh, by the way, this 15 is cherie' . she's a court reporter. The 16 county has us record these. we used to just 17 record them on a tape recorder. The county's 18 gotten a little more particular about it, and I 19 can understand why. It's a little bit harder 20 for some staff member to have to listen to a 21 crackly old tape recorder and try to understand 22 what's going on. Then they say we' re not going 23 to listen to it anymore, you can listen to 24 them, but want a summary. And we said, hey, 25 this is kind of hard. so cherie' will record 5 1 the meeting, I'll try to remember to speak 2 slowly and she'll tell me if I don't. And when 3 you ask a question, if you could just say your 4 name and spell it, unless it's smith. 5 we' re asking for two types of petitions. 6 The first is a GMP or a comprehensive plan 7 amendment. In Florida every city and county 8 has a comprehensive plan, and it's very sort of 9 high level . If you think about it, it's kind 10 of like the Constitution for the united states. 11 It sets policies and it says where certain 12 types of development should occur and where 13 certain types of development should not occur, 14 where rural lands are, where agricultural lands 15 are. 16 This land is within the urban area, as you 17 can appreciate. You all know where it is, it's 18 just off u.s. 41, East Naples. so the land is 19 designated urban. 20 It does not, though -- and it has zoning 21 on it right now. It's zoned PUD. And that's a 22 planned unit development. And a planned unit 23 development is sort of like a document that 24 sets zoning on a particular piece of land. You 25 could have straight zoning which in the Land 6 1 Development code provides a list of uses and 2 development standards, or you can develop your 3 own list of uses and your own standards and go 4 to the Board and get it approved through 5 zoning. 6 And that happened years ago. That's where 7 were the name vincentian comes from originally. 8 when this was approved it was owned by the 9 Diocese of Venice. And Venice, vincentian, 10 that's where the name comes from. There have 11 been several owners since that point in time, 12 at least two, but the name has been retained. 13 The PUD right now allows residential uses 14 and commercial uses. But it's got limitations. 15 obviously the commercial uses, right now the 16 PUD limits it to about eight acres. obviously 17 if you' re going to build commercial and you' re 18 limited to eight acres on an approximately 30 19 and a half acre site, you' re going to put that 20 along 41. 21 The residential use is limited to four 22 units an acre. And typically under this PUD 23 and typically the way it was years ago when 24 this got approved, you would calculate that 25 density on everything except the commercial . 7 1 so you wouldn't be able to count it as 2 commercial acres. 3 As my client has owned the land over a 4 period of time and looked for opportunities to 5 find either a partner, a joint venture or an 6 individual interested in the land to develop it 7 for either the commercial use or the 8 residential use, it became clear that there 9 were issues with what was allowed in terms of 10 the marketplace. The commercial use sort of 11 drives a different -- kind of a strip pattern 12 of development. It doesn't allow for 13 flexibility of design, doesn't allow for a 14 larger commercial use if somebody was 15 interested in one, doesn't allow for something 16 unique in terms of a mixture of uses, 17 residential and commercial . And because of the 18 cost of the land and the small size, this 19 project does not lend itself and therefore 20 there's been no market for low density 21 development such as single-family. 22 Before -- on 20 acres -- I' ll go to 23 questions in just a minute. 24 UNIDENTIFIED AUDIENCE MEMBER: Can you 25 repeat that? 8 1 MR. MULHERE: Yeah. I said because of the 2 relative small size and you' re talking about in 3 the neighborhood of 80 or 90 dwelling units, 4 this does not lend itself to a single-family 5 development. You don't have enough land to 6 amenitize (sic) it properly and sell it at a 7 market rate. Therefore there's been no buyers. 8 There's been a lot of lookers but no buyers at 9 that low density. 10 Frankly, if there's been any kind of 11 attraction for the property, it's been folks 12 that might want to look at a higher kind of a 13 density such as an affordable housing project 14 or an adult living facility, which wouldn't be 15 affordable but would enjoy a higher number of 16 units. 17 we don't propose to develop it under an 18 affordable housing scenario, getting a density 19 bonus for that. As you know, there's already a 20 pretty significant affordable housing 21 development across the street. 22 we would like to see this developed at 23 market rate and we' re willing to commit to that 24 as part of our proposal . 25 so what we' re asking for in the Growth 9 1 Management Plan is to allow for up to 360 2 dwelling units on the property and up to 3 250,000 square feet of retail commercial , or a 4 mixture of the two. 5 Now, I want you to understand that does 6 not mean that we would be able to do all that 7 commercial plus all that residential . Because 8 we have an overriding cap. And what the county 9 likes to use to limit development, they want -- 10 they understand the need for flexibility in the 11 marketplace. They want to give flexibility. 12 But the way that we' re able to -- that 13 they' re able to regulate the degree of 14 intensity, the amount that you can develop, and 15 their concern is traffic. So you do a traffic 16 study and then they limit you to no more than a 17 certain number of trips at peak hour. And i 18 don't know that exact number, but there is a 19 limit. And that limit, whatever mixture we 20 use, if we do some residential , some 21 commercial , all commercial , all residential , 22 however we do it, we can't exceed that trip 23 count, that certain number of trips. 24 In order to have these changes occur, we 25 first have to amend the comprehensive plan. 10 1 And that's a two-step process. The first step 2 is what's called transmittal . we have a 3 hearing date for August 21st for the 4 comprehensive plan for transmittal of this -- 5 for the Planning Commission, before the Collier 6 County Planning commission, and then the Board 7 would be for October, z believe. 8 Transmittal is -- gives a chance for the 9 Planning Commission and the Board to take a 10 look at what we' re proposing, determine whether 11 they support it, determine if there's any 12 changes that they feel are necessary, and then 13 work with us at that hearing. And if they 14 approve it, they would then transmit it to the 15 state Department of Economic Opportunity. used 16 to be the Department of Community Affairs, but 17 under the current Governor that all got changed 18 a few years ago and now it's Department of 19 Economic opportunity. So they'll transmit it. 20 That's why it's called a transmittal . 21 The state will look at it. If they don't 22 have any objections within 30 days, they don't 23 have to say -- as long as they don't have 24 objections, 30 days go by and we don't hear 25 anything from them, we'll know by the fact that 11 1 they haven't said anything that there are no 2 objections. 3 we can then work on making any changes 4 that the Board discusses during transmittal and 5 then getting final review of the zoning 6 document, which is the Puy, which will be a 7 companion to the Growth Management Plan 8 Amendment, and those will go together to the 9 adoption hearing. 10 And if we go to the Board in October for 11 transmittal , we' re probably talking in the 12 range of February for the adoption hearings, 13 which would also be the zoning. You can't 14 rezone the property inconsistent with the 15 comprehensive planning, so we have to go 16 through that process either simultaneous or 17 first. In this case it will be simultaneous. 18 In fact, they'll actually approve or hear the 19 comp. plan on the same agenda, but they'll 20 approve it first and approve the zoning after. 21 Because you have to do it in that order. 22 I'm sure there's a number of things I 23 forgot. Let me just go over the handout rather 24 quickly so that -- you probably haven't had a 25 chance to digest it, and if you look at it and 12 1 have questions. 2 what I've given you is a summary of 3 what -- of the changes that we' re proposing. 4 And we are expressly listing 17 uses in our 5 Growth Management Plan Amendment that will be 6 prohibited uses. so I just want to be clear, 7 because people sometimes miss that word, that 8 this list of 17 uses here will be expressly 9 prohibited in our Growth Management Plan 10 Amendment. 11 And then the next paragraph has some 12 additional restrictions, and I talked to you 13 about those restrictions in terms of the 14 maximum square footage and so on, so forth. 15 so I'm sure you' re going to have some 16 questions tonight. And we'll try our best to 17 respond to those questions and listen to any 18 concerns that you may have. 19 I want to go over and just take a minute 20 to go over the Puy master plan with you. But I 21 also want to say that if you do have any 22 questions, you can either call me -- I left my 23 business cards in the car but I'll go get them 24 at the end of the meeting, I'll bring them 25 back -- or you can call Kay at the county or 13 1 Corby Schmidt and we'll try to answer any 2 questions that you have. If you got a notice 3 of this, my number is in that too. 4 So this is an aerial . I'm sure some of 5 you had a chance to take a look at it. It 6 shows you where the property is right here. 7 Hitching Post and Trail Acres. 