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Agenda 05/09/2017 Item #17B05/09/2017 EXECUTIVE SUMMARY Recommendation to approve the single petition within the 2016 Cycle 2 of Growth Management Plan Amendments for transmittal to the Florida Department of Economic Opportunity for review and Comments response, for an amendment specific to the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict in the southeast quadrant of the Immokalee Road (CR 846) ‒ Logan Boulevard intersection. (Transmittal Hearing) (CP-2016-2/PL20160001100) OBJECTIVE: For the Board of County Commissioners (Board) to approve the single petition in the 2016 Cycle 2 of amendments to the Collier County Growth Management Plan (GMP) 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 Plan. Collier County Resolution 12-234 provides for a public petition process to amend the GMP. The Collier County Planning Commission (CCPC), sitting as the “local planning agency” under Chapter 163.3174, F.S., held their Transmittal hearing for the 2016 Cycle 2 petition on April 6, 2017 (one petition only, CP-2016-2/PL20160001100). This Transmittal hearing for the 2016 Cycle 2 considers an amendment to the Future Land Use Element (FLUE). The GMP amendment requested is specific to a site comprising approximately 18.64 acres and located in the southeast quadrant of the Immokalee Road (CR 846) ‒ Logan Boulevard intersection, in Section 28, Township 48 South, Range 26 East. The property has approximately 606 feet of frontage on Immokalee Road and 875 feet of frontage on Logan Boulevard. Petition CP-2016-2/PL20160001100 seeks to establish a new Subdistrict in the Future Land Use Element (FLUE) text, and Future Land Use Map and Map Series of the Growth Management Plan (GMP), to allow 100,000 square feet of commercial development comprised of uses allowed in the C-3, Commercial Intermediate, zoning district. (As submitted, the petition includes some uses from the C-4, General Commercial, zoning district, and data and analysis pertaining to the C-4 range of uses. However, just prior to, and at, the Collier County Planning Commission hearing, the list of requested uses was restricted to only certain C-3 uses.) The following findings and conclusions result from the reviews and analyses of this request: The property is currently zoned “A” and undeveloped. There are no known historic or archaeological sites on the subject property. Impact from the development will affect a State listed plant ‒ the cardinal airplant ‒ which has been identified in several locations on site, including within the preserve identified on the proposed Planned Unit Development (PUD) master concept plan. Specific requirements for retention/relocation of protected plants are contained in the Land Development Code (LDC) as provided for by the Conservation and Coastal Management Element (CCME). The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. Though traffic generated by the new development will impact Immokalee Road, west to I-75 and east to Collier Boulevard, and Logan Boulevard, south to Vanderbilt Beach Road ‒ it does not create any additional adverse impacts at buildout. Adverse conditions are attributable to background traffic growth. Development will require the 17.B Packet Pg. 972 05/09/2017 construction of new right turn lanes at the Logan Boulevard and Immokalee Road project access points, as well as a southbound left turn lane at the Logan Boulevard access point. There is capacity on County roadways to accommodate this development within the 5-year plan, therefore the development is consistent with Policy 5.1 of the Transportation Element. However, staff notes that Immokalee Road is projected to fail the required Level -of-Service (LOS) past the current 5-yer plan projections. Staff is diligently working on various network improvements such as the recently approved authorization to reinitiate the Vanderbilt Beach Road Extension project which will serve as a parallel corridor within the network. The property, along with the surrounding area, is currently designated in the GMP for residential development ‒ as well as uses generally allowed throughout the Urban designated area such as essential services, community facilities, recreation and open space uses, etc. This petition introduces new commercial development, uses and activities to a location where commercial development is not now planned. Based on data and analysis submitted for the amount of existing and potential commercial development within the study area for the subject property, the need for the full range of commercial development contemplated by this amendment, as submitted, has not been demonstrated. Only those uses for which a demand was demonstrated should be included in this Subdistrict. Further, only those uses appropriate for an upscale commercial development - as committed to at the Neighborhood Information Meeting - should be included. See staff’s recommended Subdistrict text. A correlating, companion PUD rezone has been submitted, and will be considered subsequent to, or concurrent with, the Adoption phase of this GMPA petition. The applicant made formal commitments to the site design, architectural features, and particular tenant types presented in their Neighborhood Information Meeting to ensure a “high-end”/upscale project. These commitments should be appropriately addressed as part of the companion PUD rezone, not this GMP amendment. The data and analysis provided for the amendment generally supports the proposed changes to the FLUE, as recommended by staff. Additional staff analysis of this petition is provided in the CCPC Staff Report. FISCAL IMPACT: No fiscal impacts to Collier County result from this amendment, as this approval 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 for the public hearings. GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board for Transmittal and its submission 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 tentatively to be held in September and October of 2017. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, the Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” s. 163.3177(1)(f), F.S. In addition, s. 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: 17.B Packet Pg. 973 05/09/2017 a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non - conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns with antiquated subdivisions. And FLUE map amendments shall also be based upon the following analysis per Section 125.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item has been approved as to form and legality, and requires a majority vote for Board approval. [SAS] However, please note if approved today, this petition will require an affirmative vote of four when it returns for the adoption hearing of the GMP amendment. STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition CP-2016-2/PL20160001100 to the Board of County Commissioners with a recommendation of approval of the petition with the specific revisions to the applicant’s proposed Subdistrict text to limit commercial uses to those for which supportable demand has been demonstrated by the petitioner’s data and analysis, would be characteristic of an “upscale” project, and for proper code language, format, clarity, etc. as contained in the staff report to the CCPC. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their April 6, 2017 meeting. In days previous to this hearing, Comprehensive Planning staff collaborated with other participating staff and the applicant, and prepared an Addendum to the CCPC Staff Report that provided a revised version of Subdistrict provisions - list of uses more limited, and square feet limitations added. This version was revised once again regarding allowable uses, with the resulting recommended provisions being presented during this hearing. Discussion took place by the CCPC about limiting the commercial uses in this Subdistrict to select uses from the C-3, Commercial Intermediate, zoning district, intended to provide clear provisions for formalizing the PUD documents and developing the project. This approach also recognized that developer commitments were made and would be fully addressed in the PUD. Two speakers made presentations in the CCPC hearing, both in support of the proposal. 17.B Packet Pg. 974 05/09/2017 The CCPC forwarded petition CP-2016-2/PL20160001100 to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity (vote: 7/0), per the staff recommendation and other items discussed. (The CCPC-recommended Subdistrict text is reflected in the Resolution Exhibit “A”.) Commissioners discussed the previously-recommended removal of Subdistrict provisions that reference the C-3 zoning district. Staff believes such reference is important to preparing the companion PUD provisions and implementing development within the Subdistrict, and should remain. Staff intends to address this matter at the Adoption hearing. Commissioners asked staff to review again the uses allowed to ensure the applicant’s uses intended for this development are not omitted, and the exceptions and uses not allowed provide the proper support to the companion PUD. STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: To transmit petition CP-2016-2/PL20160001100 to the Florida Department of Economic Opportunity per the CCPC recommendation. Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section, Zoning Division ATTACHMENT(S) 1. 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (PDF) 2. Transmittal_CCPC_Staff_Rprt_Addendum (PDF) 3. 3a_Agent's 06 March 17 NIM_minutes (PDF) 4. 5_CP-16-2_Resolution - 042017 (2) (PDF) 5. Legal Ad - Agenda ID 2999 (PDF) 17.B Packet Pg. 975 05/09/2017 COLLIER COUNTY Board of County Commissioners Item Number: 17.B Doc ID: 2999 Item Summary: Recommendation to approve the single petition within the 2016 Cycle 2 of Growth Management Plan Amendments for transmittal to the Florida Department of Economic Opportunity for review and Comments response, for an amendment specific to the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict in the southeast quadrant of the Immokalee Road (CR 846) - Logan Boulevard intersection. (Transmittal Hearing) (CP-2016-2/PL20160001100) Meeting Date: 05/09/2017 Prepared by: Title: Planner, Senior – Zoning Name: Marcia R Kendall 04/04/2017 12:33 PM Submitted by: Title: Division Director - Planning and Zoning – Zoning Name: Michael Bosi 04/04/2017 12:33 PM Approved By: Review: Zoning Michael Bosi Additional Reviewer Completed 04/10/2017 1:26 PM Growth Management Department Judy Puig Level 1 Division Reviewer Completed 04/10/2017 1:45 PM Growth Management Department David Weeks Additional Reviewer Completed 04/10/2017 4:36 PM Growth Management Department Marcia R Kendall Level 2 Division Administrator Skipped 04/03/2017 7:56 AM Growth Management Department James French Additional Reviewer Completed 04/18/2017 5:25 AM County Attorney's Office Scott Stone Level 2 Attorney Review Completed 04/24/2017 9:29 AM Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 04/24/2017 1:46 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/26/2017 2:38 PM Budget and Management Office Mark Isackson Additional Reviewer Completed 04/27/2017 1:54 PM County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 05/02/2017 2:55 PM Board of County Commissioners MaryJo Brock Meeting Pending 05/09/2017 9:00 AM 17.B Packet Pg. 976 Agenda Item 9.A ‒ 1 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: April 6, 2017 SUBJECT: PETITION CP-2016-2 / PL20160001100, GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT APPLICANTS/OWNERS/AGENTS: Immokalee Road Associates, LLC ‒ Kevin Ratterree 1600 Sawgrass Corporate Parkway, Suite 400 Sunrise, Florida 33323 Tim Hancock, AICP Bruce Anderson, Esq. Stantec Cheffy Passidomo, PA 5801 Pelican Bay Blvd., Suite 300 821 5th Avenue South Naples, Florida 34108 Naples, Florida 34102 GEOGRAPHIC LOCATION: The subject property comprises approximately 18.64 acres and is located in the southeast quadrant of the Immokalee Road (CR 846) ‒ Logan Boulevard intersection. The property has approximately 606 feet of frontage on Immokalee Road and 875 feet of frontage on Logan Boulevard. The property lies within the Urban Estates Planning Community, in Section 28, Township 48 South, Range 26 East. REQUESTED ACTION: This petition seeks to establish a new Subdistrict in the Future Land Use Element (FLUE) text, and Future Land Use Map and Map Series of the Growth Management Plan (GMP) by: 1) Amending Policy 1.1 Urban ‒ Commercial District to add the Logan Boulevard / Immokalee Road Commercial Infill Subdistrict name where District and Subdistrict designations are identified, 17.B.1 Packet Pg. 977 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 2 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict 2) Amending Urban Designation provisions to add the new Subdistrict name where various Subdistricts that allow non-residential uses are listed, 3) Amending the Urban – Commercial District to add the new Subdistrict provisions, 4) Adding the title of the new Subdistrict map to the itemized Future Land Use Map Series listing, and 5) Amending the Future Land Use Map to depict the new Subdistrict, adding a new Future Land Use Map Series inset map that depicts the new Subdistrict. The Subdistrict language proposed by this amendment is found in Resolution Exhibit “A”. PURPOSE/DESCRIPTION OF PROJECT: The petition is proposed to allow for new commercial development, up to a maximum of 100,000 square feet of gross leasable floor area. If approved for Transmittal, a Planned Unit Development (PUD) rezone will become a companion item for consideration along with the adoption of this amendment at a later date. STAFF ANALYSIS: SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Existing Conditions: Subject Property: The 18.64-acre subject property is currently undeveloped and zoned A, Rural Agricultural district. The current Future Land Use designation is Urban Mixed Use District, Urban Residential Subdistrict, and allows single-family residential development; recreation and open space uses; institutional uses, e.g., child care facilities, churches and places of worship, assisted living facilities, adult care facilities, nursing homes, social and fraternal organizations, public and private schools; a variety of agricultural uses; and essential services. Surrounding Lands: North: Land to the north of the subject property, across Immokalee Road (a 6-lane divided arterial roadway) and an east-west drainage canal, is zoned Olde Cypress PUD and H.D. Development PUD, and both approved for and containing residential development. Further to the northwest lies the Longshore Lake PUD ‒ developed residentially. The Future Land Use designation for these land areas to the north is the Urban Mixed Use District, Urban Residential Subdistrict. East: Land immediately east of the subject property is zoned A, Rural Agricultural, and partially developed with a single-family residence. Further east (and adjacently southeast), land is zoned Rigas PUD (Saturnia Lakes subdivision) ‒ developed with a residential community. Still further east, land is zoned Heritage Greens PUD ‒ developed with a residential community; then Laurel Oak Elementary School and Gulf Coast High School on land zoned RSF-3, Residential Single Family district. The Future Land Use designation for these land areas to the east is the Urban Mixed Use District, Urban Residential Subdistrict. South: Land immediately south of the subject property is zoned A, Rural Agricultural, and partially developed with a commercial plant nursery. Further south, land is zoned Rigas PUD (Saturnia Lakes subdivision) ‒ developed with a residential community. The Future Land Use designation for these land areas to the south is the Urban Mixed Use District, Urban Residential Subdistrict. 17.B.1 Packet Pg. 978 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 3 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict West: Land to the west of the subject property, across Logan Boulevard (a 2-lane undivided collector roadway) is (a thin strip) zoned A, Rural Agricultural and undeveloped. Then further west, land is zoned E, Estates, and contains an undeveloped parcel, two churches and a fire station – all fronting on Immokalee Road; south of those parcels is land characterized by single-family residences and residential lots. These E-zoned parcels are within the Golden Gate Estates subdivision. The Future Land Use designation for these land areas to the west and southwest is Urban Mixed Use District, Urban Residential Subdistrict for the thin strip, then the Estates Mixed Use District, Residential Estates Subdistrict. [The Golden Gate Estates parcels fall under the jurisdiction of the Golden Gate Area Master Plan (GGAMP)]. In summary, the current zoning, and existing and planned land uses, in the area immediately surrounding the Subdistrict property are primarily suburban- and estate-type residences or residential lots in all directions. Identification and Analysis of the Pertinent Requirements for Comprehensive Plans and Plan Amendments are noted in Chapter 163, F.S., specifically Sections 163.3177(6)(a) 2. and 8.: Considerations required for the adoption of a comprehensive plan amendment are listed below. 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address the statutory requirements for a Plan amendment, then present and defend, as 17.B.1 Packet Pg. 979 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 4 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict necessary, that data and analysis. Petition Exhibit “BB” (Statutory Compliance for Plan Amendments) addresses these requirements. BACKGROUND, CONSIDERATIONS AND ANALYSIS: This report addresses the minimum amount of [commercial] land needed to accommodate anticipated growth based on projected permanent and seasonal population of the area. This is accomplished through the analysis of the subject property and the surrounding area that includes inventorying the supply of existing commercially-developed and potential commercially- developable land, determining population growth, estimating the amount of commercial development that population will demand, and determining whether the Future Land Use Plan allocates a shortage of commercial land, a sufficient amount, or an excess amount over what is needed to accommodate growth. Both the petitioner and County staff analyze the marketplace, and any similarities and differences are identified and assessed. The County has long relied on the Guidelines for Commercial Development [a localized guide to developing market studies based on ULI standards] to utilize historic data and statistical information about the different types of commercial centers in the County and to provide the figures for determining further demand. The petitioner, in comparison, utilizes a different methodology to analyze the amount of commercial land needed. The two approaches markedly differ, as reported in the following sections. Commercial Analysis Commercial Development: Characteristics of the area immediately surrounding the subject property do not reveal a trend toward commercial development. Existing and planned land uses in the area are primarily suburban- and estate-type residences or residential lots in all directions, and a plant nursery. Within four miles from the subject property, commercial development is evident, including the following approved projects: ♦ Olde Cypress PUD/DRI commercial component (165,000 sq. ft./12.5 ac.) [0.55 mile east at the Immokalee Road – Preserve Lane intersection] ♦ Quail II PUD commercial component (184,000 sq. ft.) [0.65 mile west at the Immokalee Road – Palazzo Drive intersection] ♦ Southbrooke Plaza PUD (40,000 sq. ft. professional and general offices /5.2 ac.) located mid- block, on the south side of Immokalee Road and north side of Autumn Oaks Lane [0.7 mile west] ♦ Rigas PUD commercial component (10,000 sq. ft.) in the Saturnia Lakes subdivision [southeast via Saturnia Lakes Boulevard] ♦ Malibu Lake PUD (330,000 sq. ft./37.1 ac.) in the southeast quadrant of Interchange Activity Center Subdistrict (Activity Center no. 4) [1.2 miles west] ♦ Northbrooke Plaza PUD (270,000 sq. ft./29.9 ac.) in the northeast quadrant of Interchange Activity Center Subdistrict (Activity Center no. 4) [1.2 miles west] [application materials undercount this commercial square footage as 95,739 ‒ staff calculates 99,614 sq. ft. (an increase of 3,875 sq. ft.)] ♦ Heritage Bay PUD/DRI commercial component (230,000 sq. ft./73.5 ac.) [2.0 miles east] ♦ Island Walk PUD/DRI commercial component (21,000 sq. ft./15 ac.) [2.5 road miles south] 17.B.1 Packet Pg. 980 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 5 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict The above-listed sites are located within the primary and secondary market areas described in the Market Analysis submitted by the petitioner, and currently provide a total of nearly 1,220,000 sq. ft. of commercial use opportunities in the [Urban Land Institute (ULI)-defined] Neighborhood Center, Community Center, and Regional Center development categories. Approximately 1,522,630 sq. ft. of existing commercial development (on 206.09 ac.), and another, approximate 690,000 sq. ft. of vacant land zoned commercial (on 69.06 ac.), are found within a 3-mile radius of the proposed Subdistrict. The amount of existing and zoned commercial space found within a 3-mile radius of the proposed Subdistrict totals 2,212,630 sq. ft. on 275.15 ac. Approximately 2,163,692 sq. ft. of existing commercial development (on 342.56 ac.), and another, approximately 827,900 sq. ft. of vacant land zoned commercial (on 82.79 ac.), are found within a 4-mile radius of the proposed Subdistrict. The amount of existing and zoned commercial space found within a 4-mile radius of the proposed Subdistrict totals 2,991,592 sq. ft. on 425.35 ac. Sources: December 2015 Planned Unit Development (PUD) Master List (prepared and maintained by the Collier County Transportation Planning Section and the Collier County Appraiser’s Parcel and Building Footprint GIS databases) Generally, commercial development within a community can be categorized as strip commercial, neighborhood commercial, community commercial, regional commercial, and so forth, based upon shopping center size, commercial uses, and population/area served. 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 different commercial intensities for that geography by shopping center type. The petitioner asserts this site will be developed with a Community Shopping Center. Petitioner’s Retail Market Analysis: The firm of John Burns Real Estate Consulting conducted a Retail Market Analysis and Strategic Assessment, dated October, 2016, independently analyzing market conditions for this petition (Exhibit “V”). This analysis provides context for assessing a specific selection of goods and services’ requirements of the emerging population within the market area identified. The Analysis provides the following data and analysis: Staff includes those sections from the Analysis providing the pertinent parts of the data and analysis. Section 2, Executive Summary defines a Primary Market Area (PMA) covering a radial 3.0 miles ‒ and a Secondary Market Area (SMA) covering a radial 4.0 miles ‒ from the subject property. A PMA represents the geographical area in which the population constitutes the customer pool and influences commercial activities. A SMA represents the extended geographical area in which the population may choose to shop at this location as a second choice and has less influence. This section identifies the type of retail commercial center intended for development as a Community Center providing a selection of retail uses and office uses. These select commercial uses comprise only a segment of the entire range of uses that are allowed in the C-4, General Commercial zoning district. This section summarizes how population and household figures and retail demand were calculated for the current year and years 2021 and 2026. A proprietary Retail GAP Analysis identifies an existing shortage of retail commercial space, and indicates a current demand for approximately 894,884 sq. ft. of additional retail commercial floor space for the segment of 17.B.1 Packet Pg. 981 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 6 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict commercial uses studied. The additional retail commercial floor space increases to 1,240,092 sq. ft. in 2021; and to 1,555,807 sq. ft. in 2026. This section summarizes how the supply of existing and vacant commercial properties were inventoried, how occupancy and vacancy rates were calculated, and how accounts for vacant properties in their demand calculations were calculated. On average, shopping centers in the PMA are 98 percent occupied; development of these vacant parcels adds more than 720,000 sq. ft. of retail commercial floor space to the supply. The Summary concludes the subject property lies in a residential area experiencing higher-than- average growth, where there is an existing shortage of retail commercial space and ample demand for additional retail opportunities. Section 5, Retail Demand Analysis provides the following figures:  The PMA has an estimated current population of 43,406, and SMA current population of 65,648 [occupying 18,579 and 28,965 households, respectively].  The PMA has a projected population of 47,645 [± year 2021], and SMA projected population of 72,059 [occupying 20,393 and 31,794 households, respectively].  The PMA has a projected population of 51,409 [± year 2026], and SMA projected population of 77,753 [occupying 22,005 and 34,306 households, respectively]. The GAP analysis calculates demand on the difference, or “gap”, which may exist between the level of spending evident at different retail establishments and the potential spending by the emerging population within the market area. People in the PMA spend more than $413M at select types of area retail businesses, while the analysis suggests they possess the potential to spend an additional $263M. These spending habits are not attributed to effects of the National or loc al economy, personal preferences during recovery from the Great Recession, or the typical and cyclic changes in the marketplace; they are attributed to the undersupply of retail commercial space that impedes this potential spending from being realized. The retail demand analysis suggests the PMA will support an additional 894,884 sq. ft. of commercial uses in this market segment at this time; and the subject property allotment [capture] of this commercial space ranges from 141,599 to 223,721 sq. ft. These figures are based on the preparer’s conservative (15%) and optimistic (25%) capture rates. The retail demand analysis suggests the PMA will support 1,240,092 sq. ft. of commercial by 2021; the subject property allotment [capture] of this commercial space ranges from 186,014 to 310,023 sq. ft.; will support 1,555,807 sq. ft. of commercial by 2026; and the subject property allotment [capture] of this commercial space ranges from 233,371 to 388,952 sq. ft. Analysis provided in the Retail Market Analysis is a methodology that targets only certain types of businesses and suspends our reliance on the objective population-based demand methodology – to rely on the subjective consumer spending potential-based methodology. Section 6, Current Commercial Inventory lists commercial leasable floor areas for commercially developed properties located in the PMA. Approximately 1,304,744 sq. ft. of commercial floor area are summarized in the page 37 table and itemized through page 48. This commercial floor area figure compares with the 1,522,630 sq. ft. derived from County sources. If the PMA were being considered alone, the 218,000 sq. ft. discrepancy between the two figures would be of concern. But when leasable floor areas for commercially developed properties located in both the PMA and SMA, then the discrepancy between the two figures is much smaller. The inventory also lists commercial leasable floor areas for commercially developed properties located in the SMA. Approximately 824,090 sq. ft. of commercial floor area are summarized in 17.B.1 Packet Pg. 982 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 7 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict the page 50 table and itemized through page 53. Together with the PMA, the combined commercial floor area figure of 2,128,834 sq. ft. compares with the 2,163,692 sq. ft. derived from County sources. This 35,000 sq. ft. discrepancy is not so concerning. [Staff surmises that the reduction in the discrepancy between the two figures may be attributable to differing methods utilized to count these square footages at locations located on the boundary between the radial 3- and 4-mile areas.] Section 7, Future Commercial Inventory lists commercial floor areas for potential commercially developable properties located in the PMA. Approximately 720,862 sq. ft. commercial floor area, on 27.82 ac. are summarized in the page 56 table and itemized through page 59. Three key commercial nodes are inventoried for potentially developable properties, as follows: 1) Immokalee Road at I-75 (Activity Center no. 4), 2) Immokalee Road at CR-951 (Activity Center no. 3), and 3) Va nderbilt Beach Road at CR-951. Section 8, Demographic and Employment Trends provides population numbers and density, and population projections for the PMA and SMA. This section also provides the “household” figures associated with these populations and, median age statistics and distributions. This section provides the general employment figures for, and identifies top private employers in, the Naples [Census] Metropolitan Statistical Area (MSA), and job loss and gain information in specific income sectors. Median household incomes are reported, along with income growth projections. Median net worth figures are reported. These populations are further grouped through “Tapestry” segmentation, based on their socioeconomic and demographic composition. This market area reveals a prominence of the “senior lifestyle” and “country living” groups – composing approximately three-quarters of the population. The Appendix provides the demographic and employment figures used to conduct an (ESRI) analysis for further defining the Subdistrict’s market area – as used in the main sections of the Retail Market Analysis. Staff Assessment of Petitioner’s Retail Market Analysis The market areas described in the Retail Market Analysis submitted with this petition and available County resources are used to conduct an assessment of the proposal, with the following results: The County’s Guidelines for Commercial Development [the localized guide to developing market studies based on ULI standards] utilize information about the different types of retail commercial centers in the County for this assessment and derive the figures for:  An 11-acre land area and an 110,734 sq. ft. building dimension for a Neighborhood Center (8.45 sq. ft. per capita), and  A 28-acre land area and a 257,668 sq. ft. building dimension for a Community Center (7.48 sq. ft. per capita). The above floor area figures are the average sizes of Neighborhood and Community Centers in existence (developed) in Collier County. This means some Centers are larger, and some smaller, than these County-wide averages; that is, there is a range in size of each type of Center. Each type of Center is classified based upon size as well as uses. 17.B.1 Packet Pg. 983 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 8 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict The per capita figures provided by the County Guidelines are the multipliers applied to the population estimates and projections to determine demand for retail development in this market area. Demand in year 2016 for commercial development in the proposed Subdistrict’s PMA is calculated to be 324,677 sq. ft. (for Community Center commercial space), and 366,781 sq. ft. (for Neighborhood Center commercial space), while the County’s PUD Master List reports approximately 2,212,630 sq. ft. of existing and potential commercial space is available in the PMA. The PMA currently provides 219% more than the 691,458 sq. ft. of commercial space needed to serve the estimated current population of 43,406. In contrast, the petitioner ’s retail demand analysis suggests the SMA will readily support 248,018 sq. ft. of commercial space. Approximately 2,991,592 sq. ft. of existing and potential commercial space is available in the SMA that currently provides 186% more than the 1,045,772 sq. ft. of commercial space needed to serve the estimated current population of 65,648. The market demands of the population projected for the proposed Subdistrict’s PMA in year 2026 increase to 384,539 sq. ft. (for Community Center commercial space), and 434,406 sq. ft. (for Neighborhood Center commercial space), while approximately 2,212,630 sq. ft. of existing and potential commercial space will still be available in the PMA. The PMA currently provides 170% more than the 818,945 sq. ft. of commercial space needed to serve the projected year 2026 population of 51,409. In comparison, the petitioner ’s retail demand analysis determined the PMA will support 311,161 sq. ft. of commercial space by 2026. Approximately 2,991,592 sq. ft. will still be developed or available in the SMA even if no additional commercial land is approved – providing 141% more than the 1,238,604 sq. ft. of the commercial space needed to serve the projected year 2026 population of 77,753. The three key commercial nodes inventoried by the Market Analysis for potentially developable properties were Immokalee Road at I-75 (Activity Center no. 4), Immokalee Road at CR-951 (Activity Center no. 3), and Vanderbilt Beach Road at CR-951. One other key commercial location in the PMA was not inventoried – the Immokalee Road at Airport Road (Activity Center no. 1). As a result, the petitioner’s Retail Market Analysis and Strategic Assessment inventory does not fully represent the potential for additional development at other key locations. Staff estimates that this under-count may be by as much as 107,000 sq. ft. Staff also notes that the potential commercially developable properties’ floor area figure will increase by 50,000 sq. ft. upon the approval of a (unrelated party’s) GMP amendment proposed for the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, bringing the amount of potentially developable commercial space at existing properties up to approximately 770,862 sq. ft. Note how, at this point in the Analysis, the figures above for the supply of commercial space derived from County resources appear far greater than demand will ever support. The petitioner ’s retail demand analysis, however, applies a retail GAP analysis to arrive at commercial demand figures for a specific selection of commercial uses based on PMA per capita incomes and this population’s propensity toward spending more on certain goods and services than they are currently spending. Applying additional GAP analysis to the PMA population identifies the potential for an estimated 38.9 percent more to be spent on these specific market segment retail expenditures [pg. 26 table]. One exception to this spending “gap” is at General Merchandise Stores, where this population actually spends within the market area more than expected. These results indicate that no additional commercial square footage need be allocated to General Merchandise Stores. Acknowledging the GAP analysis, and applying the additional 38.9% demand [as an average] to the demand figures reached utilizing the County’s Guidelines for Commercial Development, then the demand figures increase to 960,435 sq. ft. of commercial space needed to serve the estimated current PMA population of 43,406; with 1,452,577 sq. ft. of commercial space needed to serve 17.B.1 Packet Pg. 984 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 9 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict the estimated current SMA population of 65,648. 1,137,514 sq. ft. of commercial space is needed to serve the projected year 2026 PMA population of 51,409; with 1,720,421 sq. ft. of the commercial space needed to serve the projected year 2026 SMA population of 77,753. These GAP-affected demand figures for the select commercial uses do not surpass the amounts of existing and potential commercial space already available in this market area for the entire range of retail uses. Note here how the figures derived above for the supply of commercial space still appear far greater than demand will ever support. Utilizing the County Guidelines for Commercial Development, one finds that the market area provides an oversupply of the 1,521,172 sq. ft. of existing and potential commercial space needed to serve the estimated current population. In applying the petitioner’s GAP analysis, one may determine that the market area population’s demand for the select commercial uses is underserved by 894,884 sq. ft. of commercial space. This assessment lends support to the Analysis’ proposition that a need is evident for a future land use change to introduce additional commercial acreage and land uses to this area, and that this location is appropriate to fulfill the need. Appropriateness of the Site and the Change: The FLUE primarily directs new commercial development into Mixed Use Activity Centers, and gives preference to commercial expansion adjacent to both Mixed Use Activity Centers and other commercial designations when additional demand can be demonstrated. The Activity Centers in Collier County are comprehensively planned to provide ample commercial development opportunities. These planned locations are purposely sized and spatially arranged to encourage and support a healthy business environment countywide, and to discourage and avoid over commercialization and strip development. The adopted Future Land Use Map of the FLUE illustrates an arrangement of designated Activity Centers spaced approximately two miles apart in that portion of the County west of I-75, and approximately four miles apart in that portion of the County east of I-75. The subject property is not located within or adjacent to an Activity Center or other commercially- designated land. Logan Boulevard is not planned as, or intended to develop as, a commercial corridor. This amendment introduces new commercial development, uses, and activities to a location where commercial development is not now planned, consequently extending the impact of commercial development to a larger planning area. Whether the designation of the isolated property for commercial development impacts the stability of established residential and other noncommercial uses in the area ‒ and the viability of those yet to be developed ‒ is a valid concern. However, there is presumed to be some positive impact in having shopping (and employment) opportunities located closer than presently exists. Environmental Impacts: An Environmental Report, dated October 2016, prepared by Passarella and Associates, Inc. was submitted with this petition (Exhibit “W”). Environmental review specialists with Collier County’s Development Review Division, Environmental Planning Section reviewed these documents and provided the following comments: 17.B.1 Packet Pg. 985 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 10 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict The subject Property is 18.6 acres in size and vegetated with pine, cypress, and cabbage palm type environments. Portions of the site, particularly at the north end, are significantly invaded with exotic vegetation, primarily with Melaleuca, earleaf Acacia, and Brazilian pepper. Canopy of native vegetation on site is dominated with that of slash pine. A listed species survey was conducted on June 15, 2016. No listed wildlife species were observed on the subject property. One state listed plant, cardinal airplant (Tillandsia fasciculata), was identified in several locations on site, including that within the preserve identified on the master concept plan (proposed PUD Master Plan) provided with the application. Specific requirements for retention/relocation of protected plants are contained in Section 3.04.03 of the Land Development Code (LDC) as provided for by the Conservation and Coastal Management Element (CCME) Policy 7.1.6. A letter from the Florida Department of State dated June 22, 2016 states that the proposed project is unlikely to affect historic properties but includes a provision for unexpected finds of prehistoric or historic artifacts. A similar provision concerning accidental discovery of archaeological or historical sites is included in CCME Policy 11.1.3. The provision is also included in Section 2.03.07 E of the LDC. The subject property is not located in any County well field protection zones. Although not required at time of proposed amendment to the GMP, a master concept plan (proposed PUD Master plan) showing the location, acreage, and configuration of the proposed preserve and other uses identified for the site is provided with the application. Preserves which are linear in shape as identified on the master concept plan are discouraged by Section 3.05.07 H.1.b of the LDC. The majority of the preserve although does meets the minimum requirement for width of preserves. Specifically, sites of this size are required by the LDC to have preserves an average of 30 feet in width but no less than 20 feet in width. The location of the proposed preserve can be supported by the preserve selection criteria in Section 3.05.07 A of the LDC since it is located adjacent to the proposed stormwater lake and in proximity to existing Open Space/Preserve within the adjacent Saturnia Lakes subdivision, therefore providing use of the area as a corridor for wildlife. The proposed GMP amendment will have no effect on the requirements of the CCME although the amount of native vegetation required to be retained on this site will change since the amount of native vegetation required to be retained on a site is dependent in part on the uses allowed for a site, for example whether developed as residential or commercial. According to the environmental data provided for the project, approximately 13.29 acres of native vegetation occur on site. If developed for residential as currently allowed by the GMP, 3.25 acres of preserve (25 percent of the native vegetation present on site) is required to be retained. If developed as commercial as proposed, 1.99 acres of preserve (15 percent of the native vegetation on site) is required to be retained. In addition, the PUD as proposed will allow for about half of the preserve to be taken off-site, leaving at least one acre of preserve to remain on site as allowed by the LDC. There is a proposed LDC amendment in the current amendment cycle which will further limit the amount of native vegetation (preserve) allowed to be provided for off-site. However, if the PUD application is already submitted, then the current, pre-amendment LDC standards will apply. [Stephen Lenberger, Senior Environmental Specialist Environmental Planning Section Development Review Division] 17.B.1 Packet Pg. 986 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 11 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: Stantec Consulting Services submitted a Transportation Impact Statement, dated June 23, 2016 and amended to October 11, 2016 (Exhibit “R”). Collier County Transportation Planning staff reviewed this petition and provided the following analysis: The project’s area of influence was determined to be Immokalee Road east and west of Logan Boulevard. The analysis studied:  Immokalee Road, from Livingston Road (west) to Wilson Boulevard (east);  Logan Boulevard, from Immokalee Road (north) to Pine Ridge Road (south);  Vanderbilt Beach Road, from Livingston Road (west) to Collier Boulevard (east); and,  Collier Boulevard, from Immokalee Road (north) to Vanderbilt Beach Road (south). Fully 80% of traffic accessing the property comes from Immokalee Road (40% southbound from west; 40% southbound from east), and 20% from traffic on Logan Boulevard (15% northbound from south; 5% southbound from north). The proposed development project would generate 6,791 daily gross new trips (2-way) and 599 PM Peak Hour gross new trips routed through two access points; a full-movement access located at the southernmost point on Logan Boulevard, and a right-in/right-out access located at the easternmost point on Immokalee Road. Traffic generated by the new development will impact Immokalee Road, west to I-75 and east to Collier Boulevard, and Logan Boulevard, south to Vanderbilt Beach Road ‒ but does not create any additional adverse impacts at buildout. Adverse conditions are attributable to background traffic growth. Development will require the construction of new right turn lanes at the Logan Boulevard and Immokalee Road project access points, as is a southbound left turn lane at the Logan Boulevard access point. There is capacity on our roadways to accommodate this development; therefore, the development is consistent with Policy 5.1 of the Transportation Element. [Michael Sawyer, Project Manager Transportation Planning Section] Public Facilities Impacts: Stantec Consulting Services submitted a Public Facilities Impact Analysis, dated March 15, 2017 (Exhibit “SS”), dated October 2016 (Exhibit “L”), and a Proximity to Public Facilities Map, dated September 2016 (Exhibit “K”). Collier County Public Utilities Department, Planning and Project Management Division staff reviewed this petition and provided the following analysis: No issues or concerns have been identified regarding impacts upon potable water, wastewater, solid waste, drainage, park and recreational facilities, schools, or EMS and fire protection services.  Potable Water System: The subject project lies in the County’s Potable Water Service Area and development will be served by Collier County potable water services. The anticipated average daily demand for potable water for the commercial project is 17,500 gallons per day (gpd) [23,625 gpd “Peak”]. Collier County has sufficient capacity to provide water services.  Wastewater Collection and Treatment System: The subject project lies in the North County Water Reclamation Service Area and development will be served by Collier County wastewater collection and treatment services. The anticipated average daily demand for 17.B.1 Packet Pg. 987 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 12 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict wastewater collection and treatment for the commercial project is estimated at 12,500 gallons per day (gpd) [16,875 gpd “Peak”]. Collier County has sufficient capacity to provide wastewater services.  Solid Waste Collection and Disposal: The solid waste disposal service provider is Collier County Solid Waste Management. The 2016 AUIR notes that the County projects more than 50 years of remaining landfill capacity.  Stormwater Management System: The 2016 AUIR does not identify any stormwater management improvement projects in the vicinity of the subject property. Future development will 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: No impact on the demand for park facilities result from the proposed commercial development.  Schools: No impact on the demand for public school facilities result from the proposed commercial development.  Emergency Medical (EMS) and Fire Rescue Services: The subject property is located within the Greater Naples Fire Rescue District, with District Station 73 located at 14575 Collier Boulevard. EMS services are provided by Collier County, with Medic Station 42 located at 7010 Immokalee Road. The proposed commercial development is anticipated to have no significant impacts on these safety services. 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 Monday, March 6, 2017, 5:30 p.m. at St. Monica’s Episcopal Church, located at 7070 Immokalee Road. Approximately 55 people other than the application team and County staff attended ‒ and heard the following information: The agent representing this petition (Tim Hancock) introduced other members of the application team present, including applicant, Kevin Ratterree and Michael Friedman (of GL Commercial) and transportation planner, Jeff Perry (of Stantec). He also introduced staff Planners representing Collier County ‒ Corby Schmidt, AICP, Principal Planner and project coordinator for the GMP amendment petition, and Daniel Smith, AICP, Principal Planner and project coordinator for the companion PUD rezone petition. The proposed GMP amendments and PUD rezone were described to the group, including the intensity of potential future uses allowed in the C-4, Commercial General zoning district. The agent reviewed the GMPA consideration schedule, and the protracted timeline involved with applications for PUD zoning, followed by development orders, before actual construction could begin. Kevin Ratterree introduced himself and provided an overview of the project. With its location fronting two major roadways, he addressed specific vehicular access points, turning maneuvers, and the potential for road improvements to both Immokalee Road and Logan Boulevard. GL Homes has developed a number of residential communities in this area but residents are without high-end commercial offerings nearby. This development provides these opportunities, characterizing their plans as high-end by design through limitations on scale and size (including a prohibition on any individual business from occupying more than 45,000 sq. ft.). Commercial floor space is allocated 33,000 sq. ft. to the anchor grocery store, 44,000 sq. ft. to retail shops and 27,000 sq. ft. to outlot business. Building styles will notably contain enhanced elements of woodwork and stonework, landscaping will be supplemented with additional “greenery”, and vehicular and pedestrian areas will be enhanced with “pavers” – all parts of their effort to provide 17.B.1 Packet Pg. 988 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 13 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict upscale amenities. [Staff notes, these design elements will need to be addressed at part of the PUD rezone stage, in PUD documents.] Their development schedule anticipates primary construction (non-outlots) to be completed in one phase, with the anchor grocer to open its doors in early 2019. The term “high-end” was used a number of times by the presenters to describe the select types of businesses to which they are interested in attracting. The application team presented a selection of businesses they are focused-on, such as upscale grocery stores, restaurants, and the targeted retailers. Attendees questioned how the developer can ensure that the development would be “high-end” businesses. Mr. Ratterree explained how this could be accomplished through the “design” of the development. When asked to elaborate, he detailed some characteristics that serve to identify the shopping center’s upscale design; such as additional landscaping, water features, enhanced signage, and so forth. He also described commercial uses that were previously identified as having concerns, including automobile gas stations, 24-hour convenience stores, movie theaters, and adult entertainment. The proposal presents these uses as prohibited uses, along with discount and resale stores, and uses that produce loud noises. The applicant committed to the site design, architectural features, and particular tenant types presented here (and that may be codified in the PUD document) to ensure a “high-end”, or upscale, project. [Staff notes, these commitments will need to be addressed at part of the PUD rezone stage, in PUD documents.] Jeff Perry provided an explanation of transportation impacts and how the project is designed to accommodate traffic. He explained “capture” and “pass-by” traffic, and how they’re considered when gauging traffic impacts. More discussion surrounded traffic concerns, as the subject property is located at the Immokalee – Logan intersection. Attendees also identified awkward traffic maneuvers created by the median design along Immokalee Road, particularly for traffic accessing Saturnia Lakes (restricted to left - in/right-in/right-out) and Heritage Greens (restricted to right-in/right-out), and by vehicles using the small number of dedicated turn lanes to perform U-turns. Mr. Hancock and Mr. Ratterree discussed the LDC deviations being requested; for allowing the oversize project identification sign planned for visual exposure at the intersection, for allowing ground signs for businesses located on outlots (as these “outlots” will not be separately owned, but will remain under the control of the developer with land leases to the individual lessors/ stand- alone businesses), and for additional square footage of on-building business signage. Specific lighting fixtures and a lighting plan were discussed. Attendees presented and generally discussed their concerns with traffic (especially the area of influence studied, inconvenient access points, and differing peak traffic times for different area land uses). More than one speaker described the advantages of the commercial project being within convenient walking distance of their homes. They described the inconvenient distances they now travel to dine at upscale restaurants or shop in upscale establishments. Nearly everyone agreed that another drive-through (fast food) restaurant is unwanted; while drive-through facilities for other businesses were not ruled out. Speakers questioned what they could expect in the project’s enhanced landscaping. Besides preserving the maximum amount of natural vegetation (in the buffer areas), information about additional plantings was not detailed. Formal landscaped areas internal to the project can be expected as they appear in images presented here. Additional screening/buffers would be considered for the terminal ends of Autumn Oaks Lane and Hidden Oaks Lane, across Logan Boulevard. The application team clarified that they are committing to the County’s “preservation” requirements – including providing for a portion of this preservation off-site. 17.B.1 Packet Pg. 989 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 14 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Additional discussion took place regarding traffic concerns, with at least one person asking if design plans for the project may include a parking structure. This would reduce the amount of paved and impermeable surfaces dedicated to parking, and avoid the need for larger water retention areas, accommodations for additional run-off, and other compensating measures. This conventional shopping center parking arrangement is not thought to be pedestrian friendly. The application team explained how the basic parking lot is in balance with the economics associated with the size and scale of the project. The information meeting was completed by 7:05 p.m. The applicant transcribed the full proceedings of this meeting, and that transcript, along with their PowerPoint presentation and presentation notes, and other NIM-related materials have been copied and are provided as an appendix to this Staff Report. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] FINDINGS AND CONCLUSIONS: The reviews and analyses of this petition provide the following findings and conclusions:  The property is currently zoned “A” and undeveloped.  There are no known historic or archaeological sites on the subject property.  