8 This is the Puy master plan. There's a 9 couple of I think important points I want to 10 make. 11 we've strategically located -- the county 12 requires that a developer preserve a certain 13 percent of vegetation on the site; 15 percent 14 is commercial , 25 percent is residential or 15 mixed use. we've located that to buffer us 16 from the residential development. The county 17 only requires a 15-foot landscape buffer 18 between these uses, but what we've done is 19 built that up by building our preserve in here. 20 And we've already had the discussions with 21 staff and they' re supportive of the location of 22 the preserve. And I think we've actually had a 23 preserve that's actually gotten jurisdictional 24 permits. 25 This is over a 100-foot width in this 14 1 location. so we' re going to have a much more 2 robust preserve than folks typically have for a 3 50-foot landscape buffer. we still have to 4 provide that landscape buffer, but in addition 5 we'll have the preserve. 6 And on this side next to the Hitching 7 Post, we've located -- there's some preserves 8 in here and then we've located our lake here, 9 so there's a lot of separation pushing these 10 uses closer to southwest Boulevard and Tamiami 11 Trail away from the residential . 12 one more thing, and I'll go right to 13 questions. 14 This right here is the Hitching Post 15 Plaza, so we have commercial right here. 16 okay, I think that's it. I'm open for 17 questions. 18 Yes, ma'am. 19 MS. KELLY: What was on the -- 20 THE COURT REPORTER: May I have your name, 21 please. 22 MR. MULHERE: Wait, what was your name, 23 please? 24 MS. KELLY: I'm sorry. Rosemary Kelly. 25 K-E-L-L-Y. 15 1 How many feet is that tract by the lake? 2 Because it's backing right up. 3 MR. MULHERE: This lake right here? 4 MS. KELLY: Yes. 5 MR. MULHERE: This is approximately -- 6 MS. KELLY: Not there. 7 MR. MULHERE: Hang on. I'm going to give 8 you a perspective. This is -- one inch equals 9 100 feet out here. So this is maybe 120 or 150 10 feet, 130 feet. So if you look at that, you' re 11 at least 200 foot. In this case, I don't know, 12 400 feet. 13 MR. SHUCART: Maybe not that the far. 14 MR. MULHERE: Well , one, two, three, 300 15 feet. 16 MS. KELLY: You' re misunderstanding the 17 question. 18 MR. MULHERE: Oh, I'm sorry. 19 MS. KELLY: The question is, I see the 20 Hitching Post. 21 MR. MULHERE: Yes. 22 MS. KELLY: How far from the Hitching Post 23 is the barrier to the lake? 24 MR. MULHERE: You mean where does the lake 25 start? 16 1 MS. KELLY: Thank you. 2 MR. MULHERE: Yeah, I'm sorry. 3 That's -- well , this is 15. 4 MS. KELLY: Less than 25 feet -- 5 MR. MULHERE: Yeah, this is 15 right 6 there, so I'd say 25, 30 feet. 7 MS. KELLY: Do you realize that we' re in a 8 flood zone? 9 MR. MULHERE: Yeah. That's actually going 10 to help. 11 MS. KELLY: Help you or help us? 12 MR. MULHERE: No, it's going to help you. 13 MS. KELLY: How's that going to happen? 14 MR. MULHERE: Presently there is no water 15 management on the site. There's no water. 16 MS. KELLY: I know -- 17 MR. MULHERE: So the South Florida water 18 Management District permits the site, has 19 already permitted the site, requires us to 20 retain our water on the site. we can't let 21 that water go off our site and onto your 22 property. we have to design this to retain 23 that water at a minimum of a 25-year storm 24 event. Then you we' re allowed -- (inaudible) 25 just like you guys are -- who knows what 17 1 happened when you guys got done. But -- 2 MS. KELLY: But this is within the flood 3 zone currently. 4 MR. MULHERE: Yeah, everybody's in the 5 flood zone. 6 MS. KELLY: The middle of 41 -- 7 MR. MULHERE: You' re talking about the 8 coastal high hazard area. 9 MS. KELLY: Right. 10 MR. MULHERE: But that has to do with 11 hurricane evacuation. It does not include 12 rainfall amounts and flood. That has to do 13 with hurricane evacuation. what we' re talking 14 about -- I thought you were talking about a 15 rain event causing water to rise. 16 So this will be designed. It will be 17 better. You will not have any flooding from 18 this property coming onto your property. None. 19 There's going to be a berm. There will be a 20 berm. You won't have any water. There's no -- 21 MS. KELLY: Did you walk that property? 22 MR. MULHERE: Oh, yeah, I've been on the 23 property. 24 MS. KELLY: It's pretty soggy. 25 MR. MULHERE: I know. That's -- trust me, 18 1 you are going to be -- 2 MS. KELLY: I trust you if you want to 3 move that lake over somewhere else. 4 MR. MULHERE: Well , it's already permitted 5 in that location. It's already permitted where 6 that jurisdiction is. South Florida water 7 Management and corps of Engineers had to review 8 this and they did. 9 Now, you can have -- it won't be square 10 like that. It will be -- 11 MS. KELLY: I'm not worried about that 12 side. 13 MR. MULHERE: No, I understand. 14 This lake there helps you. The water's 15 going to go into the lake, it's not going to go 16 across the street. That actually helps you. 17 know it's maybe a little hard to -- 18 MS. KELLY: Yeah, it is, to comprehend. 19 MR. MULHERE: It's true. I don't have a 20 civil engineer here, but I'll put you in touch 21 with him, if you want to talk to him. 22 so any other questions? 23 Must be a couple other questions. 24 MR. WESTERBELT: Steve westerbelt. 25 THE COURT REPORTER: I'm sorry? 19 1 MR. MULHERE: Westerbelt. 2 MR. WESTERBELT: Westerbelt. 3 MR. MULHERE: 4 MR. WESTERBELT: No D. But the D is 5 common. 6 The entrances off the Southwest Boulevard, 7 the arrows there, there will be mostly like two 8 there, one by 41; is that the idea? 9 MR. MULHERE: Yeah. Yes. 10 MR. WESTERBELT: Or not at that -- 11 MR. MULHERE: Yes, and the reason for that 12 is if -- if some of this is developed as 13 commercial and some of the back is developed as 14 residential , you'll want to have a separate 15 entrance for the commercial . You wouldn't want 16 people having to come all the way back for the 17 commercial and residential to have separate -- 18 MR. WESTERBELT: Okay. And then in the 19 area that's commercial to commercial where the 20 Hitching Post Plaza is right there, will that 21 be walled off or is it like flow through? 22 MR. MULHERE: It won't be walled off. But 23 there is a requirement for a landscape buffer 24 and there's a requirement to permit -- the 25 water Management permit requires a berm. so 20 1 you' re going to have a berm and a landscape 2 buffer. 3 MR. WESTERBELT: I just wanted to know if 4 the commercial tract will flow through. 5 MR. MULHERE: You know, it's a very good 6 point, and that's a very good suggestion. 7 And the county, I don't know what -- 8 Chris, I'm not sure how that -- what that's 9 like right here. 10 MR. SHUCART: Well , there's a large pump 11 station -- 12 MR. MULHERE: Yeah, I think there's -- 13 MR. SHUCART: -- in that area. SO you'd 14 have to go -- you'd have to go back around 15 there, sort of, which -- 16 MR. MULHERE: It's a really -- the county 17 usually would like to see that (inaudible) they 18 pop from one commercial location to another. 19 They can walk. 20 MR. WESTERBELT: Right. 21 MR. MULHERE: But it's a good question. 22 think there's utility improvements in the way. 23 MR. WESTERBELT: Pump station. 24 MR. MULHERE: Yes, sir. 25 MR. LOVETT: Vernon Lovett. L-O-V-E-T-T. 21 1 How many acres would Tract L actually be? 2 MR. MULHERE: Oh, I got that right here. 3 Tract L is 4.17. 4 MR. LOVETT: Okay. On four, on page -- 5 Item 4 on Page 4, it says recreational site for 6 uses adjacent to RV park or mobile home park 7 may be developed on a maximum of three acres. 8 MR. MULHERE: Yeah, that's a good 9 question. 10 MR. LOVETT: okay, show us where that 11 three acres is. 12 MR. MULHERE: First of all , that's a good 13 question. Over the years there has been some 14 discussion about maybe -- 15 MR. LOVETT: We live there. 16 MR. MULHERE: You live there, okay, good. 17 So it would be probably in this area right 18 here. 19 MR. LOVETT: There's a pumping station 20 there. 21 MR. MULHERE: Yeah, on the other side of 22 it, though. You know, we'd have to -- I think 23 you can come around this way. There's the 24 ability to create access. It can't be where 25 the lake is so, you know, we do have lake views 22 1 from that recreation tract. 2 MR. LOVETT: so pumping station will not 3 be relocated. 4 MR. MULHERE: No. 5 MR. LOVETT: so if we were to ever in the 6 immediate future decide to purchase a little 7 bit of that, would it have frontage on 41? 8 MR. MULHERE: It's conceivable that you 9 could. I just say that because the state has 10 to permit that. That's a state road and state 11 permits. 12 MR. LOVETT: Okay, so the biggest problem 13 with this kind of stuff is -- 14 MR. MULHERE: They'd be concerned about 15 the distance between these two, so you'd 16 probably have to share that access if you 17 wanted to share it. 18 MR. LOVETT: But we don't have direct 19 access from -- like riding golf carts. Because 20 the pumping station is -- 21 MR. MULHERE: So i see what you' re saying. 22 so somehow when we design it we need to create 23 a reasonable point of ingress and egress 24 between the two properties. 25 MR. LOVETT: we own some property there 23 1 that's used as a maintenance storage there. 2 It's got water tanks. 3 will that be moved? 4 MR. MULHERE: I think we could design 5 it -- look, I'm not telling you that this lake 6 couldn't shift down. The permitting process 7 allows you to make minor modifications. so if 8 we need to get 20, 30 feet, you know, we could 9 do it. But you still have to go through the 10 process. You have to go over there and show 11 them and, you know, do all that kind of stuff. 12 MR. LOVETT: Because I think we envisioned 13 if we did this pump house thing, it would be 14 about where the tract is, there would only be a 15 notch in that property there. 16 MR. MULHERE: Here? 17 MS. KELLY: up above. 18 MR. LOVETT: A little bit -- yeah. 19 MR. MULHERE: Well , I mean, we can cross 20 that bridge when we come to it. I mean, it's 21 not impossible to modify the permit and change 22 the configuration. I mean, it's not an act of 23 God. we can do it, it's just everything takes 24 time and money. 25 MR. LOVETT: Can you give us a time 24 1 schedule that you think is reasonable for this 2 project to start developing? 3 MR. MULHERE: Yeah. Since we don't really 4 have an end user at this point and, as I said, 5 that's part of the reason for going through 6 this process. It's an expensive process and 7 time consuming, so I just want everybody to 8 appreciate that it's costing a lot of money to 9 go through this. Nobody would do it if they 10 didn't feel like they have to. It's sort of 11 like having your fingernails pulled out. 12 But having said that, I mean, I would 13 defer to you, Chris. would you like to 14 hopefully within a couple of years have -- two 15 years? Because it's going to take us another 16 six or seven months to get through the -- 17 MR. LOVETT: The point of my question is 18 for us to lobby our board we have to have some 19 kind of time frame. 20 MR. MULHERE: We got it, we got it. I 21 would say two years minimum. 22 unless -- you know, the market's so crazy 23 out there right now. I mean, the demand is 24 very, very high. But it's all over the place. 25 MR. LOVETT: So you share our recreational 25 1 facilities? 2 MR. MULHERE: Right. 3 MR. LOVETT: And we' re in a position to 4 where that's uncertain -- 5 MR. MULHERE: Right. 6 MR. LOVETT: -- as you what's going to 7 happen there for us. We would like to have -- 8 MR. MULHERE: You might not even need -- 9 you might need an acre and a half. 10 MR. LOVETT: It's a question about how 11 much money we want to borrow and whether our 12 300 people would vote for it. So we've got a 13 few -- 14 MR. MULHERE: well , we put it in there, so 15 you guys let us know. 16 Mrs. Kelly? 17 MS. KELLY: Thank you. What would be the 18 time frame if we were to entertain something 19 like that? would we be able to keep it 20 undeveloped or does it have to be totally 21 developed? Say you negotiate with Chris for a 22 piece of land in the future. 23 MR. MULHERE: No, you could buy the land. 24 You don't have to develop it. 25 MS. KELLY: Even though it's developing 26 1 all around us? 2 MR. MULHERE: Yeah, the use is permitted. 3 MR. SHUCART: Yeah, there would be some 4 coordination between the stormwater -- 5 MR. MULHERE: Yeah. But, I mean, you 6 don't have to develop it right away. 7 MS. KELLY: Just sit on it? 8 MR. MULHERE: I'm just saying, you have to 9 raise the money. You don't have to develop it. 10 This -- you could take a look at it, find 11 out what's the elevation. 12 Any other questions? 13 Yes, sir. 14 MR. GRIMES: Joe Grimes. 15 I notice that -- 16 THE COURT REPORTER: Okay, I'm sorry, I'm 17 just not hearing him. 18 MR. GRIMES: (Inaudible.) 19 And then you turn it back and it says 20 service stations and fuel . So which is it? 21 MR. MULHERE: well , fuel dealers, if you 22 look at the SIC Code, that's something 23 different than service stations. Fuel dealers 24 is a larger industrial kind of fuel dealer. 25 You wouldn't know that from looking at that, 27 1 but it's based on that SIC Code, that number 2 that's after it, 5983 to 5989. 3 Although that sounds like it might be a 4 service station, it's not. One service station 5 is permitted, or we' re requesting to have one 6 service station permitted. And service 7 stations are permitted right now. 8 MR. GRIMES: Is that with fuel? 9 MR. MULHERE: Yes. Gas station. 10 MR. GRIMES: It's a direct opposite of 11 what this says (inaudible) . 12 MR. MULHERE: No, it's not the opposite, 13 because the prohibited use is not -- where it 14 says fuel dealer, that's not a gas station. 15 That is an industrial -- 16 MR. GRIMES: Jowl? 17 MR. MULHERE: Pardon? 18 MR. GRIMES: Jowl (phonetic) . 19 MR. MULHERE: See, it's like a big -- like 20 Evans Oil . 21 MR. GRIMES: All right, I understand. 22 MR. MULHERE: So that's what that refers 23 to. But one gas station. 24 MR. GRIMES: I have another question. 25 MR. MULHERE: Yes. 28 1 MR. GRIMES: when I read through this, 2 somehow it was just kind of like listening to 3 the news when we hear somebody speaking in the 4 congress. And what all does mixed use -- could 5 the whole thing be commercial? 6 MR. MULHERE: That's a good question. 7 Yeah, it could. The flexibility, the way 8 we wrote it, we put the maximum flexibility, is 9 it could either be all residential , all 10 commercial or a mixture of both. 11 A few years ago East Naples Civic 12 Association was looking at the corridor and 13 doing some design work and they had a plan 14 developed, never got adopted, didn't go 15 anywhere, just was done. 16 This particular piece, because of its -- 17 there's a lot of small -- there's a lot of 18 10,000 square foot parcels and 20,000 square 19 foot C-3, c-4 parcels. This is 30 acres. And 20 it's not 30 acres of developable land, but it's 21 still 20 or 22 acres of developable land. 22 That he's makes it unique. Plus it's at 23 the intersection here. 24 so the East Naples Civic Association 25 identified this, they called it Navaho Trail 29 1 mixed use node or commercial node. 2 Now, as I said, it doesn't have any weight 3 in the government. It was just them planning. 4 They were just looking to try to make things 5 better at East Naples. 6 A lot of new things have happened now. 7 Now with all the development that's occurring 8 you' re going to see a lot of interest in hiring 9 opportunities. That's whys we want the 10 flexibility. we don't really know right now 11 exactly which way the market's going. one 12 thing we know, we know the Commissioner in the 13 district and other folks, there's a concern 14 that East Naples has enough affordable housing. 15 And we' re not asking for that. 16 we' re even willing to restrict our 17 residential use to a marked degree so we can 18 give people a sense of comfort that we' re not 19 asking for that. 20 MR. GRIMES: I think this is the third 21 meeting I went to on that property. Nothing 22 happens. That's the way it's been. It was 23 commercial and then assisted living. 24 MR. MULHERE: Yeah, it was assisted 25 living. That's how -- 30 1 (Inaudible. Two people speaking at once.) 2 MR. GRIMES: -- because I had to cut my 3 melaleuca trees and they didn't. You know what 4 I mean? 5 MR. MULHERE: Yeah, yeah. 6 MR. GRIMES: But I just was concerned 7 about whether it could be full commercial or 8 not on that -- 9 MR. MULHERE: Yeah, there's a lot of the 10 exotics on that piece there. That will be 11 cleaned up. 12 MR. GRIMES: I know, but that was just a 13 joke. 14 MR. MULHERE: were you developing the 15 property? 16 MR. GRIMES: Pardon? 17 MR. MULHERE: Were you developing it? 18 MR. GRIMES: No, I owned property. 19 MR. MULHERE: And they made you go and 20 clear the exotics? 21 MR. GRIMES: They wouldn't let me cut down 22 all those trees. I had to cut down only the 23 exotics. 24 MR. MULHERE: Yes. By hand. 25 MR. GRIMES: And every time a limb fell on 31 1 the ground I had a code enforcement violation. 2 And it went on for a long time. 3 MR. MULHERE: It isn't easy. 4 MR. GRIMES: No, no, it's not. 5 MR. MULHERE: Yes? 6 MS. KELLY: If you develop this as 7 residential , would say you describe what you 8 would put in there? 9 MR. MULHERE: It would be multi-family, 10 marketing multi-family or townhomes. Maybe 11 townhomes. Depends on, you know, what the -- 12 MS. KELLY: How many stories high? 13 MR. MULHERE: Right now I think we can go 14 50 feet. 15 MS. KELLY: And if it's assisted living? 16 MR. MULHERE: Assisted living is a little 17 bit higher. 18 MR. SHUCART: I think they' re all the 19 same. 20 MS. KELLY: what about hotel? 21 MR. MULHERE: You know what, I don't -- 22 how many units? 23 MS. KELLY: No, how high. 24 MR. MULHERE: How high. Let me look, 25 because I don't want to answer something that 32 1 isn't accurate. Just give me a second, I have 2 that document here. I have it here. 3 Okay, building height. Here we are. It's 4 50 feet. 5 MS. KELLY: Fifty feet. So it's all about 6 the same. 7 MR. MULHERE: Yeah. I just wanted to make 8 sure I didn't misspeak. 9 MS. KELLY: And where would that -- 10 MR. MULHERE: Well , they' re not going to 11 want to be invisible, so -- 12 MS. KELLY: That would probably face 41. 13 MR. MULHERE: Yeah, if a hotel went there, 14 they would want exposure. And, you know, 15 that's kind of why I said we knew that if there 16 was going to be any concerns it would come from 17 folks living close by. That's why the design 18 was to create a good separation. 19 MS. KELLY: Well , we can swim over and 20 meet you every now and then. 21 MR. MULHERE: But you'll have a landscape 22 buffer here too, and we'll make sure it's 23 substantial . 24 MS. KELLY: I'll be over there watching. 25 MR. MULHERE: That's good. You keep us 33 1 honest. 2 You had a question? 3 MR. WEST: Cary West. 4 You say that you'd be willing to restrict 5 affordable housing. At what point in this 6 process will that come into play where that 7 actually goes on paper? 8 MR. MULHERE: Good question. 