Impact from the development will affect a State listed plant ‒ the cardinal airplant ‒ which has been identified in several locations on site, including within the preserve identified on the proposed PUD master concept plan. Specific requirements for retention/relocation of protected plants are contained in the LDC as provided for by the CCME.  The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. Though traffic generated by the new development will impact Immokalee Road, west to I-75 and east to Collier Boulevard, and Logan Boulevard, south to Vanderbilt Beach Road ‒ it not create any additional adverse impacts at buildout. Adverse conditions are attributable to background traffic growth. Development will require the construction of new right turn lanes at the Logan Boulevard and Immokalee Road project access points, as well as a southbound left turn lane at the Logan Boulevard access point.  There is capacity on our roadways to accommodate this development, therefore the development is consistent with Policy 5.1 of the Transportation Element.  The property, along with the surrounding area, is currently designated in the GMP for residential development ‒ as well as uses generally allowed throughout the Urban designated area such as essential services, community facilities, recreation and open space uses, etc. This petition introduces new commercial development, uses and activities to a location where commercial development is not now planned.  Based on data and analysis submitted for the amount of existing and potential commercial development within the study area for the subject property, the need for the full range of commercial development contemplated by this amendment has not been demonstrated.  The methodology used in the petition, along with the data and analysis submitted for the amount of existing and potential commercial development, indicates the need for General Merchandise Stores has not been demonstrated.  Not all commercial uses allowed in the C-4, General Commercial zoning district were analyzed and not all uses analyzed were demonstrated to have supportable demand. Only those uses for which a demand was demonstrated should be included in this Subdistrict. See staff’s recommended subdistrict text. 17.B.1 Packet Pg. 990 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 15 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict  A correlating, companion PUD rezone has been submitted, and will be considered subsequent to, or concurrent with, the Adoption phase of this GMPA petition.  The applicant made formal commitments to the site design, architectural features, and particular tenant types presented in their Neighborhood Information Meeting to ensure a “high- end”, or upscale, project. These commitments should be appropriately addressed as part of the companion PUD rezone, not this GMP amendment. LEGAL CONSIDERATIONS: A copy of this Staff Report was provided to the Office of the County Attorney and has been approved as to form and legality. The criteria for land use map amendments are in Sections 163.3177(6)(a)2. and 8., Florida Statutes. This staff report was reviewed by the County Attorney’s Office on March 22, 2017. [SAS] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition CP-2016-2 /PL20160001100, as submitted, to the Board of County Commissioners with a recommendation not to approve for transmittal to the Florida Department of Economic Opportunity. However, staff does recommend approval with revisions to the Subdistrict text as depicted below ‒ to limit commercial uses to those for which supportable demand has been demonstrated by the petitioner’s data and analysis, and for proper code language, format, clarity, etc.: Note: Words underlined are added, words struck through are deleted – as proposed by petitioner; words double underlined are added, words double struck through are deleted – as proposed by staff. Italicized text within brackets is explanatory only – not to be adopted. 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of ±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows only those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of the this Subdistrict. , as follows: Auto supply stores (SIC 5531), [Petitioner’s Automotive Parts & Accessories, Tire stores (NAICS 4413)] Home furniture and furnishing stores (SIC 5712 – 5719), [Petitioner’s Furniture & Home Furnishing stores (NAICS 4421, 4422)] Computer and computer software stores (SIC 5734), Household appliance stores (SIC 5722), Radio, television and consumer electronics stores (SIC 5731), Record and prerecorded tape stores (SIC 5735), Videotape rental (SIC 7841), [Petitioner’s Entertainment, Electronics & Appliance stores (NAICS 44311, 44312, 44313)] Lumber and other building materials dealers (SIC 5211), Hardware stores (SIC 5251), Paint stores (SIC 5231), Retail nurseries, lawn and garden supply stores (SIC 5261), Wallpaper stores (SIC 5231), [Petitioner’s Building Materials, Garden Equipment & Supply stores (NAICS 4441, 4442)] Food stores (SIC 5411 – 5499), Liquor stores (SIC 5921), except Convenience stores, [Petitioner’s Food & Beverage stores (NAICS 4451, 4452, 4453)] 17.B.1 Packet Pg. 991 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 16 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Pharmacies and Drug stores (SIC 5912), Cosmetics and Beauty supply stores (undetermined SIC), Optical goods stores (undetermined SIC), Food (Health) supplement stores (undetermined SIC), Medical equipment rental and leasing (SIC 7352), [Petitioner’s Health & Personal Care stores (NAICS 44611, 44612, 44613, 44619)] Apparel & accessory stores (SIC 5611 – 5699), Shoe stores (undetermined SIC), Jewelry stores (undetermined SIC), Luggage and Leather goods stores (undetermined SIC), [Petitioner’s Clothing & Clothing Accessory stores (NAICS 4481, 4482, 4483)] Musical instrument stores (SIC 5736), Sporting goods stores and bicycle shops (SIC 5941), Hobby, toy and game stores (undetermined SIC), Book stores (SIC 5942), [Petitioner’s Sporting Goods, Hobby, Book, Music stores (NAICS 4511, 4512)] Retail - miscellaneous (5921 ‒ 5963, 5992 ‒ 5999) including Florists, Pet and pet supply stores, and Art dealers only, [Petitioner’s Miscellaneous Store Retailers (NAICS 4531, 4532, 4533, 4539)] Eating and drinking establishments (SIC 5812, 5813) including food service contractors, caterers, and mobile food services, [Petitioner’s Food Service, Eating & Drinking Places (NAICS 7223, 7224)] Personal and Business services (SIC 5812, 5813), and [Petitioner’s Services (NAICS 7221, 7222)] Stationary stores (SIC 5943), Gift, novelty, and souvenir shops (SIC 5947), Used merchandise stores (SIC 5932). [Petitioner’s Office Supply, Gift, Used Merchandise Stores (NAICS 45321, 45322, 45331)] The following uses permitted by right or by conditional use within the C-4 district in the Land Development Code shall not be allowed:  Gasoline service stations (SIC 5541), [Petitioner’s Automotive Gas Stations (NAICS 44711, 44719)]  Automotive vehicle and equipment dealers (SIC 5511 --5599), and  Department stores (SIC 5311), General merchandise stores (SIC 5331 – 5399) including warehouse clubs. [Petitioner’s (NAICS 4521, 4529)] IF the Planning Commission chooses to recommend transmittal as proposed by the 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, words struck through are deleted – as proposed by petitioner; words double underlined are added, words double struck through are deleted – as proposed by staff. 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of ±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of the this Subdistrict. Development within this Subdistrict is encouraged to be in the form of a Planned Unit Development (PUD) zoning district which must contain development and design standards to ensure that all commercial uses will be compatible with the neighboring uses. 17.B.1 Packet Pg. 992 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9.A ‒ 17 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict This Subdistrict is intended to serve the surrounding residential uses within a convenient travel distance to the subject property. Bicycle and pedestrian access to the adjacent properties will be pursued to the extent feasible and practical to encourage increased bicycle and pedestrian use. The maximum total development intensity allowed is 100,000 square feet of gross floor area. [Remainder of page intentionally left blank] 17.B.1 Packet Pg. 993 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 17.B.1 Packet Pg. 994 Attachment: 16-2 Cycle GMPA Trnsmttl CCPC stff rprt_FNL (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9. ‒ 1 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict STAFF REPORT ADDENDUM COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: April 6, 2017 SUBJECT: PETITION CP-2016-2 / PL20160001100, GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT This addendum serves to provide a revised recommendation in addition to the Staff Report provided for petition CP-2016-2 / PL20160001100. Following the initial Staff Report’s approval and distribution, staff determined that sufficient revisions to staff’s recommended Subdistrict provisions where to be expected. By collaborating with Zoning Section staff, the applicant, and key members of the application team, Comprehensive Planning drafted revised Subdistrict provisions – with particular attention given to the commercial uses. These collaborative revisions differ from Subdistrict provisions initially recommended in the distributed Staff Report, and are listed below. REVISION RECOMMENDATIONS:  Provide Standard Industrial Classification (SIC) codes where previously shown as “undetermined”,  More specifically identify those uses not allowed that are identified in the companion Planned Unit Development (PUD PL20160001089) documents as “prohibited uses” (i.e. used merchandise stores, drinking establishments); and add use-specific exceptions to more-general listings, including deference to the higher specificity achievable in PUDs,  Add uses to the list of those uses not allowed to identify those uses considered to be unsuitable for this upscale retail, office, medical and financial project by other parties providing input,  Add uses to the list of those uses not allowed to distinguish office and clinic intensity uses from laboratory intensity uses,  Add specific uses to the list of those uses allowed, including medical & dental offices, fitness facilities, and personal and business services, which are categorically proposed non-retail uses that were not part of the application’s Retail Market Analysis,  Move or add specific uses to the list of those uses allowed to identify uses that would be characteristic of an upscale retail, office, medical and financial project, and move or add specific uses to the list of those uses not allowed to identify uses that would be uncharacteristic of an upscale retail, office, medical and financial project, and 17.B.2 Packet Pg. 995 Attachment: Transmittal_CCPC_Staff_Rprt_Addendum (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9. ‒ 2 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict  Revise specific listings where the LDC language has been updated with more-recently adopted terms (i.e. “facilities”) in order to adequately address all such uses, whether identified by old or new terminology. The following, revised recommendation reflects the results of these collaborative efforts. THE REVISED RECOMMENDATION, PROVIDED IN AN EDITED, EXHIBIT “A” FORMAT: Note: Words underlined are added, words struck through are deleted – as revised from the initial recommendation in the distributed Staff Report. 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of ±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows only those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of this Subdistrict, as follows: Auto supply stores (SIC 5531), Home furniture and furnishing stores (SIC 5712 – 5719), Computer and computer software stores (SIC 5734), Household appliance stores (SIC 5722), Radio, television and consumer electronics stores (SIC 5731), Record and prerecorded tape stores (SIC 5735), Videotape rental (SIC 7841), Lumber and other building materials dealers (SIC 5211), Hardware stores (SIC 5251), Paint stores (SIC 5231), Retail nurseries, lawn and garden supply stores (SIC 5261), Wallpaper stores (SIC 5231), Food stores, except Convenience stores (SIC 5411 – 5499), Liquor stores (SIC 5921), Pharmacies and Drug stores (SIC 5912), Cosmetics and Beauty supply stores (SIC 5912), Optical goods stores (SIC 5995), Food (Health) supplement stores (SIC 5499), Medical equipment rental and leasing (SIC 7352), Health services, offices and clinics (SIC 8011 ‒ 8049), Dance studios and schools, except dance halls (SIC 7911), Personal services (SIC 7922), Physical fitness facilities (SIC 7991), Apparel & accessory stores (SIC 5611 – 5699), Shoe stores (SIC 5661), Jewelry stores (SIC 5944), Luggage and Leather goods stores (SIC 5948), Musical instrument stores (SIC 5736), Sporting goods stores and bicycle shops (SIC 5941), Hobby, toy and game stores (SIC 5931), Book stores (SIC 5942), Retail - miscellaneous (5941 ‒ 5949, 5992 ‒ 5999) including Florists, Pet and pet supply stores, and Art dealers only, except those uses determined to be uncharacteristic of, or inconsistent or incompatible with the uses, intensities, development standards or other measures, as determined in consideration of the rezone of the property, and limited in the provisions thereof, Eating and drinking establishments (SIC 5812, 5813) including food service contractors, caterers, and mobile food services, Drycleaning plants, non-industrial only, except rug cleaning, collecting and distributing agencies, drapery drycleaning (SIC 7216), Photographic studios, portrait (SIC 7221), Beauty shops (SIC 7231), Barber shops (SIC 7241), 17.B.2 Packet Pg. 996 Attachment: Transmittal_CCPC_Staff_Rprt_Addendum (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9. ‒ 3 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Accounting, Architectural services, Auditing, Bookkeeping services (SIC 8721); Management services (SIC 8741, 8742), Insurance carriers, agents and brokers (6311—6399, 6411), Operators of nonresidential buildings (SIC 6512), Real Estate agents and managers (SIC 6531), Personal and Business services (SIC 5812, 5813), and Banks, credit unions and trusts (SIC 6011 – 6099), Schools and Educational services (SIC 8299 only), and Stationary stores (SIC 5943), Gift, novelty, and souvenir shops (SIC 5947). Used merchandise stores (SIC 5932) The following uses shall not be allowed:  Gasoline service stations, and other Facilities with fuel pumps (SIC 5541),  Automotive vehicle and equipment dealers (SIC 5511, 5521, 5599), except auto supply stores (SIC 5531),  Department stores (SIC 5311), General merchandise stores (SIC 5331 – 5399) including warehouse clubs,  Food stores (SIC 5411) Convenience stores only,  Drinking establishments (SIC 5813),  Medical and dental laboratories (SIC 8071, 8072),  Boat dealers (SIC 5551), Motorcycle dealers (SIC 5571), Recreational vehicle dealers (SIC 5561),  Lumber and other building materials dealers (SIC 5211),  Hotels, Motels, and other lodging places (SIC 7011),  Motor freight transportation and warehousing, all (SIC 4225), and  Used merchandise stores (SIC 5932). THE REVISED RECOMMENDATION, PROVIDED IN A “CLEAN” FORMAT: 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of ±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows only those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of this Subdistrict, as follows: Auto supply stores (SIC 5531), Home furniture and furnishing stores (SIC 5712 – 5719), Computer and computer software stores (SIC 5734), Household appliance stores (SIC 5722), Radio, television and consumer electronics stores (SIC 5731), Record and prerecorded tape stores (SIC 5735), Videotape rental (SIC 7841), Hardware stores (SIC 5251), Paint stores (SIC 5231), Retail nurseries, lawn and garden supply stores (SIC 5261), Wallpaper stores (SIC 5231), Food stores (SIC 5411 – 5499), except Convenience stores, Liquor stores (SIC 5921), 17.B.2 Packet Pg. 997 Attachment: Transmittal_CCPC_Staff_Rprt_Addendum (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item 9. ‒ 4 ‒ CP-2016-2 / PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Pharmacies and Drug stores (SIC 5912), Cosmetics and Beauty supply stores (SIC 5912), Optical goods stores (SIC 5995), Food (Health) supplement stores (SIC 5499), Medical equipment rental and leasing (SIC 7352), Health services, offices and clinics (SIC 8011 ‒ 8049), Dance studios and schools, except dance halls (SIC 7911), Personal services (SIC 7922), Physical fitness facilities (SIC 7991), Apparel & accessory stores (SIC 5611 – 5699), Shoe stores (SIC 5661), Jewelry stores (SIC 5944), Luggage and Leather goods stores (SIC 5948), Musical instrument stores (SIC 5736), Sporting goods stores and bicycle shops (SIC 5941), Hobby, toy and game stores (SIC 5931), Book stores (SIC 5942), Retail - miscellaneous (5941 ‒ 5949, 5992 ‒ 5999), except those uses determined to be uncharacteristic of, or inconsistent or incompatible with the uses, intensities, development standards or other measures, as determined in consideration of the rezone of the property, and limited in the provisions thereof, Eating establishments (SIC 5812) including food service contractors, caterers, and mobile food services, Drycleaning plants, non-industrial only, except rug cleaning, collecting and distributing agencies, drapery drycleaning (SIC 7216), Photographic studios, portrait (SIC 7221), Beauty shops (SIC 7231), Barber shops (SIC 7241), Accounting, Architectural services, Auditing, Bookkeeping services (SIC 8721); Management services (SIC 8741, 8742), Insurance carriers, agents and brokers (6311—6399, 6411), Operators of nonresidential buildings (SIC 6512), Real Estate agents and managers (SIC 6531), Banks, credit unions and trusts (SIC 6011 – 6099), Schools and Educational services (SIC 8299 only), and Stationary stores (SIC 5943), Gift, novelty, and souvenir shops (SIC 5947). The following uses shall not be allowed:  Gasoline service stations, and other Facilities with fuel pumps (SIC 5541),  Automotive vehicle and equipment dealers (SIC 5511, 5521, 5599), except auto supply stores (SIC 5531),  Department stores (SIC 5311), General merchandise stores (SIC 5331 – 5399) including warehouse clubs,  Food stores (SIC 5411) Convenience stores only,  Drinking establishments (SIC 5813),  Medical and dental laboratories (SIC 8071, 8072),  Boat dealers (SIC 5551), Motorcycle dealers (SIC 5571), Recreational vehicle dealers (SIC 5561),  Hotels, Motels, and other lodging places (SIC 7011),  Lumber and other building materials dealers (SIC 5211),  Motor freight transportation and warehousing, all (SIC 4225), and  Used merchandise stores (SIC 5932). 17.B.2 Packet Pg. 998 Attachment: Transmittal_CCPC_Staff_Rprt_Addendum (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 2 of 33 Tim Hancock: Well, my iPhone time I have 5:32 and I think that's official. My name's Tim Hancock with Stantec. We do have a microphone available, but can everyone hear my voice okay? Audience: Yes. Tim Hancock: Okay, great, sometimes the microphone actually makes it a little bit worse, but if you have any problem hearing or understanding me or any of the presenters, please just raise your hand, let us know, and we'll either speak up or use the microphone. I'm with Stantec, I'm the planner for this project. I have the pleasure of work with GL in bringing this project to [inaudible]. Before starting the presentation, a couple of quick safety items. In the event that we had to evacuate the building for any reason, the exit is to your rear, there also is one down this hallway, and one out this way as well. Not that I expect that to happen, this is not Naples High School, but we should be okay nonetheless. Also, for you comfort and convenience, restrooms are down this hallway, you don't need to raise your hand and you don't need my permission, please help yourself if you need to use the facilities. I want to introduce members of our team that are here this evening with. With Geo, we have Mr. Kevin Ratterree here in front, some of you have met him before. We also have Mr. Michael Freedman. We've got a couple other folks with GL, but we've told them we wouldn't make them say anything, so I'm not going to introduce them. We also have with Stantec, Mr. Jeff Perry who's in charge of our transportation planning. Jeff has the unenviable position of talking to you about [inaudible 00:01:57] go and why. Wouldn't wish that on my worst enemy, but Jeff prepared the analysis and calculations in helping to determine the potential traffic impact from the project. In addition to making a presentation, he also is here to answer any questions you may have. We also have reviewers with Collier County. The way this process works is, we develop and file an application, that application is then reviewed by up to 14 or 15 county departments simultaneously. We have two applications going forward and they're both running concurrently, at the same time. The first one is an application to amend the Collier county growth management plan. Now, the growth management plan is an umbrella plan helps determine where particular types of land usage makeup. For example, it may designate that commercial is appropriate here, residential here, industrial here. As the county evolves and changes, that plan gets amended periodically. Sometimes it's amended by the county, sometimes it's amended by private land owners. So we have filed an application to amend the plan, to take this 18.6 acre parcel and designate it from what it is currently, urban residential, to what's call a commercial infill subdistrict. That application, the lead reviewer for that is Mr. Corby Schmidt, who has got his hand up over there. Corby works for Collier County, so I'd just like to tell you, if you have any 17.B.3 Packet Pg. 999 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 3 of 33 problems with your commissioners, talk to Corby. Oh I'm sorry. I meant if you love your commissioner, please talk to Corby. We are blessed with a good board, but anyway, Corby is in the comprehensive planning department, they handle the growth management plan side of things. The second application we have is a rezone application. If the growth management plan is an umbrella that says these are the types of usage you can have, and I'm being very simplistic in this, the rezone delves into the details. What are the setbacks, what are the building heights, what does it look like, what are the specific usage you can have, and what are some of the usage you can't have? So the zoning works with the growth management plan, in concert, they have to be consistent with each other, and there's a separate county department that reviews zoning applications. Our lead planner on that is Mr. Daniel Smith. Speaker 3: That's me and if you have any questions, call Corby. Tim Hancock: Right. Speaker 3: My card is out there, too. Me and Corby's card is out there. Tim Hancock: Both Corby and Daniel did leave their cards out there, I have a stack of mine as well afterwards if you want them, if you're trying to see who has the best hand with your cards at the end of the night, feel free to come ask me for that, as well. I'll kind of give you an overview. The process going forward is that the growth management plan amendment tracks a little bit ahead of the zoning. The reason is that the growth management plan amendment has two cycles. One is, it gets reviewed by the local governing bodies and then it's transmitted to the State Department of Economic Opportunity for review. They then send it back and there's a second hearing for ultimate decision or adoption of that amendment. The zoning only has one set of hearings. So the growth management plan will actually have a hearing for transmittal, when it comes back, both the growth management plan and the zoning will be heard at the same time. So tonight's presentation deals with both applications because really, we need to look at them together. One of them allows certain broad land, set of land uses and the other one delves into the details, together they'll give you a clear picture of exactly what is that's being requested [inaudible 00:05:38]. As you came in, there was a sign in sheet, if you did not sign in, please do so. It helps us be able to record how many people were here and if you raised your hand and said, "My name's John Smith and I've got a question," if I have your information at the end, I can circle back to you through that contact sheet. So if you didn't sign in, please do so before you leave tonight. Also on the table is a copy of the exact wording of the growth management plan amendment that we have requested and also is a copy of what's called the commercial planning unit 17.B.3 Packet Pg. 1000 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 4 of 33 development, or CPUD document, that's the zoning document, that's the one with all the more meaty details in it. That is still in draft form, by the way, we have made one submittal to the county and gotten comments back, we're working on a re-submittal on that. So the growth management plan amendment is pretty close to what we're going to see going forward. The CPUD document may have a few more changes that go into it. With that, I'm going to turn this over to Mr. Kevin Ratterree who is going to walk you through the presentation for the project. Then Mr. Perry is going to give you a little bit of transportation information. I'm going to wrap up with a few more comments, and we're going to do our absolute best to have this wrapped up and get you out of here, back home where we all want to be. Mr. Ratterree? Kevin Ratterree: Thank you. Okay thank you Tim. Can everybody hear me? Audience: Yes. Kevin Ratterree: For those of you that don't know me, my name is Kevin Ratterree and I'm with GL Homes, I work out of the corporate office [inaudible 00:07:07]. I work out of the corporate office over on the east coast of Florida. I have been dealing with the GL Naples division since its inception, I was part of the team that made the decision to move to GL from the east coast over to the west coast. I was intimately involved with the initial Saturnia Lakes project. I was intimately involve with the Riverstone and obviously with Stone Creek, so I've had a lot of history with GL relative to this particular corridor and know a lot about how these approvals came about and the history of those. Instead of you trying to remember how to spell my last name, I'm just going to tell you I have business cards up here, but just think battery, Ratterree, for pronunciation which one of my kids' teachers came up with that. If you want to spell it, think Tallahassee, you're probably going to be pretty good. A lot of doubles in there. Let me start off by saying, some you I recognize, I have been doing this traveling road show for a while on this project. We have already presented it to Longshore Lakes, Old Cypress, Saturnia Lakes, Riverstone. Part of this process, this neighborhood information process, it's a little bit broader scale in getting to a few more areas and geographic components that we haven't gotten to in terms of the overall presentation. If you could, I know some of you have questions, if you could just kind of let me get through the presentation, I found a lot of times I answer your question as I go through. Then at the end, we're all here to answer your questions as best we can. If you ask a question we don't know the answer to, we'll take your name down and we'll get back to you when we get an answer to that question. So just wanted to kind of go through that. Let me start off with, that name, Naples Garden Shops, that's not going to be the name. So the first slide in our presentation is wrong and the reason it's wrong is because we have been told by Collier County that we cannot use the name Naples Garden Shops. Naples and garden has been too used over here, so we 17.B.3 Packet Pg. 1001 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 5 of 33 need to come up with another name. So Michael Freedman over here will take you to dinner if you want to give us a name and we end up using that name, we will be happy to have Michael take you dinner on his tab. We'll be coming up with another name as we discuss this project with the project planners and in- house folks about it. Let me just start off by geographically orienting everybody. This area in pink is the 18.6 acre site that's the subject of the application. This is Logan boulevard right here, this is Immokalee road right here. The estates are over here. The area in blue is owned by Oakwood Park West, is the legal name, you may know it more as Landscape Workaholics, LRM, Cullen Walker, who operates his landscape maintenance service company out of this property here and also owns this piece of property here. Mr. Walker also owned this little triangular piece right here which was .99 acres in size, we bought that from Mr. Walker so it is part of the GL Homes ownership, it's part of that the GL homes buildership, it makes up the 18.6 acres. The reason we bought it relates to access, which will be my next slide, but I wanted to kind of bring everybody up to speed with what you're looking at here. Again, Mr. Walker here, Raymond Cleary owns this piece of property here. Some of you may be aware that they have initiated some discussions about doing a kind of group living facility, ALF type facility on that site, but it has nothing do with our particular application. This is the main entry for Saturnia Lakes right here, that's one of the northerly pods of Saturnia Lakes. Geographically, everybody good? Everybody got what we're talking about here? Okay, so instead of spending a lot of time trying to figure out the site plan, I'll get to that in a minute. I brought this up to talk about access. We have two points of proposed access to the site. One on the far easterly side of the site, fronting on Immokalee, that will be a right in, right out only. So if you're traveling eastbound on Immokalee, you will be able to take a right into the shopping center. If you're in the shopping center, you'll be able to take a right out of the shopping center. You bypass the Saturnia lights because there's no left turn. If you wanted to back west, you would go to the next U-turn and take a U-turn. The second point of ingress and egress is right here, it's on the extreme, and I'm going to call it western side, southern side is across on Logan Boulevard. That triangular piece that I was referring to earlier is that piece of property right there. The reason we bought it from Mr. Walker was to get that access point as far south as we possibly could with the goal of having a left turn in movement. So if you're traveling on Logan boulevard, you would be able to take a left and go into the center. It would have its normal right out, it would have its normal right in. There is also discussion with Collier County about the possibility of a left out. That left out depends entirely on whether Logan stays as a two lane road or whether Logan ultimately gets built as a four lane road. We as GL, for those of you who don't know the history, that built Logan Boulevard for the county, many years ago, a little over $10 million, a little spare change for what we had going on at the time. The whole point of that is that left out is a possibility while it is a two 17.B.3 Packet Pg. 1002 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 6 of 33 lane section, but they're kind of giving us warning that the left out will probably go away if in fact they end up four lane in that roadway. Our project is not tripping the need for the four lane, but the county at least has expressed some interest in making sure that we understand from an access standpoint the left out could go away. So that's the ingress, egress. If you notice right here on the plan, there's a little arrow that goes to the east and there's a little driveway connection that goes here. As part of our discussion with Mr. Walker to buy that acre piece of property, that triangular piece, we also wanted to set up future access to his properties so that in the event. Mr. Walker decides to convert use, his access would be a connection point to right there, so that we would have one common point of ingress and egress versus multiple curb cuts along the roadway. That's really designed to kind of control the flow of traffic from those several properties so that they're all coming in and out at one geographic location. Audience: Can you start over? Because everyone from Riverstone got sent to the wrong location. Can you kind of recap what you just said? Kevin Ratterree: Yeah, okay. Everybody here love what we're doing? Audience: [crosstalk 00:14:22] Kevin Ratterree: Did I summarize it good for you? Audience: [crosstalk 00:14:30] Kevin Ratterree: All right, I'm going to do it really quickly, if you don't mind, okay? This is the 18.6 acre site that's located on the southeast corner of Immokalee and Logan. Access, one access point on Immokalee on the far east side and one access point on Logan on the far west side up against Logan boulevard. That's as far as I've gotten so far. A little more detail that I did and I'll do that after the meeting with you, if you don't mind. This is the overall plan of development. You may remember, for those of you that have been around for a while, that a couple years ago there was an application filed to change the land use on this property and seek commercial zoning on it, and the rumor going around was that Lowe's was the interested tenant for the site. So Saturnia Lakes, Old Cypress, and a couple other communities were very fearful of that application. I don't want to speak for you guys, but there was a lot of concern regarding that potential type of use. What we're trying to do is bring in a very high end neighborhood scale shopping center. What I mean by that is, what we're trying to do is make sure it is a grocery anchored shopping center. That it's not designed to accommodate and we are put in restrictions to preclude those big box tenants, like the Lowe's and the Home Depots of the world, need to be able to fit on a commercial property. 17.B.3 Packet Pg. 1003 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 7 of 33 So when I say neighborhood scaled center, the prior application is seeking over 200,000 square feet of commercial space. We are going to limit this site to 100,000 square feet maximum retail site. We are also going to limit the scale of the users, that no individual tenant can be over 45,000 square feet. The purpose of that is to make sure that a Walmart, a Target, a Lowe's, a Home Depot, all of those guys that need 75,000, 80,000, 100,000 plus, they can't locate on this center. Again, the purpose of this is to accommodate the grocery anchor on a neighborhood scale setup. In sales, in Saturnia Lakes, in Riverstone, in Stone Creek, we have received a lot of feedback over the years about there not being a higher end shopping center that's designed to cater to some of the higher end neighborhoods that are in this geographic area. With all due respect to Target down the street, and some of those other users, it's really been something that we have heard on our sales floor that we really want to see something that has a nice grocery store, it's got great elevation, it looks good, it has restaurants that we want to go to, those types of things. So again, the whole purpose of this application is to bring in that neighborhood scale shopping center. From the site plan, what you'll see again is the grocery anchor, this is a Immokalee, this is Logan, we have put in the main retention area on the extreme southern side of the site. The reason for that because if you recall from the earlier graph that is Mr. Walker's property right there, but catty-corner to over here is Saturnia Lakes, so we were trying to provide as much spatial separation between Saturnia Lakes and where our buildings would start. In doing that, we had kept that retention area, and a native preserve area, and a buffer along that southern, eastern, and western side. Again, the access on Immokalee here, the access on Logan, this being local retail, local restaurant space, and then we're going to try anchor this corner with two restaurant pads, and I've got some elevations to show you if we get through this process. Again, goal number one is to limit the scale and size, we've done that by limiting ourselves to 100,000 square feet. Goal number two was to make sure that we couldn't accommodate, nor would we allow, a Home Depot or Lowe's scale tenant in this space. Again, talking about spatial separation, this is that cul de sac in Saturnia Lakes, it's about 575 feet to the western side of that rear grocery store and about 525 feet from the eastern side of that store, just to give you a spatial separation. This is the first of our elevations, again, disregard that name for a minute. I had a little fun with this, [inaudible 00:19:12], these mountains back here [crosstalk 00:19:15], but they're here. [crosstalk 00:19:21] Some of our rendering guys have a little fun sometimes, but this whole [inaudible 00:19:28] was designed to give you orientation and scale. The pointer would be sitting at the corner of Logan and Immokalee. So I referenced earlier those two restaurant pads in that corner leg, those are those two restaurant pads, and directly across is the grocery 17.B.3 Packet Pg. 1004 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 8 of 33 anchor. So you get a scale, it's kind of set on a diagonal, which is a little different than a traditional shopping center. Again, part of that is designed to kind of create that neighborhood scale that we're trying to accommodate with this application. This is some of the local retail space. What you'll notice here is we're spending a lot of time with the elevations of this site, coloring, we're carrying a lot of stonework, we're carrying a lot of woodwork, we're making these part of the application so that they're part of the review. Then we need a little bit of flexibility depending how and what tenants we get in here, but the overall scale and scheme of this is being set not only the land use amendment process, but the zoning process. Same picture, a little bit higher elevation. Again, notice try to deal with the pedestrian scale here, a lot of landscaping, a lot of greenery, and again the elevations to give you an idea of what we're trying to accomplish here. A lot of paver work. Again, all of that is designed to bring that upscale amenity to the area. This is that corner, so the grocery store is going to be way over here to the right, this is that corner over on Immokalee road side. Again, trying to accommodate that local retail, local restaurant space. Again, you'll notice we're spending a lot of time with a little open space area, pedestrian scale, walk ability of the overall center. This is the grocery store front. So, somebody's going to ask me, or all of you are going to ask me, who are your tenants going to be? Okay. Let me start with the big one, which is the grocery anchor. We are under a confidentiality agreement with one of those four right there, okay? All right? So, everybody hear me? That will give you an idea of the grocery anchor. Audience: When you say confidentiality agreement, is this a signed deal that you're saying is absolutely 100% done that is going to be one of those four candidates? Kevin Ratterree: It is. Already gone through their real estate committee, their real estate committee has approved, the paperwork is being executed as we speak. Before this thing is finally approved, that will be an ink deal. [crosstalk 00:22:09] Audience: [crosstalk 00:22:09] [inaudible 00:22:12] Kevin Ratterree: If you wouldn't mind, let me just get through the presentation and I'll get the questions in the end just to get you a little sporadic. All right, so let me go back to restaurants. Michael Freedman who Ken introduced is the VP of promotion for GL. Michael is the guy that does all of our leasing for GL's commercial centers, and don't let the name GL Homes confuse you, we are both a residential home builder, Saturnia Lakes, Riverstone, Stone Creek, we are also a commercial 17.B.3 Packet Pg. 1005 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 9 of 33 builder. We have a commercial division, we've got several centers on the east coast of Florida, this is our first foray over on the west coast. Michael's been the guy that's been dealing with all these folks. When you ask those questions later, I'm going to let Michael answer those because he's the guy that's been dealing with them. Since we have done the neighborhood information meetings that we had with the communities, we have received at least 20 inquires from people that know somebody, who know somebody, that was at that meeting who had called us an inquired about leasing spacing in the center. So there are the tenants that Michael is trying to get to, again, retail down at the bottom, but again, the whole thing is premised on that grocery store anchor. Okay, this is probably the slide that most people want to spend a little time on. In addition to the 100,000 square foot cap, the 45,000 square foot max per tenant, one of the things that we get a lot of feedback on is, "Well, are you going to allow," I'm sorry for doing this to you, WaWa in here, "Are you going to allow WaWa in your center? Are you going to have 24 hour fuel and convenience store? Are you going to have a theater? Are you going to have adult entertainment? Are you going to have ..." Start going down the list of all these things that folks have concern about being potentially located in proximity to the neighborhood. So what we have done as part of this process, is we have then included a list of uses that will be prohibited so that they are, by zoning development order, restricted on the property, we cannot cite them on the site. We have provided that as part of our CPUD application. It's a little hard to see it at that you're at, but just to run through them, discount dollar stores, the Dollar Tree, Family whatever, those types of uses will not be allowed. Those types of uses that create loud noises, we get a lot of people concerned about, "Are you going to have a bar in here that's going to have live music?" The answer is no, we're restricting both bars and we're restricting uses that generate loud music. Sound is regulated by the Collier County code, I've been asked especially in prior meetings, we are going to add outdoor seating areas. If you've been to a restaurant with outdoor seating areas a lot of times have speakers outside where they pipe in music. The music is not so loud that you can't have your conversation while you're eating dinner with your family. So the idea is we're going to ask ambient music allowed for the outdoor seating areas, but you would not have live entertainment or anything like that outdoors that would create the type of music that would be objectionable to you in the immediate area. Manufacturing facility, that's kind of a no-brainer. Dry cleaners, a lot of people have concerns about dry cleaners, especially areas that have well proximate to it, they're worried about chemicals potentially getting in their well system. Car washers, tire stores, automobile repair, those guns that they use to take tires off are some of the loudest things out there, you can hear those things for miles, so it's prohibited for those reasons. Salvation Army, Goodwill, again, they all do great services for the community, but those are the types of uses that are being prohibited. 17.B.3 Packet Pg. 1006 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 10 of 33 Surplus stores, overstock stores, stores that you see that typically are bigger box type users with [inaudible 00:26:10]. Amusement center, carnivals, laser tag, trampoline facilities, those are all prohibited under our application as well. Massage parlor, kind of goes without explanation, but there it is. Adult bookshop, adult movie theater, mortuary, funeral parlor, coin operated laundry, cocktail lounge, bar, tavern, night club, cinema, or theater. It's an interesting one because I get a lot of people that would say, "We would love to have a theater pretty close to our house," and then you have a lot of people that say, "I would hate to have a theater close to my house." Generally, those uses are very intense on Friday and Saturday nights, they go to early hours of the morning, there's a lot of traffic trips attributed to them, so we have just decided to prohibit that use in the center. So those of you that wanted to have a movie theater there, my apologies, but those are the types of things that we're trying to do to keep the scale of this down to a neighborhood center. Bowling alley, pool hall, skating rink, animal raising and storage facility. You saw earlier about PetSmart, it's not designed to be overnight boarding or that type of facility, but a retail store like a PetSmart would be something that would be allowed. Hotels, motels, lodging facilities, again prohibited. With all due respect to where we are, churches would be prohibited. [inaudible 00:27:35], sorry, but churches would be prohibited. Gun range, occult sciences, I don't know what those are, but okay. Nursing home, old age center, tobacco store, hookah lounge, electronic cigarettes, all of those things are just things that we have prohibited through this application and inclusive of what will be gas station, convenience store, gas sales, we're not going to have any of that. Let's spend a little time with buffers, I don't know that it's necessary to go through it unless I get a question, but these are some examples of some buffers. I think the best way to talk about what we do in terms of buffering is, go and drive down communities and see what we do. We have always been known to be a landscape heavy company, sometimes we get complaints in our communities that we were too landscape heavy, but we really try to do as much landscape ... This is a commercial center, so obviously visibility's important, but obviously we're trying to do this in an upscale manner, so the landscaping that we do will be. This is an actual picture, this our Canyon Town Center over on the east coast. For those of you who happen to be over there, I would encourage you to take a drive by and see what we do from a commercial ... It's off of the Florida turnpike's Florida Beach boulevard. Just head west, you're going to run right into it. This is a shopping center we built back in 2005, Mike? Michael F.: Eight. Kevin Ratterree: 2008, I was close. It's anchored by a Publix, but just to give you an idea of scale and elevation, it's got a Panera Bread in it here, that's the Publix corner over there. There's the Publix elevation there. They have [inaudible 00:29:19], and a Wells Fargo. This is an actual picture as well, yes the grass is actually that green. I 17.B.3 Packet Pg. 1007 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 11 of 33 don't know why, but it is that green. This is an actual aerial photograph of the shopping center. This is a main street right here, this is the Publix anchor over here. This is part of a civic site that we gave to Palm Beach County. There's an amphitheater back here that events are held at and we built in soccer fields as kind of a temporary because the kids are having a hard time getting of the soccer fields out there. When the county builds this park over on this property, they'll get rid of that soccer field, but it's something we did as part of the overall site. Tim can probably get into a little more detail of this, if necessary, but I want to talk about subdistrict because one of the questions that I get a lot is, "If we allow this to be approved, does that mean that everybody next to us, the barn doors open, and now suddenly everybody can come in and request a commercial designation?" It's a very important question I want to make sure we spend a little time talking about. First off, anybody can come in and file an application with Collier county to change land usage, it's the right of any property on Earth to do that. So I can't preclude Mr. Walker or Mr. [Courier 00:30:37] or anybody coming in and making an application. What we tried to do when we set this application was to set it up as an infill subdistrict and that's important because what we want to have a property owner do is go through the entitlement process, very similar to what we're doing, where they have to go through public hearings, they have to do community meetings, they don't have to labor of information meetings. You want to be involved in the process, you want to know what's going on. What we did with the subdistrict was we set it up where this particular standard right here, on one side [inaudible 00:31:17] commercial side is not [inaudible 00:31:19] urban commercial district. What that really means is, if we got commercial on this property, the adjacent property, just a commercial designation, the adjacent property could come in and seek commercial zoning without going through the land use amendment process because there's a standard in Collier County development regulations that allows that to happen. However, by creating this as a subdistrict, we have preempted that property owner's right to do that, they would have to go through the same process that we go through relevant to notice to homeowners and request that through a public [inaudible 00:31:56] process. Lighting, we've got our lighting plan. The Collier County standard is zero foot candles when you get off the property. We've done a lot of [inaudible 00:32:09] plan to show that. We're hitting zero foot candles on the adjacent property. This is done, just for an example of the lighting fixture. These are the new state of the art LED lighting fixtures that are going in. The whole purpose of those is really refine the light and direct it down so that you don't have a lot of ambient light coming out. [inaudible 00:32:28] be able to see the light. If you're across the street and you're staring at a shopping center, you're going to be able to see the light. The question is, is the light getting to you? That's spill over in the foot candles. You can see light, but the question is, is it spilling over to the point 17.B.3 Packet Pg. 1008 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 12 of 33 where you're being lighted by the light. The answer is, that standard of Collier County, is to get to 0.00 foot candles on the property. Here's an example of that. These are much taller LED fixtures, but if you'll notice, very bright around the base of them, but as you get off the light fixture itself it gets very dark very quickly. Okay, I'm going to turn it over to Jeff, let him talk about the traffic a little bit. I know that's probably a good bit of the questions that are going to come up tonight, so I'm going to let Jeff handle that. Then I'll be back up to kind of summarize and get questions. Jeff Perry: [inaudible 00:33:21] Okay. Good evening. For the record, my name is Jeff Perry, a transportation planner with Santec consulting. I prepared the traffic analysis for this particular project for both applications. As Kevin and Tim said, there are two companion applications moving together. There will actually be a third analysis that will be required by the county. You have one for the conference of planning, you have one for zoning analysis, and then you also have one for the actual site development plan. When this project, if it's approved, it moved forward through site development plan review where we get down really down into the weed about engineering and the very fine details of a site design, building permits, there's a traffic stuff that's done, again. That's important because if there is any lag between a project's zoning approval and when the site plan approval comes in, you want to make sure that the site plan zoning analysis, traffic analysis, is up to date. That it's the most current available the time, that analysis of is done in a timely fashion. When we do an analysis like this, we follow the county's regulations, there is a standard set of guidelines, we establish a study area, look at the different roadways that are likely to be impacted by a particular project and we do what's called trip generation. We look at the project form the standpoint of the amount of development that's being proposed. We can then use national standards for determining how many trips will generated to and from a project. In the case of residential, we know that residential projects are generators. When a 100 units, or 1,000 units or developed, people move into those homes, they are generating traffic. It's brand new trips, coming and going to their homes. Commercial on the other hand is what we call attractors. They are the places where people go to. The people that leave their home and go to the grocery store, or go to work, go to an office, they are actually going to that destination or to that attractor. Commercial shopping centers of this type, neighborhood commercial centers, also have the advantage of capturing traffic that's already on the roadway. So we see that there's traffic moving along Immokalee road, this is Logan Boulevard here and the shopping center here. There's traffic already on Immokalee road. As it passes by the shopping center, on your way home from work to get to your residence, you stop at the grocery store. You stop at the drug store, or whatever it is that you want to stop at. It's called a pass by trip, so it's not generating new 17.B.3 Packet Pg. 1009 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 13 of 33 trips. There are some employment numbers, people that are working here are coming from their home, they're going to a particular place, but generally speaking, a project like this is capturing quite a bit of traffic along the existing route, and especially during the peak hour. When we analyze traffic, the county is most concerned about the peak hour of the day, which in also every case, is the evening. It just so happens on Immokalee road the AM peak hour of background traffic, the current volumes, are a little bit higher in the morning going inbound, going towards Naples, than they are in the afternoon going out. But generally speaking, generators, those that are generating traffic, are generating either in the morning or in the afternoons. Attractors like shopping centers typically have a much higher PM peak traffic, there's very little activity going on here at 7:00, 8:00 in the morning. You have some grocery stores that might be open at that hour, but many of the retail establishments, small offices that might be in there, are not open at that particular hour in the day, so people are not coming in and out of the shopping center in the morning. So we're required to look at the evening, PM peak hour, how many trips will come into and out of the site relative to the amount of traffic on a particular road. These particular numbers ... This traffic analysis is available in the public record, we can get you copies of it if you're interested in the entire report. We've analyzed the traffic signals, we've analyzed the amount of traffic coming into and out of the site. We've estimated, with all these little blue arrows, the amount of traffic that will go in each direction because obviously as Kevin had said, there's a right in and a right out on Immokalee road. We're proposing right out, left out, left in, and right in on Logan boulevard, so we've assigned