9 MR. WEST: Are we someplace where we need 10 to voice our concerns that we don't want to see 11 more of that, or is this way ahead of the game? 12 MR. MULHERE: No, you' re not ahead of it. 13 This hearing that's coming up is when we intent 14 to introduce that. So that's the 21st of 15 August. we' re going to put the language in the 16 Comprehensive Plan Amendment. 17 MS. KELLY: Is that an open meeting? 18 MR. MULHERE: Yes. And you should -- if 19 you' re within 500 feet, you'll all get noticed. 20 And you'll see some signs on the property and 21 there'll be an ad in the paper. 22 MR. ZENZ: That's it, 500 feet? That's 23 all you' re -- 24 MR. MULHERE: 500 feet of the boundary. 25 So anybody that's within 500 feet of this -- 34 1 it's larger in the rural area, it's 1,000 feet 2 in the rural area because, you know, lower 3 density involved. well , that's why they do 4 signs and the newspaper ad too. 5 Yes, sir? 6 MR. HENDERS: Jerry Henders, Trail Acres. 7 would our access (phonetic) be the preserve 8 and/or lake or would it be restricted to people 9 in the development? 10 MR. MULHERE: That's going to be a 11 stormwater lake so, z mean, z wouldn't eat 12 anything caught in it. You can catch it and 13 throw it back. 14 And as far as the preserve goes, if it's 15 developed as residential , perhaps a developer 16 would want to try to use some of it as an 17 amenity and they would put in some boardwalks. 18 But most of the time with something of that 19 size, that's not the case and it's just 20 separate. They put some signs up, this is a 21 preserve. Because the agencies are very 22 particular and sensitive about having it get 23 degraded by people using it. 24 A larger preserve, somebody would spend 25 the money to do it because they consider it to 35 1 be an amenity itself, the project. So I'm not 2 saying somebody couldn't do a multi-family 3 project and put a little thing down to the 4 lake. I mean, that could happen. That could 5 happen. 6 Yes. 7 UNIDENTIFIED AUDIENCE MEMBER: Chris is 8 the owner of the property or is he the -- 9 MR. MULHERE: Chris is the owner. 10 MR. SHUCART: Yeah, I'm one of the owners . 11 MR. WESTGATE: Are you willing -- are you 12 partnering with a developer? Have you thought 13 about developing it yourself, or what are your 14 visions -- what are your visions for the 15 property? 16 MR. SHUCART: Yeah, our visions are as of 17 right now we don't have a lot of concrete 18 definitive plans. We want to first get through 19 the entitlement process and understand what we 20 have as far as a way of development. we are 21 looking at some joint venture commercial 22 developments. we' re looking at a number of 23 different multi-family developments. we may 24 end up selling the site. So there's a 25 possibility of that as well too. So at this 36 1 point I can't really give you a great answer. 2 we' re looking at a lot of different avenues. 3 MR. WESTGATE: Are you a current developer 4 in the East Naples area? 5 MR. SHUCART: Yeah, we actually own the 6 shopping center right next door to the 7 property. 8 UNIDENTIFIED AUDIENCE MEMBER: 9 MR. WESTGATE: So you have a vested 10 interest in East Naples. 11 MR. SHUCART: we have a vested interest 12 not only in East Naples but in this particular 13 corridor. The better this particular property 14 is developed, the better it's going to enhance 15 our property next door as well . 16 we also have an interest in Port of the 17 Islands Marina, which I still consider East 18 Naples, but -- so the better East Naples is, 19 the better even Port of the Islands will be 20 affected by it. 21 MR. WESTGATE: So you can understand the 22 concerns of the -- I don't know where you live, 23 but you can understand or share the same 24 concerns as possibly the people that live 25 within this immediate area of the -- whatever 37 1 is going to be developed on the piece of 2 property. And the limits to traffic, the type 3 of housing or type of commercial . 4 And had you ever envisioned building or 5 selling it to a developer that would build a 6 multi-family, low-income housing facility or 7 deal with somebody such as Habitat and develop 8 it -- have Habitat develop it into what they -- 9 MR. SHUCART: Absolutely not. I don't 10 think that's really the -- I don't think that's 11 the highest and best use for this particular 12 site. As Bob had mentioned, we' re going to 13 write into the documents that there is market 14 rate housing not to allow an affordable housing 15 component. we don't want to see it, we don't 16 think that that's really the best use for this 17 site. There's better opportunities for it than 18 to have that. 19 MR. WESTGATE: It may be the most 20 profitable for the investor. 21 MR. SHUCART: It's not going to be. 22 Affordable housing doesn't always mean 23 profitable. And with the market the way it is 24 right now, I think there's more profitable ways 25 to go other than affordable housing. 1 MR. MULHERE: And there's ample -- I mean, 38 2 you've heard the argument made, but -- and 3 there hasn't been a recent study done. I don't 4 know when the last time there was a study done 5 related to the amount of affordable housing. A 6 few years ago there was one, and it was pretty 7 substantial amount of available affordable 8 housing, in particular in East Naples. 9 So, you know, I don't -- it's tough to get 10 through the process in Collier County. Just in 11 case anybody doesn't know, there's five 12 Commissioners, and in Collier County to get a 13 Comprehensive Plan Amendment approved for a 14 rezone, you need four. 15 MR. WESTGATE: Once it's approved a 16 rezone -- 17 MR. MULHERE: It's called a supermajority. 18 MR. WESTGATE: But once it's approved and 19 rezoned, part of that rezoning would allow for, 20 you know 360-- 21 MR. MULHERE: Well , that's why we' re 22 putting language in. 23 MR. SHUCART: That's why we' re going to 24 write the language in market rate. 25 MR. WESTGATE: Yeah, I'm not real 39 1 comfortable with that. I'd have to -- 2 MR. MULHERE: Yeah, but that's -- 3 MR. WESTGATE: What's market rate? I 4 mean, the market is -- I mean, an affordable 5 home sells for $140,000. Is that market rate? 6 MR. MULHERE: We can define -- it is 7 defined what's affordable. It's defined by the 8 amount of your income, you know, that you have 9 to -- that you can afford to spend on housing. 10 And I don't have the exact formula. 11 MR. SHUCART: You get government subsidies 12 with the affordable housing. I mean, that's 13 part of why people do affordable housing, 14 because of the tax incentives associated with 15 it. And that's the element that brings in the 16 ability to offer low rent, because you get 17 government subsidy on a tax basis . 18 MR. MULHERE: I mean, we understand that 19 concern, and we want to -- 20 MR. WESTGATE: I mean, it's a pretty 21 busy -- it's a pretty busy intersection 22 already. So to add, you know, the density such 23 as that many units, I just don't see that it 24 could handle that much. 25 MR. MULHERE: We've been through the 40 1 traffic analysis and we' re okay with the cap 2 that they put it. It may be fewer units and 3 more commercial , it may be all commercial . But 4 there's a cap and it's the number of trips. 5 And they've done the analysis, the county's 6 done the analysis. That's how they arrived at 7 it, that this is what the capacity is, you can 8 only have this number of trips. 9 MR. SHUCART: And also, if there's 10 additional improvements needed at that 11 intersection, there's certain triggers that 12 require improvements to that intersection 13 there. The signal 's already there, which has 14 made a big difference. And so if an extra turn 15 lane needs to be added, that has to be our 16 cost. If an extra inbound lane needs to be 17 added, that would be at our cost. And it would 18 have to -- you know, there's additional studies 19 that would have to be done in order to 20 determine if the intersection's going to 21 function properly. 22 MR. MULHERE: which you do at -- 23 MR. WESTGATE: I hope you share the same 24 value of the homeowners in the area of not 25 putting another whistler's Cove on the corner 41 1 of Southwest Boulevard. 2 MR. SHUCART: 1 100 percent appreciate 3 that. And the local commissioner is adamantly 4 opposed to anything like that. 5 So if you have some other suggestions, 6 I'll defer to Bob and our attorney as far as 7 coming up with some better language to further 8 solidify that concept. I'm open to 9 suggestions. 10 MR. WESTGATE: When Donna Fiala comes back 11 in September from her vacation, we have a 12 meeting set up with some of the other neighbors 13 and myself about how that's going to be and 14 what's going on with that. 15 MR. MULHERE: That's good. Great. 16 UNIDENTIFIED AUDIENCE MEMBER: Because she 17 said that stuff to us before when we had -- 18 (Inaudible. Telephone interruption.) They say 19 things and they go along with the developers. 20 MR. SHUCART: we' re open to figuring out a 21 way to bridge that gap as far as writing it in. 22 I'm not sure there's been other developers 23 that's actually written it in before but -- 24 MR. MULHERE: No, that's never happened. 25 MR. SHUCART: -- but Bob can speak to 42 1 that. 2 MR. WESTGATE: Because we fought against 3 having Habitat buying out properties and 4 developing a Habitat. 5 MR. MULHERE: You' re talking about in the 6 Manor? 7 MR. SHUCART: No, they were purchasing 8 some trailers. 9 MR. WESTGATE: Some? No, a lot. In Trail 10 Acres. They destroyed First and Second Street. 11 MR. MULHERE: I didn't know that. 12 MR. WESTGATE: There's just no stopping 13 them. You know what I mean? 14 MR. MULHERE: There isn't. Because in 15 that situation there's no legal way. They have 16 the right to go buy them. I think we have to 17 have do this now at the zoning stage. And we 18 may need some -- we may need some guidance in 19 terms of the language. But we' re committing to 20 you that we' re going to put that in there and 21 we'll figure out the right way to get it in 22 there. 