what we believe is a distribution of traffic in each of these movements in each of these directions. There will be some people that will be coming down on Immokalee road westbound and will want to make a U-turn and come back around into the shopping center. There will be others that will want to come down here and use the access off of Logan. So we tried to account for all of the movements that will people will make into and out of the shopping center. These numbers, the red numbers, are the numbers that are the total driveway volumes so that includes the trips that are already on the roadway that someone stops and says, "Oh, I'm going to go into Publix," got a call, turn and go into the grocery store get a quart of milk and then turn around and come back out once they get whatever it is you need. So these are the active driveway volumes. That's not the net new traffic that would ultimately be added to the roadway. These are the volumes on the roadways today. In the morning, and this is a peak hour, there's 2,200 vehicles an hour traveling on Immokalee road westbound. In the evening, a little bit less than that, about 1,900 vehicles per hour traveling in that direction. Our traffic, as you can see, is 124, 173 coming in and turning in this way. The total numbers, as I said, are the driveway volumes coming in. A small fraction of the amount of traffic that is currently on the road and some of 17.B.3 Packet Pg. 1010 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 14 of 33 that traffic that is currently in this, what we call the travel screen, this numbers up here, will actually be showing up in these numbers in the driveways because they'll be turning in off of a driveway. We've conducted the analysis for the county. Our analysis shows that there is existing failures at the intersections, the volumes on the roadways are not significant enough to require additional travel lanes on the roadways, but we do know that there are problems at some of the intersections. The county is aware of these problems. The problems are not caused by this particular project. The county is currently pursuing a study of the entire corridor of Immokalee road to try to identify what improves are ultimately going to be needed and then using their impact fees and assessments of individual projects, determine what improves have to be constructed and who has to pay for them. So when this project comes in for its site development plan, we'll go back through another analysis and if there's a proportionate share or some improvement that the county feels is the responsibility of this developer, then they would contribute that particular portion to fixing one or more of these intersection problems. These are problems that exist today that are not the responsibility of this developer so we have to assume that the county's going to fix these in the future, but if the developer is contributing any deficiencies, then they are required, any developer, is required to pay a proportionate share to remedy that particular problem. I think that's it. We will answer any questions a little bit later. Kevin Ratterree: Michael told me I needed to clarify my statement on the massage parlors. Not a frequenter of massage parlors, so Massage Envy is different than a massage parlor. That's the way he's tried [crosstalk 00:41:42]. Before we get to questions, there are these things called deviations. Deviations are, code says you can do this, you request a deviation to allow you to do this. We do a lot of deviations when we deal with our residential PUDs and I'll have Tim come up here and go through those really quickly. It's kind of a standard procedure that we have to ask for them, but we have to kind of inform you what those deviations are. A lot of it relates to the signage on the corner, trying to make sure we can accommodate that signage and that it has that scale to it, but I'm going to let him go through them real quick. Tim Hancock: [inaudible 00:42:29] Okay, it'll be little more helpful with this slide to discuss this with you. As Kevin said, again, for those of you who came in late, my name is Tim Hancock with Stantec, I'm the planner for this project. There are, in our current document, there are a total of three deviations being requested. The deviations are form what's called the land development code. That is, in essence, the rules and regulations of development for Collier County. Just like any code, it's not really a one size fits all. One of the nice things about a planning unit development or a PUD, which is this project is, is that we can tailor the land uses, we can tailor the standards to meet an intended result. That's really what the deviations do, is they take what you've seen here today and they make sure 17.B.3 Packet Pg. 1011 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 15 of 33 that's what you're going to get. So let me go over these quickly and most of them deal with signage. The first deviation on our document dealt with parking. Well, that deviation actually is going to go away. The reason is because GL has reduced the square footage to 100,000 square feet or less, normally a parcel of this size would have 150,000 square feet or more. Because of that, there's no squeeze on parking, there's no parking issues. So deviation number one in the document is going to go away, we don't need to talk about that. Deviation number two is really about the exhibit that you see here. This is a project identification sign. Collier County code really isn't set up for most projects to have these. As a matter of fact, how many of these have you seen Collier County that are not in a residential development? Not many, but it's a very key feature for the aesthetics and the treatment you see here, that tells you, you have arrived somewhere special. So rather than just having grass and a lake, we think this project identification sign is important. We're asking, and by the way, this doesn't identify any of the businesses in here, it's simply the project name, which again, for those of you who showed up late, it will not be Naples Garden Shop or Naples Village Shops, we're having to go back to the drawing board because we're using some overused names. So there's a contest out there, if anyone comes up with a name, see Michael. He doesn't have to have dinner with you if you win the contest, you can go on your own. This project identifier, we had a deviation that says, "Yes, we can do this," because the code really doesn't allow for that type of signage. The second deviation ... Let's see. In most shopping centers, and you've probably heard them called out parcels. Usually when you have a building along the perimeter of the project, they design these ... We do this from a fit standpoint as, you put this out parcel here, and then this one, and this one, and this one. You just line them up like soldiers. The reason is, you normally carve out a piece of property and you sell the land itself fee simple to whoever's going to develop it. Each of those out parcels is allowed to have what's called a ground sign, which is, I believe, it's 12 feet in the code, maybe eight feet. Because it is not our intent to carve out and sell out parcels, it is actually GL's intent to lease the pads so that we can have this nice continuous flow of parking and not break every little site up, which really makes it harder to walk from one to the other, and just gives you more of what I call a campus effect where you can move freely on the site. When you break it into out parcels, you lose some of them. Once we're no longer carving out parcels, the county code doesn't let us have those little ground signs. So our deviation is to ask for the ability for each one of these buildings to have one ground sign out here, eight feet tall, no more than 60 square feet in size. Very small, very low profile, but again, very important in order to get quality tenants in these buildings, they really have to have their ground signs. So just because we're not breaking them into out parcels, we have to request a deviation for that. 17.B.3 Packet Pg. 1012 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 16 of 33 Deviation number goes away, number two and three I just described to you. We did discover a third deviation for the grocery anchor here. For the size that we have planned, the county allows 200 square feet of total signage on the front of that grocery anchor. Picture a Publix, if you will, and they normally have like Publix, then they have pharmacy, and something else over here, they kind of break it up into three pieces. Because we're doing a little smaller anchor here, we don't have enough frontage ... We can have our 200 square feet, but we can't break it into three pieces that when you add them up, then they make 200 square feet. We met with the sign reviewer today at the county, we're requesting a deviation so that we're not going to have any more signage than we're allowed by code, we just want to be able to have those little signs that the grocery anchor may need in order to advertise the total business that its performing. So that's the third deviation. None of them terribly significant, most of them are signage and aesthetics. There are things that are very important to the folks, the high end businesses, that are looking to go here, and things that we think don't attract them. As a matter of fact, we think many of the deviations will add to the aesthetics of the project. Those are the deviations as we've had them, but last thing I want to mention is, the zoning is still in process. So as we go forward and we resubmit, there will be minor changes to the zoning. Now, the things that you have been told tonight, things such as no massage parlors, and I've got to figure how to allow Massage Envy, but not have a massage parlor, I'm not sure how we do that, but we'll figure that out. Those things are commitments that we've made to you and we're not going to waver in those, but there may be things that get added and taken out through the process of reviewing the staff. If any time in this process you want to know what's in there, all you have to do is call or email me, I will send you the document. I have my business cards here when you leave. Everything we submit is public record, you can call Mr. Smith or Mr. Schmidt and they'll provide it to you, or call me and I'll provide it to you. When I do, I usually copy them anyway so that they know that we're responding to those things. So if you have any questions after you leave here today, we remain available throughout the process to address those questions. What I'd like to do now is, is turn it back over to Kevin. He gets all the hard questions, but if you have any easy ones, I'll be over there. Kevin Ratterree: Tim, thanks. [inaudible 00:49:34] Assuming that the application's approved and we continue through this process, our goal is deliver the grocery pad first quarter of 2019, so that's the anticipated timing. Somebody's going to ask me, "Well, GL Homes gets it approved and then they flip it, sell it to somebody who builds it." First off, I've been with GL for 18 years, we've never sold a single piece of property, we are going to develop them, we are not a seller. We have a complete division that is designed for the purpose of leasing and operating commercial 17.B.3 Packet Pg. 1013 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 17 of 33 shopping centers Our intent and our end product will be a center built by GL, a center maintained by GL, a center operated by GL. So if anybody's concerned about building a high quality center, we are. Why are we going to be concerned about that? Because we're selling right up the street Stone Creek, we want to utilize this center as an amenity to the folks that are coming onto our sales floor. So understand from our perspective, this is a GL center, this is not an approval that gets done and then flips to somebody else. So understand that from [inaudible 00:50:51]. Finally, lastly, as Tim said, please, by all means, if you have any questions that didn't get answered, you think of something at night, if you're like me you wake up at 3:00 in the morning and go, "Ah, totally forgot that," just send us an email and we'll get an answer back to you ask quickly as we can. All right, questions. Let me see if I can do this in a framework that is logical. People are going to raise their hands, I'm not being gender specific or color specific, or I like you, I don't like you, I'm just going to do them as I go along. If you just ask your question and we'll see what we can do to answer it. Yes, sir? Speaker 7: You said first quarter 2019 for the pad for the grocery store, is that the first one, the last one, the middle one? Kevin Ratterree: That's the first one. Speaker 7: Okay. It'll all be built at one time though? Kevin Ratterree: Yeah. The goal is to get the grocery, and we're going to build everything at the same time, but our target is to get that grocery pad up. Yes, ma'am? Second row. Sorry, I'll get you. Speaker 8: Okay, my concern is traffic. We live in [inaudible 00:51:53] and stranger danger is leaving our community, I wonder that when you did your analyzing, I have several questions. First of all, did you consider the schools that are there? Number one. The other thing was, when we talked to the police officers who have come into our community, they constantly tell us the lights are on timers, however, they never consider the fact that there's a right on red at the corner of Logan and Immokalee. So even though that light may change and become red and gives us an opportunity to cross three lanes, which they tell us is illegal, but if that's the only way we get to get inside, the fact that it's right on red deters us from ... Again, we still have traffic coming through. So I guess my question to you is, was that looked at, at all? Or are you just concerned with the area from Logan and Immokalee? Jeff Perry: The answer is yes ... The answer is no, we did not look at that far off away from the project. Once the traffic gets into the travel stream, depending on how much traffic is being generated, and I can share with you some of the numbers up there, 133 trips, stuff like that, the county only requires us to go so far because after that, it attenuates off, some of it goes into Saturnia Lakes, some of it goes a 17.B.3 Packet Pg. 1014 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 18 of 33 little further, goes into another driveway. It ultimately gets reduced. So a much larger project, for instance, the project that Kevin mentioned that previously had been [inaudible 00:53:35] here, 200,000 square feet would generate twice as much traffic and this would. The traffic analysis would have extended out a little further, it would have looked a little bit further, perhaps to the next intersection beyond. But once you get to a certain point, the amount of traffic that's being added to the travel stream no longer becomes an issue as far as levels of service. Not withstanding your problem of getting into and out of the projects, and we've seen that on Saturnia Lakes, we've seen it in just countless situations where the access connections that don't have a traffic signal, don't have the luxury of having a traffic signal, have to deal with median openings that divert traffic, that only allow you one way in and one way out to have to make a right turn and go down, make a U-turn- Speaker 8: We only have one in and out, that's all. We don't have the [inaudible 00:54:31] like Saturnia Lakes can get out on Logan or Immokalee- Jeff Perry: Right. Speaker 8: We have no choice. Jeff Perry: The county's cover their ears. The county's responsibility to main the level of service of the roadway, it is not to make your access convenient. They need to make sure that your access is safe, so they don't want to put you in harm's way, but the access into and out of a project is regulated by access management standards. Not everybody can have a full median opening, not everybody can have a traffic signal, so there are standards that are adopted, and when these projects are developed, you have to live with those particular standards. As inconvenient as it might be to be able to get into and out of a project, those are based on the standards that we're faced with. We would love to be able to provide much more convenient interconnections for projects when we sponsor these projects to the county, but their responsibility is the mainline, your movements along the major highways. Speaker 8: My concern isn't convenience, my concern is safety. There are a lot of accidents in that area and you're talking schools, you're talking [inaudible 00:55:42]- Jeff Perry: Right. Speaker 8: There are accidents there all the time. Jeff Perry: The county's traffic operations staff looks at those accidents, they get accident reports, crash reports from all the accidents, from all the crashes. They look at the crash reports, if there are geometric problems with an intersection, or with a turn lane, or something like that, they can take steps to correct it. More often 17.B.3 Packet Pg. 1015 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 19 of 33 than not, crashes are not caused by geometric or engineering problems, they're caused by driver behavior. The county's response to those kinds of changes is to, in fact, limit some of the movements that are causing the problems. For instance, if there's a connection that allows you to cross over three lines of traffic and it becomes a problem, becomes a crash problem, the county can close that access so that you have to turn right and go down, make a U-turn, and make some other movements to get into and out of a project. So, the problem that we have is that everybody would love to have the most convenient, safe access connections that they can, into and out of a development, but often times what you get is not convenient. It's supposed to be safe, it's designed to be safe, driver behavior plays a big role in whether or not you have crashes at a particular area. The amount of traffic that this project is generating is, to use the term, dropping the bucket from the amount of traffic that is on this road today and is going to grow from projects further east, that are going to be developed, that are going to come into I-75 and so forth. What this development does, what this commercial development does, is gives people today, leaving Saturnia Lakes, or leaving one of the other developments in this particular area, have to travel three, four, or five miles to get to a grocery story. You won't have to do that with a neighborhood center like this. Likewise, people traveling that long distance along the road will not have to stop at one other place or go out of their way, they'll be able to stop at this particular commercial, if they need to stop and get groceries or something like that. That's a long winded answer, but- Speaker 9: [crosstalk 00:57:57] If you pull and if you want to go west, you go up a short distance and make the U-turn . Speaker 8: [inaudible 00:58:02] the school. Speaker 9: [crosstalk 00:58:05] Speaker 8: I was just saying, are all of these cars who are going to pull out of there, they're going to have to go that same U-turn to head west, so it will be that much busier for [inaudible 00:58:15]. Speaker 9: [crosstalk 00:58:17] Jeff Perry: No, hold on for a second. Yeah. Speaker 9: [crosstalk 00:58:20] Jeff Perry: Please, here's what ends up happening, if everybody starts talking over each other, it's complete anarchy. Based on the conversation, understand what people do from a traffic pattern standpoint, what you're referring to is 17.B.3 Packet Pg. 1016 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 20 of 33 somebody who's going east, to go west. Now, think about your driving pattern. If you're going west, what exit are you going to go out of? The logical exit is that you're going to come out on the Logan boulevard side, take a right, and go up to a signalized intersection to take your left. Very few people, there will be some, again, driver patterns are driver partners, that will take a right out and then try to get over to whatever will be the first legal U-turn that they can make, to do a U-turn. Most people who go ... I go to pretty much the same grocery store, the same several grocery stores every time I shop, I know the traffic pattern in terms of how it works best for me, being able to get in and out. So folks that are traveling west, or folks that are going to Old Cypress, or Riverside, or Stone Creek, they're going to do this movement here. There's going to go come and do this or they're going to come out and do that because that is going to be the most convenient and it's going to be the safest. So to just kind of expand the [inaudible 00:59:52] of your comment. Speaker 9: That makes sense. Jeff Perry: Okay. Yes, ma'am? Speaker 10: Yes. With the traffic study, do you take into consideration that there is a proposed school coming in Stone Creek that will cause a lot of bus traffic, school children on buses, this is already ... Immokalee Road is already very heavily traffic and the school and all the new cars from Stone Creek, was that in to the study? Jeff Perry: It is. The background traffic, what we call background traffic, not related to this particular project, is in the existing numbers as well as in our forecast. So when we analyze something five years out into the future, or 10 years out into the future, we have to grow the traffic or inflate the traffic numbers to represent traffic from developments that are outside the area that are traveling along the roadway. This traffic is going to grow 2% per year or 3% per year, whatever the number happens to be based on historical trends and modeling. Those numbers are all considered in the analysis. Speaker 10: So the school was in it? Jeff Perry: Yes. Speaker 10: The new school? Jeff Perry: Also, keep in mind, this is an important thing that people sometimes don't think about in terms of shopping centers, hours. So school has a peak time at around, I'm going to say, just to be conservative, 6:30 to 8:30, okay? This is a peak time for a school. Well most of the tenants in a shopping center are not open yet. If you have a coffee shop, they will be open, grocery probably is open, they probably open at 7:00 or 8:00 in the morning, but all your local retail, unless you're restaurants, they generally don't open that early in the morning. So it's a little bit off an off peak to peak review that you need to be thinking about. Then 17.B.3 Packet Pg. 1017 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 21 of 33 in the afternoon, the peak time of a school is a little earlier in the afternoon than the peak time the county uses in terms of the PM peak hour which is generally 4:00 to 6:00, that time frame, most schools are out and have completely dissipated by then. Again, just something to think about. We did take it into account there is a little bit of different in peak hour traffic, but we were ... [inaudible 01:02:12] that school site was part of our [inaudible 01:02:16] approval to dedicate that school site to Collier, I'm not aware that that school's been funded yet, but Collier County, to my knowledge, has not been funded, so they would have to put that in their five year capital plan, they would have to do the construction drawings, they would have to do all that. It's years off in terms of the planning provided for that, but even if it were there, it's going to be a little bit different peak hours in terms of the peak hour of the shopping center compared to the peak hour of the elementary school. Yes, sir? Speaker 11: There's a school being built by Stone Creek, north of us. Jeff Perry: There is a school site dedicated to the Collier County school district, it's secured. If you've been out to Stone Creek and you go into Stone Creek, you take a left off of Logan boulevard, the school site is directly north of that, a vacant piece of property that is part of Collier County's obligation in the project [inaudible 01:03:09] approval process which we've dedicated that school site potentially for a future school. Somebody's going to ask me about Logan boulevard? Speaker 11: Is it a high school, a middle school? Jeff Perry: It's an elementary school. Audience: Elementary school. Jeff Perry: Hold on one second, let me just address the Logan boulevard thing for a second. Somebody's going to ask me what's the timing of Logan boulevard? The answer is, we have to have that road [inaudible 01:03:30] when we reach 297 certificates of occupancy in Stone Creek and we have to build it within one year of starting construction. So it is not imminent, imminent, but it's on the horizon. That's something that over the next couple of years, that link between Bonita Beach and Immokalee is going to be built. Somebody is going to ask me, is it going to be a four lane section? That one I can definitely say no because when Old Cypress first dedicated the right of way they only dedicated 60 feet for the future roadway, so there's not enough right of way for a four lane section to be built. Now, the county could have the right to come in and condemn property and do all that, but the whole ... If you've been part of that public participation in the discussion on Logan boulevard, that [inaudible 01:04:20] had been planned to be a two lane road. Yes ma'am, over here? 17.B.3 Packet Pg. 1018 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 22 of 33 Speaker 12: I have a question, so what about Logan boulevard between Immokalee and Vanderbilt? Is there a plan or availability to widen that? Jeff Perry: There is right of way available, the road was designed ... Yep, I'm going to take the blame for it, you can blame me for a few things out here, but Logan boulevard was built by GL, we obtained the right of way for the construction of Logan, for that length of Logan, so [inaudible 01:04:46], there's right of way for a four lane section. It's actually design to accommodate a four lane section. It is not funded by Collier County, there's nobody on the book who has the obligation to four lane it, but it has the potential of being four laned. Speaker 12: In this development, you said this is [inaudible 01:05:07] owned by GL homes- Jeff Perry: Yes. Speaker 12: And operated by GL homes? Jeff Perry: Yeah, Immokalee Road Associates LLC is a affiliated entity of GL. Speaker 12: Do they have other commercial properties? Jeff Perry: Yes, we do. Yes, sir? Speaker 13: You mentioned high end a few times, so would it be like a smaller version of Mercado's? Jeff Perry: I'm going to let them speak to you about that. Kevin Ratterree: It won't be sort of Mercado, effectively it's a mix of these projects, residential and I think they have an office there, it's going to be a neighborhood shopping center, we're going to aim for the higher end restaurants, [inaudible 01:05:44] restaurants that you stop in front, but no, it won't be a full mixed use project. Speaker 13: Because I have a house in Old Cypress and for me to get out of my development, by the time you get to Mercado's [inaudible 01:05:53]. So obviously we know [inaudible 01:05:56], there is traffic, and because of that I think it's cool if there's that kind of, if we could have that smaller venue closer- Speaker 14: Yeah, if I could piggy back on his question, I live in Saturnia Lakes and this is going to put a lot of stuff within a walk from me. So it's going to get me out of my car a lot, do I really have to wait until 2019 to get it? [crosstalk 01:06:22] Speaker 13: [inaudible 01:06:27] I don't need to go there for lunch, but a cool place to go to have a nice dinner, without having to go to fifth avenue, which I could fly a plane down to, or or just, to me, is more convenient because of the traffic. When you say high end, I think that's a cool, it's like a fresh market, it tells us what it is. Whether a Whole Foods, [inaudible 01:06:49] a Publix, like a smaller [inaudible 17.B.3 Packet Pg. 1019 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 23 of 33 01:06:51], would be a hell of a lot more convenient than driving to the East Springs or down the 41. Kevin Ratterree: Right, and again, to reiterate again something I said earlier today to you that may have come in late. That was really the driving force behind us buying the property and assembling with Mr. Walker's acre, is to try to come in and do a very high end shopping center because we were hearing the same thing that you're saying, from the folks that were buying from us. Speaker 13: [crosstalk 01:07:17] Kevin Ratterree: That's great, but I have to drive 25 minutes to get to a reasonably good restaurant or whatever, I'd like to have something a little more convenient. So that was a driving force [crosstalk 01:07:31]. That is how long it takes us to get through a regulatory approval process. It is what it is, for those of you have been around a GL homes project, you know we build relatively fast. Speaker 13: Yeah, that's for sure. Kevin Ratterree: So when we get the ability to go, we're going to go. If we get the ability to go. Speaker 13: Super. Kevin Ratterree: Cool, yes ma'am. Speaker 15: In the list of [inaudible 01:07:50] uses, you keep driving around the term high end, high end, high end, and I understand that's what you want, but reality is something different as to who wants this shopping center and who wants to be there. The two restaurant pads that you had [inaudible 01:08:06], is there any way for you to guarantee us that that's not going to be a fast food, a drive through Starbucks, a Chipotle, a Taco Bell, something like that? I don't think we need any more of that. Speaker 13: We might need Starbucks. Speaker 15: I don't. Kevin Ratterree: [crosstalk 01:08:30] This is the part of the meeting where people start getting mad at each other. [crosstalk 01:08:34] Speaker 13: I do have a second question to follow. Kevin Ratterree: So everybody has their own opinions of what they like. Some people like Chipotle, some people like [inaudible 01:08:41], some people like Starbucks, some people like Dunkin Donuts. Our site plan is not set up to have fast food, drive through, on those front outposts. The goal is to have sit down restaurants. 17.B.3 Packet Pg. 1020 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 24 of 33 We haven't gotten into the leasing process with those restaurants yet because we have this approval process in front of us. Speaker 13: That's your goal, but I'm saying, you're trying to get the neighborhoods approval or support, and I'm saying you're saying high end, but you're not saying, but we won't take a McDonald's, we won't take a Burger King. Kevin Ratterree: There's a ton of leases out there and we don't know who they are yet- Speaker 13: But you decide who's going to be in the shopping center. Kevin Ratterree: Absolutely. Speaker 13: That's my point. So in the [inaudible 01:09:23] uses, and you say it's going to be high end, maybe it should say, we won't. Tim Hancock: I'm sorry, if I may, I think this is where I come in. This is a zoning process and zoning has certain criteria that it can and cannot apply. In the zoning document, to say that we will not have this brand name is not something that is either typical and may not even be [crosstalk 01:09:49]. So, [inaudible 01:09:51]. [crosstalk 01:09:56] We get into another problem when you say, we don't want a drive through. [inaudible 01:10:00] dry cleaners has a drive through. Panera Bread, do you like Panera bread? Speaker 13: They're like a Target. Tim Hancock: That isn't the question, my question is, do you like Panera Bread? Speaker 13: Yes. Tim Hancock: If they have a drive through, do you like them less? Speaker 13: Yes. Tim Hancock: Because Panera now has drive throughs. So we get into this really strange conversation, so I just want to ... We're dealing with land use right now- Speaker 13: [crosstalk 01:10:21] community and the community know honestly what's going to be there. Tim Hancock: Right, understood, so what I'll tell you is, the way in which we're going to ensure quality is through high end site design at this stage. I have done hundreds, I have not had developers, at this stage, showing the degree of architecture that you see here. Usually it's very speculative at this stage, they don't even know what the buildings are going to look like. I think what you're seeing is the commitment. They even asked to put the elevations in the zoning document and we were told that you can't, but you can make it an exhibit at the hearing, so they're willing to 17.B.3 Packet Pg. 1021 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 25 of 33 commit to what you see here, which is high end. I just wanted to kind of give you a framework, there are things we can commit to, and the things in the zoning document are difficult to [inaudible 01:11:13] commit to, so I just don't want it to appear that they're being difficult, we do have [inaudible 01:11:17]. Speaker 13: So what you're saying is, it could end up being a fast food restaurant, right? Kevin Ratterree: The site design of the two pads is not fast food, the site design doesn't show a fast food lane, it shows a sit down restaurant- Speaker 13: [crosstalk 01:11:32] [inaudible 01:11:34]. Kevin Ratterree: Okay. If the center was 100% leased before we started, we already be out of business. That's not how centers operate. The goal, number one, is to get the grocery anchor locked in, and Michael, as I said earlier, before we go through the final approval process, that grocery anchor will be ink. Whether or not they will allow us to say who it is, that's up to them, but one of those four will be ink signed, sealed, and delivered before. Rule number one is getting the high end grocery anchor. Then we start dealing with, now we know who that is, all the other retail guys start to fall in place, all the other restaurant guys start to fall into place. We're not going to lease a center that's going to be crappy little uses because it's just going to be a detraction from what we're trying to accomplish, which is to have a high end center. I understand your concern, but we wouldn't be doing the detail, and the commitment, and the things that we're doing if we weren't convinced and we know that we're going to get those type of tenants here because we've been getting the calls from the tenants that are interested in coming to the center, already, and we have to tell them, we're not ready and we're not to that stage yet. We have to get to a point where we're farther along in the approval process. Yes, sir? Speaker 16: Yes, when you looked at the traffic pattern, [inaudible 01:12:59]? Kevin Ratterree: I'm sorry. Speaker 16: [crosstalk 01:13:02] Kevin Ratterree: The answer is yes. If you're showing a drive through, you would have to [crosstalk 01:13:08]- Speaker 16: So if you did [crosstalk 01:13:10] drive through, [inaudible 01:13:12]- Kevin Ratterree: Revised traffic. Speaker 16: [crosstalk 01:13:15] 17.B.3 Packet Pg. 1022 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 26 of 33 Kevin Ratterree: What was the question? Speaker 16: If the study is based on not a drive through restaurant, then if they did lease to a fast food restaurant, I assume the traffic patterns would increase. Kevin Ratterree: It's use is going to be determined at the [S and P 01:13:38] for transportation, so I wouldn't be able to answer that question until ... That would be something you would be welcome to give me a call, my card is out there, and I can put you in with our transportation [inaudible 01:13:53]. Speaker 16: Okay. Yeah. Kevin Ratterree: [inaudible 01:13:58] showing it on the [SDP 01:14:00], your traffic has to account for it. Jeff Perry: That's that third analysis I was talking about. Kevin Ratterree: Right. Speaker 16: [inaudible 01:14:06] Speaker 17: As far as Saturnia Lakes, on the south and the southeastern [inaudible 01:14:14], it is a [inaudible 01:14:22] space. What is the size of the trees you're putting in there so we can ... That is still fairly close to the homes on those two streets, what is the level of foliage that's going to be there to have kind of a [crosstalk 01:14:38]. Kevin Ratterree: That whole green area right there is set up to be a preserve, so the existing vegetation that's there remains, we just pull out the exotic vegetation, the material that we have to take out, so the existing native vegetation that's there will remain. Speaker 17: Okay. Preserves don't last forever, is there something [inaudible 01:14:57] with the regular PUD, you can't plant in there unless you get special permission and everything. If that dissipates or goes away, [crosstalk 01:15:07] Kevin Ratterree: We can certainly- Tim Hancock: Yeah. Once something is designed a native preserve, fire county standards require that all three strata be present, ground cover, mid story, and canopy. If over the course of time one of those strata were to be adversely impacted, for whatever reason, you have to replant. So yes, ma'am, the [crosstalk 01:15:31]. Speaker 17: So now we can set our camp is 60 feet, is that what those trees are out there now or what? [crosstalk 01:15:38] 17.B.3 Packet Pg. 1023 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 27 of 33 Tim Hancock: Most of what you see there that are on canopy are pines and their canopy can start as low as 15 or 20 feet and go up to 60 or more. So yes, that's what I would call canopy in that area. The mid story in there is also a place that is very thick as well. Then the one thing you don't see in that is, on the back side of that, across the lake, we also will have some buffering there as well. So we'll be doing even more than what would be ... This one doesn't quite show it, that southeast corner, actually the lake shape is a little bit different, we have it cut at an angle to allow for more native vegetation there closer to the residences. Speaker 17: And there'll be additional plantings that you put in there? Tim Hancock: [crosstalk 01:16:21] What's there has done a great job over the last century. Speaker 17: Yeah. Tim Hancock: So we want to leave as much of that as we can. Speaker 17: That's what I was concerned about. The other thing that I do want to say to people in here, I've known Kevin and dealt with Kevin and GL Homes for the last six years, and they are [inaudible 01:16:39] Saturnia and they are people with integrity and they stand behind their word. They're not going to sell [inaudible 01:16:46] because they still want to build in Naples and I know they've got other property down on Immokalee, they're not going to shaft people in the neighborhood. They're here to be a partner and I applaud them for it. They stand behind their word and [inaudible 01:17:03]. Kevin Ratterree: I think that's the first time I've heard that kind of testimonial in 27 years. Thank you. Speaker 17: Thank you. Kevin Ratterree: I take back all the other [inaudible 01:17:14]. Yes, ma'am? Speaker 18: We've all seen developments and construction projects that have failed in these last few years, I'm thinking Vanderbilt Galleria, but what you can tell us about this one that we can have confidence? Building on your point here that that's not going to be happening here. Kevin Ratterree: So the primary driver of the shopping center being the grocery, they typically like to locate with about 10,000 residents at a minimum. So if you take this broad area, east of 75, up to [Veneta 01:17:50] Beach, south of Vanderbilt, eat to wherever you want to go, you have on Publix [inaudible 01:17:58] area. So, most people [crosstalk 01:18:02]. West of 75. Most people don't like to deal with the interchange, most people feel that's a natural buffer, but if you add up the amount of residential units now and in the future, there's a significant need for more grocers. Obviously that debatable, how far you want to drive, where you want to drive, and what store you want to go to, but in that general vicinity 17.B.3 Packet Pg. 1024 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 28 of 33 there's one primary grocery story in Collier county. So we've had a significant amount of interest from multiple grocers, as I said, one of those four, we could probably swap out most of them for interest level. So we think that that would be the driving force of the shopping center. Most shopping centers feed off of the grocery store. If you look at this overall market as a whole, it's probably 98% leased, it's very, very vacancy. Anywhere you go on Immokalee, especially the Publix, both public centers, [inaudible 01:19:04], so we feel good about the market from the demand side. Tim Hancock: The other thing you mentioned is you mentioned Galleria shops. I want to point something out to you. After Gallerias shops at the ... Are familiar with the intersection at [inaudible 01:19:18] and [inaudible 01:19:19] road? Speaker 18: Mm-hmm (affirmative). Tim Hancock: On that southeast corner, that center struggled. The reason it struggled was, when I originally designed it, it looked like this. Somebody took it, and what they did was, to maximize the square footage they started putting buildings in front of buildings, in front of buildings. If you've ever been in there, you notice you can stand in front of retail shopping, you can't see anything but the building? Speaker 18: Mm-hmm (affirmative). Tim Hancock: So because of the high intensity of square footage per acre, and poor visibility, who wants to put their business money in there when they can go somewhere that has got great visibility? When GL first brought this project to me, I looked at 18 acres and thought, "Oh, they're going to be building about 150,000 square feet." It's 100,000 square feet. What you get with this lesser square footage is, you get view windows, openings, a sense of air and light, these are the things that help centers sustain and maintain a high rent such as what [inaudible 01:20:15] are looking for. I don't want to Kevin's economics, but I can tell you, the lower intensity of this, the less square footage, is a premium development. So the one you sited specifically suffered from just the opposite. So from a planning standpoint, that's something I see as being significantly different about this project. Kevin Ratterree: Yes, ma'am. Speaker 19: Yeah, I might have missed this at the beginning. On the traffic flow questions, first question is, at what time was that traffic flow, what month of the year was that done? Number one. Number two, I know you sort of compartmentalized the area of your traffic flow, however, our [inaudible 01:20:59] between Collier and [inaudible 01:21:02] going in where the Oaks Farms and that sort of tricky traffic signal and what's going to be happening there, we're already jammed up and can't even turn out of Logan sometimes through a whole light because they're in the middle of the road, and you say, "Well that's people, they're not driving right," but this is a very significant thing already. We're adding another one, and 17.B.3 Packet Pg. 1025 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 29 of 33 for a two lane road that can never be anything but a two lane road, for all the community, [inaudible 01:21:31] Riverstone, that poses a potential jam up on what we already have. Jeff Perry: Well to answer you first question, the traffic numbers that I displayed there were peak seasonal, daily volumes ... I'm sorry, peak season, peak hour volumes in each direction. So those are, for lack of a better term, the worst traffic of the year, basically, going in the morning peak hours and in the afternoon peak hours. Some roads have midday peaks, typically there's a high peak in the morning and a high peak ... Especially on a commuter route like Immokalee road, serves a tremendous amount of development, residents, east of Collier, east of here certainly, and east of Collier, that are traveling inbound to get to I-75 or to get into Naples or to take other routes. There will be some improvement as the network expands, as construction on 951 south of [inaudible 01:22:36] road, all the way down to Green Boulevard, once that's completed, a lot of people are diverting, so there's ... Traffic sort of seeks its own level. In this particular instance, keep in mind that we're not adding a significant amount of new traffic during these worst hours of the day. That we're talking about if the number was 126 or 130, it's about two vehicles per minute, one every 30 seconds, leaving the driveway. You could sit here for a minute, or 30 seconds and say, "Oh, there goes another car," and 30 seconds from now we could say, "There goes another car." We're not talking about a significant amount of traffic here. We're talking about a lot less traffic than had previously been proposed for this particular site. The type of use we have here is the perfect type of use for this particular location. This is use is absent anywhere between I-75 and 951. Kevin Ratterree: Jeff, to add on to something you said earlier, regardless of whether this project moves forward or not, isn't the county doing a study on Immokalee at those points right now? Jeff Perry: Right. Kevin Ratterree: To look at improvements and modifications, and this project will be, if it goes forward, will be a part of some of those improvements [crosstalk 01:23:55] - Jeff Perry: Right. The county understand that there's problems on this particular roadway, starting at I-75, even west of I-75, and they will look at these individual intersections, try to figure out what needs to be done, we've given them some hints in our analysis as to what we think needs to be done to solve their problem, the existing problem that needs to be corrected. If there is contribution that has to be made by this developer, or another developer, impact fees are paid by developers, whether they're commercial or residential, to add capacity to the roadway system. So all of these kind of things are in play. Doesn't help you tonight or tomorrow morning when you try to get out of your driveway, to get 17.B.3 Packet Pg. 1026 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 30 of 33 out onto the roadway, you're still dealing with all of that background traffic that is not associated with this particular project. Fortunately, we're not adding a significant amount of traffic to the travel street, and part of the traffic that we are capturing here is already on the roadway. It's you driving past this intersection, on your way home you stop to go to the grocery store or stop for happy hour, or whatever you want to do, this is the place where you would be able to do that without having to go all the way to 951 and turn around, and go all the way back down Saturnia Lakes to go into your development. Speaker 19: So for the [inaudible 01:25:17] this is not part of the traffic statement [crosstalk 01:25:20]- Jeff Perry: We did not have to- Speaker 19: [crosstalk 01:25:20] Jeff Perry: No, we did not have to go beyond I-75 to look at the traffic impacts. Speaker 19: And that's [inaudible 01:25:28]. But you're not hitting the traffic that you got [inaudible 01:25:31] for dinner. You got that with your dinner, you go [inaudible 01:25:35]. [inaudible 01:25:37] that traffic that's on the other side of I-75? To me, [inaudible 01:25:40] go to dinner here than the traffic going out that way. [crosstalk 01:25:45] Jeff Perry: Yes, sir? Speaker 20: Yeah, I wondering if you had considered a site design that included a parking garage? The reason I ask is that with a parking garage, you wouldn't need so much of the site dedicated to parking and impermeable asphalt and paved over surfaces that require large water retention areas, a lot of run off, and parking lots are not exactly pedestrian friendly either. I mean, two of the six buildings in the site design are adjacent to each other, they do not require crossing a parking lot, but the other four buildings are surrounded by parking lots and require walking across a parking lot to get to them. Jeff Perry: It's not economically viable typically for a shopping center to put a parking garage in a situation like this. We're already pretty under density as these guys alluded to with our square footage. We're trying to make parking be convenient for all the uses. So we do have those uses and we do have parking accessible to all those buildings, and to not be a parking disaster as I think the Galleria may have been. Speaker 20: Yeah. 17.B.3 Packet Pg. 1027 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 31 of 33 Jeff Perry: We're balancing the economics of the project along with convenient parking in close proximity- Speaker 20: Yeah. I just like to add quickly that one of the things that people like about a place like Mercado's, as someone else was saying earlier, is that it's walkable, it's not a strip mall with giant parking lots, that's why people like going there, walking around, saying things that [inaudible 01:27:33]. Makes it more of a destination rather than just a shopping center where you drive to and [crosstalk 01:27:40]. Jeff Perry: Mercado's a great project, no doubt about it, but it's a totally different animal than this from the density, and the masses that they have. This is a suburban shopping center with surface parking. We are taking that and trying to take it to the other level where it is a destination with higher end restaurants, with an upper end grocer, but it is still a suburban shopping center that is balancing parking needs. Kevin Ratterree: I kind of joke, this is kind of like Mercado and a public shopping center having a baby. You've got a little bit of both in there. Speaker 20: Yeah, exactly. [crosstalk 01:28:20] Kevin Ratterree: Doesn't it? Speaker 20: [crosstalk 01:28:21] a strip mall. Kevin Ratterree: Yeah, it doesn't, it's a different design. The truth is, Mercado's require a huge number of rooftops within their proximity plus a resort [inaudible 01:28:32]. You can't drop a Mercado in the middle of suburbia and be successful. I've watched it happen and fail in a lot of [inaudible 01:28:42]. So you have to be ... The demographics have to match a project and I think that's [crosstalk 01:28:45]. Speaker 21: A couple questions for the folks, particular in Oaks. We've worked really hard in the last 15, 18 years to make sure none of our streets got connected to Logan boulevard. So first question is, no connectivity to Logan for those streets, particular Autumn Oaks, Hidden Oaks, Golden Oaks, and- Kevin Ratterree: We're not proposing any changes to access on our western [crosstalk 01:29:09]- Speaker 21: Second part, the Logan interchange there, you're not proposing a light at this time, at all, at that in/out on Logan? Kevin Ratterree: No, we don't think we're going to meet the spatial separation to even have a light, it's going to be too close. Speaker 21: Okay, and last question on that, again, for that last stretch there, once it gets the site plan approval and everything, we would be particularly concerned about 17.B.3 Packet Pg. 1028 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 32 of 33 some screening and other buffers as much as possible because Autumn, Hidden, and Golden are ones that are exposed most to Logan and uses along here. Kevin Ratterree: I'm happy to have a conversation with you about that. There's two ways you can skin a cat, sorry for that analogy, I don't have a cat. Speaker 21: Or you wouldn't have said that. Kevin Ratterree: Obviously, visibility is important for a shopping center, you want people to kind of be able to see it. It may be something we can do, some landscaping on your side- Speaker 21: Okay. Kevin Ratterree: Of the lines, so to speak, but that would be the other way to skin the cat. Speaker 21: Gotcha. Kevin Ratterree: Yes, ma'am? Speaker 22: Nobody has mentioned this, but I've refrained from [inaudible 01:30:18] Old Cypress, and she is just delighted with the fact that she could probably be able to walk. Kevin Ratterree: Or ride a bike. Speaker 22: Or ride a bike. [crosstalk 01:30:30] Kevin Ratterree: Ma'am. Speaker 23: Nobody thinks ever thinks about the pedestrian that's walking in those parking lots. I saw one of your photographs where you had a wide walkway with [inaudible 01:30:48] either side, that would be great. You could walk on the walkways instead of dodging cars that are backing up. Kevin Ratterree: Right. [crosstalk 01:30:59] Speaker 23: Yeah. Kevin Ratterree: That's designed to be a walkway that connects here, all the way to here- Speaker 23: Yeah. Kevin Ratterree: And the only place that you have breaks in that walkway is that connection right there, that's that [inaudible 01:31:10] there, and then obviously the drive over here. The whole purpose of that is to give you a safe place to be able to walk from one side to the other only crossing the street twice. Yes, ma'am? 17.B.3 Packet Pg. 1029 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 170306_0020 Page 33 of 33 Speaker 24: When I bought my home in Riverstone, I was very happy that there is a large preserve. I was told that that is because of the migration of the birds, that it's very important environmentally. I was just wondering if you had enough of a preserve area. You have all this asphalt that [inaudible 01:31:43] water, the groundwater supply, and I just think that Collier County needs to be more understanding of these preserve for the future generations more of land for the animals and for the water supply. Kevin Ratterree: What I would say to you, I am the last person you should direct that question to because if you look at the design of Riverstone and you look at the design of Stone Creek, about a third of each of those properties was set aside for low light and for preservation. So we have spent a considerable amount of our development area, in Collier county, setting up additional preserve area. What you see here complies with the Collier County code, it complies with all the standards that we're required to do, but as a developer, I think those two projects alone give you the idea of the commitment that we made to participate in those low [inaudible 01:32:51] concepts and preservation of that area. That's a lot of property that we gave up, developable property, for those preservation areas. So realize that I'm the last person because I get a lot of heat from my corporate office about the amount of land we had to set aside for environmental purpose and we did exactly that. Speaker 24: Is that what's required? Are you just doing what's required? Are you doing any more than what's required? Kevin Ratterree: On this site, we're doing what's required in terms of preservation, correct. Off site purchase, [inaudible 01:33:20]. Tim Hancock: We've been at this for 90 minutes, I promised when we started that I would try my best to get you back where you want to be, home. There are my business cards and [inaudible 01:33:35] business cards out on the table. If you have any questions, please do not hesitate to contact any of us. We want to be conduits of information for you. On behalf of GL and everyone present, we want to thank you very much for your time tonight. [crosstalk 01:33:50] How did we do? If you rate this transcript 3 or below, this agent will not work on your future orders 17.B.3 Packet Pg. 1030 Attachment: 3a_Agent's 06 March 17 NIM_minutes (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 17.B.4 Packet Pg. 1031 Attachment: 5_CP-16-2_Resolution - 042017 (2) (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 17.B.4 Packet Pg. 1032 Attachment: 5_CP-16-2_Resolution - 042017 (2) (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 17.B.4 Packet Pg. 1033 Attachment: 5_CP-16-2_Resolution - 042017 (2) (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 17.B.4 Packet Pg. 1034 Attachment: 5_CP-16-2_Resolution - 042017 (2) (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 17.B.4 Packet Pg. 1035 Attachment: 5_CP-16-2_Resolution - 042017 (2) (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 17.B.4 Packet Pg. 1036 Attachment: 5_CP-16-2_Resolution - 042017 (2) (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 17.B.4 Packet Pg. 1037 Attachment: 5_CP-16-2_Resolution - 042017 (2) (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) 17.B.5 Packet Pg. 1038 Attachment: Legal Ad - Agenda ID 2999 (2999 : Immokalee Road-Logan Blvd. Commercial Infill Subdistrict) Agenda Item#17 Summary COLLIER COUNTY GROWTH MANAGEMENT PLAN AMENDMENT PROJECT LOCATION I. 5 iturnoR.1ee RD r ---, i I m 6 v Z ' •+t 2016 CYCLE 2 GMP AMENDMENT (TRANSMITTAL HEARING) Project/Petition#PL20160001100/Petition: CP-2016-2—Companion Project#PUDZ-PL20160001089 CCPC: April 06, 2017 BCC: May 09, 2017 Clerk's Office EXECUTIVE SUMMARY 1. �. tias r � � a a -:: � ►�;� Fra s as ' a a � �a � a 14sp ,Ir r v211 # +-.. 9 $ E 1 E i 4 [ I 1 F. rt 3 rsi E i# 9 8 P I 4 ifr-79 1 `- 04T, 1 r k fl d# 1 4 L. s' 0 ;'. • i t • } 7 3 4 F t,••• 7r1 a «<.-��-Are. ..,�.— -._ _ ," OBJECTIVE: For the Board of County Commissioners(Board)to approve the single petition in the 2016 Cycle 2 of amendments to the Collier County Growth Management Plan (GMP) 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 Plan. • Collier County Resolution 12-234 provides for a public petition process to amend the GMP. • The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their Transmittal hearing for the 2016 Cycle 2 petition on April 6, 2017 (one petition only, CP-2016-2/PL20160001100). • This Transmittal hearing for the 2016 Cycle 2 considers an amendment to the Future Land Use Element(FLUE). The GMP amendment requested is specific to a site comprising approximately 18.64 acres and located in the southeast quadrant of the Immokalee Road (CR 846) — Logan Boulevard intersection, in Section 28, Township 48 South, Range 26 East. The property has approximately 606 feet of frontage on Immokalee Road and 875 feet of frontage on Logan Boulevard. Petition CP-2016-2/PL20160001100 seeks to establish a new Subdistrict in the Future Land Use Element (FLUE)text, and Future Land Use Map and Map Series of the Growth Management Plan(GMP),to allow 100,000 square feet of commercial development comprised of uses allowed in the C-3, Commercial Intermediate, zoning district. (As submitted, the petition includes some uses from the C-4, General Commercial,zoning district,and data and analysis pertaining to the C-4 range of uses. However,just prior to,and at,the Collier County Planning Commission hearing,the list of requested uses was restricted to only certain C-3 uses.) The following findings and conclusions result from the reviews and analyses of this request: • The property is currently zoned"A" and undeveloped. • There are no known historic or archaeological sites on the subject property. • Impact from the development will affect a State listed plant—the cardinal airplant—which has been identified in several locations on site, including within the preserve identified on the proposed Planned Unit Development (PUD) master concept plan. Specific requirements for retention/relocation of protected plants are contained in the Land Development Code (LDC) as provided for by the Conservation and Coastal Management Element(CCME). • The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. Though traffic generated by the new development will impact Immokalee Road, west to 1-75 and east to Collier Boulevard, and Logan Boulevard, south to Vanderbilt Beach Road— it does not create any additional adverse impacts at buildout. Adverse - 1 - conditions are attributable to background traffic growth. Development will require the construction of new right turn lanes at the Logan Boulevard and Immokalee Road project access points,as well '1 as a southbound left turn lane at the Logan Boulevard access point. • There is capacity on County roadways to accommodate this development, therefore the development is consistent with Policy 5.1 of the Transportation Element. • The property, along with the surrounding area, is currently designated in the GMP for residential development — as well as uses generally allowed throughout the Urban designated area such as essential services, community facilities, recreation and open space uses, etc. This petition introduces new commercial development, uses and activities to a location where commercial development is not now planned. • Based on data and analysis submitted for the amount of existing and potential commercial development within the study area for the subject property, the need for the full range of commercial development contemplated by this amendment, as submitted, has not been demonstrated. Only those uses for which a demand was demonstrated should be included in this Subdistrict. Further, only those uses appropriate for an upscale commercial development - as committed to at the Neighborhood Information Meeting — should be included. See staff's recommended Subdistrict text. • A correlating, companion PUD rezone has been submitted, and will be considered subsequent to, or concurrent with, the Adoption phase of this GMPA petition. • The applicant made formal commitments to the site design, architectural features, and particular tenant types presented in their Neighborhood Information Meeting to ensure a"high-end"/upscale project. These commitments should be appropriately addressed as part of the companion PUD rezone,not this GMP amendment. The data and analysis provided for the amendment generally supports the proposed changes to the FLUE, as recommended by staff. Additional staff analysis of this petition is provided in the CCPC Staff Report. FISCAL IMPACT: No fiscal impacts to Collier County result from this amendment, as this approval 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 for the public hearings. GROWTH MANAGEMENT IMPACT: Approval of the proposed amendment by the Board for Transmittal and its submission 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 tentatively to be held in September and October of 2017. LEGAL CONSIDERATIONS: This Growth Management Plan(GMP)amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, the Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." s. 163.3177(l)(f), F.S. In addition, s. 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall be based on surveys, studies and data regarding the area, as applicable including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. -2 - c. The character of undeveloped land. d. The availability of water supplies,public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non- conforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns with antiquated subdivisions. And FLUE map amendments shall also be based upon the following analysis per Section 125.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils,topography,natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item has been approved as to form and legality,and requires a majority vote for Board approval. [SAS] However,please note if approved today,this petition will require an affirmative vote of four when it returns for the adoption hearing of the GMP amendment. STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the CCPC forward petition CP-2016-2/PL20160001100 to the Board of County Commissioners with a recommendation of approval of the petition with the specific revisions to the applicant's proposed Subdistrict text to limit commercial uses to those for which supportable demand has been demonstrated by the petitioner's data and analysis, would be characteristic of an "upscale" project, and for proper code language, format, clarity, etc. as contained in the staff report to the CCPC. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their April 6,2017 meeting. In days previous to this hearing,Comprehensive Planning staff collaborated with other participating staff and the applicant, and prepared an Addendum to the CCPC Staff Report that provided a revised version of Subdistrict provisions—list of uses more limited,and square feet limitations added. This version was revised once again regarding allowable uses, with the resulting recommended provisions being presented during this hearing. Discussion took place by the CCPC about limiting the commercial uses in this Subdistrict to select uses from the C-3, Commercial Intermediate, zoning district, intended to provide clear provisions for formalizing the PUD documents and developing the project. This approach also recognized that developer commitments were made and would be fully addressed in the PUD. Two speakers made presentations in the CCPC hearing, both in support of the proposal. The CCPC forwarded petition CP-2016-2/PL20160001100 to the Board with a recommendation to approve for transmittal to the Florida Department of Economic Opportunity (vote: 7/0), per the staff - 3 - recommendation and other items discussed. (The CCPC-recommended Subdistrict text is reflected in the Resolution Exhibit"A") Commissioners discussed the previously-recommended removal of Subdistrict provisions that reference the C-3 zoning district. Staff believes such reference is important to preparing the companion PUD provisions and implementing development within the Subdistrict, and should remain. Staff intends to address this matter at the Adoption hearing. Commissioners asked staff to review again the uses allowed to ensure the applicant's uses intended for this development are not omitted, and the exceptions and uses not allowed provide the proper support to the companion PUD. STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: To transmit petition CP-2016-2/PL20160001100 to the Florida Department of Economic Opportunity per the CCPC recommendation. Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth Management Manager, Comprehensive Planning Section, Zoning Division -4- Agenda Item 9.A fil* Co e-r Co-vrie ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION COMPREHENSIVE PLANNING SECTION HEARING DATE: April 6, 2017 SUBJECT: PETITION CP-2016-2 / PL20160001100, GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] ELEMENT: FUTURE LAND USE ELEMENT APPLICANTS/OWNERS/AGENTS: Immokalee Road Associates, LLC 1600 Sawgrass Corporate Parkway, Suite 400 Sunrise, Florida 33323 Tim Hancock,AICP Bruce Anderson, Esq. Stantec Cheffy Passidomo, PA 5801 Pelican Bay Blvd., Suite 300 821 5th Avenue South Naples, Florida 34108 Naples, Florida 34102 GEOGRAPHIC LOCATION: The subject property comprises approximately 18.64 idia ;— . - acres and is located in the southeast quadrant of the 741 _- - , - �s� `� Immokalee Road (CR 846) - Logan Boulevard �+ "''' _ rsro�.iue Rb intersection. The property has approximately 606 - feet of frontage on Immokalee Road and 875 feet of H E '. frontage on Logan Boulevard. The property lies `.g within the Urban Estates Planning Community, in Section 28, Township 48 South, Range 26 East. REQUESTED ACTION: This petition seeks to establish a new Subdistrict in 1 the Future Land Use Element (FLUE) text, and I 1 Subject Property Future Land Use Map and Map Series of the Growth k Management Plan (GMP) by: _. 1) Amending Policy 1.1 Urban - Commercial i-,,,,‘ District to add the Logan Boulevard / Immokalee Road Commercial Infill Subdistrict name where District and Subdistrict designations are _ , , , identified, -1 — CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda item 9.A 2) Amending Urban Designation provisions to add the new Subdistrict name where various Subdistricts that allow non-residential uses are listed, 3) Amending the Urban — Commercial District to add the new Subdistrict provisions, 4) Adding the title of the new Subdistrict map to the itemized Future Land Use Map Series listing, and 5) Amending the Future Land Use Map to depict the new Subdistrict, adding a new Future Land Use Map Series inset map that depicts the new Subdistrict. The Subdistrict language proposed by this amendment is found in Resolution Exhibit "A". PURPOSE/DESCRIPTION OF PROJECT: The petition is proposed to allow for new commercial development, up to a maximum of 100,000 square feet of gross leasable floor area. If approved for Transmittal, a Planned Unit Development (PUD) rezone will become a companion item for consideration along with the adoption of this amendment at later data. STAFF ANALYSIS: SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION: Existing Conditions: Subject Property: The 18.64-acre subject property is currently undeveloped and zoned A, Rural Agricultural district. The current Future Land Use designation is Urban Mixed Use District, Urban Residential Subdistrict, and allows single-family residential development; recreation and open space uses; institutional uses, e.g., child care facilities, churches and places of worship, assisted living facilities, adult care facilities, nursing homes, social and fraternal organizations, public and private schools; a variety of agricultural uses; and essential services. Surrounding Lands: North: Land to the north of the subject property, across Immokalee Road (a 6-lane divided arterial roadway) and an east-west drainage canal, is zoned Olde Cypress PUD and H.D. Development PUD, and both approved for and containing residential development. Further to the northwest lies the Longshore Lake PUD — developed residentially. The Future Land Use designation for these land areas to the north is the Urban Mixed Use District, Urban Residential Subdistrict. East: Land immediately east of the subject property is zoned A, Rural Agricultural, and partially developed with a single-family residence. Further east (and adjacently southeast), land is zoned Rigas PUD (Saturnia Lakes subdivision) — developed with a residential community. Still further east, land is zoned Heritage Greens PUD — developed with a residential community; then Laurel Oak Elementary School and Gulf Coast High School on land zoned RSF-3, Residential Single Family district. The Future Land Use designation for these land areas to the east is the Urban Mixed Use District, Urban Residential Subdistrict. South: Land immediately south of the subject property is zoned A, Rural Agricultural, and partially developed with a commercial plant nursery. Further south, land is zoned Rigas PUD (Saturnia Lakes subdivision) — developed with a residential community. The Future Land Use designation for these land areas to the south is the Urban Mixed Use District, Urban Residential Subdistrict. —2— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A West: Land to the west of the subject property, across Logan Boulevard (a 2-lane undivided collector roadway) is (a thin strip) zoned A, Rural Agricultural and undeveloped. Then further west, land is zoned E, Estates, and contains an undeveloped parcel, two churches and a fire station — all fronting on Immokalee Road; south of those parcels is land characterized by single-family residences and residential lots. These E-zoned parcels are within the Golden Gate Estates subdivision. The Future Land Use designation for these land areas to the west and southwest is Urban Mixed Use District, Urban Residential Subdistrict for the thin strip, then the Estates Mixed Use District, Residential Estates Subdistrict. [The Golden Gate Estates parcels fall under the jurisdiction of the Golden Gate Area Master Plan (GGAMP)]. In summary, the current zoning, and existing and planned land uses, in the area immediately surrounding the Subdistrict property are primarily suburban- and estate-type residences or residential lots in all directions. Identification and Analysis of the Pertinent Requirements for Comprehensive Plans and Plan Amendments are noted in Chapter 163, F.S., specifically Sections 163.3177(6)(a) 2. and 8.: Considerations required for the adoption of a comprehensive plan amendment are listed below. 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. j. The need to modify land uses and development patterns within antiquated subdivisions. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address the statutory requirements for a Plan amendment, then present and defend, as —3— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda item 9.A necessary, that data and analysis. Petition Exhibit "BB" (Statutory Compliance for Plan Amendments) addresses these requirements. BACKGROUND, CONSIDERATIONS AND ANALYSIS: This report addresses the minimum amount of [commercial] land needed to accommodate anticipated growth based on projected permanent and seasonal population of the area. This is accomplished through the analysis of the subject property and the surrounding area that includes inventorying the supply of existing commercially-developed and potential commercially- developable land, determining population growth, estimating the amount of commercial development that population will demand, and determining whether the Future Land Use Plan allocates a shortage of commercial land, a sufficient amount, or an excess amount over what is needed to accommodate growth. Both the petitioner and County staff analyze the marketplace, and any similarities and differences are identified and assessed. The County has long relied on the Guidelines for Commercial Development[a localized guide to developing market studies based on ULI standards] to utilize historic data and statistical information about the different types of commercial centers in the County and to provide the figures for determining further demand. The petitioner, in comparison, utilizes a different methodology to analyze the amount of commercial land needed. The two approaches markedly differ, as reported in the following sections. Commercial Analysis Commercial Development: Characteristics of the area immediately surrounding the subject property do not reveal a trend toward commercial development. Existing and planned land uses in the area are primarily suburban- and estate-type residences or residential lots in all directions, and a plant nursery. Within four miles from the subject property, commercial development is evident, including the following approved projects: • Olde Cypress PUD/DRI commercial component (165,000 sq. ft./12.5 ac.) [0.55 mile east at the Immokalee Road — Preserve Lane intersection] • Quail II PUD commercial component (184,000 sq. ft.) [0.65 mile west at the Immokalee Road — Palazzo Drive intersection] • Southbrooke Plaza PUD (40,000 sq.ft. professional and general offices/5.2 ac.) located mid- block, on the south side of Immokalee Road and north side of Autumn Oaks Lane [0.7 mile west] • Rigas PUD commercial component (10,000 sq. ft.) in the Saturnia Lakes subdivision [southeast via Saturnia Lakes Boulevard] • Malibu Lake PUD (330,000 sq. ft./37.1 ac.) in the southeast quadrant of Interchange Activity Center Subdistrict (Activity Center no. 4) [1.2 miles west] • Northbrooke Plaza PUD (270,000 sq. ft./29.9 ac.) in the northeast quadrant of Interchange Activity Center Subdistrict (Activity Center no. 4) [1.2 miles west] [application materials undercount this commercial square footage as 95,739 — staff calculates 99,614 sq. ft. (an increase of 3,875 sq. ft.)] • Heritage Bay PUD/DRI commercial component (230,000 sq. ft./73.5 ac.) [2.0 miles east] • Island Walk PUD/DRI commercial component (21,000 sq. ft./15 ac.) [2.5 road miles south] —4— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A The above-listed sites are located within the primary and secondary market areas described in the Market Analysis submitted by the petitioner, and currently provide a total of nearly 1,220,000 sq. ft. of commercial use opportunities in the [Urban Land Institute (ULI)-defined] Neighborhood Center, Community Center, and Regional Center development categories. Approximately 1,522,630 sq. ft. of existing commercial development(on 206.09 ac.), and another, approximate 690,000 sq. ft. of vacant land zoned commercial (on 69.06 ac.), are found within a 3-mile radius of the proposed Subdistrict. The amount of existing and zoned commercial space found within a 3-mile radius of the proposed Subdistrict totals 2,212,630 sq. ft. on 275.15 ac. Approximately 2,163,692 sq. ft. of existing commercial development (on 342.56 ac.), and another, approximately 827,900 sq. ft. of vacant land zoned commercial (on 82.79 ac.), are found within a 4-mile radius of the proposed Subdistrict. The amount of existing and zoned commercial space found within a 4-mile radius of the proposed Subdistrict totals 2,991,592 sq. ft. on 425.35 ac. Sources: December 2015 Planned Unit Development(PUD) Master List (prepared and maintained by the Collier County Transportation Planning Section and the Collier County Appraiser's Parcel and Building Footprint GIS databases) Generally, commercial development within a community can be categorized as strip commercial, neighborhood commercial, community commercial, regional commercial, and so forth, based upon shopping center size, commercial uses, and population/area served. 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 different commercial intensities for that geography by shopping center type. The petitioner asserts this site will be developed with a Community Shopping Center. Petitioner's Retail Market Analysis: The firm of John Burns Real Estate Consulting conducted a Retail Market Analysis and Strategic Assessment, dated October, 2016, independently analyzing market conditions for this petition (Exhibit "V"). This analysis provides context for assessing a specific selection of goods and services' requirements of the emerging population within the market area identified. The Analysis provides the following data and analysis: Staff includes those sections from the Analysis providing the pertinent parts of the data and analysis. Section 2, Executive Summary defines a Primary Market Area (PMA) covering a radial 3.0 miles —and a Secondary Market Area (SMA) covering a radial 4.0 miles—from the subject property. A PMA represents the geographical area in which the population constitutes the customer pool and influences commercial activities. A SMA represents the extended geographical area in which the population may choose to shop at this location as a second choice and has less influence. This section identifies the type of retail commercial center intended for development as a Community Center providing a selection of retail uses and office uses. These select commercial uses comprise only a segment of the entire range of uses that are allowed in the C-4, General Commercial zoning district. This section summarizes how population and household figures and retail demand were calculated for the current year and years 2021 and 2026. A proprietary Retail GAP Analysis identifies an existing shortage of retail commercial space, and indicates a current demand for approximately 894,884 sq. ft. of additional retail commercial floor space for the segment of —5— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A commercial uses studied. The additional retail commercial floor space increases to 1,240,092 sq. ft. in 2021; and to 1,555,807 sq. ft. in 2026. This section summarizes how the supply of existing and vacant commercial properties were inventoried, how occupancy and vacancy rates were calculated, and how accounts for vacant properties in their demand calculations were calculated. On average, shopping centers in the PMA are 98 percent occupied; development of these vacant parcels adds more than 720,000 sq. ft. of retail commercial floor space to the supply. The Summary concludes the subject property lies in a residential area experiencing higher-than- average growth, where there is an existing shortage of retail commercial space and ample demand for additional retail opportunities. Section 5, Retail Demand Analysis provides the following figures: • The PMA has an estimated current population of 43,406, and SMA current population of 65,648 [occupying 18,579 and 28,965 households, respectively]. • The PMA has a projected population of 47,645 [± year 2021], and SMA projected population of 72,059 [occupying 20,393 and 31,794 households, respectively]. • The PMA has a projected population of 51,409 [± year 2026], and SMA projected population of 77,753 [occupying 22,005 and 34,306 households, respectively]. The GAP analysis calculates demand on the difference, or "gap", which may exist between the level of spending evident at different retail establishments and the potential spending by the emerging population within the market area. People in the PMA spend more than $413M at select types of area retail businesses, while the analysis suggests they possess the potential to spend an additional $263M. These spending habits are not attributed to effects of the National or local -- economy, personal preferences during recovery from the Great Recession, or the typical and cyclic changes in the marketplace; they are attributed to the undersupply of retail commercial space that impedes this potential spending from being realized. The retail demand analysis suggests the PMA will support an additional 894,884 sq. ft. of commercial uses in this market segment at this time; and the subject property allotment [capture] of this commercial space ranges from 141,599 to 223,721 sq. ft. These figures are based on the preparer's conservative (15%) and optimistic (25%) capture rates. The retail demand analysis suggests the PMA will support 1,240,092 sq. ft. of commercial by 2021; the subject property allotment [capture] of this commercial space ranges from 186,014 to 310,023 sq. ft.; will support 1,555,807 sq. ft. of commercial by 2026; and the subject property allotment [capture] of this commercial space ranges from 233,371 to 388,952 sq. ft. Analysis provided in the Retail Market Analysis is a methodology that targets only certain types of businesses and suspends our reliance on the objective population-based demand methodology —to rely on the subjective consumer spending potential-based methodology. Section 6, Current Commercial Inventory lists commercial leasable floor areas for commercially developed properties located in the PMA. Approximately 1,304,744 sq. ft. of commercial floor area are summarized in the page 37 table and itemized through page 48. This commercial floor area figure compares with the 1,522,630 sq. ft. derived from County sources. If the PMA were being considered alone, the 218,000 sq. ft. discrepancy between the two figures would be of concern. But when leasable floor areas for commercially developed properties located in both the PMA and SMA, then the discrepancy between the two figures is much smaller. The inventory also lists commercial leasable floor areas for commercially developed properties located in the SMA. Approximately 824,090 sq. ft. of commercial floor area are summarized in —6— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A the page 50 table and itemized through page 53. Together with the PMA, the combined commercial floor area figure of 2,128,834 sq. ft. compares with the 2,163,692 sq. ft. derived from County sources. This 35,000 sq. ft. discrepancy is not so concerning. [Staff surmises that the reduction in the discrepancy between the two figures may be attributable to differing methods utilized to count these square footages at locations located on the boundary between the radial 3- and 4-mile areas.] Section 7, Future Commercial Inventory lists commercial floor areas for potential commercially developable properties located in the PMA. Approximately 720,862 sq. ft. commercial floor area, on 27.82 ac. are summarized in the page 56 table and itemized through page 59. Three key commercial nodes are inventoried for potentially developable properties, as follows: 1) Immokalee Road at 1-75 (Activity Center no. 4), 2) Immokalee Road at CR-951 (Activity Center no. 3), and 3) Vanderbilt Beach Road at CR-951. Section 8, Demographic and Employment Trends provides population numbers and density, and population projections for the PMA and SMA. This section also provides the "household" figures associated with these populations and, median age statistics and distributions. This section provides the general employment figures for, and identifies top private employers in, the Naples [Census] Metropolitan Statistical Area (MSA), and job loss and gain information in specific income sectors. Median household incomes are reported, along with income growth projections. Median net worth figures are reported. These populations are further grouped through "Tapestry" segmentation, based on their socioeconomic and demographic composition. This market area reveals a prominence of the "senior lifestyle" and "country living" groups — composing approximately three-quarters of the population. The Appendix provides the demographic and employment figures used to conduct an (ESRI) analysis for further defining the Subdistrict's market area — as used in the main sections of the Retail Market Analysis. Staff Assessment of Petitioner's Retail Market Analysis The market areas described in the Retail Market Analysis submitted with this petition and available County resources are used to conduct an assessment of the proposal, with the following results: The County's Guidelines for Commercial Development[the localized guide to developing market studies based on ULI standards] utilize information about the different types of retail commercial centers in the County for this assessment and derive the figures for: • An 11-acre land area and an 110,734 sq. ft. building dimension fora Neighborhood Center (8.45 sq. ft. per capita), and • A 28-acre land area and a 257,668 sq.ft. building dimension for a Community Center(7.48 sq. ft. per capita). The above floor area figures are the average sizes of Neighborhood and Community Centers in existence (developed) in Collier County. This means some Centers are larger, and some smaller, than these County-wide averages; that is, there is a range in size of each type of Center. Each type of Center is classified based upon size as well as uses. —7— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A The per capita figures provided by the County Guidelines are the multipliers applied to the population estimates and projections to determine demand for retail development in this market area. Demand in year 2016 for commercial development in the proposed Subdistrict's PMA is calculated to be 324,677 sq. ft. (for Community Center commercial space), and 366,781 sq. ft. (for Neighborhood Center commercial space), while the County's PUD Master List reports approximately 2,212,630 sq. ft. of existing and potential commercial space is available in the PMA. The PMA currently provides 219% more than the 691,458 sq. ft. of commercial space needed to serve the estimated current population of 43,406. In contrast, the petitioner's retail demand analysis suggests the SMA will readily support 248,018 sq. ft. of commercial space. Approximately 2,991,592 sq. ft. of existing and potential commercial space is available in the SMA that currently provides 186% more than the 1,045,772 sq.ft. of commercial space needed to serve the estimated current population of 65,648. The market demands of the population projected for the proposed Subdistrict's PMA in year 2026 increase to 384,539 sq. ft. (for Community Center commercial space), and 434,406 sq. ft. (for Neighborhood Center commercial space), while approximately 2,212,630 sq. ft. of existing and potential commercial space will still be available in the PMA. The PMA currently provides 170% more than the 818,945 sq. ft. of commercial space needed to serve the projected year 2026 population of 51,409. In comparison, the petitioner's retail demand analysis determined the PMA will support 311,161 sq. ft. of commercial space by 2026. Approximately 2,991,592 sq. ft. will still be developed or available in the SMA even if no additional commercial land is approved — providing 141% more than the 1,238,604 sq. ft. of the commercial space needed to serve the projected year 2026 population of 77,753. The three key commercial nodes inventoried by the Market Analysis for potentially developable properties were Immokalee Road at 1-75 (Activity Center no. 4), Immokalee Road at CR-951 (Activity Center no. 3), and Vanderbilt Beach Road at CR-951. One other key commercial location in the PMA was not inventoried —the Immokalee Road at Airport Road (Activity Center no. 1). As a result, the petitioner's Retail Market Analysis and Strategic Assessment inventory does not fully represent the potential for additional development at other key locations. Staff estimates that this under-count may be by as much as 107,000 sq. ft. Staff also notes that the potential commercially developable properties' floor area figure will increase by 50,000 sq. ft. upon the approval of a (unrelated party's) GMP amendment proposed for the Vanderbilt Beach/Collier Boulevard Commercial Subdistrict, bringing the amount of potentially developable commercial space at existing properties up to approximately 770,862 sq. ft. Note how, at this point in the Analysis, the figures above for the supply of commercial space derived from County resources appear far greater than demand will ever support. The petitioner's retail demand analysis, however, applies a retail GAP analysis to arrive at commercial demand figures for a specific selection of commercial uses based on PMA per capita incomes and this population's propensity toward spending more on certain goods and services than they are currently spending. Applying additional GAP analysis to the PMA population identifies the potential for an estimated 38.9 percent more to be spent on these specific market segment retail expenditures [pg. 26 table]. One exception to this spending "gap" is at General Merchandise Stores, where this population actually spends within the market area more than expected. These results indicate that no additional commercial square footage need be allocated to General Merchandise Stores. Acknowledging the GAP analysis, and applying the additional 38.9% demand [as an average] to the demand figures reached utilizing the County's Guidelines for Commercial Development, then the demand figures increase to 960,435 sq.ft. of commercial space needed to serve the estimated current PMA population of 43,406; with 1,452,577 sq. ft. of commercial space needed to serve —8— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A the estimated current SMA population of 65,648. 1,137,514 sq. ft. of commercial space is needed to serve the projected year 2026 PMA population of 51,409; with 1,720,421 sq. ft. of the commercial space needed to serve the projected year 2026 SMA population of 77,753. These GAP-affected demand figures for the select commercial uses do not surpass the amounts of existing and potential commercial space already available in this market area for the entire range of retail uses. Note here how the figures derived above for the supply of commercial space still appear far greater than demand will ever support. Utilizing the County Guidelines for Commercial Development, one finds that the market area provides an oversupply of the 1,521,172 sq.ft. of existing and potential commercial space needed to serve the estimated current population. In applying the petitioner's GAP analysis, one may determine that the market area population's demand for the select commercial uses is underserved by 894,884 sq. ft. of commercial space. This assessment lends support to the Analysis' proposition that a need is evident for a future land use change to introduce additional commercial acreage and land uses to this area, and that this location is appropriate to fulfill the need. Appropriateness of the Site and the Change: The FLUE primarily directs new commercial development into Mixed Use Activity Centers, and gives preference to commercial expansion adjacent to both Mixed Use Activity Centers and other commercial designations when additional demand can be demonstrated. The Activity Centers in Collier County are comprehensively planned to provide ample commercial development opportunities. These planned locations are purposely sized and spatially arranged to encourage and support a healthy business environment countywide, and to discourage and avoid over commercialization and strip development. The adopted Future Land Use Map of the FLUE illustrates an arrangement of designated Activity Centers spaced approximately two miles apart in that portion of the County west of 1-75, and approximately four miles apart in that portion of the County east of 1-75. The subject property is not located within or adjacent to an Activity Center or other commercially- designated land. Logan Boulevard is not planned as, or intended to develop as, a commercial corridor. This amendment introduces new commercial development, uses, and activities to a location where commercial development is not now planned, consequently extending the impact of commercial development to a larger planning area. Whether the designation of the isolated property for commercial development impacts the stability of established residential and other noncommercial uses in the area — and the viability of those yet to be developed — is a valid concern. However, there is presumed to be some positive impact in having shopping (and employment) opportunities located closer than presently exists. Environmental Impacts: An Environmental Report, dated October 2016, prepared by Passarella and Associates, Inc. was submitted with this petition (Exhibit "W"). Environmental review specialists with Collier County's Development Review Division, Environmental Planning Section reviewed these documents and provided the following comments: —9— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A The subject Property is 18.6 acres in size and vegetated with pine, cypress, and cabbage palm type environments. Portions of the site, particularly at the north end, are significantly invaded with exotic vegetation, primarily with Melaleuca, earleaf Acacia, and Brazilian pepper. Canopy of native vegetation on site is dominated with that of slash pine. A listed species survey was conducted on June 15, 2016. No listed wildlife species were observed on the subject property. One state listed plant, cardinal airplant (Tillandsia fasciculata), was identified in several locations on site, including that within the preserve identified on the master concept plan (proposed PUD Master Plan) provided with the application. Specific requirements for retention/relocation of protected plants are contained in Section 3.04.03 of the Land Development Code(LDC) as provided for by the Conservation and Coastal Management Element (CCME) Policy 7.1.6. A letter from the Florida Department of State dated June 22, 2016 states that the proposed project is unlikely to affect historic properties but includes a provision for unexpected finds of prehistoric or historic artifacts. A similar provision concerning accidental discovery of archaeological or historical sites is included in CCME Policy 11.1.3. The provision is also included in Section 2.03.07 E of the LDC. The subject property is not located in any County well field protection zones. Although not required at time of proposed amendment to the GMP, a master concept plan (proposed PUD Master plan) showing the location, acreage, and configuration of the proposed preserve and other uses identified for the site is provided with the application. Preserves which are linear in shape as identified on the master concept plan are discouraged by Section 3.05.07 H.1.b of the LDC. The majority of the preserve although does meets the minimum requirement for width of preserves. Specifically, sites of this size are required by the LDC to have preserves an average of 30 feet in width but no less than 20 feet in width. The location of the proposed preserve can be supported by the preserve selection criteria in Section 3.05.07 A of the LDC since it is located adjacent to the proposed stormwater lake and in proximity to existing Open Space/Preserve within the adjacent Saturnia Lakes subdivision, therefore providing use of the area as a corridor for wildlife. The proposed GMP amendment will have no effect on the requirements of the CCME although the amount of native vegetation required to be retained on this site will change since the amount of native vegetation required to be retained on a site is dependent in part on the uses allowed for a site, for example whether developed as residential or commercial. According to the environmental data provided for the project, approximately 13.29 acres of native vegetation occur on site. If developed for residential as currently allowed by the GMP, 3.25 acres of preserve (25 percent of the native vegetation present on site) is required to be retained. If developed as commercial as proposed, 1.99 acres of preserve (15 percent of the native vegetation on site) is required to be retained. In addition, the PUD as proposed will allow for about half of the preserve to be taken off-site, leaving at least one acre of preserve to remain on site as allowed by the LDC. There is a proposed LDC amendment in the current amendment cycle which will further limit the amount of native vegetation (preserve) allowed to be provided for off-site. However, if the PUD application is already submitted, then the current, pre-amendment LDC standards will apply. [Stephen Lenberger, Senior Environmental Specialist Environmental Planning Section Development Review Division] —10— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element Consistency Determination: Stantec Consulting Services submitted a Transportation Impact Statement, dated June 23, 2016 and amended to October 11, 2016 (Exhibit "R"). Collier County Transportation Planning staff reviewed this petition and provided the following analysis: The project's area of influence was determined to be Immokalee Road east and west of Logan Boulevard. The analysis studied: • Immokalee Road, from Livingston Road (west) to Wilson Boulevard (east); • Logan Boulevard, from Immokalee Road (north) to Pine Ridge Road (south); • Vanderbilt Beach Road, from Livingston Road (west) to Collier Boulevard (east); and, • Collier Boulevard, from Immokalee Road (north) to Vanderbilt Beach Road (south). Fully 80% of traffic accessing the property comes from Immokalee Road (40% southbound from west; 40% southbound from east), and 20% from traffic on Logan Boulevard (15% northbound from south; 5% southbound from north). The proposed development project would generate 6,791 daily gross new trips (2-way) and 599 PM Peak Hour gross new trips routed through two access points; a full-movement access located at the southernmost point on Logan Boulevard, and a right-in/right-out access located at the easternmost point on Immokalee Road. Traffic generated by the new development will impact Immokalee Road, west to 1-75 and east to Collier Boulevard, and Logan Boulevard, south to Vanderbilt Beach Road — but does not create any additional adverse impacts at buildout. Adverse conditions are attributable to background traffic growth. Development will require the construction of new right turn lanes at the Logan Boulevard and Immokalee Road project access points, as is a southbound left turn lane at the Logan Boulevard access point. There is capacity on our roadways to accommodate this development; therefore, the development is consistent with Policy 5.1 of the Transportation Element. [Michael Sawyer, Project Manager Transportation Planning Section] Public Facilities Impacts: Stantec Consulting Services submitted a Public Facilities Impact Analysis, dated March 15, 2017 (Exhibit "SS"), dated October 2016 (Exhibit "L"), and a Proximity to Public Facilities Map, dated September 2016 (Exhibit "K"). Collier County Public Utilities Department, Planning and Project Management Division staff reviewed this petition and provided the following analysis: No issues or concerns have been identified regarding impacts upon potable water, wastewater, solid waste, drainage, park and recreational facilities, schools, or EMS and fire protection services. • Potable Water System: The subject project lies in the County's Potable Water Service Area and development will be served by Collier County potable water services. The anticipated average daily demand for potable water for the commercial project is 17,500 gallons per day (gpd) [23,625 gpd "Peak"]. Collier County has sufficient capacity to provide water services. • Wastewater Collection and Treatment System: The subject project lies in the North County Water Reclamation Service Area and development will be served by Collier County wastewater collection and treatment services. The anticipated average daily demand for —11 — CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A wastewater collection and treatment for the commercial project is estimated at 12,500 gallons per day (gpd) [16,875 gpd "Peak"]. Collier County has sufficient capacity to provide wastewater services. • Solid Waste Collection and Disposal: The solid waste disposal service provider is Collier County Solid Waste Management. The 2016 AUIR notes that the County projects more than 50 years of remaining landfill capacity. • Stormwater Management System: The 2016 AUIR does not identify any stormwater management improvement projects in the vicinity of the subject property. Future development will 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: No impact on the demand for park facilities result from the proposed commercial development. • Schools: No impact on the demand for public school facilities result from the proposed commercial development. • Emergency Medical (EMS) and Fire Rescue Services: The subject property is located within the Greater Naples Fire Rescue District, with District Station 73 located at 14575 Collier Boulevard. EMS services are provided by Collier County, with Medic Station 42 located at 7010 Immokalee Road. The proposed commercial development is anticipated to have no significant impacts on these safety services. 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 Monday, March 6, 2017, 5:30 p.m. at St. Monica's Episcopal Church, located at 7070 Immokalee Road. Approximately 55 people other than the application team and County staff attended - and heard the following information: The agent representing this petition (Tim Hancock) introduced other members of the application team present, including applicant, Kevin Ratterree and Michael Friedman (of GL Commercial) and transportation planner, Jeff Perry (of Stantec). He also introduced staff Planners representing Collier County - Corby Schmidt, AICP, Principal Planner and project coordinator for the GMP amendment petition, and Daniel Smith, AICP, Principal Planner and project coordinator for the companion PUD rezone petition. The proposed GMP amendments and PUD rezone were described to the group, including the intensity of potential future uses allowed in the C-4, Commercial General zoning district.The agent reviewed the GMPA consideration schedule, and the protracted timeline involved with applications for PUD zoning, followed by development orders, before actual construction could begin. Kevin Ratterree introduced himself and provided an overview of the project. With its location fronting two major roadways, he addressed specific vehicular access points, turning maneuvers, and the potential for road improvements to both Immokalee Road and Logan Boulevard. GL Homes has developed a number of residential communities in this area but residents are without high-end commercial offerings nearby. This development provides these opportunities, characterizing their plans as high-end by design through limitations on scale and size (including a prohibition on any individual business from occupying more than 45,000 sq. ft.). Commercial floor space is allocated 33,000 sq. ft. to the anchor grocery store, 44,000 sq. ft. to retail shops and 27,000 sq. ft. to outlot business. Building styles will notably contain enhanced elements of woodwork and stonework, landscaping will be supplemented with additional "greenery", and - vehicular and pedestrian areas will be enhanced with "pavers" -all parts of their effort to provide -12— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A upscale amenities. [Staff notes, these design elements will need to be addressed at part of the PUD rezone stage, in PUD documents.] Their development schedule anticipates primary construction (non-outlots) to be completed in one phase, with the anchor grocer to open its doors in early 2019. The term "high-end" was used a number of times by the presenters to describe the select types of businesses to which they are interested in attracting. The application team presented a selection of businesses they are focused-on, such as upscale grocery stores, restaurants, and the targeted retailers. Attendees questioned how the developer can ensure that the development would be"high-end" businesses. Mr. Ratterree explained how this could be accomplished through the "design" of the development. When asked to elaborate, he detailed some characteristics that serve to identify the shopping center's upscale design; such as additional landscaping, water features, enhanced signage, and so forth. He also described commercial uses that were previously identified as having concerns, including automobile gas stations, 24-hour convenience stores, movie theaters, and adult entertainment. The proposal presents these uses as prohibited uses, along with discount and resale stores, and uses that produce loud noises. The applicant committed to the site design, architectural features, and particular tenant types presented here (and that may be codified in the PUD document)to ensure a"high-end", or upscale, project. [Staff notes, these commitments will need to be addressed at part of the PUD rezone stage, in PUD documents.] Jeff Perry provided an explanation of transportation impacts and how the project is designed to accommodate traffic. He explained "capture" and "pass-by" traffic, and how they're considered when gauging traffic impacts. More discussion surrounded traffic concerns, as the subject property is located at the Immokalee —Logan intersection. Attendees also identified awkward traffic maneuvers created by the median design along Immokalee Road, particularly for traffic accessing Saturnia Lakes (restricted to left- in/right-in/right-out) and Heritage Greens (restricted to right-in/right-out), and by vehicles using the small number of dedicated turn lanes to perform U-turns. Mr. Hancock and Mr. Ratterree discussed the LDC deviations being requested; for allowing the oversize project identification sign planned for visual exposure at the intersection, for allowing ground signs for businesses located on outlots (as these "outlots" will not be separately owned, but will remain under the control of the developer with land leases to the individual lessors/stand- alone businesses), and for additional square footage of on-building business signage. Specific lighting fixtures and a lighting plan were discussed. Attendees presented and generally discussed their concerns with traffic (especially the area of influence studied, inconvenient access points, and differing peak traffic times for different area land uses). More than one speaker described the advantages of the commercial project being within convenient walking distance of their homes. They described the inconvenient distances they now travel to dine at upscale restaurants or shop in upscale establishments. Nearly everyone agreed that another drive-through (fast food) restaurant is unwanted; while drive-through facilities for other businesses were not ruled out. Speakers questioned what they could expect in the project's enhanced landscaping. Besides preserving the maximum amount of natural vegetation (in the buffer areas), information about additional plantings was not detailed. Formal landscaped areas internal to the project can be expected as they appear in images presented here. Additional screening/buffers would be considered for the terminal ends of Autumn Oaks Lane and Hidden Oaks Lane, across Logan Boulevard. The application team clarified that they are committing to the County's "preservation" requirements— including providing for a portion of this preservation off-site. —13— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A Additional discussion took place regarding traffic concerns, with at least one person asking if design plans for the project may include a parking structure. This would reduce the amount of paved and impermeable surfaces dedicated to parking, and avoid the need for larger water retention areas, accommodations for additional run-off, and other compensating measures. This conventional shopping center parking arrangement is not thought to be pedestrian friendly. The application team explained how the basic parking lot is in balance with the economics associated with the size and scale of the project. The information meeting was completed by 7:05 p.m. The applicant transcribed the full proceedings of this meeting, and that transcript, along with their PowerPoint presentation and presentation notes, and other NIM-related materials have been copied and are provided as an appendix to this Staff Report. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] FINDINGS AND CONCLUSIONS: The reviews and analyses of this petition provide the following findings and conclusions: • The property is currently zoned "A" and undeveloped. • There are no known historic or archaeological sites on the subject property. • Impact from the development will affect a State listed plant—the cardinal airplant—which has been identified in several locations on site, including within the preserve identified on the proposed PUD master concept plan. Specific requirements for retention/relocation of protected plants are contained in the LDC as provided for by the CCME. • The infrastructure needed to serve the development can be provided without related levels of service or concurrency concerns. Though traffic generated by the new development will impact Immokalee Road, west to 1-75 and east to Collier Boulevard, and Logan Boulevard, south to Vanderbilt Beach Road — it not create any additional adverse impacts at buildout. Adverse conditions are attributable to background traffic growth. Development will require the construction of new right turn lanes at the Logan Boulevard and Immokalee Road project access points, as well as a southbound left turn lane at the Logan Boulevard access point. • There is capacity on our roadways to accommodate this development, therefore the development is consistent with Policy 5.1 of the Transportation Element. • The property, along with the surrounding area, is currently designated in the GMP for residential development—as well as uses generally allowed throughout the Urban designated area such as essential services, community facilities, recreation and open space uses, etc. This petition introduces new commercial development, uses and activities to a location where commercial development is not now planned. • Based on data and analysis submitted for the amount of existing and potential commercial development within the study area for the subject property, the need for the full range of commercial development contemplated by this amendment has not been demonstrated. • The methodology used in the petition, along with the data and analysis submitted for the amount of existing and potential commercial development, indicates the need for General Merchandise Stores has not been demonstrated. • Not all commercial uses allowed in the C-4, General Commercial zoning district were analyzed and not all uses analyzed were demonstrated to have supportable demand. Only those uses for which a demand was demonstrated should be included in this Subdistrict. See staff's recommended subdistrict text. —14— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A • A correlating, companion PUD rezone has been submitted, and will be considered subsequent to, or concurrent with, the Adoption phase of this GMPA petition. • The applicant made formal commitments to the site design, architectural features, and particular tenant types presented in their Neighborhood Information Meeting to ensure a"high- end", or upscale, project. These commitments should be appropriately addressed as part of the companion PUD rezone, not this GMP amendment. LEGAL CONSIDERATIONS: A copy of this Staff Report was provided to the Office of the County Attorney and has been approved as to form and legality. The criteria for land use map amendments are in Sections 163.3177(6)(a)2. and 8., Florida Statutes. This staff report was reviewed by the County Attorney's Office on March 22, 2017. [SAS] STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward Petition CP-2016-2 /PL20160001100, as submitted, to the Board of County Commissioners with a recommendation not to approve for transmittal to the Florida Department of Economic Opportunity. However, staff does recommend approval with revisions to the Subdistrict text as depicted below — to limit commercial uses to those for which supportable demand has been demonstrated by the petitioner's data and analysis, and for proper code language, format, clarity, etc.: Note: Words underlined are added, words struck through are deleted—as proposed by petitioner; words double underlined are added, words doublc struck through are deleted—as proposed by staff. Italicized text within brackets is explanatory only— not to be adopted. 