23 MR. SHUCART: Because we believe in the 24 same concept. I mean, that's not what's going 25 to benefit the area and it's not going to 43 1 benefit the property next door and it's really 2 not what's needed in the area. we've got -- 3 you know, East Naples finally has some great 4 momentum going again. And it's nice to see the 5 things that are going on in the neighborhood. 6 The Fresh Market and the outbacks and all of 7 those things coming about. 8 MR. WESTGATE: There's other, you know, 9 property. The gated communities are kind of 10 protected within their gated community as far 11 as home value. But if you' re not living in a 12 gated community, you really don't have 13 protection -- 14 MR. MULHERE: You don't, but -- 15 MR. WESTGATE: -- as far as value. So -- 16 MR. MULHERE: A rise in tide, you know, 17 floats all boats. what happens is that over 18 time the market values will increase as East 19 Naples matures and you get a lot of this really 20 nice housing selling. And even then the 21 non-gated communities, you' re going to see 22 market values go up. And there's no better 23 way -- 24 MR. WESTGATE: But they always find a way. 25 They always find a way. 44 1 MR. MULHERE: Well , right now they can do 2 it because if you go in and ask for an 3 affordable housing density bonus, the land 4 costs have gotten so high that they only way 5 you can do that, you can afford to do that, is 6 if you' re subsidized. If he had: Man. I 7 didn't know anything about that, which is very 8 hard tort as well . 9 UNIDENTIFIED AUDIENCE MEMBER: Across the 10 road there -- 11 THE COURT REPORTER: I'm sorry, I didn't 12 hear what you said. 13 UNIDENTIFIED AUDIENCE MEMBER: But we 14 don't want anything more like that. 15 MR. MULHERE: I understand that. 16 MR. WESTGATE: Yeah, that was actually -- 17 that was not supposed to happen. And it did. 18 MR. ZENZ: Because Fiala pushed it. She 19 pushed it. That was when they wanted 20 affordable housing. That's been going on for 21 years. That's what I'm saying, you said she 22 says no. She does. 23 MR. MULHERE: She does to us when we go 24 see her. She's pretty clear. Maybe she 25 changed her mind. 45 1 MR. ZENZ: You have Habitat. Venetian 2 Falls, which is right next to the Hitching 3 Post. 4 MR. SHUCART: where is the Venetian Falls? 5 MR. ZENZ: Right next to Hitching Post on 6 41. 7 MR. MULHERE: I think it's down a ways. 8 MR. ZENZ: It's right next to the radio 9 station. Down a ways. I think it's called 10 Venetian. Same thing. They put that through. 11 And then there again, they gave the bonus of 12 letting more people be on that -- those are the 13 smallest lots. whispering Cove is the same 14 way, they stuck that in. 15 MR. MULHERE: Charlee Estates? It's a 16 Habitat project. 17 MR. ZENZ: Like I said, it's right where 18 you go past the Hitching Post on that big empty 19 lot that's for sale. 20 MS. KELLY: No, RaceTrac is coming there. 21 RaceTrac gasoline station. 22 MR. ZENZ: No, I know. Once you go past 23 that, you' re going more south towards 951. 24 There's a whole big Habitat -- 25 MR. MULHERE: So, you know, again, we 46 1 understand that. we' re willing to put the 2 conditions in there to the best of our ability. 3 we'll work with you and we'll keep you posted. 4 You can communicate with us as we move forward. 5 It's a public meeting on the 21st. You should 6 show up and express your concerns if you have 7 them, you know, with respect to that issue, you 8 know. 9 MR. WEST: Thanks, Chris, we'll be in 10 touch with that. 11 MR. MULHERE: I do want to see if there's 12 any other questions before we close. 13 MR. LOVETr: on 59, correctional 14 institutions, 9223. Does that keep somebody 15 from building a facility that helps felons get 16 back on their feet? 17 UNIDENTIFIED AUDIENCE MEMBER: Halfway 18 houses? 19 MR. MULHERE: You' re talking about 20 something like st. Matthews House? 21 MR. LOVETT: Yes. 22 MR. MULHERE: Homeless shelters and soup 23 kitchens are prohibited. 24 MR. LOVE1T: But that's -- it's not one of 25 those main things that the idea is -- 47 1 MS. KELLY: This is prohibited. 2 MR. LOVETT: That's what I'm saying. Does 3 it prohibit? 4 MR. MULHERE: I would say it does. You' re 5 talking about a rehabilitation facility. 6 MR. LOVETT: That's not a place for 7 felons. 8 MR. MULHERE: You' re talking about 9 rehabilitation. 10 MR. LOVETT: Rehabilitation. 11 MR. MULHERE: I don't know if there's 12 anything that specifically works for felons. 13 But this -- 14 MR. LOVETT: It was just a question. 15 MR. MULHERE: Yeah, no problem. 16 Any other questions? 17 (No response.) 18 MR. MULHERE: Okay, I'm going to run out 19 to my car and get some cards. I'll bring them 20 back in so that if somebody has a question, 21 they can call me. Sorry, I should have brought 22 them in with me, but I -- 23 MS. WHITE: I have a question. 24 MR. MULHERE: Yes. 25 MS. WHITE: Is it legal for you to put in 48 1 there that you can't sell to -- 2 MR. MULHERE: very good question. 3 Ms. WHITE: And are you then by doing that 4 setting up one of those crazy lawsuits that -- 5 MR. MULHERE: No, your question is very, 6 very good. we don't know the answer to that. 7 I'll repeat the question for these guys. 8 Rich, we've got to get you in on this. 9 The question was, is it legal to put in some 10 language that would restrict the market that we 11 would sell this to. And I said I'm not sure 12 that we know the answer to that. It's never 13 been done before. we think maybe we can do it. 14 Depending on the language we use we can do it. 15 But I'll defer because it isn't up to me. I 16 know I like to play an attorney, but I'm not 17 one, so -- 18 MR. YOVANOVICH: our intent is to work 19 with the County Attorney and craft appropriate 20 language to assure that we deliver to you 21 everything we've committed to delivering to 22 you, which is it's going to be a mark rate -- I 23 would telling this gentleman, luxury. If it's 24 a rental community, it would be a luxury 25 rental . It would not be whistler's Cove. I 49 1 forget when that went through, but I think it 2 may have been before Donna became the 3 commissioner in that area. And I think it was 4 when John Norris was. I won't swear to it but 5 I think it was. 6 But you've got to remember, there were 7 different times back then regarding -- but 8 anyway, whistler's Cove was a project that 9 was -- did get federal subsidies to buy the 10 property. And in exchange for that they had to 11 agree to certain restrictions on affordability. 12 I believe it was a 30-year commitment, 13 whistler's Cove. I may be off a few years, but 14 I think it was a 30-year commitment. 15 so we -- our goal is to be direct and put 16 right in the PUS that we will do -- we are not 17 doing any affordable housing and we are doing a 18 luxury rental or multi-family type project. 19 whether the County Attorney is going to let me 20 get away with being that direct, I don't know, 21 we may have to massage it a little bit to make 22 sure that we' re okay legally, but we will get 23 there. 24 MR. ZENZ: But if you change the zoning 25 and then the developer decides I don't want the 1 property anymore, I'm going to sell it. so the 50 2 next person comes in and says oh, well the 3 zonings changed and I can put 360 rental 4 residents and it's already done and over with. 5 MR. YOVANOVICH: Couple things you have to 6 factor in and do your own homework. one, you 7 have to factor in land price, that goes in a 8 prorated cost. Then you have to build it, so 9 you have to figure your construction cost. By 10 the time you figure all that in, you have to 11 make a profit on the rents. At some point I 12 think the math is going to show you that it's 13 not going to be an affordable housing project. 14 Because when you throw all of those costs in, 15 and you want to make a profit, you' re not going 16 to be able to rent it to people who qualify for 17 low-income housing. 18 MR. MULHERE: But I just want to also -- I 19 mean, if we put a condition in there, it runs 20 with the zoning. You can sell the land, but 21 you' re still subject to the same conditions. 22 it does not go away if it's sold. It runs with 23 the land. That's why we' re suggesting you put 24 it in zoning. Because you can't get around 25 that. You can change -- you can go in and 51 1 rezone it if you want, but then we'll have 2 another information meeting and then -- yes? 3 MR. SCHMIDT: If I can, Bob had mentioned 4 earlier as well that language about the kind of 5 housing they propose might even appear in the 6 Comprehensive Plan itself. And that's just 7 another level of protection you would have. 8 MR. MULHERE: True, it would be harder to 9 change that. very good point. 10 MR. SCHMIDT: We've got two layers of 11 protection that would end up controlling the 12 property. 13 MR. WEST: what about the difference 14 between -- you know, there's a difference 15 between a rental development and a -- 16 MR. MULHERE: Fee simple owned. That you 17 cannot regulate. That is a form of ownership. 18 zoning has nothing to do it whether it's a 19 rental apartment or a fee simple owned. The 20 way to get it is to make it market rate. 21 MS. WAGNER: Melody Wagner. 22 I guess I want clarification. The way 23 it's zoned right now, you' re saying four units 24 per acre. 25 MR. MULHERE: Correct. 52 1 MS. WAGNER: I just did the math, and with 2 only 22 acres, that means 16 plus eight units 3 per acre now. 4 MR. MULHERE: It's actually based on the 5 total acreage. You go with the 30, not the 22 . 