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows only those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of the this Subdistrict= , as follows: Auto supply stores (SIC 5531). [Petitioner's Automotive Parts &Accessories Tire stores NAICS 4413)] Home furniture and furnishing stores (SIC 5712 — 5719), [Petitioner's Furniture & Home Furnishing stores (NAICS 4421, 4422)] Computer and computer software stores (SIC 5734). Household appliance stores (SIC 5722). Radio, television and consumer electronics stores (SIC 5731). Record and prerecorded tape stores (SIC 5735). Videotape rental (SIC 7841), [Petitioner's Entertainment Electronics & A••liance stores NAICS 44311 44312 44313 Lumber and other building materials dealers(SIC 5211), Hardware stores (SIC 5251). Paint stores (SIC 5231). Retail nurseries, lawn and garden supply stores (SIC 5261). Wallpaper stores (SIC 5231). [Petitioner's Buildin Materials Garden E ui ment & Su I stores NAICS 4441, 4442)] Food stores (SIC 5411 — 5499), Liquor stores (SIC 5921). except Convenience stores, [Petitioner's Food&Bevera•e stores NAICS 4451 4452 4453 —15— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A Pharmacies and Drug stores (SIC 5912), Cosmetics and Beauty supply stores undetermined SIC). O•tical •oods stores (undetermined SIC). Food (Health) sup•lement stores (undetermined SIC). Medical equipment rental and leasing (SIC 7352 , [Petitioner's Health &Personal Care stores NAICS 44611 44612 44613 44619 A.•arel & accesso stores (SIC 5611 — 5699), Shoe stores undetermined SIC). Jewel stores undetermined SIC Lu••a•e and Leather •oods stores undetermined SIC [Petitioner's Clothin• & Clothin. Accesso stores NAICS 4481 4482 4483 Musical instrument stores (SIC 5736), Sporting goods stores and bicycle shops (SIC 5941 . Hobby, to and •ame stores (undetermined SIC), Book stores SIC 5942 . [Petitioner's S•ortin. Goods Hobb Book Music stores NAICS 4511 4512] Retail - miscellaneous (5921 — 5963. 5992 — 5999) including Florists. Pet and pet sup•ly stores. and Art dealers only. [Petitioner's Miscellaneous Store Retailers (NAICS 4531, 4532, 4533, 4539)] Eating and drinking establishments (SIC 5812. 5813) includin• food service contractors. caterers. and mobile food services. [Petitioner's Food Service Eatin• &Drinkin. Places NAICS 7223 7224)] Personal and Business services (SIC 5812. 5813), and [Petitioner's Services (NAICS 7221, 7222)] Stationary stores (SIC 5943). Gift. novelty, and souvenir shops (SIC 5947 . Used merchandise stores (SIC 5932). [Petitioner's Offic- Su•.1 Gift Used Merchandise Stores NAICS 45321 45322 45331 The following uses permitted by right or by conditional use within the C-4 district in the Land Development Code shall not be allowed: • Gasoline service stations (SIC 5541), [Petitioner's Automotive Gas Stations (NAICS 44711 44719)] • Automotive vehicle and equipment dealers (SIC 5511 --5599), and • De•artment stores SIC 5311 General merchandise stores SIC 5331 — 5399 includin• warehouse clubs. [Petitioner's NAICS 4521 4529 IF the Planning Commission chooses to recommend transmittal as proposed by the 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, words struck through are deleted—as proposed by petitioner; words double underlined are added, words doubic struck through are deleted —as proposed by staff. 13. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows those uses permitted by right and by conditional use within the C-4, Commercial General, Zoning District, as listed in the Collier County Land Development Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of the this Subdistrict. Development within this Subdistrict is encouraged to be in the form of a Planned Unit Development (PUD)zoning district which must contain development and design standards to ensure that all commercial uses will be compatible with the neighboring uses. —16— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A This Subdistrict is intended to serve the surrounding residential uses within a convenient travel distance to the subject property. Bicycle and pedestrian access to the adjacent properties will be pursued to the extent feasible and practical to encourage increased bicycle and pedestrian use. The maximum total development intensity allowed is 100,000 square feet of gross floor area. [Remainder of page intentionally left blank] —17— CP-2016-2/PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Agenda Item 9.A PREPARED BY: ` `4 DATE: _I ii A. L CORBY SC MIDT,AICP, RINCIPAL PLANNER COMPREH NSIVE PLANNING SECTION, ZONING DIVISION REVIEWE BY: L-✓.. ,_.,/(- -- . 3 - -(7 DATE. DAVID WEEKS, AICP, GROWTH MANAGEMENT MANAGER COMPREHENSIVE PLANNING SECTION, ZONING DIVISION REVIEWED BY: DATE: -3-- 2 0r- MIKE BOSI, AICP, DIRECTOR, ZONING DIVISION APPROVED BY: r-s-v+-+440— (1/4::: ---1--"+-- DATE: Z'�-2/— /7 JAMES FRENCH, DEPUTY DEPARTMENT HEAD GROWTH MANAGEMENT DEPARTMENT PETITION No.: CP-2016-2 / PL20160001100 Staff Report for the April 6, 2017, CCPC meeting. NOTE: This petition has been scheduled for the May 9, 2017, BCC meeting. —18— CP-2016-2 /PL20160001100 Immokalee Road Associates: Establishing the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict IMMOKALEE ROAD/LOGAN BOULEVARD — NIM MEETING MINUTES MARCH 06, 2017 Tim Hancock: Well, my iPhone time I have 5:32 and I think that's official. My name's Tim Hancock with Stantec.We do have a microphone available, but can everyone hear my voice okay? Audience: Yes. Tim Hancock: Okay,great,sometimes the microphone actually makes it a little bit worse, but if you have any problem hearing or understanding me or any of the presenters, please just raise your hand, let us know, and we'll either speak up or use the microphone. I'm with Stantec, I'm the planner for this project. I have the pleasure of work with GL in bringing this project to [inaudible]. Before starting the presentation, a couple of quick safety items. In the event that we had to evacuate the building for any reason,the exit is to your rear,there also is one down this hallway, and one out this way as well. Not that I expect that to happen,this is not Naples High School, but we should be okay nonetheless.Also,for you comfort and convenience, restrooms are down this hallway,you don't need to raise your hand and you don't need my permission, please help yourself if you need to use the facilities. I want to introduce members of our team that are here this evening with.With Geo,we have Mr. Kevin Ratterree here in front,some of you have met him before. We also have Mr. Michael Freedman. We've got a couple other folks with GL, but we've told them we wouldn't make them say anything, so I'm not going to introduce them. We also have with Stantec, Mr.Jeff Perry who's in charge of our transportation planning.Jeff has the unenviable position of talking to you about [inaudible 00:01:57]go and why.Wouldn't wish that on my worst enemy, but Jeff prepared the analysis and calculations in helping to determine the potential traffic impact from the project. In addition to making a presentation, he also is here to answer any questions you may have.We also have reviewers with Collier County. The way this process works is,we develop and file an application,that application is then reviewed by up to 14 or 15 county departments simultaneously.We have two applications going forward and they're both running concurrently, at the same time.The first one is an application to amend the Collier county growth management plan. Now,the growth management plan is an umbrella plan helps determine where particular types of land usage makeup. For example, it may designate that commercial is appropriate here, residential here, industrial here.As the county evolves and changes,that plan gets amended periodically.Sometimes it's amended by the county,sometimes it's amended by private land owners.So we have filed an application to amend the plan,to take this 18.6 acre parcel and designate it from what it is currently, urban residential,to what's call a commercial infill subdistrict.That application, the lead reviewer for that is Mr. Corby Schmidt,who has got his hand up over there. Corby works for Collier County,so I'd just like to tell you, if you have any 170306_0020 Page 2 of 33 problems with your commissioners,talk to Corby.Oh I'm sorry. I meant if you love your commissioner, please talk to Corby.We are blessed with a good board, but anyway, Corby is in the comprehensive planning department,they handle the growth management plan side of things. The second application we have is a rezone application. If the growth management plan is an umbrella that says these are the types of usage you can have, and I'm being very simplistic in this,the rezone delves into the details. What are the setbacks,what are the building heights,what does it look like, what are the specific usage you can have, and what are some of the usage you can't have?So the zoning works with the growth management plan, in concert, they have to be consistent with each other, and there's a separate county department that reviews zoning applications. Our lead planner on that is Mr. Daniel Smith. Speaker 3: That's me and if you have any questions, call Corby. Tim Hancock: Right. Speaker 3: My card is out there,too. Me and Corby's card is out there. Tim Hancock: Both Corby and Daniel did leave their cards out there, I have a stack of mine as well afterwards if you want them, if you're trying to see who has the best hand with your cards at the end of the night,feel free to come ask me for that, as well. I'll kind of give you an overview.The process going forward is that the growth management plan amendment tracks a little bit ahead of the zoning.The reason is that the growth management plan amendment has two cycles. One is, it gets reviewed by the local governing bodies and then it's transmitted to the State Department of Economic Opportunity for review.They then send it back and there's a second hearing for ultimate decision or adoption of that amendment. The zoning only has one set of hearings.So the growth management plan will actually have a hearing for transmittal,when it comes back, both the growth management plan and the zoning will be heard at the same time. So tonight's presentation deals with both applications because really,we need to look at them together. One of them allows certain broad land,set of land uses and the other one delves into the details,together they'll give you a clear picture of exactly what is that's being requested [inaudible 00:05:38]. As you came in,there was a sign in sheet, if you did not sign in, please do so. It helps us be able to record how many people were here and if you raised your hand and said, "My name's John Smith and I've got a question," if I have your information at the end, I can circle back to you through that contact sheet. So if you didn't sign in, please do so before you leave tonight.Also on the table is a copy of the exact wording of the growth management plan amendment that we have requested and also is a copy of what's called the commercial planning unit 170306_0020 Page 3 of 33 development, or CPUD document,that's the zoning document,that's the one with all the more meaty details in it.That is still in draft form, by the way,we have made one submittal to the county and gotten comments back,we're working on a re-submittal on that. So the growth management plan amendment is pretty close to what we're going to see going forward.The CPUD document may have a few more changes that go into it. With that, I'm going to turn this over to Mr. Kevin Ratterree who is going to walk you through the presentation for the project.Then Mr. Perry is going to give you a little bit of transportation information. I'm going to wrap up with a few more comments, and we're going to do our absolute best to have this wrapped up and get you out of here, back home where we all want to be. Mr. Ratterree? Kevin Ratterree: Thank you. Okay thank you Tim. Can everybody hear me? Audience: Yes. Kevin Ratterree: For those of you that don't know me, my name is Kevin Ratterree and I'm with GL Homes, I work out of the corporate office [inaudible 00:07:07]. I work out of the corporate office over on the east coast of Florida. I have been dealing with the GL Naples division since its inception, I was part of the team that made the decision to move to GL from the east coast over to the west coast. I was intimately involved with the initial Saturnia Lakes project. I was intimately involve with the Riverstone and obviously with Stone Creek,so I've had a lot of history with GL relative to this particular corridor and know a lot about how these approvals came about and the history of those. Instead of you trying to remember how to spell my last name, I'm just going to tell you I have business cards up here, but just think battery, Ratterree,for pronunciation which one of my kids'teachers came up with that. If you want to spell it,think Tallahassee, you're probably going to be pretty good.A lot of doubles in there. Let me start off by saying,some you I recognize, I have been doing this traveling road show for a while on this project.We have already presented it to Longshore Lakes, Old Cypress,Saturnia Lakes, Riverstone. Part of this process,this neighborhood information process, it's a little bit broader scale in getting to a few more areas and geographic components that we haven't gotten to in terms of the overall presentation. If you could, I know some of you have questions, if you could just kind of let me get through the presentation, I found a lot of times I answer your question as I go through.Then at the end, we're all here to answer your questions as best we can. If you ask a question we don't know the answer to,we'll take your name down and we'll get back to you when we get an answer to that question.So just wanted to kind of go through that. Let me start off with,that name, Naples Garden Shops,that's not going to be the name.So the first slide in our presentation is wrong and the reason it's wrong is because we have been told by Collier County that we cannot use the name Naples Garden Shops. Naples and garden has been too used over here, so we 170306_0020 Page 4 of 33 need to come up with another name. So Michael Freedman over here will take you to dinner if you want to give us a name and we end up using that name,we will be happy to have Michael take you dinner on his tab.We'll be coming up with another name as we discuss this project with the project planners and in- house folks about it. Let me just start off by geographically orienting everybody.This area in pink is the 18.6 acre site that's the subject of the application.This is Logan boulevard right here,this is Immokalee road right here.The estates are over here.The area in blue is owned by Oakwood Park West, is the legal name,you may know it more as Landscape Workaholics, LRM, Cullen Walker,who operates his landscape maintenance service company out of this property here and also owns this piece of property here. Mr.Walker also owned this little triangular piece right here which was .99 acres in size,we bought that from Mr.Walker so it is part of the GL Homes ownership, it's part of that the GL homes buildership, it makes up the 18.6 acres.The reason we bought it relates to access,which will be my next slide, but I wanted to kind of bring everybody up to speed with what you're looking at here.Again, Mr. Walker here, Raymond Cleary owns this piece of property here.Some of you may be aware that they have initiated some discussions about doing a kind of group living facility,ALF type facility on that site, but it has nothing do with our particular application.This is the main entry for Saturnia Lakes right here,that's one of the northerly pods of Saturnia Lakes. Geographically,everybody good? Everybody got what we're talking about here? Okay,so instead of spending a lot of time trying to figure out the site plan, I'll get to that in a minute. I brought this up to talk about access.We have two points of proposed access to the site. One on the far easterly side of the site,fronting on Immokalee,that will be a right in, right out only.So if you're traveling eastbound on Immokalee,you will be able to take a right into the shopping center. If you're in the shopping center,you'll be able to take a right out of the shopping center. You bypass the Saturnia lights because there's no left turn. If you wanted to back west,you would go to the next U-turn and take a U-turn. The second point of ingress and egress is right here, it's on the extreme, and I'm going to call it western side, southern side is across on Logan Boulevard.That triangular piece that I was referring to earlier is that piece of property right there.The reason we bought it from Mr.Walker was to get that access point as far south as we possibly could with the goal of having a left turn in movement.So if you're traveling on Logan boulevard,you would be able to take a left and go into the center. It would have its normal right out, it would have its normal right in.There is also discussion with Collier County about the possibility of a left out. That left out depends entirely on whether Logan stays as a two lane road or whether Logan ultimately gets built as a four lane road. We as GL,for those of you who don't know the history,that built Logan Boulevard for the county, many years ago, a little over$10 million, a little spare change for what we had going on at the time.The whole point of that is that left out is a possibility while it is a two 170306 0020 Page 5 of 33 lane section, but they're kind of giving us warning that the left out will probably go away if in fact they end up four lane in that roadway. Our project is not tripping the need for the four lane, but the county at least has expressed some interest in making sure that we understand from an access standpoint the left out could go away.So that's the ingress, egress. If you notice right here on the plan,there's a little arrow that goes to the east and there's a little driveway connection that goes here.As part of our discussion with Mr.Walker to buy that acre piece of property,that triangular piece,we also wanted to set up future access to his properties so that in the event. Mr. Walker decides to convert use, his access would be a connection point to right there,so that we would have one common point of ingress and egress versus multiple curb cuts along the roadway.That's really designed to kind of control the flow of traffic from those several properties so that they're all coming in and out at one geographic location. Audience: Can you start over? Because everyone from Riverstone got sent to the wrong location. Can you kind of recap what you just said? Kevin Ratterree: Yeah, okay. Everybody here love what we're doing? Audience: [crosstalk 00:14:22] Kevin Ratterree: Did I summarize it good for you? Audience: [crosstalk 00:14:30] Kevin Ratterree: All right, I'm going to do it really quickly, if you don't mind, okay?This is the 18.6 acre site that's located on the southeast corner of Immokalee and Logan.Access, one access point on Immokalee on the far east side and one access point on Logan on the far west side up against Logan boulevard.That's as far as I've gotten so far.A little more detail that I did and I'll do that after the meeting with you, if you don't mind. This is the overall plan of development.You may remember,for those of you that have been around for a while,that a couple years ago there was an application filed to change the land use on this property and seek commercial zoning on it,and the rumor going around was that Lowe's was the interested tenant for the site.So Saturnia Lakes, Old Cypress, and a couple other communities were very fearful of that application. I don't want to speak for you guys, but there was a lot of concern regarding that potential type of use.What we're trying to do is bring in a very high end neighborhood scale shopping center. What I mean by that is,what we're trying to do is make sure it is a grocery anchored shopping center.That it's not designed to accommodate and we are put in restrictions to preclude those big box tenants, like the Lowe's and the Home Depots of the world, need to be able to fit on a commercial property. 170306_0020 Page 6 of 33 So when I say neighborhood scaled center,the prior application is seeking over 200,000 square feet of commercial space.We are going to limit this site to 100,000 square feet maximum retail site.We are also going to limit the scale of the users,that no individual tenant can be over 45,000 square feet.The purpose of that is to make sure that a Walmart, a Target, a Lowe's, a Home Depot, all of those guys that need 75,000, 80,000, 100,000 plus,they can't locate on this center. Again,the purpose of this is to accommodate the grocery anchor on a neighborhood scale setup. In sales, in Saturnia Lakes, in Riverstone, in Stone Creek,we have received a lot of feedback over the years about there not being a higher end shopping center that's designed to cater to some of the higher end neighborhoods that are in this geographic area.With all due respect to Target down the street,and some of those other users, it's really been something that we have heard on our sales floor that we really want to see something that has a nice grocery store, it's got great elevation, it looks good, it has restaurants that we want to go to,those types of things.So again,the whole purpose of this application is to bring in that neighborhood scale shopping center. From the site plan,what you'll see again is the grocery anchor,this is a Immokalee,this is Logan,we have put in the main retention area on the extreme southern side of the site.The reason for that because if you recall from the earlier graph that is Mr. Walker's property right there, but catty-corner to over here is Saturnia Lakes,so we were trying to provide as much spatial separation between Saturnia Lakes and where our buildings would start. In doing that,we had kept that retention area, and a native preserve area, and a buffer along that southern, eastern, and western side.Again,the access on Immokalee here,the access on Logan,this being local retail, local restaurant space, and then we're going to try anchor this corner with two restaurant pads, and I've got some elevations to show you if we get through this process. Again,goal number one is to limit the scale and size,we've done that by limiting ourselves to 100,000 square feet. Goal number two was to make sure that we couldn't accommodate, nor would we allow, a Home Depot or Lowe's scale tenant in this space. Again,talking about spatial separation,this is that cul de sac in Saturnia Lakes, it's about 575 feet to the western side of that rear grocery store and about 525 feet from the eastern side of that store,just to give you a spatial separation. This is the first of our elevations, again, disregard that name for a minute. I had a little fun with this, [inaudible 00:19:12],these mountains back here [crosstalk 00:19:15], but they're here. [crosstalk 00:19:21] Some of our rendering guys have a little fun sometimes, but this whole [inaudible 00:19:28] was designed to give you orientation and scale.The pointer would be sitting at the corner of Logan and Immokalee. So I referenced earlier those two restaurant pads in that corner leg,those are those two restaurant pads, and directly across is the grocery 170306 0020 Page 7 of 33 anchor.So you get a scale, it's kind of set on a diagonal, which is a little different than a traditional shopping center.Again, part of that is designed to kind of create that neighborhood scale that we're trying to accommodate with this application. This is some of the local retail space.What you'll notice here is we're spending a lot of time with the elevations of this site, coloring,we're carrying a lot of stonework,we're carrying a lot of woodwork, we're making these part of the application so that they're part of the review.Then we need a little bit of flexibility depending how and what tenants we get in here, but the overall scale and scheme of this is being set not only the land use amendment process, but the zoning process. Same picture, a little bit higher elevation.Again, notice try to deal with the pedestrian scale here, a lot of landscaping, a lot of greenery, and again the elevations to give you an idea of what we're trying to accomplish here.A lot of paver work.Again,all of that is designed to bring that upscale amenity to the area. This is that corner, so the grocery store is going to be way over here to the right, this is that corner over on Immokalee road side.Again,trying to accommodate that local retail, local restaurant space. Again,you'll notice we're spending a lot of time with a little open space area, pedestrian scale,walk ability of the overall center.This is the grocery store front. So,somebody's going to ask me, or all of you are going to ask me,who are your tenants going to be? Okay. Let me start with the big one,which is the grocery anchor. We are under a confidentiality agreement with one of those four right there, okay?All right?So, everybody hear me?That will give you an idea of the grocery anchor. Audience: When you say confidentiality agreement, is this a signed deal that you're saying is absolutely 100%done that is going to be one of those four candidates? Kevin Ratterree: It is.Already gone through their real estate committee,their real estate committee has approved,the paperwork is being executed as we speak. Before this thing is finally approved, that will be an ink deal. [crosstalk 00:22:09] Audience: [crosstalk 00:22:09] [inaudible 00:22:12] Kevin Ratterree: If you wouldn't mind, let me just get through the presentation and I'll get the questions in the end just to get you a little sporadic.All right, so let me go back to restaurants. Michael Freedman who Ken introduced is the VP of promotion for GL. Michael is the guy that does all of our leasing for GL's commercial centers, and don't let the name GL Homes confuse you,we are both a residential home builder,Saturnia Lakes, Riverstone, Stone Creek,we are also a commercial 170306_0020 Page 8 of 33 builder.We have a commercial division,we've got several centers on the east coast of Florida,this is our first foray over on the west coast. Michael's been the guy that's been dealing with all these folks.When you ask those questions later, I'm going to let Michael answer those because he's the guy that's been dealing with them.Since we have done the neighborhood information meetings that we had with the communities,we have received at least 20 inquires from people that know somebody,who know somebody,that was at that meeting who had called us an inquired about leasing spacing in the center.So there are the tenants that Michael is trying to get to, again, retail down at the bottom, but again,the whole thing is premised on that grocery store anchor. Okay,this is probably the slide that most people want to spend a little time on. In addition to the 100,000 square foot cap,the 45,000 square foot max per tenant, one of the things that we get a lot of feedback on is, "Well, are you going to allow," I'm sorry for doing this to you,WaWa in here, "Are you going to allow WaWa in your center?Are you going to have 24 hour fuel and convenience store?Are you going to have a theater?Are you going to have adult entertainment?Are you going to have ..." Start going down the list of all these things that folks have concern about being potentially located in proximity to the neighborhood. So what we have done as part of this process, is we have then included a list of uses that will be prohibited so that they are, by zoning development order, restricted on the property,we cannot cite them on the site.We have provided that as part of our CPUD application. It's a little hard to see it at that you're at, but just to run through them, discount dollar stores,the Dollar Tree, Family whatever,those types of uses will not be allowed.Those types of uses that create loud noises,we get a lot of people concerned about, "Are you going to have a bar in here that's going to have live music?"The answer is no,we're restricting both bars and we're restricting uses that generate loud music.Sound is regulated by the Collier County code, I've been asked especially in prior meetings,we are going to add outdoor seating areas. If you've been to a restaurant with outdoor seating areas a lot of times have speakers outside where they pipe in music.The music is not so loud that you can't have your conversation while you're eating dinner with your family. So the idea is we're going to ask ambient music allowed for the outdoor seating areas, but you would not have live entertainment or anything like that outdoors that would create the type of music that would be objectionable to you in the immediate area. Manufacturing facility,that's kind of a no-brainer. Dry cleaners, a lot of people have concerns about dry cleaners, especially areas that have well proximate to it,they're worried about chemicals potentially getting in their well system. Car washers,tire stores, automobile repair,those guns that they use to take tires off are some of the loudest things out there,you can hear those things for miles,so it's prohibited for those reasons. Salvation Army, Goodwill, again, they all do great services for the community, but those are the types of uses that are being prohibited. 170306 0020 Page 9 of 33 Surplus stores, overstock stores, stores that you see that typically are bigger box type users with [inaudible 00:26:10].Amusement center, carnivals, laser tag, trampoline facilities,those are all prohibited under our application as well. Massage parlor, kind of goes without explanation, but there it is.Adult bookshop, adult movie theater, mortuary,funeral parlor, coin operated laundry, cocktail lounge, bar,tavern, night club, cinema, or theater. It's an interesting one because I get a lot of people that would say, "We would love to have a theater pretty close to our house," and then you have a lot of people that say, "I would hate to have a theater close to my house." Generally,those uses are very intense on Friday and Saturday nights,they go to early hours of the morning,there's a lot of traffic trips attributed to them,so we have just decided to prohibit that use in the center.So those of you that wanted to have a movie theater there, my apologies, but those are the types of things that we're trying to do to keep the scale of this down to a neighborhood center. Bowling alley, pool hall,skating rink, animal raising and storage facility.You saw earlier about PetSmart, it's not designed to be overnight boarding or that type of facility, but a retail store like a PetSmart would be something that would be allowed. Hotels, motels, lodging facilities, again prohibited.With all due respect to where we are, churches would be prohibited. [inaudible 00:27:35], sorry, but churches would be prohibited. Gun range, occult sciences, I don't know what those are, but okay. Nursing home,old age center,tobacco store, hookah lounge, electronic cigarettes, all of those things are just things that we have prohibited through this application and inclusive of what will be gas station, convenience store,gas sales,we're not going to have any of that. Let's spend a little time with buffers, I don't know that it's necessary to go through it unless I get a question, but these are some examples of some buffers. I think the best way to talk about what we do in terms of buffering is,go and drive down communities and see what we do. We have always been known to be a landscape heavy company, sometimes we get complaints in our communities that we were too landscape heavy, but we really try to do as much landscape ... This is a commercial center, so obviously visibility's important, but obviously we're trying to do this in an upscale manner,so the landscaping that we do will be.This is an actual picture,this our Canyon Town Center over on the east coast. For those of you who happen to be over there, I would encourage you to take a drive by and see what we do from a commercial ... It's off of the Florida turnpike's Florida Beach boulevard.Just head west,you're going to run right into it.This is a shopping center we built back in 2005, Mike? Michael F.: Eight. Kevin Ratterree: 2008, I was close. It's anchored by a Publix, but just to give you an idea of scale and elevation, it's got a Panera Bread in it here,that's the Publix corner over there.There's the Publix elevation there.They have [inaudible 00:29:19],and a Wells Fargo.This is an actual picture as well,yes the grass is actually that green. I 170306_0020 Page 10 of 33 don't know why, but it is that green.This is an actual aerial photograph of the shopping center.This is a main street right here,this is the Publix anchor over here.This is part of a civic site that we gave to Palm Beach County.There's an amphitheater back here that events are held at and we built in soccer fields as kind of a temporary because the kids are having a hard time getting of the soccer fields out there.When the county builds this park over on this property,they'll get rid of that soccer field, but it's something we did as part of the overall site. Tim can probably get into a little more detail of this, if necessary, but I want to talk about subdistrict because one of the questions that I get a lot is, "If we allow this to be approved, does that mean that everybody next to us,the barn doors open, and now suddenly everybody can come in and request a commercial designation?" It's a very important question I want to make sure we spend a little time talking about. First off, anybody can come in and file an application with Collier county to change land usage, it's the right of any property on Earth to do that.So I can't preclude Mr.Walker or Mr. [Courier 00:30:37] or anybody coming in and making an application.What we tried to do when we set this application was to set it up as an infill subdistrict and that's important because what we want to have a property owner do is go through the entitlement process,very similar to what we're doing,where they have to go through public hearings,they have to do community meetings,they don't have to labor of information meetings.You want to be involved in the process,you want to know what's going on. What we did with the subdistrict was we set it up where this particular standard right here,on one side [inaudible 00:31:17] commercial side is not [inaudible 00:31:19] urban commercial district.What that really means is, if we got commercial on this property,the adjacent property,just a commercial designation,the adjacent property could come in and seek commercial zoning without going through the land use amendment process because there's a standard in Collier County development regulations that allows that to happen. However, by creating this as a subdistrict,we have preempted that property owner's right to do that,they would have to go through the same process that we go through relevant to notice to homeowners and request that through a public [inaudible 00:31:56] process. Lighting, we've got our lighting plan.The Collier County standard is zero foot candles when you get off the property. We've done a lot of[inaudible 00:32:09] plan to show that.We're hitting zero foot candles on the adjacent property.This is done,just for an example of the lighting fixture.These are the new state of the art LED lighting fixtures that are going in.The whole purpose of those is really refine the light and direct it down so that you don't have a lot of ambient light coming out. [inaudible 00:32:28] be able to see the light. If you're across the street and you're staring at a shopping center,you're going to be able to see the light.The question is, is the light getting to you?That's spill over in the foot candles.You can see light, but the question is, is it spilling over to the point 170306_0020 Page 11 of33 where you're being lighted by the light.The answer is,that standard of Collier County, is to get to 0.00 foot candles on the property. Here's an example of that.These are much taller LED fixtures, but if you'll notice, very bright around the base of them, but as you get off the light fixture itself it gets very dark very quickly. Okay, I'm going to turn it over to Jeff, let him talk about the traffic a little bit. I know that's probably a good bit of the questions that are going to come up tonight, so I'm going to let Jeff handle that.Then I'll be back up to kind of summarize and get questions. Jeff Perry: [inaudible 00:33:21] Okay.Good evening. For the record, my name is Jeff Perry, a transportation planner with Santec consulting. I prepared the traffic analysis for this particular project for both applications.As Kevin and Tim said,there are two companion applications moving together.There will actually be a third analysis that will be required by the county.You have one for the conference of planning, you have one for zoning analysis, and then you also have one for the actual site development plan. When this project, if it's approved, it moved forward through site development plan review where we get down really down into the weed about engineering and the very fine details of a site design, building permits, there's a traffic stuff that's done, again.That's important because if there is any lag between a project's zoning approval and when the site plan approval comes --� in,you want to make sure that the site plan zoning analysis,traffic analysis, is up to date.That it's the most current available the time,that analysis of is done in a timely fashion. When we do an analysis like this,we follow the county's regulations,there is a standard set of guidelines,we establish a study area, look at the different roadways that are likely to be impacted by a particular project and we do what's called trip generation. We look at the project form the standpoint of the amount of development that's being proposed. We can then use national standards for determining how many trips will generated to and from a project. In the case of residential,we know that residential projects are generators. When a 100 units, or 1,000 units or developed, people move into those homes,they are generating traffic. It's brand new trips, coming and going to their homes. Commercial on the other hand is what we call attractors.They are the places where people go to. The people that leave their home and go to the grocery store, or go to work,go to an office,they are actually going to that destination or to that attractor. Commercial shopping centers of this type, neighborhood commercial centers, also have the advantage of capturing traffic that's already on the roadway.So we see that there's traffic moving along Immokalee road,this is Logan Boulevard here and the shopping center here.There's traffic already on Immokalee road.As it passes by the shopping center, on your way home from work to get to your residence,you stop at the grocery store.You stop at the drug store, or whatever it is that you want to stop at. It's called a pass by trip,so it's not generating new 170306_0020 Page 12 of 33 .t. trips.There are some employment numbers, people that are working here are coming from their home,they're going to a particular place, but generally speaking, a project like this is capturing quite a bit of traffic along the existing route, and especially during the peak hour.When we analyze traffic,the county is most concerned about the peak hour of the day,which in also every case, is the evening. It just so happens on Immokalee road the AM peak hour of background traffic, the current volumes,are a little bit higher in the morning going inbound, going towards Naples,than they are in the afternoon going out. But generally speaking,generators,those that are generating traffic, are generating either in the morning or in the afternoons.Attractors like shopping centers typically have a much higher PM peak traffic,there's very little activity going on here at 7:00, 8:00 in the morning.You have some grocery stores that might be open at that hour, but many of the retail establishments,small offices that might be in there, are not open at that particular hour in the day,so people are not coming in and out of the shopping center in the morning. So we're required to look at the evening, PM peak hour, how many trips will come into and out of the site relative to the amount of traffic on a particular road. These particular numbers ...This traffic analysis is available in the public record, we can get you copies of it if you're interested in the entire report.We've analyzed the traffic signals,we've analyzed the amount of traffic coming into and out of the site. We've estimated,with all these little blue arrows,the amount of traffic that will go in each direction because obviously as Kevin had said,there's a right in and a right out on Immokalee road.We're proposing right out, left out, left in, and right in on Logan boulevard,so we've assigned what we believe is a distribution of traffic in each of these movements in each of these directions. There will be some people that will be coming down on Immokalee road westbound and will want to make a U-turn and come back around into the shopping center.There will be others that will want to come down here and use the access off of Logan. So we tried to account for all of the movements that will people will make into and out of the shopping center.These numbers,the red numbers,are the numbers that are the total driveway volumes so that includes the trips that are already on the roadway that someone stops and says, "Oh, I'm going to go into Publix,"got a call,turn and go into the grocery store get a quart of milk and then turn around and come back out once they get whatever it is you need.So these are the active driveway volumes.That's not the net new traffic that would ultimately be added to the roadway. These are the volumes on the roadways today. In the morning, and this is a peak hour,there's 2,200 vehicles an hour traveling on Immokalee road westbound. In the evening, a little bit less than that, about 1,900 vehicles per hour traveling in that direction. Our traffic, as you can see, is 124, 173 coming in and turning in this way.The total numbers, as I said, are the driveway volumes coming in.A small fraction of the amount of traffic that is currently on the road and some of 170306_0020 Page 13 of 33 that traffic that is currently in this,what we call the travel screen,this numbers up here,will actually be showing up in these numbers in the driveways because they'll be turning in off of a driveway. We've conducted the analysis for the county. Our analysis shows that there is existing failures at the intersections,the volumes on the roadways are not significant enough to require additional travel lanes on the roadways, but we do know that there are problems at some of the intersections.The county is aware of these problems.The problems are not caused by this particular project.The county is currently pursuing a study of the entire corridor of Immokalee road to try to identify what improves are ultimately going to be needed and then using their impact fees and assessments of individual projects, determine what improves have to be constructed and who has to pay for them. So when this project comes in for its site development plan, we'll go back through another analysis and if there's a proportionate share or some improvement that the county feels is the responsibility of this developer,then they would contribute that particular portion to fixing one or more of these intersection problems.These are problems that exist today that are not the responsibility of this developer so we have to assume that the county's going to fix these in the future, but if the developer is contributing any deficiencies,then they are required, any developer, is required to pay a proportionate share to remedy that particular problem. I think that's it. We will answer any questions a little bit later. Kevin Ratterree: Michael told me I needed to clarify my statement on the massage parlors. Not a frequenter of massage parlors,so Massage Envy is different than a massage parlor.That's the way he's tried [crosstalk 00:41:42]. Before we get to questions, there are these things called deviations. Deviations are, code says you can do this,you request a deviation to allow you to do this.We do a lot of deviations when we deal with our residential PUDs and I'll have Tim come up here and go through those really quickly. It's kind of a standard procedure that we have to ask for them, but we have to kind of inform you what those deviations are. A lot of it relates to the signage on the corner,trying to make sure we can accommodate that signage and that it has that scale to it, but I'm going to let him go through them real quick. Tim Hancock: [inaudible 00:42:29] Okay, it'll be little more helpful with this slide to discuss this with you.As Kevin said, again,for those of you who came in late, my name is Tim Hancock with Stantec, I'm the planner for this project.There are, in our current document,there are a total of three deviations being requested.The deviations are form what's called the land development code.That is, in essence,the rules and regulations of development for Collier County.Just like any code, it's not really a one size fits all. One of the nice things about a planning unit development or a PUD,which is this project is, is that we can tailor the land uses, we can tailor the standards to meet an intended result.That's really what the deviations do, is they take what you've seen here today and they make sure 170306 0020 Page 14 of 33 that's what you're going to get. So let me go over these quickly and most of them deal with signage. The first deviation on our document dealt with parking. Well,that deviation actually is going to go away.The reason is because GL has reduced the square footage to 100,000 square feet or less, normally a parcel of this size would have 150,000 square feet or more. Because of that,there's no squeeze on parking, there's no parking issues. So deviation number one in the document is going to go away,we don't need to talk about that. Deviation number two is really about the exhibit that you see here.This is a project identification sign. Collier County code really isn't set up for most projects to have these.As a matter of fact, how many of these have you seen Collier County that are not in a residential development? Not many, but it's a very key feature for the aesthetics and the treatment you see here,that tells you,you have arrived somewhere special.So rather than just having grass and a lake,we think this project identification sign is important.We're asking, and by the way,this doesn't identify any of the businesses in here, it's simply the project name,which again,for those of you who showed up late, it will not be Naples Garden Shop or Naples Village Shops,we're having to go back to the drawing board because we're using some overused names.So there's a contest out there, if anyone comes up with a name,see Michael. He doesn't have to have dinner with you if you win the contest,you can go on your own.This project identifier, we had a deviation that says, "Yes,we can do this," because the code really doesn't allow for that type of signage. The second deviation ... Let's see. In most shopping centers, and you've probably heard them called out parcels. Usually when you have a building along the perimeter of the project,they design these ...We do this from a fit standpoint as, you put this out parcel here, and then this one, and this one,and this one.You just line them up like soldiers.The reason is,you normally carve out a piece of property and you sell the land itself fee simple to whoever's going to develop it. Each of those out parcels is allowed to have what's called a ground sign,which is, I believe, it's 12 feet in the code, maybe eight feet. Because it is not our intent to carve out and sell out parcels, it is actually GL's intent to lease the pads so that we can have this nice continuous flow of parking and not break every little site up,which really makes it harder to walk from one to the other, and just gives you more of what I call a campus effect where you can move freely on the site. When you break it into out parcels,you lose some of them. Once we're no longer carving out parcels,the county code doesn't let us have those little ground signs.So our deviation is to ask for the ability for each one of these buildings to have one ground sign out here, eight feet tall, no more than 60 square feet in size.Very small,very low profile, but again,very important in order to get quality tenants in these buildings,they really have to have their ground signs. So just because we're not breaking them into out parcels,we have to request a deviation for that. 170306_0020 Page 15 of 33 Deviation number goes away, number two and three I just described to you.We did discover a third deviation for the grocery anchor here. For the size that we have planned,the county allows 200 square feet of total signage on the front of that grocery anchor. Picture a Publix, if you will, and they normally have like Publix,then they have pharmacy, and something else over here,they kind of break it up into three pieces. Because we're doing a little smaller anchor here, we don't have enough frontage ...We can have our 200 square feet, but we can't break it into three pieces that when you add them up,then they make 200 square feet. We met with the sign reviewer today at the county,we're requesting a deviation so that we're not going to have any more signage than we're allowed by code,we just want to be able to have those little signs that the grocery anchor may need in order to advertise the total business that its performing.So that's the third deviation. None of them terribly significant, most of them are signage and aesthetics.There are things that are very important to the folks,the high end businesses,that are looking to go here, and things that we think don't attract them.As a matter of fact,we think many of the deviations will add to the aesthetics of the project. Those are the deviations as we've had them, but last thing I want to mention is, the zoning is still in process. So as we go forward and we resubmit,there will be minor changes to the zoning. --. Now,the things that you have been told tonight,things such as no massage parlors, and I've got to figure how to allow Massage Envy, but not have a massage parlor, I'm not sure how we do that, but we'll figure that out.Those things are commitments that we've made to you and we're not going to waver in those, but there may be things that get added and taken out through the process of reviewing the staff. If any time in this process you want to know what's in there, all you have to do is call or email me, I will send you the document. I have my business cards here when you leave. Everything we submit is public record, you can call Mr. Smith or Mr.Schmidt and they'll provide it to you, or call me and I'll provide it to you. When I do, I usually copy them anyway so that they know that we're responding to those things.So if you have any questions after you leave here today,we remain available throughout the process to address those questions. What I'd like to do now is, is turn it back over to Kevin. He gets all the hard questions, but if you have any easy ones, I'll be over there. Kevin Ratterree: Tim,thanks. [inaudible 00:49:34] Assuming that the application's approved and we continue through this process, our goal is deliver the grocery pad first quarter of 2019,so that's the anticipated timing.Somebody's going to ask me, "Well,GL Homes gets it approved and then they flip it,sell it to somebody who builds it." First off, I've been with GL for 18 years,we've never sold a single piece of property,we are going to develop them,we are not a seller.We have a complete division that is designed for the purpose of leasing and operating commercial 170306 0020 Page 16 of 33 shopping centers Our intent and our end product will be a center built by GL, a center maintained by GL, a center operated by GL.So if anybody's concerned about building a high quality center,we are.Why are we going to be concerned about that? Because we're selling right up the street Stone Creek,we want to utilize this center as an amenity to the folks that are coming onto our sales floor. So understand from our perspective,this is a GL center,this is not an approval that gets done and then flips to somebody else. So understand that from [inaudible 00:50:51]. Finally, lastly, as Tim said, please, by all means, if you have any questions that didn't get answered,you think of something at night, if you're like me you wake up at 3:00 in the morning and go, "Ah,totally forgot that,"just send us an email and we'll get an answer back to you ask quickly as we can.All right, questions. Let me see if I can do this in a framework that is logical. People are going to raise their hands, I'm not being gender specific or color specific, or I like you, I don't like you, I'm just going to do them as I go along. If you just ask your question and we'll see what we can do to answer it.Yes, sir? Speaker 7: You said first quarter 2019 for the pad for the grocery store, is that the first one, the last one,the middle one? Kevin Ratterree: That's the first one. Speaker 7: Okay. It'll all be built at one time though? Kevin Ratterree: Yeah.The goal is to get the grocery, and we're going to build everything at the same time, but our target is to get that grocery pad up.Yes, ma'am?Second row. Sorry, I'll get you. Speaker 8: Okay, my concern is traffic.We live in [inaudible 00:51:53] and stranger danger is leaving our community, I wonder that when you did your analyzing, I have several questions. First of all, did you consider the schools that are there? Number one.The other thing was,when we talked to the police officers who have come into our community,they constantly tell us the lights are on timers, however,they never consider the fact that there's a right on red at the corner of Logan and Immokalee.So even though that light may change and become red and gives us an opportunity to cross three lanes, which they tell us is illegal, but if that's the only way we get to get inside,the fact that it's right on red deters us from ... Again, we still have traffic coming through. So I guess my question to you is,was that looked at, at all? Or are you just concerned with the area from Logan and Immokalee? Jeff Perry: The answer is yes...The answer is no, we did not look at that far off away from the project.Once the traffic gets into the travel stream, depending on how much traffic is being generated, and I can share with you some of the numbers up there, 133 trips, stuff like that,the county only requires us to go so far because after that, it attenuates off,some of it goes into Saturnia Lakes, some of it goes a 170306_0020 Page 17 of 33 little further, goes into another driveway. It ultimately gets reduced. So a much larger project,for instance,the project that Kevin mentioned that previously had been [inaudible 00:53:35] here, 200,000 square feet would generate twice as much traffic and this would.The traffic analysis would have extended out a little further, it would have looked a little bit further, perhaps to the next intersection beyond. But once you get to a certain point,the amount of traffic that's being added to the travel stream no longer becomes an issue as far as levels of service. Not withstanding your problem of getting into and out of the projects, and we've seen that on Saturnia Lakes, we've seen it in just countless situations where the access connections that don't have a traffic signal,don't have the luxury of having a traffic signal, have to deal with median openings that divert traffic,that only allow you one way in and one way out to have to make a right turn and go down, make a U-turn- Speaker 8: We only have one in and out,that's all.We don't have the [inaudible 00:54:31] like Saturnia Lakes can get out on Logan or Immokalee- Jeff Perry: Right. Speaker 8: We have no choice. Jeff Perry: The county's cover their ears.The county's responsibility to main the level of service of the roadway, it is not to make your access convenient.They need to make sure that your access is safe,so they don't want to put you in harm's way, but the access into and out of a project is regulated by access management standards. Not everybody can have a full median opening, not everybody can have a traffic signal, so there are standards that are adopted, and when these projects are developed,you have to live with those particular standards.As inconvenient as it might be to be able to get into and out of a project,those are based on the standards that we're faced with.We would love to be able to provide much more convenient interconnections for projects when we sponsor these projects to the county, but their responsibility is the mainline,your movements along the major highways. Speaker 8: My concern isn't convenience, my concern is safety.There are a lot of accidents in that area and you're talking schools,you're talking [inaudible 00:55:42]- Jeff Perry: Right. Speaker 8: There are accidents there all the time. Jeff Perry: The county's traffic operations staff looks at those accidents,they get accident reports, crash reports from all the accidents,from all the crashes.They look at the crash reports, if there are geometric problems with an intersection, or with a turn lane, or something like that,they can take steps to correct it. More often 170306_0020 Page 18 of 33 than not,crashes are not caused by geometric or engineering problems,they're caused by driver behavior.The county's response to those kinds of changes is to, in fact, limit some of the movements that are causing the problems. For instance, if there's a connection that allows you to cross over three lines of traffic and it becomes a problem, becomes a crash problem,the county can close that access so that you have to turn right and go down, make a U-turn, and make some other movements to get into and out of a project. So,the problem that we have is that everybody would love to have the most convenient, safe access connections that they can, into and out of a development, but often times what you get is not convenient. It's supposed to be safe, it's designed to be safe,driver behavior plays a big role in whether or not you have crashes at a particular area.The amount of traffic that this project is generating is,to use the term, dropping the bucket from the amount of traffic that is on this road today and is going to grow from projects further east,that are going to be developed,that are going to come into 1-75 and so forth.What this development does,what this commercial development does, is gives people today, leaving Saturnia Lakes,or leaving one of the other developments in this particular area, have to travel three,four, or five miles to get to a grocery story.You won't have to do that with a neighborhood center like this. Likewise, people traveling that long distance along the road will not have to stop at one other place or go out of their way,they'll be able to stop at this particular commercial, if they need to stop and get groceries or something like that.That's a long winded answer, but- Speaker 9: [crosstalk 00:57:57] If you pull and if you want to go west,you go up a short distance and make the U-turn . Speaker 8: [inaudible 00:58:02]the school. Speaker 9: [crosstalk 00:58:05] Speaker 8: I was just saying,are all of these cars who are going to pull out of there,they're going to have to go that same U-turn to head west,so it will be that much busier for[inaudible 00:58:15]. Speaker 9: [crosstalk 00:58:17] Jeff Perry: No, hold on for a second.Yeah. Speaker 9: [crosstalk 00:58:20] Jeff Perry: Please, here's what ends up happening, if everybody starts talking over each other, it's complete anarchy. Based on the conversation, understand what people do from a traffic pattern standpoint,what you're referring to is 170306 0020 Page 19 of 33 somebody who's going east,to go west. Now,think about your driving pattern. If you're going west,what exit are you going to go out of?The logical exit is that you're going to come out on the Logan boulevard side,take a right, and go up to a signalized intersection to take your left.Very few people,there will be some, again, driver patterns are driver partners,that will take a right out and then try to get over to whatever will be the first legal U-turn that they can make,to do a U-turn. Most people who go ... I go to pretty much the same grocery store,the same several grocery stores every time I shop, I know the traffic pattern in terms of how it works best for me, being able to get in and out.So folks that are traveling west, or folks that are going to Old Cypress, or Riverside, or Stone Creek,they're going to do this movement here.There's going to go come and do this or they're going to come out and do that because that is going to be the most convenient and it's going to be the safest. So to just kind of expand the [inaudible 00:59:52] of your comment. Speaker 9: That makes sense. Jeff Perry: Okay.Yes, ma'am? Speaker 10: Yes.With the traffic study,do you take into consideration that there is a proposed school coming in Stone Creek that will cause a lot of bus traffic, school children on buses,this is already... Immokalee Road is already very heavily traffic and the school and all the new cars from Stone Creek,was that in to the study? Jeff Perry: It is.The background traffic,what we call background traffic, not related to this particular project, is in the existing numbers as well as in our forecast.So when we analyze something five years out into the future, or 10 years out into the future,we have to grow the traffic or inflate the traffic numbers to represent traffic from developments that are outside the area that are traveling along the roadway.This traffic is going to grow 2%per year or 3% per year,whatever the number happens to be based on historical trends and modeling.Those numbers are all considered in the analysis. Speaker 10: So the school was in it? Jeff Perry: Yes. Speaker 10: The new school? Jeff Perry: Also, keep in mind,this is an important thing that people sometimes don't think about in terms of shopping centers, hours. So school has a peak time at around, I'm going to say,just to be conservative,6:30 to 8:30,okay?This is a peak time for a school. Well most of the tenants in a shopping center are not open yet. If you have a coffee shop,they will be open,grocery probably is open,they probably open at 7:00 or 8:00 in the morning, but all your local retail, unless you're restaurants,they generally don't open that early in the morning.So it's a little bit off an off peak to peak review that you need to be thinking about.Then 170306 0020 Page 20 of 33 in the afternoon,the peak time of a school is a little earlier in the afternoon than the peak time the county uses in terms of the PM peak hour which is generally 4:00 to 6:00,that time frame, most schools are out and have completely dissipated by then. Again,just something to think about.We did take it into account there is a little bit of different in peak hour traffic, but we were ... [inaudible 01:02:12]that school site was part of our[inaudible 01:02:16] approval to dedicate that school site to Collier, I'm not aware that that school's been funded yet, but Collier County,to my knowledge, has not been funded, so they would have to put that in their five year capital plan,they would have to do the construction drawings, they would have to do all that. It's years off in terms of the planning provided for that, but even if it were there, it's going to be a little bit different peak hours in terms of the peak hour of the shopping center compared to the peak hour of the elementary school.Yes,sir? Speaker 11: There's a school being built by Stone Creek, north of us. Jeff Perry: There is a school site dedicated to the Collier County school district, it's secured. If you've been out to Stone Creek and you go into Stone Creek,you take a left off of Logan boulevard,the school site is directly north of that, a vacant piece of property that is part of Collier County's obligation in the project [inaudible 01:03:09] approval process which we've dedicated that school site potentially for a future school.Somebody's going to ask me about Logan boulevard? Speaker 11: Is it a high school, a middle school? Jeff Perry: It's an elementary school. Audience: Elementary school. Jeff Perry: Hold on one second, let me just address the Logan boulevard thing for a second. Somebody's going to ask me what's the timing of Logan boulevard?The answer is, we have to have that road [inaudible 01:03:30] when we reach 297 certificates of occupancy in Stone Creek and we have to build it within one year of starting construction.So it is not imminent, imminent, but it's on the horizon. That's something that over the next couple of years,that link between Bonita Beach and Immokalee is going to be built.Somebody is going to ask me, is it going to be a four lane section?That one I can definitely say no because when Old Cypress first dedicated the right of way they only dedicated 60 feet for the future roadway, so there's not enough right of way for a four lane section to be built. Now,the county could have the right to come in and condemn property and do all that, but the whole ... If you've been part of that public participation in the discussion on Logan boulevard,that [inaudible 01:04:20] had been planned to be a two lane road.Yes ma'am, over here? 170306_0020 Page 21 of 33 Speaker 12: I have a question,so what about Logan boulevard between Immokalee and Vanderbilt? Is there a plan or availability to widen that? Jeff Perry: There is right of way available,the road was designed ...Yep, I'm going to take the blame for it,you can blame me for a few things out here, but Logan boulevard was built by GL,we obtained the right of way for the construction of Logan,for that length of Logan,so [inaudible 01:04:46],there's right of way for a four lane section. It's actually design to accommodate a four lane section. It is not funded by Collier County,there's nobody on the book who has the obligation to four lane it, but it has the potential of being four laned. Speaker 12: In this development,you said this is [inaudible 01:05:07] owned by GL homes- Jeff Perry: Yes. Speaker 12: And operated by GL homes? Jeff Perry: Yeah, Immokalee Road Associates LLC is a affiliated entity of GL. Speaker 12: Do they have other commercial properties? Jeff Perry: Yes,we do.Yes, sir? Speaker 13: You mentioned high end a few times, so would it be like a smaller version of Mercado's? Jeff Perry: I'm going to let them speak to you about that. Kevin Ratterree: It won't be sort of Mercado, effectively it's a mix of these projects, residential and I think they have an office there, it's going to be a neighborhood shopping center,we're going to aim for the higher end restaurants, [inaudible 01:05:44] restaurants that you stop in front, but no, it won't be a full mixed use project. Speaker 13: Because I have a house in Old Cypress and for me to get out of my development, by the time you get to Mercado's [inaudible 01:05:53]. So obviously we know [inaudible 01:05:56],there is traffic, and because of that I think it's cool if there's that kind of, if we could have that smaller venue closer- Speaker 14: Yeah, if I could piggy back on his question, I live in Saturnia Lakes and this is going to put a lot of stuff within a walk from me.So it's going to get me out of my car a lot, do I really have to wait until 2019 to get it? [crosstalk 01:06:22] Speaker 13: [inaudible 01:06:27] I don't need to go there for lunch, but a cool place to go to have a nice dinner,without having to go to fifth avenue,which I could fly a plane down to,or or just,to me, is more convenient because of the traffic. When you say high end, I think that's a cool, it's like a fresh market, it tells us what it is. Whether a Whole Foods, [inaudible 01:06:49] a Publix, like a smaller[inaudible 170306 0020 Page 22 of 33 01:06:51],would be a hell of a lot more convenient than driving to the East Springs or down the 41. Kevin Ratterree: Right, and again,to reiterate again something I said earlier today to you that may have come in late.That was really the driving force behind us buying the property and assembling with Mr. Walker's acre, is to try to come in and do a very high end shopping center because we were hearing the same thing that you're saying, from the folks that were buying from us. Speaker 13: [crosstalk 01:07:17] Kevin Ratterree: That's great, but I have to drive 25 minutes to get to a reasonably good restaurant or whatever, I'd like to have something a little more convenient.So that was a driving force [crosstalk 01:07:31].That is how long it takes us to get through a regulatory approval process. It is what it is,for those of you have been around a GL homes project,you know we build relatively fast. Speaker 13: Yeah,that's for sure. Kevin Ratterree: So when we get the ability to go,we're going to go. If we get the ability to go. Speaker 13: Super. Kevin Ratterree: Cool,yes ma'am. Speaker 15: In the list of[inaudible 01:07:50] uses,you keep driving around the term high end, high end, high end, and I understand that's what you want, but reality is something different as to who wants this shopping center and who wants to be there.The two restaurant pads that you had [inaudible 01:08:06], is there any way for you to guarantee us that that's not going to be a fast food,a drive through Starbucks, a Chipotle, a Taco Bell, something like that? I don't think we need any more of that. Speaker 13: We might need Starbucks. Speaker 15: I don't. Kevin Ratterree: [crosstalk 01:08:30]This is the part of the meeting where people start getting mad at each other. [crosstalk 01:08:34] Speaker 13: I do have a second question to follow. Kevin Ratterree: So everybody has their own opinions of what they like.Some people like Chipotle,some people like [inaudible 01:08:41], some people like Starbucks, some people like Dunkin Donuts. Our site plan is not set up to have fast food, drive through, on those front outposts.The goal is to have sit down restaurants. 170306_0020 Page 23 of 33 We haven't gotten into the leasing process with those restaurants yet because we have this approval process in front of us. Speaker 13: That's your goal, but I'm saying,you're trying to get the neighborhoods approval or support, and I'm saying you're saying high end, but you're not saying, but we won't take a McDonald's,we won't take a Burger King. Kevin Ratterree: There's a ton of leases out there and we don't know who they are yet- Speaker 13: But you decide who's going to be in the shopping center. Kevin Ratterree: Absolutely. Speaker 13: That's my point.So in the [inaudible 01:09:23] uses, and you say it's going to be high end, maybe it should say,we won't. Tim Hancock: I'm sorry, if I may, I think this is where I come in.This is a zoning process and zoning has certain criteria that it can and cannot apply. In the zoning document, to say that we will not have this brand name is not something that is either typical and may not even be [crosstalk 01:09:49].So, [inaudible 01:09:51]. [crosstalk 01:09:56] We get into another problem when you say,we don't want a drive through. [inaudible 01:10:00] dry cleaners has a drive through. Panera Bread, do you like Panera bread? Speaker 13: They're like a Target. Tim Hancock: That isn't the question, my question is, do you like Panera Bread? Speaker 13: Yes. Tim Hancock: If they have a drive through, do you like them less? Speaker 13: Yes. Tim Hancock: Because Panera now has drive throughs.So we get into this really strange conversation,so I just want to ...We're dealing with land use right now- Speaker 13: [crosstalk 01:10:21] community and the community know honestly what's going to be there. Tim Hancock: Right, understood,so what I'll tell you is,the way in which we're going to ensure quality is through high end site design at this stage. I have done hundreds, I have not had developers, at this stage,showing the degree of architecture that you see here. Usually it's very speculative at this stage,they don't even know what the buildings are going to look like. I think what you're seeing is the commitment. They even asked to put the elevations in the zoning document and we were told that you can't, but you can make it an exhibit at the hearing,so they're willing to 170306 0020 Page 24 of 33 commit to what you see here,which is high end. I just wanted to kind of give you a framework,there are things we can commit to, and the things in the zoning document are difficult to [inaudible 01:11:13] commit to,so I just don't want it to appear that they're being difficult,we do have [inaudible 01:11:17]. Speaker 13: So what you're saying is, it could end up being a fast food restaurant, right? Kevin Ratterree: The site design of the two pads is not fast food,the site design doesn't show a fast food lane, it shows a sit down restaurant- Speaker 13: [crosstalk 01:11:32] [inaudible 01:11:34]. Kevin Ratterree: Okay. If the center was 100% leased before we started,we already be out of business.That's not how centers operate.The goal, number one, is to get the grocery anchor locked in, and Michael,as I said earlier, before we go through the final approval process,that grocery anchor will be ink.Whether or not they will allow us to say who it is,that's up to them, but one of those four will be ink signed,sealed, and delivered before. Rule number one is getting the high end grocery anchor.Then we start dealing with, now we know who that is,all the other retail guys start to fall in place,all the other restaurant guys start to fall into place. We're not going to lease a center that's going to be crappy little uses because it's just going to be a detraction from what we're trying to accomplish,which is to have a high end center. I understand your concern, but we wouldn't be doing the detail, and the commitment,and the things that we're doing if we weren't convinced and we know that we're going to get those type of tenants here because we've been getting the calls from the tenants that are interested in coming to the center, already, and we have to tell them,we're not ready and we're not to that stage yet. We have to get to a point where we're farther along in the approval process.Yes,sir? Speaker 16: Yes,when you looked at the traffic pattern, [inaudible 01:12:59]? Kevin Ratterree: I'm sorry. Speaker 16: [crosstalk 01:13:02] Kevin Ratterree: The answer is yes. If you're showing a drive through,you would have to [crosstalk 01:13:08]- Speaker 16: So if you did [crosstalk 01:13:10] drive through, [inaudible 01:13:12]- Kevin Ratterree: Revised traffic. Speaker 16: [crosstalk 01:13:15] 170306_0020 Page 25 of 33 Kevin Ratterree: What was the question? Speaker 16: If the study is based on not a drive through restaurant,then if they did lease to a fast food restaurant, I assume the traffic patterns would increase. Kevin Ratterree: It's use is going to be determined at the [S and P 01:13:38]for transportation,so I wouldn't be able to answer that question until ...That would be something you would be welcome to give me a call, my card is out there, and I can put you in with our transportation [inaudible 01:13:53]. Speaker 16: Okay.Yeah. Kevin Ratterree: [inaudible 01:13:58] showing it on the [SDP 01:14:00],your traffic has to account for it. Jeff Perry: That's that third analysis I was talking about. Kevin Ratterree: Right. Speaker 16: [inaudible 01:14:06] Speaker 17: As far as Saturnia Lakes, on the south and the southeastern [inaudible 01:14:14], it is a [inaudible 01:14:22] space.What is the size of the trees you're putting in there so we can ...That is still fairly close to the homes on those two streets, what is the level of foliage that's going to be there to have kind of a [crosstalk 01:14:38]. Kevin Ratterree: That whole green area right there is set up to be a preserve, so the existing vegetation that's there remains,we just pull out the exotic vegetation,the material that we have to take out,so the existing native vegetation that's there will remain. Speaker 17: Okay. Preserves don't last forever, is there something[inaudible 01:14:57]with the regular PUD,you can't plant in there unless you get special permission and everything. If that dissipates or goes away, [crosstalk 01:15:07] Kevin Ratterree: We can certainly- Tim Hancock: Yeah. Once something is designed a native preserve,fire county standards require that all three strata be present, ground cover, mid story, and canopy. If over the course of time one of those strata were to be adversely impacted,for whatever reason,you have to replant. So yes, ma'am,the [crosstalk 01:15:31]. Speaker 17: So now we can set our camp is 60 feet, is that what those trees are out there now or what? [crosstalk 01:15:38] 170306 0020 Page 26 of 33 Tim Hancock: Most of what you see there that are on canopy are pines and their canopy can start as low as 15 or 20 feet and go up to 60 or more.So yes,that's what I would call canopy in that area.The mid story in there is also a place that is very thick as well.Then the one thing you don't see in that is, on the back side of that, across the lake,we also will have some buffering there as well. So we'll be doing even more than what would be ...This one doesn't quite show it,that southeast corner,actually the lake shape is a little bit different,we have it cut at an angle to allow for more native vegetation there closer to the residences. Speaker 17: And there'll be additional plantings that you put in there? Tim Hancock: [crosstalk 01:16:21] What's there has done a great job over the last century. Speaker 17: Yeah. Tim Hancock: So we want to leave as much of that as we can. Speaker 17: That's what I was concerned about.The other thing that I do want to say to people in here, I've known Kevin and dealt with Kevin and GL Homes for the last six years, and they are [inaudible 01:16:39]Saturnia and they are people with integrity and they stand behind their word.They're not going to sell [inaudible 01:16:46] because they still want to build in Naples and I know they've got other property down on Immokalee,they're not going to shaft people in the neighborhood.They're here to be a partner and I applaud them for it.They stand behind their word and [inaudible 01:17:03]. Kevin Ratterree: I think that's the first time I've heard that kind of testimonial in 27 years.Thank you. Speaker 17: Thank you. Kevin Ratterree: I take back all the other[inaudible 01:17:14].Yes, ma'am? Speaker 18: We've all seen developments and construction projects that have failed in these last few years, I'm thinking Vanderbilt Galleria, but what you can tell us about this one that we can have confidence? Building on your point here that that's not going to be happening here. Kevin Ratterree: So the primary driver of the shopping center being the grocery,they typically like to locate with about 10,000 residents at a minimum.So if you take this broad area, east of 75, up to [Veneta 01:17:50] Beach,south of Vanderbilt, eat to wherever you want to go,you have on Publix [inaudible 01:17:58] area.So, most people [crosstalk 01:18:02].West of 75. Most people don't like to deal with the interchange, most people feel that's a natural buffer, but if you add up the amount of residential units now and in the future,there's a significant need for more grocers. Obviously that debatable, how far you want to drive,where you want to drive, and what store you want to go to, but in that general vicinity 170306_0020 Page 27 of 33 there's one primary grocery story in Collier county.So we've had a significant amount of interest from multiple grocers, as I said,one of those four,we could probably swap out most of them for interest level.So we think that that would be the driving force of the shopping center. Most shopping centers feed off of the grocery store. If you look at this overall market as a whole, it's probably 98% leased, it's very,very vacancy.Anywhere you go on Immokalee, especially the Publix, both public centers, [inaudible 01:19:04],so we feel good about the market from the demand side. Tim Hancock: The other thing you mentioned is you mentioned Galleria shops. I want to point something out to you.After Gallerias shops at the ...Are familiar with the intersection at [inaudible 01:19:18] and [inaudible 01:19:19] road? Speaker 18: Mm-hmm (affirmative). Tim Hancock: On that southeast corner,that center struggled.The reason it struggled was, when I originally designed it, it looked like this.Somebody took it, and what they did was,to maximize the square footage they started putting buildings in front of buildings, in front of buildings. If you've ever been in there,you notice you can stand in front of retail shopping,you can't see anything but the building? Speaker 18: Mm-hmm (affirmative). Tim Hancock: So because of the high intensity of square footage per acre, and poor visibility, who wants to put their business money in there when they can go somewhere that has got great visibility?When GL first brought this project to me, I looked at 18 acres and thought, "Oh,they're going to be building about 150,000 square feet." It's 100,000 square feet.What you get with this lesser square footage is, you get view windows,openings, a sense of air and light,these are the things that help centers sustain and maintain a high rent such as what [inaudible 01:20:15] are looking for. I don't want to Kevin's economics, but I can tell you, the lower intensity of this,the less square footage, is a premium development. So the one you sited specifically suffered from just the opposite.So from a planning standpoint,that's something I see as being significantly different about this project. Kevin Ratterree: Yes, ma'am. Speaker 19: Yeah, I might have missed this at the beginning. On the traffic flow questions, first question is, at what time was that traffic flow,what month of the year was that done? Number one. Number two, I know you sort of compartmentalized the area of your traffic flow, however, our [inaudible 01:20:59] between Collier and [inaudible 01:21:02] going in where the Oaks Farms and that sort of tricky traffic signal and what's going to be happening there,we're already jammed up and can't even turn out of Logan sometimes through a whole light because they're in the middle of the road, and you say, "Well that's people,they're not driving right," but this is a very significant thing already.We're adding another one, and 170306 0020 Page 28 of 33 for a two lane road that can never be anything but a two lane road,for all the community, [inaudible 01:21:31] Riverstone,that poses a potential jam up on what we already have. Jeff Perry: Well to answer you first question,the traffic numbers that I displayed there were peak seasonal, daily volumes... I'm sorry, peak season, peak hour volumes in each direction. So those are,for lack of a better term,the worst traffic of the year, basically,going in the morning peak hours and in the afternoon peak hours. Some roads have midday peaks,typically there's a high peak in the morning and a high peak ... Especially on a commuter route like Immokalee road,serves a tremendous amount of development, residents, east of Collier, east of here certainly, and east of Collier,that are traveling inbound to get to 1-75 or to get into Naples or to take other routes.There will be some improvement as the network expands, as construction on 951 south of[inaudible 01:22:36] road,all the way down to Green Boulevard, once that's completed, a lot of people are diverting,so there's...Traffic sort of seeks its own level. In this particular instance, keep in mind that we're not adding a significant amount of new traffic during these worst hours of the day.That we're talking about if the number was 126 or 130, it's about two vehicles per minute, one every 30 seconds, leaving the driveway.You could sit here for a minute, or 30 seconds and say, "Oh,there goes another car,"and 30 seconds from now we could say, "There goes another car."We're not talking about a significant amount of traffic here.We're talking about a lot less traffic than had previously been proposed for this particular site.The type of use we have here is the perfect type of use for this particular location.This is use is absent anywhere between 1-75 and 951. Kevin Ratterree: Jeff,to add on to something you said earlier, regardless of whether this project moves forward or not, isn't the county doing a study on Immokalee at those points right now? Jeff Perry: Right. Kevin Ratterree: To look at improvements and modifications,and this project will be, if it goes forward,will be a part of some of those improvements [crosstalk 01:23:55] - Jeff Perry: Right.The county understand that there's problems on this particular roadway, starting at 1-75, even west of 1-75, and they will look at these individual intersections,try to figure out what needs to be done,we've given them some hints in our analysis as to what we think needs to be done to solve their problem, the existing problem that needs to be corrected. If there is contribution that has to be made by this developer, or another developer, impact fees are paid by developers,whether they're commercial or residential,to add capacity to the roadway system. So all of these kind of things are in play. Doesn't help you tonight or tomorrow morning when you try to get out of your driveway,to get 170306_0020 Page 29 of 33 out onto the roadway,you're still dealing with all of that background traffic that is not associated with this particular project. Fortunately,we're not adding a significant amount of traffic to the travel street, and part of the traffic that we are capturing here is already on the roadway. It's you driving past this intersection, on your way home you stop to go to the grocery store or stop for happy hour, or whatever you want to do,this is the place where you would be able to do that without having to go all the way to 951 and turn around, and go all the way back down Saturnia Lakes to go into your development. Speaker 19: So for the [inaudible 01:25:17]this is not part of the traffic statement [crosstalk 01:25:20]- Jeff Perry: We did not have to- Speaker 19: [crosstalk 01:25:20] Jeff Perry: No,we did not have to go beyond 1-75 to look at the traffic impacts. Speaker 19: And that's [inaudible 01:25:28]. But you're not hitting the traffic that you got [inaudible 01:25:31]for dinner.You got that with your dinner,you go [inaudible 01:25:35]. [inaudible 01:25:37]that traffic that's on the other side of 1-75?To me, [inaudible 01:25:40] go to dinner here than the traffic going out that way. [crosstalk 01:25:45] Jeff Perry: Yes, sir? Speaker 20: Yeah, 1 wondering if you had considered a site design that included a parking garage?The reason I ask is that with a parking garage,you wouldn't need so much of the site dedicated to parking and impermeable asphalt and paved over surfaces that require large water retention areas,a lot of run off, and parking lots are not exactly pedestrian friendly either. I mean,two of the six buildings in the site design are adjacent to each other,they do not require crossing a parking lot, but the other four buildings are surrounded by parking lots and require walking across a parking lot to get to them. Jeff Perry: It's not economically viable typically for a shopping center to put a parking garage in a situation like this. We're already pretty under density as these guys alluded to with our square footage.We're trying to make parking be convenient for all the uses. So we do have those uses and we do have parking accessible to all those buildings, and to not be a parking disaster as I think the Galleria may have been. Speaker 20: Yeah. 170306 0020 Page 30 of 33 Jeff Perry: We're balancing the economics of the project along with convenient parking in close proximity- Speaker 20: Yeah. I just like to add quickly that one of the things that people like about a place like Mercado's, as someone else was saying earlier, is that it's walkable, it's not a strip mall with giant parking lots,that's why people like going there, walking around, saying things that [inaudible 01:27:33]. Makes it more of a destination rather than just a shopping center where you drive to and [crosstalk 01:27:40]. Jeff Perry: Mercado's a great project, no doubt about it, but it's a totally different animal than this from the density, and the masses that they have.This is a suburban shopping center with surface parking.We are taking that and trying to take it to the other level where it is a destination with higher end restaurants,with an upper end grocer, but it is still a suburban shopping center that is balancing parking needs. Kevin Ratterree: I kind of joke,this is kind of like Mercado and a public shopping center having a baby.You've got a little bit of both in there. Speaker 20: Yeah, exactly. [crosstalk 01:28:20] Kevin Ratterree: Doesn't it? Speaker 20: [crosstalk 01:28:21] a strip mall. Kevin Ratterree: Yeah, it doesn't, it's a different design.The truth is, Mercado's require a huge number of rooftops within their proximity plus a resort [inaudible 01:28:32].You can't drop a Mercado in the middle of suburbia and be successful. I've watched it happen and fail in a lot of[inaudible 01:28:42].So you have to be ...The demographics have to match a project and I think that's [crosstalk 01:28:45]. Speaker 21: A couple questions for the folks, particular in Oaks.We've worked really hard in the last 15, 18 years to make sure none of our streets got connected to Logan boulevard.So first question is, no connectivity to Logan for those streets, particular Autumn Oaks, Hidden Oaks, Golden Oaks, and- Kevin Ratterree: We're not proposing any changes to access on our western [crosstalk 01:29:09]- Speaker 21: Second part,the Logan interchange there,you're not proposing a light at this time, at all, at that in/out on Logan? Kevin Ratterree: No,we don't think we're going to meet the spatial separation to even have a light, it's going to be too close. Speaker 21: Okay, and last question on that, again,for that last stretch there, once it gets the site plan approval and everything,we would be particularly concerned about 170306_0020 Page 31 of 33 some screening and other buffers as much as possible because Autumn, Hidden, and Golden are ones that are exposed most to Logan and uses along here. Kevin Ratterree: I'm happy to have a conversation with you about that.There's two ways you can skin a cat,sorry for that analogy, I don't have a cat. Speaker 21: Or you wouldn't have said that. Kevin Ratterree: Obviously,visibility is important for a shopping center,you want people to kind of be able to see it. It may be something we can do, some landscaping on your side- Speaker 21: Okay. Kevin Ratterree: Of the lines, so to speak, but that would be the other way to skin the cat. Speaker 21: Gotcha. Kevin Ratterree: Yes, ma'am? Speaker 22: Nobody has mentioned this, but I've refrained from [inaudible 01:30:18] Old Cypress, and she is just delighted with the fact that she could probably be able to walk. Kevin Ratterree: Or ride a bike. Speaker 22: Or ride a bike. [crosstalk 01:30:30] Kevin Ratterree: Ma'am. Speaker 23: Nobody thinks ever thinks about the pedestrian that's walking in those parking lots. I saw one of your photographs where you had a wide walkway with [inaudible 01:30:48] either side,that would be great.You could walk on the walkways instead of dodging cars that are backing up. Kevin Ratterree: Right. [crosstalk 01:30:59] Speaker 23: Yeah. Kevin Ratterree: That's designed to be a walkway that connects here, all the way to here- Speaker 23: Yeah. Kevin Ratterree: And the only place that you have breaks in that walkway is that connection right there,that's that [inaudible 01:31:10]there, and then obviously the drive over here.The whole purpose of that is to give you a safe place to be able to walk from one side to the other only crossing the street twice. Yes, ma'am? 170306_0020 Page 32 of 33 Speaker 24: When I bought my home in Riverstone, I was very happy that there is a large preserve. I was told that that is because of the migration of the birds,that it's very important environmentally. I was just wondering if you had enough of a preserve area.You have all this asphalt that [inaudible 01:31:43]water,the groundwater supply, and I just think that Collier County needs to be more understanding of these preserve for the future generations more of land for the animals and for the water supply. Kevin Ratterree: What I would say to you, I am the last person you should direct that question to because if you look at the design of Riverstone and you look at the design of Stone Creek, about a third of each of those properties was set aside for low light and for preservation. So we have spent a considerable amount of our development area, in Collier county,setting up additional preserve area. What you see here complies with the Collier County code, it complies with all the standards that we're required to do, but as a developer, I think those two projects alone give you the idea of the commitment that we made to participate in those low [inaudible 01:32:51] concepts and preservation of that area.That's a lot of property that we gave up, developable property,for those preservation areas. So realize that I'm the last person because I get a lot of heat from my corporate office about the amount of land we had to set aside for environmental purpose and we did exactly that. Speaker 24: Is that what's required?Are you just doing what's required?Are you doing any more than what's required? Kevin Ratterree: On this site,we're doing what's required in terms of preservation, correct. Off site purchase, [inaudible 01:33:20]. Tim Hancock: We've been at this for 90 minutes, I promised when we started that I would try my best to get you back where you want to be, home.There are my business cards and [inaudible 01:33:35] business cards out on the table. If you have any questions, please do not hesitate to contact any of us.We want to be conduits of information for you. On behalf of GL and everyone present,we want to thank you very much for your time tonight. [crosstalk 01:33:50] How did we do? ***** if you rate this transcript 3 or below, this agent will not work on your future orders 170306 0020 Page 33 of 33 RESOLUTION NO. 17- A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AMENDMENT TO ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE DESIGNATION OF PROPERTY FROM URBAN, MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT, TO URBAN, COMMERCIAL DISTRICT, LOGAN BOULEVARD/IMMOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT TO ALLOW A MAXIMUM OF 100,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES ALLOWED BY RIGHT AND BY CONDITIONAL USE IN THE C-4, GENERAL COMMERCIAL, ZONING DISTRICT, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORDIA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF IMMOKALEE ROAD AND LOGAN BOULEVARD IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, CONSISTING OF 18.6± ACRES. [PL20160001100] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, 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, Immokalee Road Associates, LLC, requested an amendment to the Future Land Use Element and Future Land Use Map and Map Series to redesignate lands to the Urban, Commercial District, Logan Boulevard/Immokalee Road Commercial Infill Subdistrict; and WHEREAS, on April 6, 2017, the Collier County Planning Commission considered the proposed amendment to the Growth Management Plan pursuant to the authority granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, on , 2017 the Board of County Commissioners at a public hearing approved the transmittal of the proposed amendment to the state land planning agency in accordance with Section 163.3184, F.S.; and [16-CMP-00971/1332622/11 129 ..•••••••• 4/12/17 Page 1 of 2 Words underlined are added,words s#-uslE-thy have been deleted. WHEREAS, upon receipt of Collier County's proposed Growth Management Plan Amendment, various State agencies and the Department of Economic Opportunity (DEO) have thirty (30) days to review the proposed amendment and DEO must transmit, in writing,to Collier County its comments within said thirty(30)days pursuant to Section 163.3184, F.S.;and WHEREAS, Collier County, upon receipt of the written comments from DEO must adopt, adopt with changes or not adopt the proposed Growth Management Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section 163.3184, F.S.; and WHEREAS, the DEO, within five (5) days of receipt of Collier County's adopted Growth Management Plan Amendment, must notify the County of any deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA that: The Board of County Commissioners hereby approves the proposed Growth Management Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the purpose of transmittal to the Department of Economic Opportunity and other reviewing agencies thereby initiating the required State evaluation of the Growth Management Plan Amendment prior to final adoption. THIS RESOLUTION ADOPTED after motion, second and majority this day of , 2017. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA BY: Deputy Clerk Penny Taylor, Chairman Approved as to form and legality: I 't 40/(7 Scott A. Stone, Assistant County Attorney Attachment: Exhibit A—Proposed Text Amendment&Map Amendment [16-CMP-009711 129 4/12/17Page 2 of 2 Words underlined are added,words struck through have been deleted. P L20160001100/C P-2016-2 EXHIBIT "A" FUTURE LAND USE ELEMENT Policy 1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** ****** *** text break*** *** *** *** ** C. URBAN - COMMERCIAL DISTRICT [Page 11] ****** *********text break*** *** ****** ** 9. Livingston RoadNeterans Memorial Boulevard Commercial Infill Subdistrict 10. Goodlette/Pine Ridge Commercial Inflll Subdistrict 11. Orange Blossom/Airport Crossroads Commercial Subdistrict 12. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict *** ************text break*** *** *** *** ** I. URBAN DESIGNATION *** *** *** *** ***text break*** *** *** ***** C. Urban— Commercial District ***************text break*** *** ****** *** Logan Boulevard/Immokalee Road Commercial Infill Subdistrict [Page 67] This Subdistrict consists of±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. A maximum of 100,000 square feet of gross leasable floor area for commercial uses may be allowed,with a maximum of 45,000 square feet of building area for each use. The Subdistrict allows only those uses limited to the following: • Accounting,Auditing, and Bookkeeping services (SIC 8721), • Apparel & accessory stores (SIC 5611 —5699), • Auto and home supply stores (SIC 5531, except tire dealers, and tire, battery, and accessory dealers—retail), • Banks, credit unions and trusts (SIC 6021 —6062), • Barber shops (SIC 7241, except for barber schools), • Beauty shops (SIC 7231, except for beauty schools), • Computer and computer software stores (SIC 5734), • Dance studios, schools, and halls (SIC 7911 except dance halls and discotheques), • Drug stores (SIC 5912), • Drycleaninq plants (SIC 7216 non-industrial drycleaninq only), 1 Words underlined are added; words s#ask-tkeUgh are deleted. 0 P L20160001100/C P-2016-2 • Eating places (SIC 5812, except dinner theaters, drive-in restaurants, industrial feeding, and theaters, dinner), • Food stores (SIC 5411 -5499, except Convenience food stores), • Hardware stores (SIC 5251), • Health services, offices and clinics (SIC 8011 -8049), and home health care services (SIC 8082), • Home furniture and furnishings stores (SIC 5712-5719), • Household appliance stores (SIC 5722), • Insurance carriers, agents and brokers (SIC 6311-6399, 6411), • Medical equipment rental and leasing (SIC 7352), • Musical instrument stores (SIC 5736), • Paint stores (SIC 5231), • Personal services, miscellaneous (SIC 7299), • Photographic studios, portrait (SIC 7221), • Physical fitness facilities (SIC 7991), • Radio, television and consumer electronics stores (SIC 5731), • Real Estate agents and managers (SIC 6531), • Record and prerecorded tape stores (SIC 5735), • Retail nurseries, lawn and garden supply stores (SIC 5261), • Retail services - miscellaneous (SIC 5921, 5941 - 5949, 5992, 5994 - 5999, except auction rooms, awning shops, building materials, gravestones, hot tubs, monuments, pawn shops, swimming pools, tombstones and whirlpool baths), • Security and commodity brokers, dealers, exchanges and services (SIC 6211, 6282), • Schools and Educational services (SIC 8299 only), and • Wallpaper stores (SIC 5231). The following uses shall not be allowed: • Amusements and recreation services (SIC 7999), • Automotive vehicle and equipment dealers (SIC 5511), • Bowling centers (SIC 7933), • Coin operated amusement devices (SIC 7993), • Drinking places (SIC 5813), • Educational services (SIC 8221 and 8222), • Food stores (SIC 5411, Convenience food stores only), • Gasoline service stations, and other Facilities with fuel pumps (SIC 5541), • General merchandise stores (SIC 5331 -5399, including warehouse clubs), • Homeless shelters, • Hospitals (SIC groups 8062-8069), 2 Words underlined are added; words stnslt#rough are deleted. P L20160001100/C P-2016-2 • Medical laboratories (SIC 8071), • Membership sports and recreation clubs (SIC 7997), • Motion picture theaters (SIC 7832), • Social Services (SIC 8322 —8399), • Theatrical producers and miscellaneous theatrical services (SIC 7922), • Used merchandise stores (SIC 5932), and • Vocational schools (SIC 8243— 8249). *** ****** *** ***text break*** *** *** *** *** FUTURE LAND USE MAP SERIES [Page 144] *** *** *** *** *** text break *** ****** ****** Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map Davis— Radio Commercial Subdistrict Map Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Map 3 Words underlined are added; words struck through are deleted. EXHIBIT A PETITION PL20160001100/CP-2016-2 LOGAN BLVD./IMMOKALEE RD. COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA __,Ifrl . \ \_...s-- -s ,ii, 4tiejj" rill 4 /li .f \ "%II 01 , ,`\ so0 am al lb iles il a im 4 A*. i —4 , 114, VII •0I WO , = 111111111111/ �� #.s II.\\, 0 ♦�1 * *1/ I,... : 111111111►► ♦ N Li L-----, �At1 _ 11111111► 4 >> _� �11Ifni mit L1---- 111111111 7----- Immokalee RD - - j -- - SUBJECT -- 1 ;I SITE H PL2016-1100 I CP-2016-2 )44V°. r -r 1 - d1 L___., , . . , , , , , , I , 1 1 1 1 1 ___ii _. , A� i \ No 4 .._ IIIb i 1 k aw ,o, e i 41k i _. . Hal 4.4. a - 0 i I i I II r 1I i ♦ • I � i ( 1 OP* ,--rier- • ‘ a •• .. - i 1 Te 1 , 1 ---r-- I-- c2 p,/,4:-/7. im 1 I a_ . 1 I '1 i t ' ►74 ♦��t� t "1111„1 :1 O • 1 1 f► r 1 7 li 1 p 0 1 1 ! 1 1 a %mum ' 1 ! I i Li- , il , r LEGEND PREPARED BY:GIS/CAD MAPPING SECTION 0 360 720 1,440 Feet �A SUBDISTRICT GROWTH MANAGEMENT DEPARTMENT DATE:3/2017 I I I I I I I I I e T _.._ .. R25E I R26 R27E -IR28E I R 29 I R3OE I R31E I R32E I R33E I R34E IP\ 2012-2025 """ ,.A.AHA"INIC7 °°511115^° °1.1595G — FUTURE LAND USE MAP =—`-°� "� w=�. mW�, �"",� Collier County Florida ` I <•."-r e..., � �`•�`•.•"°".`_" 11 '="4,t=.',AX WK.,F,NVI conc...Sresloncion -i DETAILS OF THE RLSA OVERLAY AREAARE SHOWN '7 ' FA_ -��.Ra.. . -=,...7:-1•2....,--r,- -I A ON THE FUTURE LAND USE MAP TITLED: - sPecu5'5 999N:s t5 n "COLLIER COUNTY RURAL&AGRICULTURAL 0,,,,,, v:�f� AREA ASSESSMENT STEWARDSHIP OVERLAY MAP" -uoanm w• �: "••r.:]: W 'a.`c:,.. -.a" .«oda ..._ 6666.. iiim.zrztr- NO A SUBJECT 'IF;f,, �a� O ., ;.� �5 V a r t N SITE --= 4 ---:„,,..5�., =... -- ®r—...--, m ru w � PL2016-1100/CP-2016-2i . .�t — gm. ° - =rte O-®x,05 „.. --_ -a cc CCIlikit Ill I1 i / ---_ -.._--- I I ' t ' —I ,6«666 i¢r.rn veru. fAp m p r.mwwirc•, 1 , ,.00.15>.15......rete M "s; '.'' t 1 it 4.' [ i s� 0,00E6 1mr 1 j o fg W \ Mi I R.zm+ e5515659.50•U.III Nal Q1, a �maN ' .In Y \,. r 4 _1L �— I _. __. .-. ... _ 5,55.6.¢.'5 `,.59E5 \ 55/5...5 mem —.. --esf —r-.., --7"7"----r-.., --r-.., --7"7"---- ....... - a f 551951066.ANL 1 250 - am'R"ievvu..%er .AMM"" -.. 1 -s LFd �. — /,••1 NOTICE OF PUBLIC HEARING NOTICE OF.INTENT TO CONSIDER A RESOLUTION Notice is hereby given that the Collier County Board of County Commissioners will hold a public hearing on Tuesday,May 9,2017 commencing at 9:00 a.m.,in the Board of County Commissioner's Chamber, Third Floor,Collier County Government Center,3299 Tamiami Trail East,Naples,FL. The purpose of the hearing is to consider: A RESOLUTION OF TEE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA PROPOSING AMENDMENT TO ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE DESIGNATION OF PROPERTY FROM URBAN,MIXED USE DISTRICT,URBAN RESIDENTIAL SUBDISTRICT,TO URBAN, COMMERCIAL DISTRICT,LOGAN BOULEVARD/IMIvIOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT TO ALLOW A MAXIMUM OF 100,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES ALLOWED BY RIGHT AND BY CONDITIONAL USE IN THE C-4, GENERAL COMMERCIAL, ZONING DISTRICT, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF IMMOKALEE ROAD AND LOGAN BOULEVARD IN SECTION 28,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF 18.6±ACRES.[PL20160001100] PROJECT LOCATION 145 Immokalee RD r 0 1a a w+ All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be made available for inspection at the GMD Department,Zoning Division,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 i ;Planning Section of the GMD Department,Zoning Division.Written comments filed with the Clerk to the Board's Office prior to Tuesday,May 9,2017 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 Division,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 PENNY TAYLOR, CHAIRMAN DWIGHT E.BROCK,CLERK By: Ann Jennejohn Deputy Clerk(SEAL) 'April 19,2017 ND-1570043 L 4. ?ipLz Published Daily Naples,FL 34110 Affidavit of Publication State of Florida Counties of Collier and Lee Before the undersigned they serve as the authority,personally appeared Daniel McDermott who on oath says that he serves as inside Sales Manager of the Naples Daily News,a daily newspaper published at Naples,in CollierCoun- ty,Florida;distributed in Collier and Lee counties of Florida;that the attached copy of the advertising was published in said newspaper on dates listed.Affiant further says that the said Naples Daily News is a newspaper published at Naples,in said Collier County, Florida,and that the said newspaper has heretofore been continuously published in said Collier County,Florida;distributed in Collier and Lee counties of Florida,each day and has been entered as second class mail matter at the post office in Naples,in said Collier County,Florida,for a period of one year next pre- ceding the first publication of the attached copy of advertisement;and affiant further says that he has neither paid nor promised any person,or corporation any discount,rebate,commission or refund for the purpose of securing this advertisement for publication in the said newspaper. Customer Ad Number Copyline P.O.# BCC/COMPREHENSIVE PLANNING DEV 1520836 PUBLIC HEARING 45-172052 Pub Dates March 17,2017 atco . •< �..•..., • rr-, N cc-ti r1 • .0 _ _<o N r •�• r• 0 , —enco //, (Sign ure of affiant) Sworn to and subscribed before me ,,.+;✓ w,•;, IVONNE GOBI This March 24 2017 t Notary Public-State o1 Florida „ ( • z Commission p Ff 900070 ,�if My Comm.Expires Jul 1fi,2019 144. �7'�}'l y^� Bonded UYou Na6or►�!Notary A3sn. (Signatur of affiant) ' NOTICE OF PUBLIC MEETING Notice is hereby given that the Collier County Planning Commission will hold a public meeting on Thursday,April 06,2017 commencing at 9:00 A.M.in the Board of County Commissioners Chamber, 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 OF COLLIER COUNTY,FLORIDA PROPOSING AMENDMENT TO ORDINANCE NO.89-05,AS AMENDED,THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA,SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE DESIGNATION OF PROPERTY FROM URBAN, MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT, TO URBAN, COMMERCIAL DISTRICT, LOGAN BOULEVARD/IMMOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT TO ALLOW A MAXIMUM OF 100,000 SQUARE FEET OF GROSS FLOOR AREA FOR USES ALLOWED BY RIGHT AND BY CONDITIONAL USE IN THE C-4,GENERAL COMMERCIAL,ZONING DISTRICT, AND FURTHERMORE RECOMMENDING TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF IMMOKALEE ROAD AND LOGAN BOULEVARD IN SECTION 28,TOWNSHIP 48 SOUTH,RANGE 26 EAST,CONSISTING OF 18.6± ACRES.[PL20160001100!CP-2016-2; • PROJECT LOCATION l-75 lmmokalee RD n 0 W_ r Co 0 O Z Q N W E r All interested parties are invited to appear and be heard. Copies of the proposed RESOLUTION will be made available for inspection at the GMD Zoning Division,Comprehensive Planning Section,2800 N.Horseshoe Dr., Naples,between the hours of 8:00 A.M.and 5:00 PM.,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 GMD Zoning Division,Comprehensive Planning Section. Written comments filed with the Clerk to the Board's Office prior to Thursday,April 06,2017 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 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. Mark P.Strain,Chairman Collier County Planning Commission March 17,2017 No.1520836 ND-1520836 ❑ PROOF O.K.BY: 0 O.K.WITH CORRECTIONS BY: PLEASE READ CAREFULLY•SUBMIT CORRECTIONS ONLINE ADVERTISER:BCC_COMPREHENSIVE PLANNI PROOF CREATED AT:3/10/2017 3:49 PM SALES PERSON: Ivonne Gori PROOF DUE:- PUBLICATION:ND-DAILY NEXT RUN DATE:03/17/17 ND-1520836.INDD SIZE:3 col X 9.25 in Application to Amend the Collier County Growth Management Plan Prepared For: Immokalee Road Associates,LLC 1600 Sawgrass Corporate Parkway, Suite 400 Sunrise, FL 33323 Prepared Bv: Stantec Tim I-Iancock, AICP .