6 MS. WAGNER: Oh, I see. 7 MR. MULHERE: It's based on the total . 8 It's actually 12. It's below 12, it's 11.7, I 9 think. 10 MS. WAGNER: And I guess -- you said 50 11 feet. How many stories is that 50? 12 MR. MULHERE: Four. Four. In today's -- 13 under today's high ceiling market. Four 14 stories, three or four. some people don't 15 build four, they only build three. 16 MS. WAGNER: That's still a huge building. 17 MR. MULHERE: well , the setback, there's 18 further setback. Besides the buffer, there's a 19 setback requirement too, and that's based -- 20 the setback is largely based on the height of 21 the building. 22 MR. YOVANOVICH: I think something you 23 really have to factor in. The existing zoning, 24 the front of it that fronts commercial , it's 25 already zoned commercial for that. And the 53 1 back is basically the residential type of use. 2 That zoning really hamstrings the ability to 3 develop a quality project on this property 4 because you' re going to have strip retail up 5 front because you've got a long narrow piece. 6 And you' re going to have a relatively low 7 density project that you can't amenitize. so 8 you' re not going to get the high-end 9 residential uses on that property on a small 10 little piece that you can't provide any 11 amenities to as far as zoning. 12 So what this is going to give the 13 developer is the flexibility to provide a 14 multi-family project that can have appropriate 15 amenities that will increase market values 16 around you, or provide appropriate commercial 17 that will increase the property values over 18 what currently can be built on the property. 19 It's a tough piece of property to develop 20 with quality development. 21 MS. WAGNER: well , if you' re familiar with 22 Mercado -- 23 MR. YOVANOVICH: I'm very familiar. 24 MS. WAGNER: -- you've got mixed use. And 25 you've got mixed -- you've got commercial on 54 1 the first layer and then you've got one or two 2 layers of high-end residential . 3 MR. MULHERE: On some of the buildings. 4 MR. YOVANOVICH: And if you' re familiar 5 with the condo and you' re familiar with Bay 6 Front, Bay Front they can't keep quality 7 commercial in there. They -- I'm telling you, 8 I mean, I represent them, okay. So I know it's 9 been a struggle to get that retail space 10 leased. They sold the units quick, but the 11 retail is -- 12 MR. MULHERE: It's taken Mercado a long 13 time too, but -- 14 MR. YOVANOVICH: The exact opposite 15 happened in Mercado. They filled up -- 16 MR. MULHERE: The commercial . 17 MR. YOVANOVICH: -- the commercial . But 18 the residential is tough to sale. I mean, 19 mixed use is really not making it in Naples. 20 MR. MULHERE: We do allow it. We allow 21 it. And so if we got the right mix of uses, 22 something like that could happen. 23 My guess is it would probably be more like 24 commercial in a separate multi-family building. 25 Not necessarily in the same building, but same 55 1 campus. 2 MR. SHUCART: Similar to Naples Square 3 downtown, they've got a 20-acre piece. 4 Three-quarters of it in the rear is going to be 5 residential and then the commercial will front 6 on 41. Now, it's considered a quote, unquote 7 mixed use, but it's not the residential over 8 the commercial . 9 I think, you know, as Rich said, it's not 10 really been a proven entity anywhere in town. 11 Even on Fifth Avenue it's struggled. You know, 12 to live above commercial is a younger type of 13 mentality. But you've got to have a certain 14 number of income to live in that area and it 15 just -- they' re almost polar opposites. 16 So I see it as more residential in the 17 rear and then more the commercial frontage type 18 in the front if it goes that direction. 19 MS. WAGNER: What is the acreage of the 20 commercial that's available according to right 21 now? 22 MR. MULHERE: Right now? 23 MR. SHUCART: Just under 10 or right at 24 nine. 25 MR. MULHERE: Yeah, eight or nine acres. 56 1 MS. WAGNER: And this would increase that. 2 MR. MULHERE: This would allow you to do 3 all commercial , all residential or a mixture of 4 both. 5 MR. SHUCART: And right now there's 6 115,000 square feet of commercial on the nine 7 acres. So percentage-wise there'll be -- if 8 the entire site is developed as commercial , it 9 would be -- 10 MR. MULHERE: Less intense. Because we' re 11 capped at 250. So right now it allows 115 on 12 nine acres. If we did it all commercial at 13 250, that would be on 22 acres. So it's a less 14 intensity. 15 MR. SHUCART: well , really it would be 30 16 acres. 17 MR. MULHERE: Yeah, hopefully. 18 Any -- it's 6:30. I want to kind of wrap 19 it up, but I also want to make sure I answer 20 any of your questions. So any last questions? 21 (No response.) 22 MR. MULHERE: Really appreciate your 23 coming. I'm sure you've going to think of some 24 more questions. I'm going to run out to the 25 car and get my cards. If you want to call me, 57 1 you can. Some people don't like to ask 2 questions in a group. 3 (At which time, this meeting concluded at 4 6:30 p.m.) 5 6 ***44444444444A-4. 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 58 1 2 3 CERTIFICATE OF REPORTER 4 state of Florida ) 5 County of Collier ) 6 7 I, CHERIE' NOTTINGHAM, Notary Public, in 8 and for the state of Florida at Large, certify that I 9 was authorized to and did stenographically report the 10 foregoing proceedings. 11 12 I further certify that I am not a relative, 13 employee, attorney or counsel of any of the parties, 14 nor am I financially interested in the action. 15 16 Dated this 21st day of July, 2014. 17 18 C�' en eAlo -tb.16,,,y( 19 CHERIE' R. NOTTINGHAM Gregory Court Reporting 20 2650 Airport Road south 41:'BGt, CHERIE R.NOTTINGHAM Naples, _Florida 34112 21 * MY COMMISSION#FF 131691 My Commi s si on No. FF 131691 , o EXPIRES:July 12,2018 Expi res: Jul y 12 , 2018 fr,o,of Bonded fire Budget Notary Services 22 23 24 25 SIGN POSTING INSTRUCTIONS ' ' (Section 10.03.00,COLLIER COUNTY LAND DEVELOPMENT CODE(LDC) A zoning sign(s)must be posted by the petitioner or the petitioner's agent on the parcel for a minimum of fifteen(15)calendar days in advance of the first public hearing and said sign(s)must be maintained by the petitioner or the petitioner's agent through the Board of County Commissioners Hearing. Below are general guidelines for signs,however these guidelines should not be construed to supercede any requirement of the LDC. For specific sign requirements,please refer to Section 10.03.00 of the LDC. 1. The sign(s)must be erected in full view of the public,not more than five (5) feet from the nearest street right-of-way or easement. 2. The sign(s)must be securely affixed by nails,staples,or other means to a wood frame or to a wood panel and then fastened securely to a post,or other structure. The sign may not be affixed to a tree or other foliage. 3. The petitioner or the petitioner's agent must maintain the sign(s)in place,and readable condition until the requested action has been heard and a final decision rendered. If the sign(s)is destroyed,lost, or rendered unreadable,the petitioner or the petitioner's agent must replace the sign(s NOTE: AFTER THE SIGN HAS BEEN POSTED, THIS AFFIDAVIT OF POSTING NOTICE SHOULD BE RETURNED NO LATER THAN TEN (10) WORKING DAYS BEFORE THE FIRST HEARING DATE TO THE ASSIGNED PLANNER. AFFIDAVIT OF POSTING NOTICE STATE OF FLORIDA COUNTY OF COLLIER BEFORE THE UNDERSIGNED AUTHORITY,PERSONALLY APPEARED ROBERT J. MULHERE, FAICP WHO ON OATH SAYS THAT HE/SHE HAS POSTED PROPER NOTICE AS REQUIRED BY SECTION 10.03.00 OF THE ' COLLIER COUNTY LAND DEVELOPMENT CODE ON THE PARCEL COVERED IN PETITION NUMBER GMPA-PL20130001767/CP-2013-:10 HOLE MONTES, INC. SI ATURE OF APPLICANT OR AGENT STREET OR P.O.BOX ROBERT J. MULHERE, FAICP 950 ENCORE WAY, NAPLES, FL 34110 NAME(TYPED OR PRINTED) CITY,STATE ZIP STATE OF FLORIDA COUNTY OF COLLIER The foregoing instrument was sworn to and subscribed before me this 4th day of August , 20014,by ROBERT J. MULHERE ,personally known to me or who produced as identification and who did/did not take an oath. Sie of Notary Public 4`• STEPHANIE KAROL �; P ,� + - :,r_ MY COMMISSION#EE 163504 - .-��; EXPIRES:March 9,2016 Stephanie Karol '1'4,, Atr Bonded Tlua Notary Public UndEwriters Printed Name of Notary Public `� My Commission Expires: (Stamp with serial number) • < - :_ v r. v 4) OE «r,.«• 11! r C 47. r u ,r r.«3' .co 0 CD ,,.... .c...., rn W $x �o v= J = - `-; C— RA y, ; 1:L c- 2 icIlitir Y} u« �..,i L.G !F ,r W V LL .� ...F`.J is • n Y �1 CC C "rq '" r . CD ' '- 1- , i— =L r_]Lai = nr t=31 R L.! .. v ILO MEN MIC t=1 ,i,FM gr.. ■••■1 -.g– ..-.1.- _ C? crA M ar 2 .;E' '''' --- t=1 c-j • 0 –,,,, E.:a Z g E. - •�6- ..-- O y arc M 1:117 u. ;,o Mi 3r� «� W 061 1=i `a +c E f M � s�� - � au a :, .•5 lq ., '. � _� 1-- Itil F V �S Mr , S; rJa - } C).1 - : c. .. .x 1.7.u a.a -s4 -s, — 0. + .-. -∎"ha}� . Inu.■ , .., limn n W tit = � rywa fix... t� (4 Q u`" _ = w. . 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L'L # .....0,fi .,•, ��• s w yy� ` 2.• ,t`• a .. . -.. .,.. - :' . ,, .,.,,' -0 ;: 1 tl T#4t # 4•IP kad •? t t d: p # ,PM,.:4„...i..-,,,,'7,..'.,,,!-.747t--..:..t,...,,-71,..-n 3 x yF - e at Pk',i a ,:. ,S -_ ' „a ,•_ W g s /ate z PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER RESOLUTION Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on Tuesday,October 14,2014,in the Board of County Commissioners Chamber,Third Floor,Collier County Government Center,3299 Tamiami Trail East,Naples,Florida.The meeting will commence at 9:00 A.M. The purpose of the hearing is to consider: A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AN AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN,ORDINANCE 89-05,AS AMENDED, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, BY ESTABLISHING THE VINCENTIAN MIXED USE SUBDISTRICT IN THE URBAN MIXED USE DISTRICT TO ALLOW A RESIDENTIAL ONLY, COMMERCIAL ONLY OR MIXED USE PROJECT AT THE FOLLOWING DENSITY/INTENSITY: UP TO 10 RESIDENTIAL DWELLING UNITS PER ACRE FOR A MAXIMUM OF 307 RESIDENTIAL DWELLING UNITS, UP TO 250,000 SQUARE FEET OF COMMERCIAL USES,A 150 ROOM HOTEL AT A FLOOR AREA RATIO OF .60 AND AN ASSISTED LIVING FACILITY AT A FLOOR AREA RATIO OF .60. THE COMMERCIAL USES ALLOWED BY RIGHT ARE ALL PERMITTED USES AND CONDITIONAL USES IN THE C-1 GENERAL OFFICE THROUGH C-3 COMMERCIAL GENERAL ZONING DISTRICTS IN THE COLLIER COUNTY LAND DEVELOPMENT CODE, WITH CONVERSIONS AND LIMITATIONS IF PROJECT IS DEVELOPED AS MIXED USE DEVELOPMENT; AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY.THE SUBJECT PROPERTY IS LOCATED AT THE CORNER OF SOUTHWEST BOULEVARD AND US 41 (TAMIAMI TRAIL EAST) IN SECTION 32, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 31 ± ACRES. [PL20130001767/CP-2013-10) r o yi,9 NAPLES MANOR LELY, A R (OORR)COMMUNITY 4 8 \ �l 29 28 27 MICELI (S) /S w MYRTLE pJ OU WOODS WHISTLERS COVE PROJECT TREE TOPS \ rov LO CAT I O N TRAIL ACRES 32 33 34 VINCEN TIA (S) WENTWORTH ESTATES VICTORIA FALLS All interested parties are invited to appear and be heard. Copies of the proposed Resolution will be made available for inspection at the Planning & Zoning Department, Comprehensive Planning Section, 2800 N.Horseshoe Dr.,Naples,FL.,between the hours of 8:00 A.M.and 5:00 P.M.,Monday through Friday. Furthermore the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor,Suite 401,Collier County Government Center,East Naples,one week prior to the scheduled hearing. Any questions pertaining to the documents should be directed to the Planning & Zoning Department, Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Tuesday,October 14,2014,will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Board of County Commissioners with respect to any matter considered at such meeting or hearing,he will need a record of that proceeding, and for such purpose he 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. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled,at no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities Management Department,located at 3335 Tamiami Trail East,Suite 101,Naples,FL 34112-5356, (239)252-8380,at least two days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. BOARD OF COUNTY COMMISSIONERS-COLLIER COUNTY,FLORIDA TOM HENNING-CHAIRMAN DWIGHT E.BROCK,CLERK-By: Martha Vergara-Deputy Clerk(SEAL) No.231123836 September 24.2014 . - .._ . — ----------------- - •--- , - ,, 7-..-: -.-- .1-:.faz„..-1-,,.0-y..- -----5-r.,:v.;-0.-,--,,,,.i".eirt--?.... .7,-;!er.,,„---31.;..,r,,:,7-!1,1";-...:..1",,„.. ,1-;.i . ' • Vt■:,.::..i's,I'k n t'e!7-;,Y_4,.',r-'-*''.,,1'-t-`;t!-t::=-'7*1,•-,,i-.2'...t:5i'-,-...--+.;..„-.4-:'`it. N. '-AA3'...e..1rr1."C,.r•:,-'"'EsO`:-' EI nt!•"•E•-`•"T'' 'N1'' l'':?ig01`,i•t- 1-'--'t`."'k'.:'''-,'.;,-•.'4 NOTICEOPINTEN750,CONSIDERfAMESO-r L- U: TI,.O ". . "i - b 1 i4 , NOtiCe`iiharebV,Viventrat-lheCcf Iak: Commission County Planning. mall:.-hold,a■publiemeeting,7 on Thursday •sug-OStr:Z1r.,720,14:41110,0-1A-60:ih4tla...Beiarel;of;Qiirifit9i3OoltitussIdnerseMeeting':.8crorp,- OOipthment• griSei-:;3299.East;TinierpTTfail;',NapfesliELr':!;,gr.:',...-,:.•:el'"Y,"•,:i.;;; NAPLES DAILY NEWS t-i,,4:,4 .:01.--,.:4,,,,f,,,,.:.;; F:.!1"i:.,•:/.:-.:.,-.-,,„,,:-... ;.'....", .=;:-..i',..-....z. :,7".,-1,-;:4,V,.,,, Published Daily -'sittieifiiiiiioselofittielriearalgiisq#,onsiaar,::.4,,:,.,-,::4•,. 4,4-:, .;-.--1,-. .:teo:.,,,iv.--'...-0-.: --.-• ' ...-F..:7,-,!,..a-.:,.:, -?7,.--..- ..:.- ,-- ?-.... ...t.mcy,„, ,,,.1. ..:-/, ..6--,--:-..i,.-c?...;',..%-...,1.,...4- ...5,..r,t.o....4-'7::.:).:.,...*.,.-':4:r?;.t.v.-,..:?-.., Naples,FL 34110 . -A-t'iliSCi11111:1410N111.0F, I:-.330A110.4i3F--•FCCON.TY,:COMMISSIONERS:;-.4iR°POSING %..",1 04.,...;liMENOMEN14..CORE.`'COLIEEVOQUNTY OROWTH;MANAGEMENT:PLAKIORDINANOEtN... it-,-!::::'-fe.t9P.5,...4:100mfiiDEri4sFi.Eci9c.tikLyAm.g1PINpititig-FuTypn,i49:45E,EliEMEK;Aliki...;:.,„, Affidavit of Publicat.rr.;. Ego31_4,:i.4D:ggi-gootoNPARPii.BY'FPTAPIM,INP.TH, !.'1119.R4T.111NfaW'f 'r,k.i::,:.31.1.gg'iS13.1;1,1*.ITR.I.CI4lit4i..THE',13.EYAN.IMIXEDAIRE:;DiSTRICgrgitAgjp1f,CkRESIPEN-TIA_L2,-.,....■ State of Florida wpoNrixedotoglietAIEbtoxeiRlmiiEp..-lisE,ARENEcti;AT.,1-tikfroupotiotowv67.14 1 s;:illifEFISITY:iiPtiiiiliiESIOglifitTP,WEILINOVNIY§.RER:AORggolkAVOINurkof„1-14.-1 Counties of Collier and Lee . .',3611.FIESIDENTIALOWELIANO`ALINITS;;UP:1'0,725%0(V'SOVAREFEETIOE.„COM MERCIAL,....., , lt;i?USESA.1 SOMOOMIfigngt,ATiA.FLook AREA RATIO oF,-:60...ANP,AttAsAisigp-LIVIN :0: -4,-,:. • . 4;,E44,,,..k..„-dtrifii,Aficht5.6:FroF.OATIotifiAmifit;,66MMOCIALIXSE:sAgLOWEb BY Ri.dfir:'-ii.%:; Before the undersigned they serve as 41100.10.„PAP)E,_.g.F4=114-1.:024:1511,1§..S-4._,ig ,t4:=li,*:#FT1'97:tik1*-4*.E4..a:-EI:*--- , ;.-III ROIJOIC.diSLOOM M ERCIALiOENENAt4:ZONINcIMISTKI el b,`I WiTHE:CU EILIER:COUNT.T.:7-.:',-.'- appeared L. ...cla_Rentz,who on oath s.i`tfALANDVEVELOPMENTitObevANDiEURTHERMOREIRECOMMEtIDINGxT.RANSMITTAL.O.FX-.- - Account Executive of the Naples Dail .. -,..i,:rkii,-At4@NO1ikNitatkik(ft9Rjt?'631Ef#R7mENroF.gcorigtAj.c,.0?!.0...F910.01w:-ApirE.?•;....,..-e,. : .4..4,:silifiqieFOJEtt*IS'.1AGATIED.,AT4FiEcC,§iiiiiiit bk,s0rHyivOtpouLEyA1:167ANDil.A newspaper published at Naples,in Co k.----..).-.63-'47i411:AMIAMINOIL;kkeiliggfgeriok.f3g,JOWtiSHIP* 00.11.RANO.E$i.040,1-:: distributed in Collier and Lee countie.....,1s2'6.614diEli'6664*AiOflirlikNs1631°4ft*'151;APH "F°616°Etirefid.1546*361''''''': attached copy of the advertising,bein!--...:--c& 1.7.:!<;.1 3•,-,--.N-,...----•-...--• ,..,,..--..;,..i.:er •- ;J.:, '-`'itr--4.'i.'t,. -11;,,..._•7451.1--.1..t+viL .•.-.1' -'4;t0,-,-- . ; ‘, ,)fyif .* -;•y.,::--,-,*5 e.:..z.i..c.... -,„...,,...,.,..;, .. "A..f.,.: , 41.14.. ,',...,.--,.:_-leS.::::,.7....2.,:. t?.?.,..„-.4,: .-7-,,..- ;: -.--%-,t-,,,. .. •. :-:;-.-1;,;..?,. 1, f,:t-!.:...-..c..41.ra.,:i.A.Rcr;9,,,k_....4,4117,;,:i,„•!,1--.A , , •-.V 4",7. •• af.!;,ALI:Ls,MANOR .•••:I. • '..,zi,, .,••. -....:c9R0k"., 'if, '..-!.• .'1 L••:N''",,rt,,;I r., PUBLIC NOTICE 41,,i-,17p,',,:r., ,.-,;.4.1.,,,;,..,4r,-,-; -.,.::, ' .:!.---::: ' E .41:-.-f4i'7 4 T,.,:c--;-ej,-,k) Nt,';,.-.:-,.T::.;'r,4i,,-.'. : i-.-:' '.-3':7': '-.:`''-,k..;'`,.:.:qpqn -....1.;,.;...,,,•„..",,...,..•.•:-... ,;.....,;;;,-.‘: ,..i, -:-.,.. :,,, 4 -.,--k - :7..;.-4:.,,...:.:;:0;y-.:;.i.A,A.,t- -\...-.-..,ij;,...-....,. ..1.97`'43. ''''•0"-:""iCqV t: '-`‘l•i. •":" •'-■' `.;`"^■••••""'''.'..:''`''r`i,!.''''..::E ‘•::.•-•3 •,..•.".:•;.:t4.10'•... . FAI,....,::•.-6•• =1,'.A. rt;r4k•• 4-\.`?"'.si,':VI:'s'''!'•'.`.''''-'1 1.-•'''`.`,r•-:''.? -.`:'-•'`':`.' '.% '•:.• rt.:,'"''' -;2 . in the matter of PUBLIC NOTICE 1:-...--.--.,...fi,lr :...*: ,:',-?-..--, -•e'.„7-...--_. . .`1 - I ,.`.--.7-::':."-..*---,:•;"'..:7`:!-L.•,:-.-..'::4'.il*I; ::::6 . . . ,.."..•,..-.T...k.i.,....,.;:,.,....1'....,.np,...'-: ..... ,..,.rt,,-..;'rgtrs..,i,..''.4 .•'''-' ". ', -,...' ''-,...."1..?',;::: rlf was published in said newspaper 1 tirn::/i.,:".., -;-' . tt'FIRCO'd;EtT.--'" . '..--' .7\.0'...f...--1- - i.-.-;;---.*:,''...:::'' ',.r.=-7,-taiT :-..7.7.4.-:.:*,.f4'-,...,-.....r..°''„_:- ..',,,I. ;f'•,.....-,--t,,,C-.4:.T.• _-'• '`..t .„:.%r.*■?-^' - on August 1,2014. 1‘-.1-7. 4 -.;J Z.1,',Fs4s,-.`-,;.-- ‘..:' s..,..tr;i:...!.,.--' ;-ft,T.: ..•..L.QP4T40:1$th,la" f.1.4 4. .:=.:7','-r".t.c...., ' ...::*-4:1.4-7'z'.:c!'-tl, ..-,-;,itv..;.-ii .,.," ".?%. .--- ...". ., . , '.,;.i..4,1-y-, '.:•,7 •-•'-'''.::.e...- !"1,1‘/: •;-:,;,---.:1'),•-•-t;-.-4..)•,-,- ' -.-.1'.,-:•-,•.';,;:!-i.'.;:,-- :(:. .,-,.....4..= '!'..) ...f,k i.g44;,:' ,•,-;.4 Affiant further says that the said Nap ":".1:er:-V4:',-.:,..);.1.;fi,:l.",.-4...,.--sk...,-,,.61:2::...,-..--,i.... ....k3ts.r, :".„:4 4 7 ..r,7k. .,..q•' 4 "....;•%.-.1„. ,''..""§f,;:•:+`.4.2. Co VZ-4:47,VM:':■'1 ',..Fe..;";":°4. ",:V..,-..."AlkE7114.1',..'-='.,'•"rkr-;.-:' I?=`'t-.:!::44F.:::; :.04%..-4 published at Naples, in said Collier o:'2-.`-'..-. -.--c-5:-1.-"Z.v% ,---,-;.;-i'-'-.-' zi'-'.'f.,:‘,..- .rilr,it%h.&,(1,..0.1... . §;- ,9i.-A-ii-i?;.-,-,i-..,4,,,TY72iKtr3:'4E0'.:1:q!-"I:i.§1; '. .--.7X:': ... . • '''..'.7-V4-i...■?.;;, ••=1:1-:i .44 `-A'..:'1";:%:.';`-- newspaper has heretofore been continu*.:;:i,.* 4:-`71.!...':g f.tE.4.-.-1 . .,7`..-.... ,-';-74.4.;''.:-..:7:-''''''cr'.:„' ':-' .2- t7-77-` '.!•'-'''-ii*." t''':4.11..".'-'."‘; ---'- '...4! ' =-''--.?j ,,. •,-13.-,.: ..i'NOTPC,16.F■NIS.. •. ' '.,'.- `'....!.a ...:*71: 1•......:.....•.14_, ••!;,..).t. -.., County,Florida; distributed in Collier r..,,..?„.„,..-.-.,..-,,,,,i),„.-t.L::..-,-;,..-.:-..e.ri,,,,t,,:.;:i.,..,,-....,:-..1i.-4.17......_:-..;;.......--ez,?.,.,,:„.....-..,-...;.,...-::;:::.,..:.:,.........:,i,.,..,...;,....,./.._,,I,.:,:_,,,,..-Azo...c,i!,-.:-..: r 1..,Alliiitiitesteepattidsigre inVitedlicoappear,andlb'elhearci%`Copiestotthe proposed RESOLUTION.will"`. each day and has been entered as secorilt.....qp,,,,'-lft.,•t#0Te--;:?