-. 5801 Pelican Bay Boulevard, Suite 300 Naples, Florida 34108 (239)649-4040 tim.hancock(aastantec.com and Cheffy Passidomo, PA R. Bruce Anderson 821 5th Ave South Naples, FL 34102 (239) 261-9300 rbandersonnnapleslaw.com October 14,2016 Stant _ LIST OF EXHIBITS Application to Amend the Growth Management Plan Exhibit A and Supporting Documents List of Subject Properties Exhibit B Disclosure of interest Exhibit C Application Authorization Agreements Exhibit D Professional Qualifications Exhibit E Proposed GMPA Text Amendment Language Exhibit F Project Location Map Exhibit G Zoning Map Exhibit H Existing Future Land Use Map Exhibit I Proposed Future Land Use Map Exhibit J Proximity to Public Facilities Map Exhibit K Public Utilities Location Map Exhibit L FLUCCS Map Exhibit M FEMA Flood Insurance Rate Map Exhibit N Master Concept Plan Exhibit 0 Boundary Survey & Legal Descriptions Exhibit P Property Deed Exhibit Q Traffic Impact Statement Exhibit R Public Facilities Impact Analysis Exhibit S Public Utility Availability Letters Exhibit T Historic Resources Impact Assessment Exhibit U Commercial Market Assessment Exhibit V Environmental Assessment Exhibit W Surrounding Existing Land Use Exhibit X Growth Management Plan Consistency Narrative Exhibit Y Proposed Subdistrict Map Exhibit Z Map of Adjacent Land Uses Exhibit AA Statutory Compliance Narrative Exhibit BB Utility Provisions Application Exhibit CC -- Stantec EXHIBIT "A" APPLICATION TO AMEND THE GROWTH MANAGEMENT PLAN APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN APPLICATION NUMBER DATE RECEIVED PRE-APPLICATION CONFERENCE DATE 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 Kevin Ratterree Company Immokalee Road Associates, LLC Address 1600 Sawgrass Corporate Parkway.Suite 400 City Sunrise State FL Zip Code 33323 Phone Number 19541 796-45QQ Fax Number B. Name of Agent* Tim Hancock/ Bruce Anderson • THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Stantec/Cheffv Ppssidomo, P.A. Address: 5801 Peliocan Bay Blvd Suite 300 1821 5th Ave South City Naples/Naples State FL/FL Zip Code 34108 /34102 Phone Number 239-649-4040/239-261-9300_Fax Number 239-649-5716/ C. Name of Owner(s) of Record Immokalee Road Associates, LLC Address 1600 Sawgrass Corporate Parkway,Suite 400 City Sunrise State FL Zip Code 33323 Phone Number (9541 796-4500/ (239) 572-2111 Fax Number D. Name,Address and Qualifications of additional planners,architects, engineers, environmental consultants and other professionals providing information contained in this application. II. Disclosure of Interest Information: A. If the property is owned fee simple by an INDIVIDUAL,Tenancy by the entirety,tenancy in common,or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). 1 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 See Exhibit C C. If the property is in the name of a TRUSTEE,list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership E. If there is a CONTRACT FOR PURCHASE,with an individual or individuals,a Corporation,Trustee, or a Partnership, list the names of the contract purchasers below,including the officers, stockholders, beneficiaries, or partners. Name and Address Percentage of Ownership 2 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 ( ): January 2014 &July 2016 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 Exhibit P B. GENERAL LOCATION 18.6±Acres located on the southeast corner of the intersection of Immokalee Road and Logan Boulevard C. PLANNING COMMUNITY Urban Estates D. TAZ 184 E. SIZE IN ACRES 18.6±Acres F. ZONING: A-Rural Agriculture G. SURROUNDING LAND USE PATTERN: Please refer to Exhibit X,Surrounding Existing Land Use narrative H. FUTURE LAND USE MAP DESIGNATION(S)_ Urban Residential Subdistrict 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 3 Solid Waste Sub-Element Drainage Sub-Element Capital Improvement Element CCME Element See Exhibit F Future Land Use Element Golden Gate Master Plan Immokalee Master Plan B. AMEND PAGE (S) 11, 49, & 145 OF THE Future Land Use ELEMENT AS FOLLOWS: (Use gtrike-ticir-eugh-to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: The proposed OMP amendment is to create a new commercial land use designation known as the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict.The proposed language is attached as Exhibit F. C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Urban Residential Subdistrict TO Logan Boulevard/Immokalee Road Commercial Infill Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name &Page #) Add new Subdistrict as #12 on Page 11 Add map (Exhibit Z1 at end of the FLUE Mao section and include on Page 141 of the FLUE E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Include the orcposed new Subdistrict in Future Land Use Element Policy 1.1 B 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 See Exhibit H Provide general location map showing surrounding developments (PUD, DRI's, existing zoning) with subject property outlined. See Exhibit G Provide most recent aerial of site showing subject boundaries,source,and date. See Exhibit AA 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 See Exhibit J Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands,with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL, See Exhibit W Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE:THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A"ABOVE. See Exhibit W 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 4 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). 1. 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-1 1.006(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-1 1.006(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-1 1.006(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-1 1.007, F.A.C.) E. PUBLIC FACILITIES Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: See Exhibit S Potable Water See Exhibit S Sanitary Sewer See Exhibit S_ Arterial &Collector Roads; Name specific road and LOS Immokalee Road - LOS D Logan Boulevard -LOS B See Exhibit S Drainage See Exhibit S Solid Waste See Exhibit S Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS,indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Objective 1 and Policies) 2.See Exhibit K&L Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e.water,sewer,fire protection, police protection,schools and emergency medical services. 3. See Exhibit S Document proposed services and public facilities,identify provider,and 5 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: See EXHIBIT N Flood zone based on Flood Insurance Rate Map data (FIRM). Location of wellfields and cones of influence,if applicable. (Identified on Collier County Zoning Maps) Traffic Congestion Boundary,if applicable Coastal Management Boundary,if applicable High Noise Contours (65 LDN or higher) surrounding the Naples Airport,if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION X $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) $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) See Exhibit Q Proof of ownership (copy of deed) See Exhibit D Notarized Letter of Authorization if Agent is not the Owner (See attached form) X 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 Stantec EXHIBIT "B" LIST OF SUBJECT PROPERTIES EXHIBIT B List of Subiect Parcels Parcel ID STR Address Ownership 00195040001 28-48-26 N/A Immokalee Road Associates LLC 00195480001 28-48-26 N/A Immokalee Road Associates LLC 00194880000 28-48-26 N/A Immokalee Road Associates LLC 00195440009 28-48-26 N/A Immokalee Road Associates LLC 00195200003 28-48-26 5470 Hidden Oaks Ln Immokalee Road Associates LLC 00195000009 28-48-26 N/A Immokalee Road Associates LLC 1 October 13, 2016 Stantec EXHIBIT "C" DISCLOSURE OF INTEREST jStdnt 'r EXHIBIT C Disclosure of Interest Immokalee Road Associates, LLC GL Commercial, LLC - 100% Ownership G.L. Commercial, LLC Itzhak Ezratti - 100% Ownership (directly or indirectly) 1 October 13, 2016 Stantec EXHIBIT "D" APPLICATION AUTHORIZATIONS LETTER OF AUTHORIZATION TO WHOM IT MAY CONCERN I hereby authorize Tim Hancock, AICP (Stantec) & R. Bruce Anderson (Cheffy Passidomo) (Name of Agents) to serve as my Agent in a request to amend the Collier County Growth Management Plan affecting property identified in this Application. Signed: Immokalee Road Associates, LLC Date: G ,AV/G (Name of Owner(s) of Record) I hereby certify that I have the authority to make the foregoing application,and that the application is true,correct and complete to the best of my knowledge. l'I cc, Signature of Applicant Alan Font,Vice President Name-Typed or Printed STATE OF FLORIDA COUNTY OF BROWARD 20 r :l to and subscribed before me this o� J day of Ung ifr by 01/01411.9A1 eztlyea/k..0 MY COMMISSION EXPIRES: NotaryPublic - ."414, KATHLEEN M.COFFMAN CHOOSE ONE OF THE FOLLOWING: t.. -,_, MYCOMMISSION NEEB52499 1 : EXPIRES:March 18,2017 • . Bonded T ni Notay Public Undenxdlers who is personally known to me, who has produced as identification and did take an Oath _( did not take and Oath NOTICE - BE AWARE THAT: Florida Statute Section 837.06 - False Official Law states that: "Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable as provided by a fine to a maximum of%500.00 and/or maximum of a sixty day jail term." EXHIBIT "E" PROFESSIONAL QUALIFICATIONS �rH. k"s c EXHIBIT E Professional Qualifications Cheffv Passidomo, P.A. R. Bruce Anderson Project Attorney Mr. Anderson is a partner in the Cheffy Passidomo, P.A. law firm and has thirty years' private and public sector experience in land use, zoning and environmental law in Southwest Florida. He graduated from Stetson University College of Law and is admitted to practice in Illinois and Florida. Mr. Anderson has an AV rating from the Martindale-Hubbell Law Directory. He has been recognized in "The Best Lawyers in America" for Land Use & Zoning from 2007 - present and was named by them as Land Use and Zoning Law Attorney of the Year for the Naples-Ft. Myers region. Stantec Consulting Services, Inc. Tim Hancock, AICP Senior Associate Mr. Hancock has a Bachelor's Degree in Geography with emphasis in Urban Planning from the University of South Florida and has practiced planning in Southwest Florida since 1990. He has been a member of the American Institute of Certified Planners since 1994. Mr. Hancock has been tendered and accepted as an expert in land planning in cities and counties throughout Florida as well as being tendered as an expert witness in the area of Planning in both State and Federal court proceedings. Josh Philpott, AICP Senior Planner Mr. Philpott has a Bachelor's Degree in Natural Resource Management with a concentration in Urban Planning from Western Carolina University. Mr. Philpott has over 13 years of planning and zoning experience in October 13,2016 southwest Florida and has been involved in over 300 zoning applications. Mr. Philpott has been accepted as an expert witness in planning and zoning related issues in multiple jurisdictions in the region. Passarella and Associates, Inc. Shane Johnson Senior Ecologist Shane received a Bachelor of Science degree in Zoology from Southern Illinois University at Carbondale in 1999 and joined Passarella & Associates, Inc. in 2004. Shane's environmental consulting experiences include state, federal, and local wetland jurisdictional determinations and permitting; environmental construction inspections; agency negotiations; presentations for planning, zoning, and board of county commissioner hearings; environmental impact assessments; ecological assessments; listed species surveys, permitting, and relocation; wetland mitigation assessments, design, permitting, monitoring, and construction observations; wetland mitigation banking management, design, permitting and construction observations; and environmental project management. Shane is a Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent and has also completed a FWCC workshop focused on identifying and handling invasive exotic reptiles. He is a member of the Society of Wetland Scientists, Florida Association of Environmental Professionals, and the Southeast Partners in Amphibian and Reptile Conservation. Shane served as President of the Calusa Herpetological Society from 2009-2012. John Burns Real Estate Consulting, LLC. Lesley Deutch Principal Lesley serves as Consulting Principal of John Burns Real Estate Consulting and is based in Florida, bringing more than 20 years of experience in real estate and economic research to the team. Previously, she was Vice President in the Global Real Estate division of Deutsche Bank in New York, where she authored reports on real estate and economic conditions in the major U.S. metropolitan areas, and wrote due diligence reports for RREEF (owned by Deutsche Bank) acquisitions across the country. Lesley also served as Senior Research Manager for Montecito Property Company's Strategic Market Intelligence Group, as well as a Principal of Focus Real Estate Advisors and President of Miles Research,Inc. Ms. Deutch holds a B.S. from the Wharton School and a B.A. in Economics from the University of Pennsylvania. Lesley is a full member of the Urban Land Institute. Kristine Smale Manager Kristine has over twelve years of experience in Residential and Commercial Real Estate and is based in Fort Myers, Florida. Prior to joining John Burns Real Estate Consulting in 2015, Kristine worked for two public home builders providing feasibility studies on current and future communities. She has also performed market and financial analyses on commercial projects throughout the U.S. during her work with several commercial Real Estate Investment Trusts while based in Chicago. Kristine has a B.B.A. in Finance and Marketing from the University of Iowa. She also has a certificate in Urban Real Estate from the University of Illinois- Chicago. Kristine is a full member of the Urban Land Institute. e(„ EXHIBIT "F" PROPOSED GMPA TEXT AMENDMENT LANGUAGE EXHIBIT F Proposed GMPA Text Amendment Language This amendment will create a new sub-district in the Collier County GMP as follows: Logan Boulevard 1 Immokalee Road Commercial Infill Subdistrict This Subdistrict consists of ±18.6 acres and is located at the southeast corner of the intersection of Immokalee Road and Logan Boulevard. The Subdistrict allows those uses permitted by right and by conditional use within the C-4, General Commercial, Zoning District as listed in the Collier County Land Development Code, Ordinance 04-41, as amended, in effect as of the adoption of the Subdistrict. Development within this Subdistrict is encouraged to be in the form of a PUD zoning district which must contain development and design standards to ensure that all commercial uses will be compatible with the neighboring uses. This Subdistrict is intended to serve the surrounding residential uses within a convenient travel distance to the subject property. Bicycle and pedestrian access to the adjacent properties will be pursued to the extent feasible and practical to encourage increased bicycle and pedestrian use. The maximum development intensity allowed is 100,000 square feet of gross floor area. Policy 1 .1 : The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: B. URBAN - COMMERCIAL DISTRICT 1 . Mixed Use Activity Center Subdistrict 2. Interchange Activity Center Subdistrict 3. Livingston/Pine Ridge Commercial Infill Subdistrict 4. Business Park Subdistrict 5. Research and Technology Park Subdistrict 6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict 7. Livingston Road Commercial Infill Subdistrict March 21,2017 8. Commercial Mixed Use Subdistrict 9. Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict 10. Goodlette/Pine Ridge Commercial Infill Subdistrict 11 . Orange Blossom/Airport Crossroads Commercial Subdistrict 12. Logan Boulevard/Immokalee Road Commercial Infill Subdistrict FUTURE LAND USE MAP SERIES Future Land Use Map Activity Center Index Map Mixed Use & Interchange Activity Center Maps Properties Consistent by Policy (5.9, 5.10, 5.1 1, 5.12) Maps Collier County Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map Future Land Use Map Rivers and Floodplains Future Land Use Map Estuarine Bays Future Land Use Map Soils Existing Commercial Mineral Extraction Sites Map Bayshore/Gateway Triangle Redevelopment Overlay Map Stewardship Overlay Map Rural Lands Study Area Natural Resource Index Maps North Belle Meade Overlay Map North Belle Meade Overlay Map Section 24 Existing Schools and Ancillary Facilities Map Future Schools and Ancillary Facilities Map Plantation Island Urban Area Map Copeland Urban Area Map Railhead Scrub Preserve - Conservation Designation Map Lely Mitigation Park- Conservation Designation Map Margood Park Conservation Designation Map 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 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 2 March 21, 2017 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 Gordon River Greenway Conservation Area Designation Map Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map Davis - Radio Commercial Subdistrict Map Logan Boulevard / Immokalee Road Commercial Infill Subdistrict 3 March 21, 2017 EXHIBIT "G" PROJECT LOCATION MAP ,, ..:,. a .n` . 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V. s. � .3ri \ k - . r _ Z RPUD :ateIke .( + . ttl + it, a �, w y i. h , —MA' - iar «- 4nn0k4I-- RD ♦a..,a -"r.a____ tr r1 • - - ID Y �'�s..• __�,._ - 1 f' } �,,° - -o-• ; A "1 7,...::)... fi:::.-'5 i 1 ::,,,;,, -.7.d.:::. , 71, � 1 M i i ,, rlik '41iiirly. .40 i * , t ! ,t PUD 4 1 : AI 1 , VP:"Ir- N i. • , Via° ,ur r ,st a" I Sk if LEGEND �v°`yig ' o �M,�r .r n rf] Pro ect Boundary ° Toning Code, Description • ie - . ! , y 1 -2/ WI. A, Rural Agricultural District * ' , 'l E, Estate Districtloirle i ,-..,r..'?A' ,\,*., PUD, Planned Unit . o Development 1` Stantec EXHIBIT "I" EXISTING FUTURE LAND USE MAP i1 $ f .ate ‘ s` 8 - t°, "c yeti t 4 F a ,:- _ Apr 4„,�� <'' ' ' is I ,zi .' ' " ! .. ' :;.. '..!:- . i -.4)('- "/":' _ -4',it':'-..- ' ': '-_ a { z, „. m. .. x• ,wIAR w r a Immokolee -s * �, ' � � r ;,:r *, Art#, � *k R i^bY ✓ `}�', d. rt• ° of �'{ A....:.. ,,, ,,..,„;.:,,,,,-,,,,, , A �`v. a+ 5.maw ii-• n'� aY"4*' .,.........„.. ,.„.„ :„,‘,„,,,,...., ''T -tf �`: :� ,,. S a `„,:.'„'--,7„,,,,,,,':.:^x :a_,_, .,,, ,,, ,,, - , : • tom+ ‘` - ,nl - .^,x7Ss. i s ., _ # ,ir ,a' «e '> o -- , ...„,,, „ ?... ,,„ .i: ., . .... ... . , .. , . , ..... . ‘,:_-_ _ . -..... „„ .,„-,„- -.,;.a.,_ __,..4 , ,._,.. „..._Ati, .. ___ ._ gypp.. s�7. to saw:- ,. ''la +'. ..4.![„1 Rqy '`, ,,,,,,,1% ; sae arc .rte liF aFt z ^ .1 ',_ i `”' fD N t.. y y+�4 Aitiir r�a�y+�6/ yam-" ,r.vip,T t t f pw- r Fes: t , b. . ' �`y+. 1 ` o 1So f LEGEND , y, ts. in Project Boundary ""�� FLU Description r, '- ' . f 1 : . ' Estates Desingation - .,� �, Of 1 Urban Residential Subdistrict ' lit . moi a 5tantee "'-Lagan Blvd/Immokolee Rd Commercial Infill Subdistrict �. (e:YiExhibit I:Existing Future Land Use Map z� ",c,,� m_.,,,,,, September 2016 Preoaetl Ly f['.: Cre EXHIBIT "J" PROPOSED FUTURE LAND USE MAP „, ,lta ,,,,., i Jf f u Le P " � fsva t -• Immokalee i-,..-- .- --, .4 , * ' <,,,.:7' **: ::::.,,,::::',44pli,f444t4r*..!..;t1-r*-t.*::':,.. ,,,,,,' N'4.,,,41,,,H'=4,4., ,."..„,,A16,.44et. ."-14',,,7,,, , ar.... — -., ' -' , :°, ,,,...,1,',,,;. ,,, ,- ,,,7,-,,,,,-4,4,-4,--.1:,-Isy.... A x,,,e) ., u-„,..., -- ,i _ Fjl1f `# R �;t:I'''vr:":,, yF,'*-*'-,:,1„,,,_ :YQ it i . A 9 `^1 v. \ - t < ate & :. ,f,a'� s° `x - tpbay,.„,..,...:1xa�8 ro ..' ' a.¢a .°,,,,,, `-. 4f4 t r a I >. ., , 4, iftjt , - ..... ,„ v.--.. --. -- 44 . r� � ,. ,q'i . ,o h3r nyy + we'v01.rw ' + ”' a ,.- 4- a -fp „ , y 'x LEGEND ,- „,, , - 7=4 .4---,,,,.., "A'a-,A '''r,, ‘:a.,,,,. "'A,r.‘ ' ' 'Al;A ' =.;1,4. ir'"si„':,,,,, '— a; ''''':' ' )** 'tr.' k ''' , 41- ''' iti ' '1 rt kU Project Boundary - t° a , U Logan Blvd/Immokalee �+�? Rd Commercial Infill Subdistrict ' Estates Designation Urban Residental • 4 Subdistrict ) - a x .r., t . Logan Blvd/Immokalee Rd Commercial Infill Subdistrict,: o , �,._ (:)10 Stan.........,..7:1:„4.:::::.:47,7i.2,::::,.:::;,.,.., "E" n) „.. Exhibit J:Proposed Future Land Use Map 9�.6900 .. .«.... r. UCIOCsl 2:76 r.9(1 aGJ 691. Stantec EXHIBIT "K" PROXIMITY TO PUBLIC FACILITIES MAP _ tyx7?.: :' o. yi"- `irk • {. . .. a { � r • 41c. L . ci jilt 4 v- iSy{ � s 5 - M74 .� Sm i # F {4 B > 3 „` ,‘. .,&,.-,yy�:ry' ..77.17.:1f1 @ . �iw 0.a,{✓+ M ...., . -,, ,.»w ,.m K .rte El ; 1 -,--,, ,.,.., ryr { # fso „� IT s'^ � :t . , , fi ► t« y 7 ' Y ynynY a t Immakalee RQ` f E 't „ . Is- °4 ! #r "- .`• « r ia gr , r ' Yx ,,,,-,17. . J ' w' ° Sa" `e . 'L, a ( .. r !"° , a . ,-i-,-,t. i} 'f • ,L , "'" *....4, . , 7 . , 4111 • , +Y :1.:. /J� 'yT { i= ! ir'f ,# 'v: 9urAw+:,?T+• z + --,-,•:,-,:-.,„„.` `r fq e f .t r L •f i ^^...r. q.. ,., .--4r ,..; I ill '... .__7:- '''''''.; ,.... '' ,''''-. '.' . - ' k.,,,,,,,,,,4 r' 1( r + `,4:**„. n' ` i r? {. a trMr ,n. �� 0 *r i..0,.;;,,,,,.- PP , `} n r +ft }rMh # r }r 1 .,?...5 r _ f ilititF a -3 r _ .. fi f e�yw` Y ,f., R ttl !;j ....:-4, w . ^v.° , l t�. itif S ? ' .'' 4,S k fi{=l� 1 + . i1°4* -,.--..."-a-... ;,, .,,, ,'* .... ', ' . i - 1.‘ .4rit'4,44,1 .47 • . ,. . .Altentif I . M' r', p `r'_1 h ,,..1s Bei' r" S +.+' ~ ,, - VanderbilSlB ,.k.e ench;RD ! � G E NSD ` � # & �. I ' . r- . __: . Project Boundary ' s. t - ' Facilities ' l • ��� + EMS "`. . � . `._ l' • Fire ., �► ',:,,,,,,c y( _ A School t . ii<..YYIJ — Logan Blvd/tmmakalee Rd Commercial Infill Subdistrict „,,.,„:::,„:,,,,,,o::::0„°,,ale ••=.=1= j/ ��� Stantec ”" �"" { w" 4 :, \SJ/1 Exhibit K:Proximity to Public Facilities Mapa "°'""""`.1•4443/1.1 •' September 2016 <�40/. RnPoed by rfs 06/47116 Stantec EXHIBIT "L" PUBLIC UTILITIES LOCATION MAP 1.14 «phto I - 4- '11 «+ " a .. "" Imnlokalee RDr>� __ _.- ,-,�N ,„......ate„ h..>* h x+' a •' ^ ,'�°k;" r ...-.-- ; t ;,..4, { err +. 'r a d Y t c 1 44 ,Q1', i a. ' cy. ,. - ,.. .t ' 41 3 z v O s . s` " aye : ,,, ,,-- - - millier120.tow - I . AA-_cg LEGEND. ..11,„l �* � �At ® Water Sampling _�Stations 0 Sewer Control Valves `., w , Water Service � Sewer Clean Outs `` AtOr MM Connections //Sewer Lateral Lines a �� Mir i 4. Fire Hydrants Sewer Gravity Mains -fi � e Water Control Valves .. ,,.'Sewer Pressurized Mains ® Gate System Valve IN/Water Mainstiii!' i„s.ia .' v'� Lj 0 Sewer System Valves /\/Water Lateral Lines : : Sewer Manholes Project Boundary _ ..¢ • Sewer Fittings 1�` (Ti e pIW (N S4. 4. : "'° weoaLogan Blvd/lmmokalee Rd Commercial Infill Subdistrict ,a;o- r.7,, m� Exhibit L:Public Utilties Location Map ao,o'"`s :::=:::::',::::'17.1...«. October 2016 ie w Ecco reoo.edby_.•'�9,,, EXHIBIT "M" FLUCCS MAP } • # y. ' Irmokalee RD �- x s v s -* _p fa y= ,.r.:.-:!..,.... .ate' Ty �Q 431ez fir 5E374.,'41.4:-..:„, - 44" *.if--,,,'‘. --..04.;•,"4,3„. ':''''' '',4* . '- it.% 'Ittl,r.' :--19.'4.:::::4'.; • 46- Y"'*`+i ` '' # ' +5wt 3fx.c 9 • ZI '.' *II -- ... ,:f.„.....406.-.:::. , It, ,==.„,,, ,L. .,„, y; „Ai!,- �Y�. ��f134 7,,. .cam*,. ,,,. W 16- * `44:6- p,s. " <> ,y,y R , y &1IQaEf s#x r rat 'if .��J;1� .�`.. {� �! + . A ' y ; 4 `' meg# A 7•' "bb'y �Zgirt �i4 �� � • s� iM` rk x4 � � � � � �'t .41,...l. /0 i, ,1*.,,,,.,*4159 E11;40-..;-- 4016 -‘57--4 '04.' ' ,, +� v ems { P ,* ' Y .114I4' 1 't #q k' sv I wo+i + $F' k4 # " cw . . ' ''/ x. 1. ., dat010:,' s - f -.4e*: --,t to a - Y_ t' x .. t a+ , 1111111 �� "' glow s ... s r limit. L E G E N D talif ', Project Boundary 4289 E3,Cabbage Palm Disturbed(50 r I� FLUCCS Code,Description r 39.Exotics) .. 4 rrn 439.Mixed Exotic Hardwood 241.Tree Nursery : Y" 4119 E1,Pine Flotwoods Disturbed(0- --44-4' _' 6423915. 215 E3.Cypress Disturbed and Drained{50-/S%[xolic) 24%Exotics) r 4159 El.Pine Disturbed(0-24% " 6245 E3,Cypress/Pined(50-7e Palm Disturbed and Drained(50-75% 11011 '� Exotics) , Exotics) 4159 E3.Pine Disturbed(50-75% x 'csl 740,Dlsiurbed and o soo namvv,: r i hi.' c$1, Stante�"" _ Eogan Blvd/Immokolee Rd Commercial Infill Subdistrict ;me°Cmio,,,95en¢e,o, N 6900 Groess°nd PVAxay Eosl „m,e a apo„e„a ego Exhibit M:FLUCCS Map '°°'° "°° lel S1 i.901 F9pC Oclobe,2016 10,95'9015911 Hep°re0°y EE5 10/13/16 EXHIBIT "N" FEMA FLOOD INSURANCE RATE MAP i „A..tix , ' , 4 . H ,. 0. ,. AH ,),„k- -. AH IIIIIIIIIMIIIIIIMIIIIIIIIIIIIIINIIIIO Immokalee m s 3; Oil ' AH x AES i s A H .i",, X j. AN X f hl— k' AN t EAG E N0 S A (� r Projecttr.] CI" b° Boundary � a' ' ? Bose Hood devotion v; Cortour AE ,&r1 , `i” -food Zone t t di X.5004 131, A ' AE d AE'- :""'"'''-'''5 - _... Logan Blvd/Immokalee Rd Commercial Infill Subdistrict .,,. stantec Exnibit N:FEMA riood Insurance Rate Map (4) Secie;nbe,20''.b o- ..�•..w�c w•romror.a., e. ee.zas„« Stantec EXHIBIT "0" MASTER CONCEPT PLAN EXHIBIT 0 Zoning: Zoning: Olde Cypress DRI NO•RPUD Land Use: Land Use: Golf Course Stogie Family Residential _ Immokalee Road �_._.2DType D` ,�.. .. ,:.�o,.. Landscape a.,, .. anile. __ r � 1 S U v Zoning: Zoning: tO Type v r I Buildin 4 A ricWture - / 4 Estates Jar» r*, - + Land Use: Land Use: "`L t Misc.Agriculture Mise.Agriculture ' 1 'M"" Building 3 ill ,..,..„) a '1r ; 11 t' 9 w laType'A t Bultdkrg g -.T:== ' � + B•w Si i .. 1 1 i' . ..1. 1 11110 1 .. i t I 20 Type T7 r: \ .y\,/} n lit Y'! Landscape >• }"! `t\ fiS`J f{`� ,. 1 Boiler r ;;I } 1 eit J 1 8\se:::,\\ f C Zoning: :� `'C u �\ Estates 1 Land Use: .)1 Vacant r Residential )/,"�O "� 711% , Building 1 ',. '1 IIi i 1 Zoning: f J` • �--^� � Agriculture r t---•--'"'•R Land Use: ' e c,1 _. '\ /., fe" , I.. 1 Misc.Agriculture taxies + , f 14aauaae .' —'r-"--.. t , i,G 81.4, I r t 1 ;I C ll Retentions Lake Zoning: r Iy4r Iolandape i Agriculture r r + Buller Land Use: } ,{Y Misc.Agriculture 1 1 r 1 10'Type'A'I r .;! Landscape .... ,,' i I Buffer r1 1 1" ti-4.0 ac t,:tt minas J .... _ I - Zoning: Zoning: 1 - Agriculture Agriculture ILand Use: MiscLand Use: Misc. Salome .Agriculture Agriculture ta11e5 1 Site Data: Site acreage: 18.6 acres Buildings: 100,000 SF Parking: 650+spaces Preserves and the Native Vegetation Buffer Tract may be used to satisfy Lake: 2.12 acres 111.4%of site) the landscape buffer requirements after exotic removal in accordance Preserve: 1.0 acres(5.4%of site) with LDC section 4.06.02 and LDC section 4.06.051.1;supplemental plantings with native plant materials shall be in accordance with LDC „,....•....., Section 3.05.07. NAPLES COMMERCIAL CENTER a 4 CO StanteC MASTER CONCEPT PLAN G(.COMMERCIAL A 4+4r1 1 ry I tsa`.I:TLt Stantec -- EXHIBIT "P" BOUNDARY SURVEY LEGAL DESCRIPTION Stantec EXHIBIT P LEGAL DESCRIPTION A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER, LYING IN SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, BEING A PORTION OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 4313 AT PAGE 2422 OF THE PUBLIC RECORDS OF SAID COLLIER COUNTY AND FURTHER DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE 589"58'22"E ALONG THE NORTH LINE OF SAID SECTION 28 ALSO BEING THE NORTH RIGHT-OF-WAY LINE OF IMMOKALEE ROAD (150 FEET WIDE) FOR 390.37 FEET; THENCE DEPARTING SAID NORTH SECTION LINE, SOUTH 00'01'38"WEST, A DISTANCE OF 166.85 FEET TO AN INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY OF SAID IMMOKALEE ROAD AS DESCRIBED IN ORDER OF TAKING, OFFICIAL RECORD 3888, PAGE 1611 OF THE PUBLIC RECORDS OF COLLIER COUNTY, SAID POINT ALSO BEING THE POINT OF BEGINNING; THENCE ALONG SAID SOUTHERLY RIGHT OF WAY, SOUTH 89"58'22" EAST, A DISTANCE OF 606.56 FEET TO AN INTERSECTION WITH THE EAST LINE OF THE WEST 1/2 OF THE NORTHEAST 1/4 AND WEST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 28;THENCE CONTINUE ALONG SAID EAST LINE OF THE WEST 1/2 OF THE NORTHEAST 1/4 AND WEST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 28, SOUTH 02'11'25" EAST, A DISTANCE OF 1,169.86 FEET TO AN INTERSECTION WITH THE SOUTH LINE OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28; THENCE CONTINUE ALONG SAID SOUTH LINE OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28, NORTH 89"58'00" WEST, A DISTANCE OF 660.43 FEET TO AN INTERSECTION WITH THE WEST LINE OF THE EAST 1/2 OF THE NW 1/4 OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28.THENCE CONTINUE ALONG SAID WEST LINE OF THE EAST 1/2 OF THE NW 1/4 OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28, NORTH D2"11'D7" WEST, A DISTANCE OF 285.D8 FEET;THENCE NORTH 87"49'2D"WEST, A DISTANCE OF 147.65 FEET TO A POINT ON A NON-TANGENTIAL CURVE, SAID POINT BEING ON THE EASTERLY RIGHT OF WAY OF LOGAN BOULEVARD( RIGHT OF WAY WIDTH VARIES);THENCE CONTINUE ALONG SAID EASTERLY RIGHT OF WAY THE FOLLOWING SIX COURSES; COURSE ONE: NORTHERLY, 190.25 FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 2,132.54 FEET, THROUGH A CENTRAL ANGLE OF 05"06'42" AND BEING SUBTENDED BY A CHORD THAT BEARS NORTH 12'16'34" EAST, 190.19 FEET TO A POINT OF REVERSE CURVATURE; COURSE TWO: THENCE NORTHERLY, 328.45 FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 2,461.50 FEET, THROUGH A CENTRAL ANGLE OF 0738'43" AND BEING SUBTENDED BY A CHORD THAT BEARS NORTH 11"00'33" EAST, 328.20 FEET; COURSE THREE: THENCE NORTH 1732'26" EAST, 1 October 7,201,6 c), Stantec A DISTANCE OF 52.62 FEET; COURSE FOUR:THENCE NORTH 05'21'54" EAST, A DISTANCE OF 53.61 FEET TO A POINT ON A NON-TANGENTIAL CURVE; COURSE FIVE: THENCE NORTHERLY, 209.81 FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 2,471.50 FEET, THROUGH A CENTRAL ANGLE OF 04.'51'50" AND BEING SUBTENDED BY A CHORD THAT BEARS NORTH 02"18'18" EAST, 209.74 FEET; COURSE SIX: THENCE NORTH 00"07'37" WEST, A DISTANCE OF 22.84 FEET; THENCE NORTH 45"37'16" EAST, A DISTANCE OF 49.26 FEET TO THE POINT OF BEGINNING. TOGETHER WITH DESCRIPTION (EASEMENT 1) A PARCEL OF LAND LYING IN SECTIONS 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA AND BEING MORE PARTICUARLY DESCRIBED AS FOLLOWS: COMMENCE ATTHE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE RUN ALONG THE WEST LINE OF SAID SECTION, SOUTH 02"10'58 EAST, A DISTANCE OF 964.50 FEET; THENCE DEPARTING SAID WEST SECTION LINE, NORTH 87'49'02" EAST, A DISTANCE OF 203.41 FEET TO AN INTERSECTION WITH THE EASTERLY RIGHT OF WAY OF LOGAN BOULEVARD (RIGHT OF WAY WIDTH VARIES) AND TO THE POINT OF BEGINNING; THENCE SOUTH 87"49'20" EAST, A DISTANCE OF 126.91 FEET; THENCE SOUTH 02"11'07" EAST, A DISTANCE OF 90.26 FEET; THENCE NORTH 87"49'20" WEST, ADISTANCE OF 147.65 FEET TO A POINT ON A NON-TANGENTIAL CURVE AND TO THE EASTERLY RIGHT OF WAY OF SAID LOGAN BOULEVARD; THENCE ALONG SAID EASTERLY RIG ITT OF WAY, NORTHERLY, 91.07 FEET ALONG THE ARC OF A CIRCULAR CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 2,132.54 FEET, THROUGH A CENTRAL ANGLE OF 02"26'49"AND BEING SUBTENDED BY A CHORD THAT BEARS NORTH 10"56'37" EAST, 91.06 FEETTOTHE POINT OF BEGINNING. PARCEL CONTAINS 12,385 SQUARE FEET OR 0.28 ACRES, MORE OR LESS TOGETHER WITH DESCRIPTION (EASEMENT 2) A PARCEL OF LAND LYING IN SECTIONS 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA AND BEING MORE PARTICUARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE RUN ALONG THE NORTH LINE OF SAID SECTION, SOUTH 89"58'22" EAST, A DISTANCE OF 990.47 FEET; THENCE DEPARTING SAID NORTH SECTION LINE, SOUTH 02"1 1'25"E, A DISTANCE OF 166.97 FEET TO AN INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY LINE OF IMMOKALEE ROAD (150 FOOT RIGHT OF WAY) AND TO THE POINT OF BEGINNING; THENCE SOUTH 02"11'25" EAST, A DISTANCE OF 150.00 FEET; THENCE NORTH 89"58'22"WEST, A DISTANCE OF 90.00 FEET; THENCE NORTH 02"1 1'25" WEST, A DISTANCE OF 150.00 FEET TO AN INTERSECTION WITH SAID SOUTHERLY RIGHT OF WAY LINE;THENCE 2 October 7, 2016 Stantec ALONG SAID SOUTHERLY RIGHT OF WAY LINE SOUTH 89"58'22" EAST, A DISTANCE OF 90.00 FEET TO THE POINT OF BEGINNING. PARCEL CONTAINS 13,490 SQUARE FEET OR 0.310 ACRES, MORE OR LESS. TOGETHER WITH DESCRIPTION (EASEMENT 3) A PARCEL OF LAND LYING IN SECTIONS 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA AND BEING MORE PARTICUARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SOUTHWEST CORNER OF THE NORTHWESTER QUARTER OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 48 SOUTH, RANGE 26 EAST; THENCE RUN ALONG THE SOUTH LINE OF SAID QUARTER QUARTER SECTION, SOUTH 89°58'00" EAST, A DISTANCE OF 879.64 FEET TO THE POINT OF BEGINNING; THENCE DEPARTING SAID SOUTH LINE OF SAID QUARTER QUARTER, NORTH 43"55'18" EAST, A DISTANCE OF 153.91 FEET; THENCE SOUTH 02"11'25" EAST, A DISTANCE OF 1 1 1.00 FEET TO AN INTERSECTION WITH SAID SOUTH LINE OF SAID QUARTER QUARTER;THENCE ALONG SAID SOUTH LINE, NORTH 89"58'00"WEST, A DISTANCE OF 1 1 1.00 FEET TO THE POINT OF BEGINNING. PARCEL CONTAINS 6,156 SQUARE FEET OR 0.14 ACRES, MORE OR LESS. OVERALL PARCEL CONTAINS 18.64 ACRES, MORE OR LESS. 3 October 7, 2016 -,, > , . 17 ;fit = - 0 '9 I,X1 9,,F . t m F - = S g 1 Rt 'g '1 v.....-2:-. , ; ! t:,...c,“. ftxr, , Xi If , . i g IASI d L . , • i i ›. 6 ='. '2,,fig 4 '6 'i--- c, ==. .=.,==.,,,,,„=-=-1.1"_. 4.-- -, . " c, -•,,,:t tga,;‘.ERAitu. PF,L, i 01,;;;.. Ilii r, gr lzle ; E.- :. •-•::::..F.1.112gutit 69_,;z ii3j. ' : ' li iI.- .. ..L.X......- ,',hi 1% .,', :',-, . \ %-• 0- 'ot: Elk' V ' .• ' 5 "I• 'a' 4 1 '0.7 '' • ',„7.-,,,,:'.-':,,,D.,,* -'' t .i ,,:- 7; '''',7,. 7 ,, :: ,-, £ ,:==a =-_,:1;:i:-. !4:!•:_ zi :=:,.,==.,, : :'• , -,',-: :.-1,11•;, ',- '4,4-5 '=• '-;--, -2 ; • ! ' i ,- I : 7.,;.:. '.., 7,, ,:rri !.- :14 ! I :-;:.' ; :, ''', 72 ;;,: iEl '-,• : ''J ;!''',:: 14' ! !ii V 1 ! ! 1 1 1 ! 1 ! /1 t f- 0= =, it •t=." '7 ; A til .i i it :4 CC gb: • t i q! (..) gst 4 ibs t ‹t tx i xs, 4 e 11 i R. --- .„. jj- g ii a 00 b-;s1 t eg3 1 4 ' 5 V" g=t 1 ,.0 .......".0. •,' • -'- $ f WI a il i-I• It i X ll:5, -,..___...,...R_____________ 'gi §1 ' 7tsee,!;. .....,,,,._ 1 .1.• 4 ...-.6.--.4.--........-.4.4.11,12 1 ------ gm,,::=1. --t-- $ $ $ 1 ------ E 7-,, ..-9:::::9",............909...-•-,,P-- ___J._ , , - :- 59X P....6'N .14 tiii f:liF Stantec EXHIBIT "Q" PROPERTY DEEDS INSTR 4938329 OR 5003 PG 1836 RECORDED 1/27/2014 2:33 PM PAGES 3 DWIGHT E. BROCK, CLERK OF THE CIRCUIT COURT, COLLIER COUNTY FLORIDA DOC@.70 $17,500.00 REC $27.00 CONS $2,500,000.00 This instrument prepared by and after recording, return to: Immokalee Road Associates, LLC 1600 Sawgrass Corporate Parkway Suite 400 Sunrise, Florida 33323 Attn: Clayton M. Ratliff, Esq. Parcel Identification Nos.: 00195440009, 00195040001,00194880000,0019548001 WARRANTY DEED THIS WARRANTY DEED is made and entered into as of the 24th day of January, 2014 by WILLIAM A. LANYI ("Grantor), whose 'lie 1831 Atlantic Place, c/o Summer Beach, Fernandina Beach, Florida 32034, to IM i=1.0- 4:• .' 01•t~ -1, •TES,LLC,a Florida limited liability company ("Grantee"), whose mailin a® is 1600 Saw!rar1 • orate Parkway, Suite 400, Sunrise Florida 33323. Wherever used her in, - terms"Grantor'and"c nt "shall include all of the parties to this instrument and their success s a • 85sign • 1. �,", ,•} ^\ GRANTOR, for and in c n-'d; ati* • - 100 of 110 Doi -rs $10.00) and other good and valuable consideration paid by l , r , - • icie•-, is hereby acknowledged, has granted, bargained and sold, t * these presents d -, gr-nt, 'art in and sell, to Grantee, and Grantee's heirs, successors and s forever, the folio,' ' p'•p 61•cated in Collier County, Florida (the"Property"),to-wit: \f'\, See Exhibit"A"att dp t de„...rt hereof. THIS PROPERTY DOES NOT CON ITUTE THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE AND IT IS NOT CONTIGUOUS TO THE HOMESTEAD OF THE GRANTOR OR GRANTOR'S SPOUSE. TOGETHER with all tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining. THIS CONVEYANCE is subject to: (a)taxes and assessments for the year 2014 and subsequent years not yet due or payable; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, conditions, restrictions, matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's heirs, successors and assigns in fee simple forever. GRANTOR hereby warrants the title to the Property and will defend the same against the lawful claims of all persons whomsoever. OR 5003 PG 1837 IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above written. -- Witnessed Witnessed by: t GRANTOR: / ! al .. - C�y J Prin Name: e�zK D i . LF- WILLIAM A.LANYI \,..*----Ltckii '-),. OC , Print Name: 1.4 I i' ✓Cl f f STATE OF FLORIDA ) ss: � ` o LJ1 � � COUNTY OF COLLIER ) „ c The foregoing instnimen was cknowledged before day of January, 2014 by WILIAM A YI freely d untarily He is perso ,Ily known to me or produced 1/r I (I..17Y`S Li c-1'r c .+as-,-ntification'-5 9 � � r*'•-: 111N1111111Af/ f !" ,tary ',CIL, thte of Florid: My commission expires: r-+ 6,, miss n ,• .V Q [Notarial Seal] Aii, r Af. 1` TERRY L CMG E CY� (`� . ot. ;.t MY COMMISSION a EE 826315 .°.rte;.%I D(P1RES.November 12,2016 �,sr` Baled Thou Nay Mk tMdern+7en *** OR 5003 PG 1838 *** EXHIBIT"A" Legal Description The West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, AND the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, LESS the North 100 feet thereof,Collier County, Florida;ALSO LESS the South Fifty(50') feet of the North 150 feet of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East,Collier County, Florida;ALSO LESS the property described in Official Records Book 3888, Pages 1611 and 1617. AND The East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East,Collier County, Florida, LESS the North 100 feet thereof; ALSO Less the South Fifty(50')feet of the North 150 feet of the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of Section 28, Township 48 South, Range 26 East, Collier County, Florid.- • O-L-E-S.S, the property described in Official Records Book 3888, Pages 1611, 1613 and 1617. i ,, .. CO 1 AND +) The East 1/2 of the SW 1/4 of tie N !4 rath-4eLNW-41 /4Jb Sectio 28, Township 48 South, Range 26 East, Collier County, Florida. All of the above being more pa *cul. •esc-bEd s o 111! V /-"' ..-•••••., Commencing at a Northwest c• - of Section 28, Town ip 4; So , •ange 26 East, Collier County, Florida, thence along the North 't • said Section 28, a ... •ei g - orth right-of-way of Immokalee Road (150 ' wide), South 89°58' 4... t, a distance of 3 +.'-• -• -nce leaving said North line and along the West line of the East 1/2 r't ,W 1/4 of the NW 1/• • : NW 1/4 of said Section 28, South 02°11'07" East, a distance of 150.11 e ltience leaving .A, - .nd along a line that is parallel and South 150 feet, measured at right angle Al o•h 4f-c�tio e, South 89°58'22" East, a distance of 54.42 feet;thence leaving said parallel line So t7th °r • ' est, a distance of 16.85 feet to the Point of Beginning of the parcel of land herein described; thence South 89°58'22" East, a distance of 606.50 feet to the East line of the West 1/2 of the NE 1/4 of the NW 1/4 of the NW 1/4 and the West 1/2 of the SE 1/4 of the NW 1/4 of the NW 1/4 of said Section 28; thence along said East line South 02°11'33" East, a distance of 1,169.86 feet to the South line of the NW 1/4 of the NW 1/4 of said Section 28; thence along said South line North 89°58'00"West, a distance of 660.44 feet to the West line of the East 1/2 of the SW 1/4 of the NW 1/4 of the NW 1/4 and the East 1/2 of the NW 1/4 of the NW 1/4 of the NW 1/4 of said Section 28, thence North 02°11'07" West, a distance of 902.69 to a point on a non-tangential circular curve;thence Northerly,209.81 feet along the arc of a circular curve,concave Westerly,having a radius of 2,471.50 feet; through a central angle of 04°51'50" and being subtended by a chord which bears North 02°18'18" East, 209.74 feet; thence North 00°07'37" West, a distance of 22.84 feet; thence North 45°37'16"East,a distance of 49.26 feet to the Point of Beginning. This instrument prepared by and after recording,return to: Immokaiee Road Associates,LLC INSTR 52117294 OR 5291 PG 3493 1600 Sawgrass Corporate Parkway REcc1RDE`3//112016 4 45 PM PAGES 3 Suite 400 DWIGHT E E3HOGK,GI CRK OF THE CIRCUIT COURT Sunrise, Florida 33323 COLLIER COUNTY FLORIDA Mn: Clayton M.Ratliff,Esq. DOC(gi0$4865 00 REC$27 DD CONS$695,000 00 Parcel Identification Nos.: 00195000009, and a portion of 00195200003 SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED is made and entered into as of the 6th day of July, 2016 by OAKWOOD PARK WEST, L.L.C., a Florida limited liability company("Grantor"), whose mailing address is 2170 Logan Boulevard North, Naples, Florida 34119, to IMMOKALEE ROAD ASSOCIATES, LLC, a Florida limited liability company ("Grantee"), whose mailing address is 1600 Sawgrass Corporate Parkway, Suite 400, Sunrise Florida 33323. Wherever used herein, the terms "Grantor" and "Grantee" shall include all of the parties to this instrument and their successors and assigns. WITNESSETH; GRANTOR, for and in consideration of Ten and No/100 Dollars ($10.00) and other good and valuable consideration paid by Grantee, the receipt and sufficiency of which is hereby acknowledged, has granted, bargained and sold, and by these presents does grant, bargain and sell, to Grantee, and Grantee's heirs, successors and assigns forever, the following property located In Collier County, Florida (the"Property"), to-wit: See Exhibit "A"attached hereto and made a part hereof. TOGETHER with all tenements, hereditaments and appurtenances thereunto belonging or In anywise appertaining. THIS CONVEYANCE is subject to: (a)taxes and assessments for the year 2016 and subsequent years not yet due or payable; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, conditions, restrictions, matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's heirs, successors and assigns in fee simple forever. AND GRANTOR hereby covenants with Grantee that Grantor is lawfully seized of the Property in fee simple, that Grantor has good right and lawful authority to sell and convey the Property, and that Grantor specially warrants the title to the Property subject to the foregoing matters and will defend the same against the lawful claims of all persons claiming by,through or under Grantor, but no others. IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above written Witnessed by: GRANTOR: OAKWOOD PARK WEST, L.L.C., a Florida limited liability company Print Nat �. � - , . �r r C1i> n t: :rlker, anaging Member 6VtfIA441,--- Print N.me: „f l' ..J_i w, STATE OF FLORIDA ) ss: COUNTY OF COLLIER The foregoing instrument was acknowledged before me this 20 day of ' r/It 2016 by Cullen Z, Walker, as Managing Member of OAKWOOD PARK WEST, LIC a Florida limited liability company, on behalf of said company. He is <us;lsonally known to ryt or produced as identification. Name ,_' „M, otary Public State of Florida My commission exp$'. 412 ,K DAVID NEIL MOiRAi0ON ommission No _ `r Noury POI*•0tafo of ROOM f ,x ib comm.Wires MK 2010 ,.,. Commisirm I EE 200151 [Notarial Seal] Stantec EXHIBIT "R" TRAFFIC IMPACT STATEMENT Logan/Immokalee GMPA GMP Amendment and CPUD Rezoning Transportation Impact Statement(TIS) Prepared for: Immokalee Rood Associates, LLC 1600 Sawgrass Corporate Parkway, Suite 400, Sunrise, FL 33332 Prepared by: Stantec Consulting Services Incorporated Wilson Professional Center 3200 Bailey Lane, Suite 200 Naples, Florida 34105 June 23, 2016 October 11, 2016 (Amended) TIS Methodology Meeting Fee-$500 Major TIS Application Fee- $1,500 Stantec PURPOSE The following traffic impact statement (TIS) is intended to satisfy the applicable requirements associated with a Major Study to support the Growth Management Plan Amendment (GMPA) and the associated CPUD Rezoning for the Logan/Immokalee GMPA project (hereafter "PROJECT") located in the southeast quadrant of the intersection of Immokalee Road and Logan Boulevard. The PROJECT is currently zoned A-Agriculture. The property is currently vacant. The applicant intends to construct a shopping center with a maximum of 100,000 square feet of gross leasable floor area. A Methodology Meeting was held with County Staff on May 24, 2016. The Methodology Meeting Checklist is attached in the Appendices. STUDY AREA The 18.6 acre site is located in the southeast corner of the intersection of Immokalee Road and Logan Boulevard, approximately 1.4 miles east of 1-75 and 1.9 miles west of Collier Boulevard (Figure 1). FIGURE 1: Site Location Site 41i M' w - IPage ""1 ACCESS CONNECTIONS The PROJECT site is located in the southeast quadrant of the intersection of Immokalee Road and Logan Boulevard, with frontage on both roadways. As shown on the Master Plan (Figure 2), access to the site is proposed to include a right-in/right-out (RI/R0) connection on Immokalee Road at the northeast corner of the site, and a full FIGURE 2: Master Concept Plan access connection on Logan Boulevard at the south west corner of the site, the latter being a shared ingress/egress connection '' j` 1 with the adjoining ! ,"" 6», , , nursery/landscape business ; I"") j i . immediately to the south. ( I � In addition to the shared l 1 --� i \r-- -L , I ' ii access connection to Logan , `.I/1 f i� '1 frrl Jg.. i 11 �, I (j I Boulevard, an internal I ' ti / ' ,t connection to the adjoining F 1` �� 3 11 parcel immediately to the yi'x ` '1 r ;I east is being provided to i `j satisfy the code ` /. requirements for :b / accommodating ', , interconnections to ij, / adjacent parcels. The tom_....._... .,—. I tt,.., , _ PROJECT also provides an easement in the southeast /if'j ; j corner that allows for anI' interconnection between E 1;1 ..a � ' the parcel to the east and ' a Y' __ _ _ _ _—v—_ the parcel to the south to —t — '—' —"' "'—� accommodate future �""" access to Logan Boulevard. Stte Data. Sue ac?tape. 18,6 ac,r• PROJECT BUILD-OUT FA,(Cm, IXOI S. 66166rg 650. aces I,R ac . ae PtcYne'. 1,10 Y IS+es iS.91�of of sae. The PROJECT is expected to be built out by2019. /,-•re�c^ra;:�E-c::,!rEr.liE.F CO!�StarHfe !r7�.STER COht iced?LAh �.cC e TRIP GENERATION The p.m. peak hour trip generation for the PROJECT is based upon ITE Trip Generation Manual, 9th Ed., and is shown below in Table 1. TABLE 1: PM Peak Hour Trip Generation 24-Hr PeakNet Driveway Volume Excluding Pass-By ITE Land Use(W) ITE Units Unit of " Trips Hour Pass-By Pass-By New Enter Exit Enter Exit Enter Exit LUN , Measure Rate Trips Rate Rate (2-Way) Trips Trips Trips Trips Trips Trips Shopping 820 Sq.rt. AM Pk Hr 156 156 62% 38%` 97' 59 97 59 PP gC enter 7CG.X 6,791 (GLFA) PM Pk Hr 599 0.25 150 449 48% 52%, 288. 311 216 233 TRIP DISTRIBUTION The percent of project trips, and the resulting number of trips assigned to each roadway segment within the study area as provided for in the approved methodology is depicted below in Figure 2. FIGURE 2:Trip Distribution and Assignment Distribution-Net New Trips 9 .1 C N Am ^ O � 5%s% 11 12 11111 43 20% 25%58 40%93 40%86 a 43 20% ina 0D 40%86 Immokalee Rd 20%43 25%5440%93i 40%93 20%47 60% I 93 100,000 514Ft 25%45% 449 Total 15%15% 54 105216 Enter 35 32 t233 Exit 15%15% 3532 5%12 5%11 5%11 5%12 Vanderbilt Beach Rd 5%331 1.2 11 31Page DETERMINATION OF SIGNIFICANTLY IMPACTED LINKS Pursuant to the TIS guidelines an evaluation of the trips assigned to the network was conducted to determine which segments were significantly impacted by project traffic (i.e., PROJECT trips exceeding 2% of the peak directional service volume). Project traffic was traced along the network until the segments were no longer significantly impacted by the number of assigned trips. Table 2 depicts the evaluated links. Only three segments within the study area were found to be significantly impacted by project trips TABLE 2: Determination of Significantly Impacted Links Project Trips Exceeds u of Net New 2%-2%-3% Lanes Directional Trips %Project Directional Project Threshold AUIR Each LOS Service Criteria%of %of Traffic Trips Assigned at Build Segment From To IDA Dir Std Volume lU Threshold LOS Assigned NB/WB 5B/EB Out lam ik7l,2 R33d I ,r nston I.75 42.7- 314 i 3-500 7% 70 25% 58 NO Immokalee Road I 75 Logan Blvd 43.1 3/4 E 3,500 2% 70 40% 93 .. Pe> Immokalee Road Logan Blvd. Collier Blvd. 43.2 3 E 3.200 2% 64 40% 86 ?es Immokalee Road Collier Blvd. Wilson Blvd. 44,0 3 E 3,300 2% 66 20% 43 6 1 No Logan,Blvd(21 Immokalee Road North NA 1t 0 1,000 2% 20 5% 12 11 No ILogan e'vd Immokalee Road Vanderbilt Bch Road 50,0 I D 1.000 2% 20 15% 31 35 '<=+ Logan Bivd Vanderbilt Bch Road Pine Ridge Road 48.0 1 D 1,000 2% 20 5% _7 12 No Vanderbilt Bch Road Livingston Road Logan Blvd. 111,2 3 E 3,000 2% 60 6% 12 -2 No Vanderbilt Bch Road Logan Blvd. Collier Blvd, 112.0 3 E 3.000 2% 50 5% 11 ».2 No Collier Blvd Immokalee Road Vanderbilt Beach Roa 30-1 5 E 3,000 2% 60 15% 11 35 No (1)2015 AUIR , (2)This segment of Logan is not in the AUIR;Characteristics borrowed from south of Immokalee Road EXISTING CONDITIONS The existing conditions were evaluated based upon the 2015 AUIR values available at the time of the preparation of the TIS. The existing conditions for the three significantly impacted roadway segments are shown in Table 3. TABLE 3: Existing Conditions 1 1 2015 Directional Exisiting LOS Peak Service Volumes V/Std Road Name From To Std Dir Volume111 i11 Ratio LOS Immokalee Road 1-75 Logan Blvd E EB 3,500 2,390 0.68 C Immokalee Road Logan Blvd. Collier Blvd. E EB 3,200 1,960 0.61 C Logan Blvd Immokalee Road Vanderbilt Bch Road D NB 1.000 470 0.47 B 11) 2015 AUIR 4 • P : g c FUTURE CONDITIONS Background growth (traffic growth not associated with project trips) on the significantly impacted links was derived by comparing the 2015 AU)R annual growth rate (AGR) for each segment against the 2015 AUIR's +1/71h Trip[ Bank Total. As shown in Table 4, the 4% value was the larger of the two values for two segments, while the Trip Bank value was the larger value for one segment (the higher values shown in red). TABLE 4: Background Traffic Growth Determination Annual 2019 Net 2015 Growth Bkgd Growth LOS Peak Directional Rate(AGR) Volumes Using 2015 Trip Road Name From To Std Dir Volume 111 Ill Using AGR AGR Bank Immoka lee Road I-75 Logan Blvd E ER 2,390 4,00% 2,796 05 381 Immokalee Road Logan Blvd. Collier Blvd, E EB P. 1,960 4.00% 2,293 333 5227 Logan Blvd Immokalee Road Vanderbilt Bch Road D NB : 470 _ 4.00% 550 21. 30 (1) 2015 AUIR Future traffic without project traffic was developed by adding the higher of the background growth values to the existing 2015 volumes (Table 5). The analysis shows all three segments operating at an acceptable level of service in 2019. TABLE 5: Future Background Traffic Net Bkgd Growth 2015 Directional Using Exisiting 2019 LOS Peak Service Highest Volumes Estimate V/Std Road Name From To Std Dir Volume ill Value (1) Total Ratio LOS lmmokalee Road 1-75 Logan Blvd E EB 3,500 406 2,390 _ 2,796 0.80 D I mmoka lee Road Logan Blvd. Collier Blvd. : E , EB 3,200 527 1.960 2,487 0.78 D Logan Blvd ImmokaleeRoad Vanderbilt Bch Road D NB 1,000 80 470 550 0.55 C (1) 2015 AUIR Project trips on the significantly impacted roadways were combined with the higher background growth value identified in Table 4 to yield the future total traffic volume on each segment, shown in Table 6. The analysis shows all three segments operating at an acceptable level of service in 2019. TABLE 6: Future Total Traffic 2019 Net Bkgd 2019 2019 LOS Peak Project Growth Estimate Bkgd+ Directional V Std Road Name From To Std Dir Trips(Pk Using Net Project Service �tlo LOS Dir) Highest Growth Volumes Volume Value Total Total Immoka lee Road 1-75 Logan Blvd E EB i 86 406 492 2.882 3,500 0.82 D I mmokal ee Road Logan Blvd. Collier Blvd. E EB 93 527 620 2,580 3,200 0.81 D Logan Blvd I mmoka lee Road Vanderbilt Bch Road D NB 35 80 115 585 1,000 058 C (1) 2015 AUIR OPERATIONAL ANALYSIS Vehicle turning movement counts were conducted at the Logan Boulevard/Immokalee Road intersection and at the existing driveway connection on Logan Boulevard on Thursday June 2, 2016. The turning movement counts were taken during the PM peak period (4:00 PM to 6:00 PM) to quantify existing PM peak-hour conditions. It should be noted that no traffic used the existing driveway connection on Logan Boulevard that today serves as a gated exit only connection for the existing landscape nursery business to the south. We do not expect the nursery's use of the shared access to change in the immediate future. The turning movement counts at the intersections were then adjusted by FDOT's peak-season conversion factor of 1.19 published for Collier County for the week the data was collected.The peak-season factors, turning movement counts, and signal timing information are attached in Appendix B. The intersection analysis was performed using the Synchro Software. As part of the analysis, existing lane geometry was used at the intersection. An overall intersection level-of-service standard of E, corresponding with Collier County's adopted level-of-service for lmmokalee Road, was used for the intersection. In addition to the overall delay, the approach level of service at the intersection was checked to make sure it was E or better with each intersection movement having a v/c ratio less than 1.0. Like the future roadway conditions, future intersection volumes were grown at a 4% annual growth rate to the year 2019 to establish the background traffic conditions. Prior to evaluating project traffic at the intersection, the necessary improvements to allow the intersection to operate at acceptable level-of-service standards were assumed to be in place. Chapter 163.3180 Florida Statutes and Chapter 2011-139, Laws of Florida as amended by HB 319 requires a developer to only correct those transportation deficiencies that are directly created by the addition of their project traffic. The following intersection improvements were identified to correct the background traffic deficiencies: • Add a fourth eastbound through lane • Add a second northbound right turn lane Once the improvements required to correct the background deficiencies were assumed to be in place, project traffic was then added to the improved background traffic conditions. The project traffic will not create any additional deficiencies, beyond what is required to correct the background traffic conditions.The intersection analysis results are summarized in Table 7 and the Synchro output worksheets are summarized in Appendix C. 61Page TABLE 7: Logan Blvd/Immokalee Rd Intersection Operating Conditions Overall Intersection LOS Delay Max v/c Approach LOS Intersection Scenario Standard Calc. (sec/veh) Ratio EB WB NB SB 2016 Existing E E 61.1 1.08 ECEC 2019 Bkgd E F 106.0 1.29 F D F D Logan Blvd& Immokalee Rd 2019 Bkgd w/Imp. E D 36.4 0.89 CC D E 2019 Total E D 43.9 0.97 DC E E SITE ACCESS ANALYSIS The development will utilize a full access FIGURE 3: Total Traffic Volumes connection to Logan Boulevard and a right 59,015% in/right-out connection to Immokalee Road. 1,116 The need for turn lanes was based on Collier 58 20% County's Construction Standards Handbook 40%124 58 20% for Work within the Public Right-of-Way. 40% 115 • 173 40%124 4. Section lll(A.)