-4;,-;;;;ae-zroi.,)*--,;•_646610---rii-afalle;elali?iihaie3..:Fi41.6tD.4eiii''fi''01*;i4ifigt0.3-1-si:YeA6-6r$1129-:''''' office in Naples, in said Collier County/.'7i-t-e .defii;r13,;*6;,'"01-466.6-45:14i167Kfligiiig :-15`etagii.4trien.rigillistiP.810q?krorkwoopeigroa-s.k., year next preceding the first pub liCati011AtAti5u-dlideraV.T,igtherrpote:the'ir_natetiais Will:bff,ruade'avajlable.forArLispeCtian,AthailpollierePiptY.; advertisement; and affiant further says tifc,-;?.Q,c.,Iggsitffi,ce;YO.iirrii-VOii...6iillitdliliftiVIPt;,:i„ ritlentC:e iiirWS269;;Eastt.ifrlia7rrviijr(68;:s40,0,01:1 -:21,'N'alife45o..ne•Zinfe.Kprior,Aiiiitiel'saletiliilett•tiifi'n.giAriy.lifeitiorii,liertaifibigitOZitlitddoornbiAittiqd..:1 promised any person, firm or corporaticP"-'1WW.,.30*IK6`4,;-4r4iAiiveLiOANgeic,.4n-i?ei,t,i3.401,--fr.rilff,!5781ZON01,144i.I'S.41i,tliiiir,ttriq commission or refund for the puipose orti. i.".06,6n-_11'0._-ThfitdIlled''"iiiigii4416tk't6-4t0,Bliaiegtiffi6610611.)iii-itrilii4iiiiitAiibitit2i;201;4:1;1-Rillth-fre_thd}1 public ion in the said newspaper. ciiircigie):1;4t1-5.6fifi'e:!iieagn:911.4',../...-r -.21,....'-•;''4.;;L.;;S:";-)'-..,:t1,,re-e-f_.,'_.::_ -7.---,pilt-;;...:,:i'.,.34;-:,..,..,.:,__ i, ..,--,.,. . , . _ ....,„_..,........... ,,,___.:_._,..... „._:.„,.. .„...,..s.,...-•„.1-..,--' ',..:.■ :i...'4•:: ;"jf,a perspn•decides-16.60pealfaby•-gebision•rnatle4ay;te.C011ievcounty;Plaifiling,pornrnissiantwithi.-. - ,:4;:esuapt,t_OapynattpReiMICieregi..tat such rftteqtirvit:etairarporooliLerdfa4,5egpf,kqat Kact-iof 1-,,iitagildttor glAhiporrliieellielniajtezaato!kriSbia;lbefa:y0datirforecordiolipejpropeadingsiErnacta;v:: ,.... ..'l..siifliO'ilietotalidltidi,ss141411-0441fandieelaliteiupOil.,'Aivhj'Cii::thihalidisal4S-ii,01?ebeee-d:4.1--p3--rct• t (Signature of affiant) 4:kiirL7porso..!' '.--iW'Wh.-t,;41i's:kblfititwl'i;`,YLSWW;t7ini. 41gtVa%;;CP-046..i.ifi. k.iiriggaliVf;yall'a.Acti-iiiid41-1,iioi.;tokigaliO',itlefp ;iisgiiiIiff0411.4.;6:an.ii....01.e'Ts;iC6-ii.:,. FAigtWebiitiiiiCoWitztaaliTelyrfkadeireigtiartWit,ODgiga4S5ig'..Ta.r.Nfirti).TfaillEaRS`06.: lgrlgtligtgZnggile5tee2ltggfrfigtrAJ4$4144rfg4 • W9 to and subs ripled before me This th day of Au 4-,.st, 20i4 1 .;-,7=4:4-i:;...... -,...,.:.,-4--;•13,-4-•-'11,:re---.-.-'. ;,.-ti:.---;-,• ,:.4.,-_Y:4-'i-7,74..,1.t:),f.,...",.; ;IL.S.. -..,:i.-....;;-,VZI-,-,-.-i-.41=-S:-:--t,.:J.r.. fi.f.ty.StiOr.ISITAppetairirlan -ri--,...,';'„ 5...:-,..-.:.-::.-rg.,,:---.1(_-,,icitzi,',.t.,;c:!'gy,.-74:-f_.---,463/.4-1:;.,,;.;r..1;,.,:,::t;:k1., o:.: •,- -......,- ---- • . 1 ri li..!--.. .1,,..p.,,_.I., ,.`-,t-r ,i.- .,,g}.....,,l, .,-p,.....:..i. Iii.CIAlieFpotintlyrlioning.fgOlftritiesipt,4 . -k,,-;,..-t.,...i.....- !4'....,-. -,. ,-14.-:,...e :,,..-...--,:, */ i Qr.;Gliliiitrign*I9V:6N.;&.r:-..----441:,3t?e,Wit-c.44f:',i'l,`,.,T.-74-,-,c:A-4,;:ieFA.'-..!::•li..,,,ist,4",c':,..", -- Ii‘reifIL AMilli 'ig-.14-1,,t4-.:;•'...•.;--;;;;%.'-',A. i,•;->is',..-:•gtilk•-•-:V11-fr!i'v-s.-;t:c'l;4-;`34:-.!'''.4:-: ;4"."'"1"?.2- kt:;''::::*...;5'..6.:"F24'.1.;rtf. 4140:•231130.9154..:,1,:ei'4._kJ,....: ............. !?......,-..;.:;a,a‘._,a..-. .2,a.:Ar-A-SA.,,,..t.,21..L..--t4.F•■1-.,,a,..--..,--Aug st...1..20. .. (Signature of notary public) -...:r.4;.'--..T.1,-.',.;-f7 f:....7..,:c .7..\,=. - ...-:;:::;..:;.::44,-;:.. ,.,.....;-; : .,--..:12_,-:,..-7-...Lc.-1=',..o: -:,-. .--4,-4., ";•;,'.•-:••-,! NC P°il I MY COMMISSION EE 851758 V- lot ••- • .•■;/:`,.,•Zi. EXPIRES:November 28 2014 •2: ''''''' Bonded"Mu Richard lourance Agency ' . - -- • •f•,-,''yam'.,. Y_'',T•L:'• ..-,+. cam 7;'..-'.,'...t.'.-..Rriti.atL ::-.-Tt .:•LLB: ¢Y •" $.' ' 1.0 44 ..�.t • ,: •. T I ON�_P.:. 4- ,' Ot finip -, F : .!-�<r z,. A. 1..+•. '. ; .,;�: }Q°IC:t eng ? a r ' ,;: S,rte r f ng Room i. U Y? ;' ia 1 .-;.:,:- _,}NAPLES DAILY NEWS Q N ' •S p :;; 39 :� P Published Daily • 1 ,`. . -' -r y ;.1,,:,: '-' ;.N inl ;:_;;. Naples,FL 34110 ! •-a7 : ` . •� � : IN E •s-? ' 1 %-, .�t- .NT AND: °4i, : •• = i' r MIXED*,,.t-: . -.� .,S 4 g ETI -,fidavit of Publication �3d ti�� s � t� State of Florida • i Y<, _ 4,f- ::: ;:-= ,- Mop. Counties of ..,, •`. ERCIAC�,:.4 Collier and Lee rW.7. :-, g:,:: $;L, i.A. ;� .".�iinN9 * •i�:F]:.Y:- a:}' `�`_( F� .�['iLi��1,•�� s^1 a-t F: ,tom� }JEP Before the undersigned they serve as the authority,personally > -` =:s • - appeared Linda Sentz,who on oath says that she serves as y N;s�- „ ° -°,.• 1v i HEi .J Account Executive ,�,: �;:.. . :�.�.. ..41'`!'.'_ .: ,�nr.-<rM��.* Naples Daily News, a daily - , r ' 4 ,, e utive of the Na les Dail �� '�� l �<�� ; •�s`�'•"• • newspaper published at Naples,in Collier County, Florida; i ;- `:-`.t`-_ ° "=j-'r sr,' distributed in Collier unties of F � 'f''`-` '`' '`' `oil io " :' and Lee'co Florida; that the r '1 ' 1 attached copy of the advertising, being.a r .' 1 �. . -'"* t-`' '▪-' ? Y d '''t"1"} �,xrh L;; .,,,,,.;:.'t -. ,•L PUBLIC NOTICE ` t:,./.,,;1-::-...i.,,,',...;t,,:25,CT:` A! Y, 7 in the of PUBLIC 4_ - s 7 r •. -.,:: matter o C NOTICE _ was published in said newspaper 1 time in the issue e. � `' r.^ `; r `;: . A " .. ::;-.,,,:,;41 i on August 1, 2014. ar: : �_ , .is`. h e. 1, F D.-A 1"� „'i'3Ut.... 3 r• �7• ' •Affiant further says that the said Naples Daily News is a newspaper .. . . ; i frt P...,.:;,-, ..1:To• .1-; • published at Naples, in said Collier County, Florida, and that the said ;�',� ( c:,^'� � -�```a � newspaper has heretofore been continuously published in said Collier ,i :_; r•.h f1^_ e-- ,. : •1;, 4•.:11 County,Florida; distributed in Collier and Lee counties of Florida, n r'{1r''� j :`' ION` ; each day and has been entered as second class mail matter at the post : --'r, _ ., a Planning;;° Y �' , }Honda' office in Naples, in said Collier County, Florida, for a period of one 4. __•-,t- , -c,_+,, ' - 'r County-,year next preceding the first publication,of the attached copy of •w7=�=:" ". `•'f,',;4•;` `'','-- =Fite'#401':''i. advertisement;and.affiant further says that he has neither paid nor i°'' f�`It'j°k.`P` DVN*.-S 'Y ssno;'u14 Y ,..- •:Yr :.>,•,. Q ,...•.,�—;:: -:_``Written promised any person, firm or corporation any discount,rebate, •,. . '; -,. , _}• - ..-•.•commission or refund for �; .� P r • ` ,.,8'`R`Ai�E?L T S '� i;be,read' the purpose _:F.m•A...i, • p rp se of securing this advertisement for �=•° z -• -.�r=� -. public s- ,4_ ,., •ht•,� ion in the said newspaper. r4: ::::-.K;L,A C_E.Sj _ g'::;;•„.,-,:z. .;1,'`e - a:,'. T,r, e'irgceetl- ". =cry- ».�E3A'f2.R'I N,,Gr.S_��,•ip- �. ..�,; (Signature of affi ant) Iles, ...,',;1<<;. � � a io;t-s?. -A - ��:, t�;. _ �}o; =ouat Role • +rte office;.. Sw to and•subs riped before me - , :, T •s th day of Au st,20.14 - ® :• i- 7-i14,:: (Signature of notary public) - 1'^�''- CAROL POLIOORA MY COMMISSION#EE 851758 • p:-��;:a EXPIRES:November 28,2014 - '1:iitaiV &MedRwPichard Insurance Agency • • • • PUBLIC NOTICE PUBLIC NOTICE PUBLIC NOTICE NOTICE OF MEETING NOTICE OF INTENT TO CONSIDER A RESOLUTION Notice is hereby given that the Collier County Planning Commission will hold a public meeting on Thursday,August 21,2014 at 9:00 A.M. in the Board of County Commissioners Meeting Room, Third Floor, County Government Center,3299 East Tamiami Trail, Naples, FL. The purpose of the hearing is to consider: A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89-05,AS AMENDED,SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES,BY ESTABLISHING THE VINCENTIAN MIXED USE SUBDISTRICT IN THE URBAN MIXED USE DISTRICT TO ALLOW A RESIDENTIAL ONLY, COMMERCIAL ONLY OR MIXED USE PROJECT AT THE FOLLOWING DENSITY/ INTENSITY: UP TO 12 RESIDENTIAL DWELLING UNITS PER ACRE FOR A MAXIMUM OF 360 RESIDENTIAL DWELLING UNITS, UP TO 250,000 SQUARE FEET OF COMMERCIAL USES,A 150 ROOM HOTEL AT A FLOOR AREA RATIO OF.60 AND AN ASSISTED LIVING FACILITY AT A FLOOR AREA RATIO OF.60. THE COMMERCIAL USES ALLOWED BY RIGHT ARE ALL PERMITTED USES AND CONDITIONAL USES IN THE C-1 GENERAL OFFICE THROUGH C-5 COMMERCIAL GENERAL ZONING DISTRICTS IN THE COLLIER COUNTY LAND DEVELOPMENT CODE;AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY.THE SUBJECT PROPERTY IS LOCATED AT THE CORNER OF SOUTHWEST BOULEVARD AND US 41 (TAMIAMI TRAIL EAST) IN SECTION 32, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY,FLORIDA CONSISTING OF 31 ±ACRES. [PL20130001767/CP-2013-10] LELY, A R ORT COMMUNITY NAPLES MANOR (DRI) w 9yi J T rn O MI ELI 29 28 27 (S) /G f1 J MYRTLE WOODS WHISTLERS COVE TREE TOPS PROJECT LOCATION TRAIL ACRES 32 33 34 vINCENTIAN (S) WENTWORTH ESTATES VICTORIA FALLS All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be made available for inspection at the Planning &Zoning Department, Comprehensive Planning Section, 2800 N. Horseshoe Dr., Naples, between the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday.Furthermore the materials will be made available for inspection at the Collier County Clerk's Office, Fourth Floor,Collier County Government Center,3299 East Tamiami Trail,Suite#401 Naples,one week prior to the scheduled hearing.Any questions pertaining to the documents should be directed to the Comprehensive Planning Section of the Planning &Zoning Department. Written comments filed with the Clerk to the Board's Office prior to Thursday,August 21,2014,will be read and considered at the public hearing. If a person decides to appeal any decision made by the Collier County Planning Commission with respect to any matter considered at such meeting or hearing, he will need a record of that proceed- ing,and for such purpose he 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. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you,to the provision of certain assistance. Please con- tact the Collier County Facilities Management Department,located at 3335 Tamiami Trail East,Suite #101, Naples, FL 34112-5356, (239)252-8380,at least two days prior to the meeting. Assisted lis- tening devices for the hearing impaired are available in the Board of County Commissioners Office. Mark R Strain, Chairman Collier County Planning Commission Collier County, FL No.231130915 August 1.2014