(1.) specify the threshold volumes ` ° 124 for right and left turn lanes. During the PM 100,000sgFt peak-hour, it is estimated that 43 vehicles will I 25%45% 599 Total make a northbound right turn and 72 vehicles 72 140 288 Enter 311 Exit wit make a southbound left turn from Logan Boulevard. The 43 right turning vehicles exceed the threshold volume of 40 vehicles for constructing a right turn lane and the 72 left turning vehicles exceed the threshold 15%15% volume of 20 vehicles for constructing a left 4 43 turn lone. During the PM peak-hour, it is estimated that 173 vehicles will make an eastbound right turn from Immokalee Road. For multi-lane divided roadways, Collier County requires right turn lanes regardless of the turning volume. The total traffic volumes entering the site (new external plus pass-by) are shown in Figure 3. Both Logan Boulevard and Immokalee Road have a posted speed of 45 mph. FDOT Standard Index 301 specifies a deceleration length of 185 feet for a speed of 45 mph;therefore, the right turn lanes need to be 185 feet. Wage using was calculated turn The required unsignalized aueue length for the left t u procedures outlined in the AASHTO Green Book. The AASHTO Green Book specifies that at a minimum, queue storage for at least two vehicles (50 feet) be provided. The 72 southbound left turning vehicle will require 60 feet of queue storage; therefore, the left turn lone should be 245 feet (185 + 60).The queue length calculation for the left turn lane is shown below: Southbound left Turn Lane Queue Length: veh( 1 hr l(2 mint(25 ft) 60 t 72 hr \60 min) \ )\ veh f CONCLUSIONS The Logan/Immokalee GMPA project, if built to the maximum 100,000 square feet, can be expected to generate 449 net new p.m. peak hour 2-way trips that would be distributed to the surrounding roadway network. The link-level concurrency analysis indicates that the net new trips will not create any adverse LOS conditions. The operational analysis of the signalized intersection of Immokalee Road at Logan Boulevard indicates there may be adverse conditions as a result of background traffic growth (unrelated to the PROJECT); however, the net new trips generated by the PROJECT do not create any additional adverse impacts at buildout. The site impact analysis indicates that 185-foot right turn lanes are warranted at the Logan Boulevard and Immokalee Road access points and a 245-foot southbound left turn lane is warranted at the Logan Boulevard access point. Turn lanes should be constructed in accordance with the FDOT Plans Preparation Manual and Standard Index 301. 8jPage APPENDIX A f`\ /Th APPENDIX A INITIAL MEETING CHECKLIST Suggestion: Use this Appendix as a worksheet to ensure that no important elements are overlooked. Cross out the items that do not apply. Date: Tuesday,May 24,2016 Time: 2:30 p.m. Location: CDS Conf. Rai TBD People Attending: Name,Organization, and Telephone Numbers 1)Jeff Perry, Stantec Consulting Services Incorporated 2)Michael Sawyer,Project Manager 3)Stephen Baluch 4)Chaff- 5) Study Preparer: Preparer's Name and Title:Jeff Perry.AICP Organization: Stantec Consulting Services Incorporated Address&Telephone Number: 3200 Bailey Lane,Suite 200, Naples,FL, (239.649.4040) Reviewer(s): Reviewer's Name&Title:Mike Sawyer Collier County Transportation Planning Department Reviewer's Name&Title: Organization&Telephone Number: Applicant: Applicant's Name: Immokalee Road Associates,LLC Address: 1600 Sawgrass Corporate Parkway,Suite 400, Sunrise,FL 33332 Telephone Number: Proposed Development: Name: Immokalee/Logan Commercial Location: SE Corner Immokalee Road at Logan Blvd. Land Use Type: Commercial Shopping Center ITE Code#: 820 Proposed number of development units:+/- 100,000 Sq.Ft. Other: Description: Shopping Center with outparcels Zoning Existing: A-Agricultural Comprehensive plan recommendation:GMPA to Requested: CPUD Findings of the Preliminary Study: No adverse impacts immediately identified Study Type: Small Scale TIS Minor TIS Major TIS X ($1,500+$500 Methodology Meeting Fee) Study Area: t3oundaries: Livingston Road on the West, Wilson Blvd on the East, Pine Ridge Road on the South Additional intersections to be analyzed: Immokalee Road at Logan Blvd. Horizon Year(s): 2019 Analysis Time Period(s):B/O Future Off-Site Developments: Source of Trip Generation Rates: ITE 9th Ed. Reductions in Trip Generation Rates: None: Pass-by trips: 25%reduction assumed Internal trips(PUD): None Transit use:No reductions assumed Other: Horizon Year Roadway Network Improvements: Collier County 5-Year CIP FDOT 5-Year Work Program Methodology&Assumptions: Non-site traffic estimates:From the 2015 AUIR Site-trip generation: 100,000 sq.ft.floor area Trip distribution method:Manual(see attached) Traffic assignment method:Manual(see attached) Traffic growth rate: Larger of AU1R Annual Growth for each segment vs. 2015 AUIR Trip Rank (incl. I/7`1l) Special Features: (from preliminary study or prior experience) Accidents locations: NA ____ Sight distance:NA Queuing: NA Access location & configuration: Full access connection on Logan Blvd. and RI/R0 on Immokalee Road Traffic control:NA Signal system location&progression needs: On-site parking needs:Per LDC Data Sources: Base maps: Prior study reports: _ Access policy and jurisdiction: Collier County Review process: Normal Requirements: Miscellaneous: Small Scale Study—No Fee Minor Study-$750.00 Major Study-$1,500.00 X Includes 2 intersections Additional Intersections-$500.00 each All fees will be agreed to during the Methodology meeting and must be paid to Transportation prior to our sign-off on the application. SIGNA' URES_ �— Sue • r ArAlloirie R vic tcrs Applicant V 1215613ave1215613Maranspanalpnlspeakationlagency_pdancelCoher County/l5 Methodology mewing Me[k6sl doc EXHIBIT A 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-$500 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 approval/comments 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 review) 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. P"*"\ "Minor Study 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 assignment, 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 reviews) Review of the submitted traffic analysis includes: field visit to site, confirmation of trip generation, special trip generation and/or 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"-$500 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"-$500 Fee) Additional sufficiency reviews beyond those initially included in the appropriate study shall require the additional Fee prior to the completion of the review. 1 N1a * '74 r >°W • e ren P^19 JonioD 2'c g. I tu L Mf" OI ▪ � ; II . a u ,_I f9 = CU I CO aha 4-' d 3 �la C m z O IV H d 1- I 3 ' Z la a I L Fes- to u�S .moi < I TIQ . N c • dh � N ti C �I& - Sim rs,1 '.74,. 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Z Z Z W W Z N 9 W W W W o 0 o W LA-1 W 0 to , to 0 Q 0 O LC o u H o t0 m 2 0.1 U m c-15 m m S] m m .Li L Ql 1' C 4 C Q 1 Ol r0 �-' 01 t0 iL L) zo > 'a °UQ > n 0 0 too E O N Q cc K m O to LL�j Y C r mm Y Y t N F6 00 C C Q Q Ol OD C O .ct ;= E E .` m E j ^ o ( E E > J J E N c 0 y o 0 v a v CC s O O O ON u u to c Z to GC z c m m O w v a v > U v ai w > > > — _ 10 (0 f0 10 IL GO a] 47_ 'n m L4) Y Y Y Y j OCC C c C .� O1 ON EEEE (0 (0 c c — LL EEEE 03 J > u° 1,1 O O O fTh u U u v CO u . 0 r N .-� , CO m N m to Z..- CO CO CO r--- Ln u? e Lo 9 c c o 0 0 0 o c o a To F Y ti _ Q E O O O O O O O O O O m Q O a1 ,0 W 00000000000 N in m Z m , iO , . 't t ? ✓1 ul N m 0 0 0 0 0 0 02 ,.% 0 m m m m .- 4 N m ,Ti ml N .0 v �'' In N O at w l0 Q cC m 3 G m ¢ ., E m N CO CO in LLn n o N. N Z C C ," m ti Z N o 7 p co eO in m Q o0 00 O a ; F N N N N a N rl ., N , ► rt d l7 . Lo m iO tO N .-, t w m 7 00 N a, N co ¢ 0 Q co +o m C ' A LT, N O rn J O C lO 0 Z O v r, O E Z O O tD al N O , T. N ar N O O N N N ,-i N r✓f ti N }},� N a lD r� ¢ i1 N N V. N > g tib w a 1 OC pp * c o * 0 * ,. v \ Y e 00 H O1 a- o o o o a o o v a o m 3 •c i : o N Na a c a o 0 0 0 0 o z o o N o o z a v Q g ; v N O O N V' N N C 4 ou w25 Z > r, a Leo LEI N N O Z N V 0 0 0 0 O C 0 0 0 .y 0 , w 6 ,0 Ln ¢ 0 0 0 oo ., a :a m N ,n N , N O ri E rn al l0 Z N m Co n.. a co. In CO C1 Q •-, m , , m N ` N N ti r-, e-' 'ti O WI O N a N f Y SC tO m on on CO m CO co Co co co to h N CO Co m m m03 CO d O w w W w Z Z Z w w Z W Q w w w w Z Z Z Z Z w w Z O. VI . o w w w w 0 0 0 w w w 0 y w w w w0 0 0 w w w J U 17 _6C U 0 t0 CO Ca re O 0 OL r r_°o oo g. D: '° u c oz co u O N V C C) .a 0 w 0= U 03 -0 ti co C _O co lc > > a.+ 6) V > !' 13 > > •. 01 > a.+ a m m — m m d m m m• .. m m L L- c N O C _ M N C C W O C 01 O N ,0 C `y N N - of 7 0, r0 - U _ N !0 - 2 - C C m C Nf1 a — C - C JU Z° > d ° u° > r_ ° u° 3z° > a ° u° > ro r0 o •e o a ° 0 0 0 E l0 O t0 C. 0 f0 t0 t0 2 ro Q O cC cC ,15' cC 0 . K cC co „ c LL c > y 61 - C > 01 U. C -6 N N �+ C -p al B-3 _ _M 0 O m co le t0 O m Y m m 10 f0 YO m N •. C ,� O O _0 0 C O OCO C GJ p p oC0 C p ro m— E E c E u• �= E E c E J ° i° E E > J J E ° v° E E > > 9 tc .92 0 0 0 0 CO ry 0 t0 o °J 0 0 0 0 cC Ce E 0 0 0 0z m ro ro moo f0 CO fa 4-, O O O O N V L K O O O O U O CO Z CL CC CC CO m -c 5 Z 0c s s co m m j cc tip Cu OOi v 0/ j — — > a a v CU CU > 0> _a ¢ - Y Y Y Y - m m v d m cu O �. 10 N N r0 m m m (b Y .Y Y Y `O E E E E a 0 c c - N E E E E co c v oN E EE Es o ° > > v ` E E E E 9 0 2 > > 3 _ J APPENDIX B 2014 Peak Season Factor Category Report - Report Type: ALL Category: 0300 COLLIER COUNTYWIDE MOCF: 0.88 Week Dates SF PSCF 1 01/01/2014 - 01/04/2014 1.00 1.14 2 01/05/2014 - 01/11/2014 0.98 1.11 3 01/12/2014 01/18/2014 0.96 1.09 4 01/19/2014 - 01/25/2014 0.94 1.07 * 5 01/26/2014 02/01/2014 0.92 1.05 * 6 02/02/2014 - 02/08/2014 0.90 1.02 * 7 02/09/2014 - 02/15/2014 0.88 1.00 * 8 02/16/2014 02/22/2014 0.86 0.98 * 9 02/23/2014 03/01/2014 0.86 0.98 *10 03/02/2014 03/08/2014 0.86 0.98 *11 03/09/2014 - 03/15/2014 0.86 0.98 *12 03/16/2014 . 03/22/2014 0.86 0.98 *13 03/23/2014 • 03/29/2014 0.87 0.99 *14 03/30/2014 - 04/05/2014 0.88 1.00 *15 04/06/2014 - 04/12/2014 0.88 1.00 *16 04/13/2014 - 04/19/2014 0.89 1.01 *17 04/20/2014 - 04/26/2014 0.92 1.05 18 04/27/2014 - 05/03/2014 0.94 1.07 19 05/04/2014 - 05/10/2014 0.96 1.09 20 05/11/2014 - 05/17/2014 0.98 1.11 21 05/18/2014 - 05/24/2014 1 .00 1.14 22 05/25/2014 - 05/31/2014 1.03 1.17 23 06/01/2014 - 06/07/2014 1.05 1.19 24 06/08/2014 - 06/14/2014 1.07 1.22 25 06/15/2014 - 06/21/2014 1.09 1.24 26 06/22/2014 - 06/28/2014 1.10 1.25 27 06/29/2014 - 07/05/2014 1.10 1.25 28 07/06/2014 - 07/12/2014 1.11 1.26 29 07/13/2014 - 07/19/2014 1.11 1.26 30 07/20/2014 - 07/26/2014 1.11 1.26 31 07/27/2014 - 08/02/2014 1.12 1.27 32 08/03/2014 - 08/09/2014 1.12 1.27 33 08/10/2014 - 08/16/2014 1.12 1.27 34 08/17/2014 - 08/23/2014 1.13 1.28 35 08/24/2014 - 08/30/2014 1.14 1.30 36 08/31/2014 - 09/06/2014 1.16 1.32 37 09/07/2014 - 09/13/2014 1.18 1.34 38 09/14/2014 - 09/20/2014 1.20 1.36 39 09/21/2014 - 09/27/2014 1.17 1.33 40 09/28/2014 . 10/04/201.4 1.14 1.30 41 10/05/2014 - 10/11/2014 1.11 1.26 42 10/12/2014 - 10/18/2014 1.08 1.23 43 10/19/2014 - 10/25/2014 1.07 1.22 44 10/26/2014 - 11/01/2014 1.06 1.20 45 11/02/2014 - 11/08/2014 1.05 1.19 46 11/09/2014 11/15/2014 1.04 1.18 47 11/16/2014 - 11/22/2014 1.03 1.17 48 11/23/2014 - 11/29/2014 1.02 1.16 49 11/30/2014 - 12/06/2014 1.01 1.15 50 12/07/2014 - 12/13/2014 1.01 1.15 51 12/14/2014 - 12/20/2014 1.00 1 .14 52 12/21/2014 - 12/27/2014 0.98 1.11 53 12/28/2014 - 12/31/2014 0.96 1.09 * Peak Season Page 1 of 7 Type of peak hour being reported.Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: Logan Blvd N--Dwy Connection QC JOB#: 13833402 CITY/STATE: Naples, FL DATE:Thu,Jun 02 2016 368 553 Peak-Hour:4:45 PM --5:45 PM 103 25 0 ase o Peak 15-Min:5:30 PM--5:45 PM a .1 • 4 1 00 10.3 00L 0 «o J L Q« d a 4 00 •00 J L 00« 00 0 ♦ 0.90 « 0 0 ~4 , h } rr 0+ 0 00 ~ 4. * 0c d ? r y 00 aor_ 00 + 553 I QuaLl Ly Counts00 2, c0 368 553 4 • 103 , ..............i 0 1 L J ♦ 4 Lo J L o ailt 1 0 0 « ,�wr .f« r--- �1 • rr 0 7 o 0 0 Of , . . A I I tNA + 4 t —...JJ i 4 L �,� NA • « NA NA • • NA 7 ft t if 1..---- ----1 7 # N ♦ 1 NA r 15-Min Count; Logan Blvd N Logan Blvd N Owy Connection Owy Connection Total I Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) : Totals Beginning At Left Thru Right U R' . Left Thru Right U R` I Left. Thru Right U R" Left Thru Right U R' I 4 00 PM 0 105 0 0 0 0 75 0 0 0 0 0 0 0 0 0 0 0 0 0 180 4 15 PM 0 92 0 0 0 0 70 0 0 0 0 0 0 0 0 0 0 0 0 0 162 4:30 PM 0 102 0 0 0 0 100 0 0 0 0 0 0 0 0 : 0 0 0 0 0._: 202 4.45 PM ( 0 141 0 0 0 0 79 0 0 0 0 0 0 0 0 0 0 0 0 0 220 764 5 00 PM 0 120 0 0 0 0 86 0 0 0 0 0 0 0 0 0 0 0 0 0 206 790 515PM 0 138 0 0 0 0 102 + Q- 0 0 Q 0 0 0 0 0 0 0 0 240 886688 ..i.s t . t t ;.0.,...1„..t).„... ; t.: f /'•a fl eE1 1. 5 45 PM 0 127 0 0 0 0 86 0 0 O i 0 0 0 0 0 0 0 0 0 0 213 914 Peak 1S-MinNorthbound Southbound Eastbound Westbound Flowrates , Left Thru Right U R* Left Thru Right U R' "left Thru Right U Q' .Left Thru Right U Re Total All Vehicles : 0 616 0 0 0 ' 0 404 0 0 0 l 0 0 0 0 0 0 0 0 0 0 1020 Heavy Trucks 0 8 0 0 24 0 0 0 0 0 0 0 32 Pedestrians 0 0 0 0 0 Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0 Railroad Stooped Buses Comments Report generated on 6/15/2016 6:37 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 Type of peak hour being reported:Intersection Peak Method for determining peak hour:Total Entering Volume LOCATION: Logan Blvd N--Immokalee Rd GC JOB#: 13833401 CITY/STATE: Naples, FL DATE:Thu,Jun 02 2016 235 242 Peak-Hour: 5:00 PM--6:00 PM _113 * L138 51 04 30 s9 as Peak 15-Min:5:15 PM--5:30 PM 4 • 87 28({ 4 v J 4 1. 1433~152 J _ t 37~7254 52 *07 J 00~ 52 2359* 0.96 •1181 3 3 • m • 5 4 71.744 213 9 • P •272- y�l� 3 5 *7 0 , 1 ♦ f�` • _QZ. 3 0 134 61 331 " 7 Quality Counts 52 00 06 377 526 66 17 _i 0 L i0 0 01 J 1. 0 0IAI1 0y r . ."'"7 Si, 7 ,— 7 0 01 H- r I J 4 1. ) _Th. IYAt d4 111Ir J 1. NA ~ « NA NA • « NA /\ • 1 r ♦ 1 r � • f 7 __I .. . r►r NA NA ♦ • I R..RTOR 15-Min Count= Logan Blvd N Logan Blvd N Immokalee Rd Immokalee Rd Total Hourly Period (Northbound) (Southbound) (Eastbound) (Westbound) Totals Beginning At Left Thru Right U R` Left Thru Right U R' I Left Thru Right U R' I Left Thru.Right U R' 4:00 PM 33 17 23 0 27 16 17 3 0 20 ! 26 407 27 3 8 ' 23 371 5 0 7 1033 4:15 PM 35 16 18 0 21 15 10 5 0 16 ' 45 398 29 5 14 28 268 5 1 5 934 4.30 PM 31 19 10 0 22 9 13 1 0 31 26 446 44 1 13 i 24 313 4 0 1 1008 4.45 PM I 28 24 __71 0 25 14__19 5 0 32 31 520 26 4 13 25 261 14 2 4 1118., 40.93 5:00 PM 36 5 60 0 16 9 23 15 0, 21 25 543 34 3 7 17 311 7 0 1 1 1153 4213 ftIV' :L . :.: +e, :: . 24G'.:' 5:30 PM 31 16 95 —0 17 8 22 6 0 25 48 599 37 2 18 29 276 8 1 2 1240 1 4757 5:45 PM 34 15 45 0 22 12 7 6 0 26 36 587 37 I 20 21 262 4 0 5 1140 ; 4779 i Peak 15-Min : Northbound Southbound Eastbound Westbound Flowrates Left Thru Right U R` Left Thru Right U R' Left Thru Right lk F( Left Thru Right U R Total All Vehicles : 132 60 216 0 88 28 68 20 0 104 140 2520 144 8 56 112 1248 32 0 8 I 4984 Heavy Trucks 0 0 0 0 0 8 4 80 32 4 104 0 232 Pedestrians 0 0 0 4 4 Bicycles 0 0 0 0 0 0 0 0 0 i 0 0 0 0 Railroad Stooped Buses! Commer(s ..--. • Report generated on 6/15/2016 6:37 AM SOURCE:Quality Counts,LLC(http://www.qualitycounts.net)1-877-580-2212 W c = r CY r © _ 2 Ce t m r in m z r \ 2 2 CO o o = » c - m w ,- » = y m m — — > . , CO k S / @ I— G ® \ E I- z § / & ) � , . . . . , ,, k CO ƒ el k co ^ \ © 7 k ^ ° \ & c ■ CO \ / ' § \ \ § Co ° � CO CC CC / / _ 4 Z ± ' , CO m - ƒ p m p m \ o m ® a m vt & _ z ¥ z = _ 2 CO 2 . , , , LU m 7 \ $ CO 2 n \ \ » m \ 2 § E@ r- cc z = _ - 2 = ¥ z z LU ' , , , , . Z % \ » a i J r o » $ § c o [ $ c 7 -o k - » « a ; X , , , . , ; ›- O \ k\ f\ \ ° k \ ° /k \ k \ C E , , , } m = 2 § / n § co § _ m = e LU / OD w \ CO 2 CO E To o ct r ° n X r \ a ID X X z � E co & / m I \ COc CO CO § c c \ ° CO J £ J a O ® ` > -E ) - _ __ ¥ w © o w e w n U \ 7 t 3 \ \ § \ ^ \ % in w CO $ co \ co § / E LL 77 \ I \ < \\ = CO m2 \ J Q n \ \ § m c o m 3 0 § 0 CO 0 cLu - - - 4 W U ® � zoo \ , e � - § J2f . . j ) \ . . 0, 0 0 .9 . , a e 0 \ 0 / } § { / / e / J 2 ¢ ° k o o « } Eu- o - a = 2 \ ./ . ( e = ) \ _ _ § e e C « \ § u e o / k R o I- \ - } g r o CO 2 2 / G f 2 © o e e / e 73 e g - \ k R k E T 2 / a » 0 ti 'LLI E # ) / { \ / 2 I = ƒ § / ± ( u * / o $ 7 CI 2 § § CC Programmed EPAC Data 6/13/2016 2:11:43PM �� Intersection Name: Immokalee @ Logan Blvd Intersection Alias: IM127 Access Code.9999 Channei.48 Address: ReVision:3.33d Access Data Port 2 Comm:19200 Baud 115 Phase Data Port 3 Comm:19200 Baud Vehical Basic Timings Vehical Density Timings Time B4 Cars Time To Phase Min_Grn Passage MaxI Max2 Yellow All Red Added Initial Max Initial Reduction Before Reduce Min_Gap 1 5 2.0 20 0 4.8 2.2 0.0 0 0 0 0 0.0 2 15 4.0 60 0 4.8 2.2 0.0 0 0 0 0 - 0.0 3 5 2.0 20 0 4 0 4.0 0.0 0 0 0 0 0.0 4 5 2.0 25 0 48 2.3 0.0 0 0 0 0 0.0 5 5 2.0 35 0 4.8 2.2 0.0 0 0 0 0 0.0 6 15 4.0 60 0 4.8 22 0.0 0 0 0 0 0.0 7 5 2.0 30 0 4.8 2.3 0.0 0 0 0 0 0.0 8 5 2.0 20 0 4.0 4.0 0.0 0 0 0 0 0.0 Pedestrian Timing Extended Actuated General Control Miscellaneous No Fed Flashing Ped Rest Non-Act Veh Ped Recall Non Dual Last Car Conditional Simultaneous Phase Walk Clear Walk Clear in Walk Initialize Response Recall Recall Delay Lock Entry Passage Service Gap Out 1 0 0 No 0 No Inactive None None None 0 Yes No No No No 2 7 24 No 0 No Green None Min None 0 Yes No No No No 3 0 0 No 0 No Inactive None None None 0 Yes No No No No 4 7 37 No 0 No Inactive None None None 0 , Yes Yes No No No 5 0 0 No 0 No Inactive None None None 0 Yes No No No No 6 9 36 No 0 No Green None Min None 0 Yes No No No No 7 0 0 No 0 No Inactive None None None 0 Yes No No No No 8 10 36 No 0 No Inactive None None None 0 Yes Yes No No No Special Sequence Vehical Detector Phase Assignment ,....., Default Data Assigned Switched Phase Mode Phase Extend Delay Vehical Detector Channel :1 6 Veh 0 0.0 0 Vehical Detector Channel:2 • 1 Veh 0 0.0 0 Vehical Detector Channel:3 7 Veh 0 0 0 0 Vehical Detector Channel:5 2 Veh 0 0.0 0 Vehical Detector Channel:6 5 Veh 0 0.0 0 Vehical Detector Channel:7 3 Veh 0 0.0 0 Default Data Pedestrian Detector Special Detector Phase Assignment Default Data Assign Switched Phase Mode Phase Extend Delay Default Data Unit Data General Control Remote Flash Flash Flash Startup Time:6sec Startup State:All Red Red Revert:4sec Test A=Flash No Channel Color Altemat 1 Red No Auto Ped Clear:No Stop Time Reset:No Alternate Sequence:0 Flash Flash 2 Yellow No ABC connector Input Modes:0 Input Output Entry Exit 3 Red Yes Phase Phase Phase Ring Respons Selection 4 Red Yes ABC connector Output Modes:0 2 No Yes I Ring 1 Ring 1 5 Red No D connector Input Modes:0 4 Yes No 2 Ring 2 Ring 2 6 No Yes 6 Yellow No D connector Output Modes:6 3 None None 8 Yes No 7 Red Yes 4 None None 8 Red Yes Page 1 of 9 Overlaps Overlaps I ABCDE F GHI J K L MNOP Phases) A BCDEF GHI J KL MNOP Trail Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Trail Yellow 4.0 4.0 4 0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Trail Red 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Plus Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Minus Green 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Ring Phases) Next 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Phase Ring Phase 1 2 3 4 1 1 3 3 9 10 II 12 13 14 15 16 I I 2 P i 5 5 7 7 2 2 4 4 3 I 4 g d 6 6 8 8 5 6 7 8 C) 4 1 I 5 2 6 6 2 7 7 2 8 8 2 5 Alternate Sequences Port I Data Alternate Sequences BIU Port Message Addr Status 40 1 0 Used No Phase I 1 I Used No i••••\ Pair(s) 2 8 Used No 16 Used No Channel Assignment Control Channel Hardware Pin Set Control Channel Hardware Pin Set Control Channel Hardware Pin Set Ph 1 Vch 1 1 -Ph.1 RYG I Ph.2 Veh 2 2-Ph.2 RYG 2 Ph.3 Veh 3 3-Ph.3 RYG 3 Ph.4 Veh 4 4-Ph.4 RYG 4 Ph.5 Veh 5 5-Ph.5 RYG 5 Ph.6 Veh 6 6-Ph.6 RYG 6 Ph.7 Veh 7 7-Ph.7 RYG 7 Ph.8 Veh 8 8-Ph.8 RYG 8 Ph.2 Ped 9 10-Ph.2 DPW 10 Ph.4 Ped 10 12-Ph.4 DPW 12 Ph.6 Ped 11 14-Ph.6 DPW 14 Ph.8 Ped 12 16-Ph.8 DPW 16 Ph.I OLP 13 17-Ph.1 RYG 17 Ph.2 OLP 14 18-Ph.2 RYG 18 Ph.3 OLP 15 19-Ph.3 RYG 19 Ph.4 OLP 16 20-Ph.4 RYG 20 Ph.1 Ped 17 9-Ph.1 DPW 9 Ph.3 Ped 18 11-Ph.3 DPW 11 Ph.5 Ped 19 13-Ph.5 DPW 13 Ph.7 Ped 20 15-Ph.7 DPW 15 r\ Page 2 of 9 Coordination Data Dia USplit Cycle General Coordination Data 1/1 145 Operation Mode: 1=Auto Offset Mode:0=13eg Gm Manual Dial I 12 145 Coordination Mode:2=Permissive Force Mode:O=Plan Manual Split: 1 1/3 145 K''14mun Mode:O=Inhibit Max Dwell Time:0 Manual Offset: 1 1/4 135 Correction Mode:2=Short Way Yield Period:0 2/1 135 2/2 145 2/3 135 3/1 135 3/2 145 3/3 135 3/4 180 4/1 160 4/2 160 4/3 180 Page 3 of 9 Split Times and Phase Mode �..\ Dial I Split 1 Ph Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph Mode Ph. Splits Ph Mode 1 25 0—Actuated 2 78 1—Coordinate 3 18 0—Actuated 4 24 0—Actuated 5 25 0—Actuated 6 78 1—Coordinate 7 24 0—Actuated 8 18 0—Actuated Dial 1 t Split 2 ph. Splits Ph.Mode Ph Splits Ph Mode Ph Splits Ph Mode Ph, Splits Ph Mode 1 23 0--Actuated 2 67 1=Coordinate 3 22 O=Actuated 4 33 O=Actuated 5 23 O=Actuated 6 67 1=Coordinate 7 30 0=Actuated 8 25 O=Actuated Dial 1 / Split 3 Ph. Splits Ph.Mode Ph Splits Ph.Mode Ph Splits Ph Mode Ph. Splits Ph.Mode 1 27 0--Actuated 2 63 1—Coordinate 3 18 0—Actuated 4 37 O=Actuated 5 17 0=Actuated 6 73 1=Coordinate 7 18 0—Actuated 8 37 0—Actuated Dial I Split 4 ph Splits Ph.Mode Ph. Splits Ph.Mode Ph Splits Ph Mode Ph. Splits Ph Mode I 21 O=Actuated 2 69 1—Coordinate 3 21 0—Actuated 4 24 0=Actuated 5 21 O=Actuated 6 69 1=Coordinate 7 21 0—Actuated 8 24 0=Actuated Dial 2; Split 1 Ph Splits Ph.Mode Ph Splits Ph.Mode Ph Splits Ph Mode Ph Splits Ph.Mode 1 2I 0—Actuated 2 71 1—Coordinate 3 22 0—Actuated 4 21 O=Actuated 5 21 o=Actuated 6 71 1=Coordinate 7 22 0—Actuated 8 21 0—Actuated Dial 2! Split 2 Ph. Splits Ph. Mode Ph. Splits Ph Mode Ph Splits Ph Mode Ph Splits Ph Mode 1 23 0—Actuated 2 74 1—Coordinate 3 25 O=Actuated 4 23 0—Actuated 5 23 0—Actuated 6 74 1=Coordinate 7 25 0=Actuated 8 23 O=Actuated Dial 2/ Split 3 ph Splits Ph,Mode Ph. Splits Ph Mode Ph. Splits Ph,Mode Ph Splits Ph.Mode 1 21 O=Actuated 2 69 1=Coordinate 3 21 0=Actuated 4 24 0—Actuated 5 21 0—Actuated 6 69 1--Coordinate 7 21 O=Actuated 8 24 0—Actuated Dial 31 Split I Ph. Splits Ph.Mode Ph Splits Ph Mode Ph. Splits Ph,Mode Ph Splits Ph.Mode 1 21 0—Actuated 2 71 1=-Coordinate 3 22 0=Actuated 4 21 O=Actuated 5 21 0—Actuated 6 71 1--Coordinate 7 22 0—Actuated 8 21 O=Actuated Dial 3! Split 2 ph Splits Ph.Mode Ph Splits Ph Mode Ph. Splits Ph, Mode Ph. Splits Ph.Mode 1 23 O=Actuated 2 74 1—Coordinate 3 25 0—Actuated 4 23 0—Actuated 5 23 0—Actuated 6 74 1=Coordinate 7 25 0=Actuated 8 23 0=Actuated Dial 3 1 Split 3 Ph. Splits Ph.Mode Ph Splits Ph Mode Ph Splits Ph Mode Ph. Splits Ph.Mode 1 21 0--Actuated 2 69 1=Coordinate 3 21 0—Actuated 4 24 0—Actuated 5 21 0--Actuated 6 69 1=Coordinate 7 21 o=Actuated 8 24 O=Actuated Dial 3 i Split 4 Ph Splits Ph,Mode Ph Splits Ph.Mode Ph Splits Ph Mode Ph Splits Ph.Mode 1 27 0=Actuated 2 95 1--Coordinate 3 29 0—Actuated 4 29 O=Actuated 5 32 0—Actuated 6 90 1=Coordinate 7 29 0--Actuated 8 29 0—Actuated Dial 41 Split 1 ph Splits Ph.Mode Ph. Splits Ph.Mode Ph Splits Ph Mode Ph Splits Ph.Mode 1 24 0=Actuated 2 84 1=Coordinate 3 26 0--Actuated 4 26 0=Actuated 5 28 0=Actuated 6 80 1=Coordinate 7 26 O=Actuated 8 26 0—Actuated Dial 4 r Split 2 ph, Splits Ph.Mode Ph. Splits Ph,Mode Ph Splits Ph Mode Ph. Splits Ph,Mode I 27 0—Actuated 2 78 1=Coordinate 3 18 0-Actuated 4 37 0—Actuated 5 17 0--Actuated 6 88 1—Coordinate 7 18 0—Actuated 8 37 0=Actuated Dial 4% Split 3 ""\ Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode Ph. Splits Ph.Mode 1 30 0=Actuated 2 88 1=Coordinate 3 20 O=Actuated 4 42 0—Actuated 5 19 0=Actuated 6 99 1—Coordinate 7 20 0=Actuated 8 42 0=Actuated Page 4 of 9 Traffic Plan Data Plan 1/1/1 Offset Time. 102 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 l.ag Time:0 �..., Plan: 1/2/1 Offset 3 ime. 126 Alt Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 kg 4 Lag Time:0 Plan 1/3/1 Offset Time:45 Alt.Sequence:0 Mode:0=Normal kg 2 Lag Time:0 kg 3 Lag Time:0 kg 4 Lag Time:0 Plan, 1/4/I Offset Time:87 Alt.Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 kg 3 Lag Time:0 Rg 4 Lag Time:0 Plan 2/1/1 Offset Time.72 Alt Sequence:0 Mode:O=Normal kg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:2/2/1 Offset'lime:64 Alt Sequence:0 Mode:O=Normal Rg 2 lag Time:0 Rg 3 Lag Time:0 kg 4 Lag Time:0 Plan.2/3/1 Offset 87 Alt Sequence:0 Mode:O=Normal kg 2 Lag Time:0 Rg 3 Lag Time:0 kg 4 Lag Time:0 Plan 3/1/I Offset Time:72 Alt.Sequence:0 Mode:0 Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:3/2/1 Offset Time:72 Alt Sequence:0 Mode.0—Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan:3/3/1 Offset Time:87 Alt Sequence:0 Mode:O=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 kg 4 Lag Time:0 Plan 3/4/1 Offset Time: 146 Alt Sequence:0 Mode:O=Normal Rg 2 I.ag Time:0 Rg 3 1.ag Time:0 Rg 4 I.ag Time:0 Plan:4/1/1 Offset lime. 116 Alt Sequence:0 Mode:0=Normal Rg 2 Lag Time:0 Rg 3 Lag Time:0 kg 4 Lag Time:0 Plan:4/2/1 Offset Time 16 Alt Sequence:0 Mode 0=Normal kg 2 1.ag Time:0 Rg 3 Lag Time:0 Rg 4 Lag Time:0 Plan 4/3/1 on-set'lime.27 Alt Sequence:0 Mode:0—Normal kg 2 Lag Time:0 kg 3 Lag Time:0 kg 4 Lag'Time:0 Local TBC DataSource Equate Days Start of Daylight Saving Month:3 Week:2 Cycle Zero Reference Hours.24 Min:0 Day 1 2 3 4 5 6 7 End of Daylight Saving Month: 11 Week: I 2 3 4 5 6 0 (1 0 Traffic Data PHASE FUNCTION Event Day Time D/S/O flash 1 2 3 4 5 6 7 8 9 1 0 1 1 11 13 ( 14 15 16 I 1 0:1 0/0/4 C _ 1- ❑❑ C _ ❑ ❑ I -1I 1 T ❑ 2 1 6:0 0/0/4 ___ U I 11 1 = ❑ _ _ ❑ ❑ ❑ ❑ ❑ 3 1 9:0 3/1/1 [-- ^ n ❑ _ ❑ C ❑ C ❑ 4 1 10:0 3/2/1 _ = _ _---1 — _ n ❑ _ C ❑ _ ^ n 5 1 18:0 3/3/1 _ 6 1 20:30 0/0/4 — _ C El _ _ ❑ 1- n K 7 2 0:1 0/0/4 � n n ❑n ❑ �. ❑ _ n El ❑ n ❑ 8 2 6:0 1/1/1 ❑ — M C - ❑ CI LJn _ - P 9 2 6:30 4/1/I Li I 1 1 _❑ _ I 1E _. _ ❑ - ❑ n I I 10 2 9:30 1/2/1 1 1 ❑ ❑❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ _ l I I 2 15:20 4/2/1 _ _ ❑ C ❑ ❑ ❑ _ L Li LIC 12 2 18:0 1/3/1 1 1 7 - I- 0 I. 1 _ 1 1 1 ] - n 13 2 19:0 1/4/1 I1 1 II I 1 1 I I 1 1 I _I Li - (- 14 2 22:0 0/0/4 1 n n n - - n ❑ n n 15 7 0:1 0/0/4 _ ❑ LI ❑❑ ❑ E_ _ _❑ C ❑ ❑ ❑ ❑ ❑ n 16 7 6:0 0/0/4 [ 1 ❑ ❑ ❑❑ ❑ ❑ ❑ C P EIIP 17 7 7:0 2/1/1 _ ❑ ❑ ❑❑ ❑ _ 1- - ❑ El ❑ ❑ ❑ — C 18 7 8:30 2/2/1 ❑ — = —❑ ❑ ❑ E E ❑ n Li CI ❑ n I:: C ❑ 19 7 19:0 2/3/1 ❑ n _ - ❑ _ K 20 7 22:0 0/0/4 — n -C n (n _ ❑ ❑ n n K Page 5 of 9 1 AUX.Events Det Det. Det ^~".'� Program Aux Ouputs num Rpt m�'|oo s�cwl mnu"mnum"� Event Day Hour Min / 2 3 o| D2 osmmm/ou | 2 3 4 5 6 7 8 __ ____ ...7- -= _ __ _ _ _ _ _ ) � 0 / __ __� __ �_ �� __ 2 1 6 » __. __ __ �� I.:- __ __ __ __ __ __ 3 1 18 0 men __ __ __ �_ X -_ _— __ __ —_ __ * 2 0 / __ __ __ �— X �- __ __ __ -- _— 5 2 6 0 __ __ __ ~_ �� n...4 �_ __ __ __ __ 6 2 18 o � X 7 7 L ___ _ _ ___ _ �~ � ~__- _ __--_ _ 8 7 6 o --�-- • • — — 9 7 18 0 x X • 11 — — _ _ �~~—~ __ Default Data w"Special o"n,/v,v,6:*)rmpmmmuu ________] 8pooiu\ [onuiunv Function sr/ yo so u'� sr5 a|+ srr SF/3__ __ �� __ �i�1 Special Function I x | �1 Special Function 2El Special Function 3 | | x == L� Special Function 4 x Special Function 5 x Special Function 6 L_�[-7 �_�F--1 x Special Function 7El �_�� x Spo�Wpooumox — L—1Li -- — x ~--, Phase Function Phase Function Map pr/ PF2 r173 PF4 po PF6 PF7 PF8 ,[v pp/o »r|/ »r|� p�/� pF|* pp|� pp/* �� ���_ __ __ Phase> m a x ox �__� �_]| Phase zmuzz El El _ ' _ l Phase3 Max2 x El �� ��El Phase Phase 4 Max �_] �_] _]2 x rhas,5mo"z x � —_ — 1 L —| _ Phase _1 E El �� �� �l �� �� Phase7m z x u^ L_� � | [__] �_l [__] Phase 8 Max2 x � Phase I Phase Omit E [--1 x E_ Phase 2 Phase Omit [ Ll xLi -- __ ���� ���� �� �� �� �� Phase3Omit N Phasei_��_J L_]L_� L_J �_] L_| L_| Phase4 Phase Omit _ | E_ —] [ —� z �� �� Phm^5pu�^0mU [11s L� � PhaseoPhaseomit L_ El El — L ] LI l Phase7PhaseOmi� _l _ — | x PhaseoPxm"0 i� [-- JD — 1 x Page 6 of 9 Dimming Data Channel Red Yellow Green Alternate El El C1 0 Default Data-No Dimming Programmed Preemption Data General Preemption Data � Ring Min Grn/Walk Time 1 7 2 7 3 7 4 7 Flash=Preempt 1 Preepmt 2=Preempt 3 Preepmt 4=Preempt 5 Preepmt 1=Preempt 2 Preepmt 3-Preempt 4 Preepmt 5=Preempt 6 Z Preempt Timers Select Return 33 Track Non- Link to Ped Dwell Ped a Locking Preempt Delay Extend Duration MaxCall Lock-Out Clear Yel Red I Gm Ped Yel Green I Clear Yel Red I No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 2 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 3 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 4 No 0 0 0 0 90 0 50 0.0 0.0 0 0 0.0 0.0 10 0 0.0 0.0 5 No 0 0 0 0 0 0 8 4.0 2.0 10 8 4.0 2.0 10 8 4.0 2.0 6 No 0 0 0 0 0 0 8 4,0 2.0 10 8 4.0 2.0 10 8 4.0 2.0 Preempt 1 Preempt 2 Preempt 3 Preempt 4 Preempt 5 Preempt 6 Exit f.{xit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls 2 Yes No 4 Yes No 2 Yes No 4 Yes No I No Yes I No Yes 6 Yes No 8 Yes No 6 Yes No 8 Yes No 2 No Yes 2 No Yes 3 No Yes 3 No Yes 4 No Yes 4 No Yes 5 No Yes 5 No Yes 6 No Yes 6 No Yes 7 No Yes 7 No Yes 8 No Yes 8 No Yes Priority Timers Priority Non-Locking Delay Extend Duration Dwell Max_Call Lock-Out Skip Phases 1 No 0 0 0 0 0 0 O=Do not Skip Phases 2 No 0 0 0 0 0 0 O=Do not Skip Phases 3 No 0 0 0 0 0 0 0-Do not Skip Phases 4 No 0 0 0 0 0 0 0=Do not Skip Phases 5 No 0 0 0 0 0 0 0-Do not Skip Phases 6 No 0 0 0 0 0 0 0=Do not Skip Phases Priority 1 Priority 2 Priority 3 Priority 4 Priority 5 Priority 6 Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Exit Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls Phase Phase Calls .---. Page 7 of 9 Preempt I Vehical Phases Pedestrian Phases Overlaps �� Ph Track Dwell Cycle Ovip Track Dv,ell Cycle Ph 'Crack Dwell Cycle 1 - Red Green No Default Data Default Data 6 Red Green No Preempt 2 Pedestrian Phases Overlaps Vehical Phases Track Dwell C cle Track Dwell Cycle Ph. Track Dwell Cycle Ph. ) Ovlp. )' 3 Red Green No Default Data Default Data 8 Red Green No Preempt 3 Pedestrian Phases Overlaps Vehical Phases Ph Track Dwell Cycle Ovjp Track Dwell t eke Ph Track Dwell Cycle 2 Red Green No Default Data Default Data 5 Red Green No Preempt 4 Vehical Phases Pedestrian Phases Overlaps Ph Track Dwell Cycle Ph. Track Dwell Cycle Ovip. Track Dwell Cycle 4 Red Green No 2 Red Gm No 7 Red Green No Default Data Preempt 5 Vehical Phases Pedestrian Phases Overlaps Ph. Track Dwell Cycle Ph. Track Dwell Cycle Ovlp. Track Dwell Cycle Default Data Default Data Default Data Preempt 6 Vehical Phases Pedestrian Phases Overlaps Ph Track Dwell Cycle Ph. Track Dwell Cycle Ovlp. Track Dwell Cy cle /".-\' Default Data Default Data Default Data System/Detectors Data Local Critical Alarms Revert to Backup: 15 1st Phone: Local Free:No Cycle Failure:No Coord Failure:No Conflict Flash:Yes Remote Flash:No 2nd Phone: Local Fash:No Cycle Fault:No Coord Fault:No Premption:Yes Voltage Monitor: Special Status 1:Yes , Ye$$� p Special Status� Yes Special Status 3:No Special Status 4:NO Special Status 5:No Special Status 6:No Traffic Responsive System Detector Average Occupancy Min Queue I System Weight Queue 2 System Weight Detector Channel Veh/Hr Time(mins) Correction/I 0 Volume% Detectors Detectors Factor Detectors Detectors Factor • Default Data Default Data - Default Data Sample Interval: Queue: I Input Selection:O=Average Queue: Detector Failed Level:0 Level Enter Leave Dial/Split/Offset Queue:2 Input Selection:O=Average / / Detector Failed Level:0 Default Data Page 8 of 9 Vehical Detector Vehical Detector Special Detector Diagnostic Value 0 Diagnostic Value 1 Diagnostic Value 0 Max No Erratic Max No Erratic Max No Erratic �� Detector Presence Activity Count Detector Presence Activity Count Detector Presence Activit Count 1 30 180 60 I 30 180 60 2 30 180 60 2 30 0 60 Default Data-No Diag 0 Valu 3 30 180 60 3 30 0 60 4 30 180 60 4 30 180 60 5 30 180 60 5 30 180 60 6 30 180 60 6 30 0 60 7 30 180 60 7 30 0 60 8 30 180 60 8 30 0 60 Pedestrian Detector Pedestrian Detector Special Detector Diagnostic Value 0 Diagnostic Value I Diagnostic Value 1 Max No Erratic Max No Erratic Max No Erratic Detector Presence Activity Count Detector Presence Activity Count Detector Presence Activity Count 1 5 0 0 I 5 0 0 2 5 0 0 2 5 0 0 Default Data-No Diag I Values 3 5 0 0 3 5 0 0 4 5 0 0 4 5 0 0 5 5 0 0 5 5 0 0 6 5 0 0 6 5 0 0 7 5 0 0 7 5 0 0 8 5 0 0 8 5 0 0 Default Data-No Diag 0 Values Default Data-No Diag 1 Values Speed Trap Data Speed Trap Speed Trap S peed Trap: Dial/Split/Offset Low Treshold High Treshold P /f Measurement: Detector 1 Detector 2 Distance: Default Data �\ Default Data Volume Detector Data Report Interval Volume Controller Detector Detector Number Channel Default Data t".\ Page 9 of 9 APPENDIX C Lanes, Volumes, Timings '-, 3: Logan Blvd & Immokalee Rd I 6/17/2016 .- `i r 4- 1 t P ,► • d . eyy,tj.' . .,, 'l_ ,ter ,,a .est i,__ r3 at`+ .>_k.L. 1_ 4 !n 1 Lane Configurations '1't TT? r 'PI T?T r if"i +T r 1 + P Traffic Volume(vph) 181 2807 253 114 1382 44 159 73 394 43 82 155 Future Volume(vph) 181 2807 253 114 1382 44 159 73 394 43 82 155 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length(ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 1 1 1 Taper Length(ft) 100 100 100 50 Lane Util.Factor 0.97 0.91 1.00 0.97 0.91 1.00 0.97 0.95 1.00 1.00 1.00 1,00 Frt 0.850 0.850 0.850 0.850 Flt Protected 0.950 0.950 0.950 0.950 Satd.Flow(prot) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Flt Permitted 0.950 0.950 0.950 0.950 Satd.Flow(perm) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd.Flow(RTOR) 136 184 177 177 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj. Flow(vph) 189 2924 264 119 1440 46 166 76 410 45 85 161 Shared Lane Traffic(%) Lane Group Flow(vph) 189 2924 264 119 1440 46 166 76 410 45 85 161 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 27.0 88.0 88.0 17.0 78.0 78.0 18.0 37.0 37,0 18.0 37.0 37.0 Total Split(%) 16.9% 55.0% 55.0% 10.6% 48.8% 48.8% 11.3% 23.1% 23.1% 11.3% 23.1% 23.1% Maximum Green(s) 20.0 81.0 81.0 10.0 71.0 71.0 10.0 29.0 29.0 10.9 29.9 29.9 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 14.0 86.0 86.0 9.5 81.5 81.5 10.0 29.0 29.0 9.0 25.4 25.4 Actuated g/C Ratio 0.09 0.54 0.54 0.06 0.51 0.51 0.06 0.18 0.18 0.06 0.16 0.16 vlc Ratio 0.62 1.08 0.30 0.59 0.57 0.05 0.80 0.12 0.94 0.46 0.31 0.41 Control Delay 79.3 79.3 11.4 85.9 29.7 0.1 100.0 55.1 67.1 87.3 60.5 8.3 Queue Delay 0.0 0.0 0.0 0,0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2016 Exisitng Synchro 9 Report PM Peak-Hour Page 1 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 l j r t �, t t ' 4 d 4,,c. # ' ,I;f1 :..J;,cv Total Delay 79.3 79.3 11.4 85.9 29.7 0.1 100.0 55.1 67.1 87.3 60.5 8.3 LOS EEB F C A F EEF E A Approach Delay 74.0 33.0 74.1 35.8 Approach LOS E C E D Queue Length 50th(ft) 100 -1309 72 63 398 0 90 35 259 46 77 0 Queue Length 95th(ft) 140 #1378 136 100 469 0 #151 61 #478 91 132 51 Internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 433 2705 873 210 2515 912 208 671 441 119 325 434 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.44 1.08 0.30 0.57 0.57 0.05 0.80 0.11 0.93 0.38 0.26 0.37 t y '" +a1fin.�..i ti t t a, a t" s# ku. .»t,; * d 9u x =35„ F Area Type: Other Cycle Length:160 Actuated Cycle Length:160 Offset: 16(10%),Referenced to phase 2:WBT and 6:EBT.Start of Yellow Natural Cycle:140 Control Type:Actuated-Coordinated Maximum v/c Ratio:1.08 Intersection Signal Delay:61.1 Intersection LOS:E --- Intersection Capacity Utilization 101.2% ICU Level of Service G Analysis Period(min)15 - Volume exceeds capacity,queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity,queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3:Loan Blvd&Immokalee Rd 01 ~02 R 03 04 a a l- (05 _K36(R X07 t08 >• a I• ■ 2016 Exisitng Synchro 9 Report PM Peak-Hour Page 2 Lanes, Volumes, Timings - 3: Logan Blvd & Immokalee Rd 6/17/2016 f -. (- '- 4\ t t ti l .1 •ii' #Iiir;„ 7A, .' . -; r« 1 *.aNucJ tr '" „A'�s , ,.,. 'i ) .;1 ° Q.�z13 : `. ..-. ).ei,e ;9. Lane Configurations '1't fft r 'i'1 TTf i' 't'1 ?f r 't + I" Traffic Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Future Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length(ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 1 1 1 Taper Length(ft) 100 100 100 50 Lane Util.Factor 0.97 0.91 1.00 0.97 0.91 1.00 0.97 0.95 1.00 1.00 1.00 1.00 Frt 0.850 0.850 0.850 0.850 Flt Protected 0.950 0.950 0.950 0.950 Satd.Flow(prot) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Fit Permitted 0.950 0.950 0.950 0.950 Satd.Flow(perm) 3467 5036 1509 3367 4940 1615 3335 3610 1599 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd.Flow(RTOR) 136 184 177 177 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj.Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Shared Lane Traffic(%) Lane Group Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 27.0 88.0 88.0 17.0 78.0 78.0 18.0 37.0 37.0 18.0 37.0 37.0 TotalSplit(%) 16.9% 55.0% 55.0% 10.6% 48.8% 48.8% 11.3% 23.1% 23.1% 11.3% 23.1% 23.1% Maximum Green(s) 20.0 81.0 81.0 10.0 71.0 71.0 10.0 29.0 29.0 10.9 29.9 29.9 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2,2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0,0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11,0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 15.1 81.3 81.3 9.7 75.9 75.9 10.0 33.3 33.3 9.2 29.9 29.9 Actuated g/C Ratio 0.09 0.51 0.51 0.06 0.47 0.47 0.06 0.21 0.21 0.06 0.19 0.19 v/c Ratio 0 65 1.29 0.36 0.66 0.69 0.06 0.89 0.11 0.98 0.50 0.30 0.42 Control Delay 79.2 165.6 13.5 89.0 35.2 0.1 113.0 54.1 73.7 89.5 58.9 10.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2019 Background Synchro 9 Report PM Peak-Hour Page 1 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 -► �- 4\ t ,' `► 4 4/ ) m Total Delay 79,2 165.6 13.5 89.0 35.2 0.1 113.0 54.1 73.7 89.5 58.9 10.8 LOS E F B F D A F D E F EB Approach Delay 148.9 38.2 81.4 37.0 Approach LOS F D F D Queue Length 50th(ft) 112 1599 95 71 479 0 101 39 -359 52 88 4 Queue Length 95th(ft) 155 #1657 165 110 561 0 #177 66 #598 100 147 74 Internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 433 2559 834 210 2343 862 208 751 472 119 325 434 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.49 1.29 0.36 0.63 0.69 0.06 0.89 0.11 0.98 0.42 0.30 0.42 Area Type: Other Cycle Length: 160 Actuated Cycle Length:160 Offset:16(10%),Referenced to phase 2:WBT and 6:EBT,Start of Yellow Natural Cycle:150 Control Type:Actuated-Coordinated Maximum v/c Ratio:1.29 Intersection Signal Delay: 106.0 Intersection LOS:F Intersection Capacity Utilization 111.0% ICU Level of Service H Analysis Period(min)15 - Volume exceeds capacity,queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity,queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3:Logan Blvd&lmmokalee Rd 01 02 R) 4\03 $ 04 1111 1111 1(05 --4136(R "07 t08 a 2019 Background Synchro 9 Report PM Peak-Hour Page 2 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 f 1 C ~ k- 4\ t t 4 4/ . f * .t.; j?k.» '' ;. .yh tet.. `S -... . ''-,. ..a ._.,'•i i :'Pi 1 ';1 z fi ...,- Lane Configurations )11 1tf1 r 11) 1h}1 r ,1,t ++ rr '1' + r Traffic Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Future Volume(vph) 204 3157 285 128 1555 49 179 82 443 48 92 174 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length(ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 2 1 1 Taper Length(ft) 100 100 100 50 Lane Util,Factor 0.97 0.86 1.00 0.97 0.91 1.00 0.97 0.95 0.88 1.00 1.00 1.00 Frt 0.850 0.850 0.850 0.850 Flt Protected 0.950 0.950 0.950 0.950 Satd.Flow(prot) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Flt Permitted 0.950 0.950 0 950 0.950 Satd.Flow(perm) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd.Flow(RTOR) 169 130 252 136 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0 96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj.Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Shared Lane Traffic(%) Lane Group Flow(vph) 213 3289 297 133 1620 51 186 85 461 50 96 181 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13.0 26.0 26 0 12.1 25.1 25.1 Total Split(s) 22.0 94.0 94.0 18.0 90.0 90.0 22.9 32.5 32.5 15.5 25.1 25.1 Total Split(%) 13 8% 58.8% 58.8% 11.3% 56.3% 56.3% 14.3% 20.3% 20.3% 9.7% 15.7% 15.7% Maximum Green(s) 15.0 87.0 87.0 11.0 83.0 83.0 14.9 24.5 24,5 8.4 18.0 18.0 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 71 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3,0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 14.3 92.9 92.9 10.8 89.4 89.4 13.4 21.9 21.9 7.9 13.8 13.8 Actuated g/C Ratio 0.09 0.58 0.58 0.07 0.56 0.56 0.08 0.14 0.14 0.05 0.09 0.09 v/c Ratio 0.69 0.89 0.31 0.59 0.59 0.05 0.67 0.17 0.77 0.58 0.64 0.70 Control Delay 82.5 34.0 8.6 83.0 25.1 0.1 83.1 62.0 38.9 100,2 89.2 34.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0,0 0.0 0.0 2019 Background with Improvements Synchro 9 Report PM Peak-Hour Page 1 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 t ' c '- 4 t `► 1 r • t.,441,�! ,.+.«.%1 r„f; 4 ?c:ss 7V... .01, i_. a` "A, ' ,• 4y};,.; .'`43 ..;,X .=.,1'44';..1.x..._ tiff ,., -61: *.n:..'.'..:,,.. Total Delay 82.5 34.0 8.6 83.0 25.1 0.1 83.1 62.0 38.9 100.2 89.2 34.7 LOS F C A F C A F ED F F C Approach Delay 34.8 28.6 52.8 60.8 Approach LOS C C D E Queue Length 50th(ft) 112 870 61 70 407 0 98 42 125 52 99 45 Queue Length 95th(ft) 159 968 128 109 486 0 142 69 193 #106 161 130 Internal Link Dist(ft) 1039 909 1182 481 Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 333 3684 946 241 2761 960 310 559 649 91 196 295 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.64 0.89 0.31 0.55 0.59 0.05 0.60 0.15 0.71 0.55 0.49 0.61 tY.is` 4 irta1t41 r .w, ._. #'.._. ... cs .._YrY # r F.., ` Q= ,E$11,•!#,'4:1•41 ,1'2 ._. Area Type: Other Cycle Length: 160 Actuated Cycle Length:160 Offset:16(10%),Referenced to phase 2:WBT and 6:EBT,Start of Yellow Natural Cycle:120 Control Type:Actuated-Coordinated Maximum v/c Ratio:0.89 Intersection Signal Delay:36.4 Intersection LOS:D Intersection Capacity Utilization 83.8% ICU Level of Service E Analysis Period(min)15 # 95th percentile volume exceeds capacity,queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3:Logan Blvd&Immokalee Rd ''+01 4-02 R 4\03 04 ® I♦ 1111 1.05 -006 R \*07 t 08 1111 2019 Background with Improvements Synchro 9 Report PM Peak-Hour Page 2 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 y ; / ---► c `- t \* j 1 \ t t °•{ .ps::. .x. .,t k - `,'.•,,-;..;..i x, 1_,:-j-,7',>- j :1,;., ,,_ M.V`,• 't+ y,1.f Lane Configurations 'f'1 ff11 P ,iii +ft P ,i) ?f PP 1 f P Traffic Volume(vph) 204 3243 285 214 1555 49 272 94 443 48 103 174 Future Volume(vph) 204 3243 285 214 1555 49 272 94 443 48 103 174 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length(ft) 325 250 400 175 425 300 275 0 Storage Lanes 2 1 2 1 2 2 1 1 Taper Length(ft) 100 100 100 50 Lane Util.Factor 0.97 0.86 1.00 0.97 0.91 1.00 0.97 0.95 0.88 1.00 1.00 1.00 Frt 0.850 0.850 0.850 0.850 Fit Protected 0.950 0.950 0.950 0.950 Satd.Flow(prot) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Fit Permitted 0.950 0.950 0.950 0.950 Satd.Fiow(perm) 3467 6346 1509 3367 4940 1615 3335 3610 2814 1752 1743 1553 Right Turn on Red Yes Yes Yes Yes Satd.Flow(RTOR) 164 130 252 131 Link Speed(mph) 30 30 30 30 Link Distance(ft) 1119 989 1262 561 Travel Time(s) 25.4 22.5 28.7 12.8 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0,96 0.96 0.96 Heavy Vehicles(%) 1% 3% 7% 4% 5% 0% 5% 0% 1% 3% 9% 4% Adj. Flow(vph) 213 3378 297 223 1620 51 283 98 461 50 107 181 Shared Lane Traffic(%) Lane Group Flow(vph) 213 3378 297 223 1620 51 283 98 461 50 107 181 Turn Type Prot NA Perm Prot NA Perm Prot NA Perm Prot NA Perm .--... Protected Phases 1 6 5 2 3 8 7 4 Permitted Phases 6 2 8 4 Detector Phase 1 6 6 5 2 2 3 8 8 7 4 4 Switch Phase Minimum Initial(s) 5.0 15.0 15.0 5.0 15.0 15.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split(s) 12.0 25.0 25.0 12.0 25.0 25.0 13,0 26.0 26.0 12.1 25.1 25.1 Total Split(s) 22.0 94.0 94.0 18.0 90.0 90.0 22.9 32.5 32.5 15.5 25.1 25.1 Total Split(%) 13.8% 58.8% 58.8% 11.3% 56.3% 56.3% 14.3% 20.3% 20.3% 9.7% 15.7% 15.7% Maximum Green(s) 15.0 87.0 87.0 11.0 83.0 83.0 14.9 24.5 24.5 8.4 18.0 18.0 Yellow Time(s) 4.8 4.8 4.8 4.8 4.8 4.8 4.0 4.0 4.0 4.8 4.8 4.8 All-Red Time(s) 2.2 2.2 2.2 2.2 2.2 2.2 4.0 4.0 4.0 2.3 2.3 2.3 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 8.0 8.0 8.0 7.1 7.1 7.1 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension(s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C-Max C-Max None C-Max C-Max None None None None None None Walk Time(s) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 Flash Dont Walk(s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11,0 Pedestrian Calls(#/hr) 0 0 0 0 0 0 0 0 Act Effct Green(s) 14.1 88.0 88.0 13.4 87.4 87.4 14.9 24.1 24.1 7.9 14.5 14.5 Actuated g/C Ratio 0.09 0.55 0.55 0.08 0.55 0.55 0.09 0.15 0.15 0.05 0.09 0.09 v/c Ratio 0.70 0.97 0.33 0.79 0.60 0.05 0.91 0.18 0.72 0.58 0.68 0.70 Control Delay 83.5 44.1 9.5 90.7 26.2 0.1 104.0 60.9 36.2 100.2 90.9 35.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0 0 0.0 0.0 0.0 0.0 0.0 0.0 2019 Total Synchro 9 Report PM Peak-Hour Page 1 Lanes, Volumes, Timings 3: Logan Blvd & Immokalee Rd 6/17/2016 -- c 4- t h t gi� p"" `► 1 -' E%F4 t Cy t s ..r,v., i la L'i t 1 -1.'1„:::,:!. .01-ka \' + ( F, ;..L'.1.4;:47..r..b .*...x'. R.,,,".$ ....n-11:1,.--.>. » `�C ,.a.ts...4�.,..._._,.. d. 4.�.,. . r ��. »,, .... � a.., . .M .. ta.��.....:, �m»,,. ..�. Total Delay 83.5 44.1 9.5 90.7 26.2 0.1 104.0 60.9 36,2 100.2 90.9 35.8 LOS F D A F C A F EDF F D Approach Delay 43.6 33.1 61.9 62.8 Approach LOS D C E E Queue Length 50th(ft) 112 977 69 119 418 0 154 48 123 52 110 50 Queue Length 95th(ft) 159 1022 131 #212 486 0 #243 78 193 #106 177 136 Internal Link Dist(ft) 1039 909 1182 481 I Turn Bay Length(ft) 325 250 400 175 425 300 275 Base Capacity(vph) 328 3491 904 282 2698 941 310 583 666 91 196 290 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.65 0.97 0.33 0.79 0.60 0.05 0.91 0.17 0.69 0.55 0.55 0.62 :1m fi.1#1p' d7r* e' ,.., - .r t .+ q 7 t : s '� - . a Area Type: Other Cycle Length: 160 Actuated Cycle Length:160 Offset:16(10%),Referenced to phase 2:WBT and 6:EBT,Start of Yellow Natural Cycle:150 Control Type:Actuated-Coordinated Maximum v/c Ratio:0.97 Intersection Signal Delay:43.9 Intersection LOS:D Intersection Capacity Utilization 85.9% ICU Level of Service E Analysis Period(min)15 # 95th percentile volume exceeds capacity,queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 3:Logan Blvd&Immokalee Rd Jit101 4-02 R ® ■03 04 - IIII '`05 -006 R *07 t 08 III I. ill 1111 2019 Total Synchro 9 Report .--, PM Peak-Hour Page 2 Stantec EXHIBIT "S" PUBLIC FACILITIES IMPACT ANALYSIS Bantu: EXHIBIT S Public Facilities Impact Analysis Sanitary Sewer The subject property is located within the North Wastewater Service area.Since the final mix of commercial uses which will occupy the site is not known at this time,an estimation of the wastewater generation for the project was completed using an assumption of .125 gallons of wastewater generated for every square foot of floor area.The requested 100,000 square feet of commercial development will generate approximately 12,500 gallons of wastewater per day. Based on the 2016 Annual Inventory and Update Report sufficient capacity is available to provide wastewater disposal services to the proposed development. The project will provide a connection to the 16" sewer force main located within the Immokalee Road right-of-way at the time of site development. Potable Water Potable water demand for the proposed commercial development is based on an estimated 350 gallons of potable water use for every 250 gallons of wastewater generated. Using this assumption, the average daily potable water demand for the development at buildout is projected to be approximately 17,500 gallons per day.Based on the 2016 Annual Inventory and Update Report, sufficient capacity is available to provide Potable Water services to the proposed development. The development will provide a connection to the 24" water main located adjacent to the property along the north side of the Immokalee Road at the time of construction. Arterial and Collector Roadways A detailed Traffic Impact Statement (TIS) has been provided as part of this application which outlines the projected traffic generated by the proposed development. The project site is located in the southeast quadrant of the intersection of Immokalee Road and Logan Boulevard, with frontage on both roadways. Access to the site is proposed to include a right-in/right-out (RI/R0) connection on Immokalee Road at the northeast corner of the site, and a full access connection on Logan Boulevard at the south west corner of the site,the latter being a shared ingress/egress connection with the adjoining nursery/landscape business immediately to the south. In addition to the shared access connection to Logan Boulevard, an internal connection to the adjoining parcel immediately to the east is being provided to satisfy the code requirements for accommodating interconnections to adjacent parcels. 1 March 21,2017 Stantec The proposed development of 100,000 square-feet of commercial uses will generate approximately 449 PM Peak hour trips. Based on the detailed analysis included in the TIS, the additional traffic generated by the proposed development on the adjacent roadways will not create a Level of Service standard deficiency. Drainage Prior to construction, the project will be required to obtain a permit from the South Florida Water Management District illustrating the proposed water management system with a detailed analysis showing the proposed development will have no detrimental effect on the stormwater management for the surrounding area. Solid Waste The development will utilize dumpster containers for the storage and collection of garbage and rubbish. Recycling containers will be used to store recyclables in the commercial and institutional areas. Collier County's contract hauler, Waste Management, will collect solid waste and recycled materials generated from the proposed development. Solid waste collected will be hauled to the Collier County landfill. Using the waste generation rate of 6.1 pounds of waste per square-foot per year for commercial uses developed by Palm Beach County, Florida in the 1995 Commercial Generation Study, the development will generate approximately 610,000 pounds of waste per year. This equates to an estimated 305 tons of solid waste per year. According to the 2015 Annual Update and Inventory Report (Collier County Government, Public Utilities Solid Waste Management Department) the Collier County Landfill has capacity through the year 2059. Parks The proposed commercial development will have no impact on the demand for Community or Regional park facilities. Fire and Rescue Adequate Fire and Rescue protection is available to service the proposed development. The North Naples Fire and Rescue Station 42 is located approximately .37 miles west of the subject property. Additionally, Golden Gate Fire Station 73 is located 3.28miles from the subject property. 2 March 16, 2017 CS) EXHIBIT "T" PUBLIC UTILITY AVAILABILITY LETTERS Florida Power&Light Company BoOld Jt lid Bonita Donna Springs,Florida 34135 PPL June 20,2016 Stantec %Lisa Colburn 3200 Bailey Lane, Suite 200 Naples,Florida 34105-8623 Re:GL Commercial^•Naples Dear Ms.Colburn: This is to confirm that,at the present time,FPL has sufficient capacity to provide electric service to the above captioned property.Electric service will be supplied by FPL to the customer,based on terms and conditions outlined in the General Rules and Regulations for Electric Service as approved by the Florida Public Service Commission. FPL will require easements for your project,usually a ten-foot perimeter easement that will have to connect to internal easements.Please review your plans for the proposed preserve areas,so you may address any mitigation concerns before permitting. Please provide the final site plan,site survey and electrical load data as soon as possible so the necessary engineering can begin. Early contact with FPL is essential so that resources may be scheduled to facilitate availability of service when required. Sincerely, 90, r / Jim Merriam FPL Senior Technical Specialist cc:file A NEXTera ENERGY Company �� .--`''rcxany.r r - GREATER NAPLES FIRE RESCUE DISTRICT FIRE AND LIFE SAFETY 2700 N Horseshoe Dr, •Naples,FL 34104 ' Phone: (239)774-2800 Fax: (239)774-3116 ma �'t1 K crnar,.i;ai idt,1hre Chief 6/20/16 Ms. Lisa Colburn Stantec 3200 Bailey Lane, Suite 200 Naples, Florida 34105 Dear Ms.Colburn: This is to confirm that the Greater Naples Fire Rescue District will provide fire protection services to the following project: GL Commercial Section 28,Township 48 South,Range 26 East If 1 can be of any further assistance,please don't hesitate to give me a call at 774-2800. Sincerely, � �7 `1 )` a. ,,,,, .Y r � e,i t r--,__. Shawn M.Hanson Division Chief/Fire Marshal SMI-1/sap Professionalism—Integrity—Compassion /". Comcast 12600 Westlnks Drive Suite 4 Fort Myers,FI. 33913 Phone: 239-432-1805 June 20, 2016 Re: Southeast Corner of Immokalee and Logan BI. Utility Easement Approval and Letter of Availability Dear Lisa Colburn, Comcast can provide its services to the above referenced property upon the execution of Cable Television Installation and Service Agreement. You will need to contact Nikki Mello at 239-415-4775. Comcast has reviewed the proposed plat for the above referenced property and found the easements provided to be adequate for the placement of our broadband facilities. If you have any further concerns, please contact me at(239) 432-1805. Sincerely, Mark Cook, Project Coordinator CenturyLink- ., stronger Connected 06/22/2016 Lisa Colburn Administrative Assistant Stantec Consulting services Inc. 3200 Bailey Lane Suite 200 Naples FL 34105-8523 RE: Availability of Service 1 GL Commercial SEC 28,TWP 48 , RNG 26 — Collier County,FL Dear Lisa: In response to your request sent to this office and dated 06/17/2016 CenturyLink will provide communication service, upon request,to the parcel located on the SE corner of Immokalee Rd.and Logan Blvd. within Naples, Florida,as shown on your print. Communication service will be provided based on the rules and regulations covered in our Florida Local Terms of Service found at www.CenturyLink.com/tariffs. Should you have any questions,please contact me at the telephone number or email address shown above. Sincerely, r � Walter Alvarez Engineer II Century Link Office: 239-263-6222 Fox: 239-261-0289 EXHIBIT "U" HISTORIC RESOURCES IMPACT ASSESSMENT nu i S . :: 3 1 kr , 0 FLORIDA DEPARTMENT Of STATE RICK SCOTT KEN DETZNER Governor Secretary of State Mr.Josh Philpott June 22,2016 Stantec 3800 Colonial Boulevard,Suite 100 Fort Myers,Florida 33965 RE: DHR Project File No.: 2016-2628/Received by DHR: June 20,2016 Project: Logan/Immokalee Commercial Subdistrict County: Collier Dear Mr.Philpott: Our office reviewed the referenced project in accordance with the applicable Collier County ordinances,for possible adverse impact to cultural resources(any prehistoric or historic district,site,building,structure,or object)listed,or eligible for listing,in the National Register of Historic Places(NRHP). It is the opinion of this office that the proposed project is unlikely to affect historic properties.However, unexpected finds may occur during ground disturbing activities,and we request that the permit,if issued,should include the following special condition regarding inadvertent discoveries: • If prehistoric or historic artifacts,such as pottery or ceramics,projectile points,dugout canoes,metal implements,historic building materials,or any other physical remains that could be associated with Native American,early European,or American settlement are encountered at any time within the project site area,the permitted project shall cease all activities involving subsurface disturbance in the vicinity of the discovery.The applicant shall contact the Florida Department of State,Division of Historical Resources,Compliance Review Section at(850)-245-6333.Project activities shall not resume without verbal and/or written authorization.In the event that unmarked human remains are encountered during permitted activities,all work shall stop immediately and the proper authorities notified in accordance with Section 872.05,Florida Statutes. If you have any questions,please contact Mary Berman,Historic Site Specialist,by email at Marv.Berman@dos.mvftorida.com, or by telephone at 850.245.6333 or 800.847.7278. n dA.s,- I Sincerely, e)r+dU r Timothy A.Parsons,Ph.D.,RPA Director,Division of Historical Resources and State Historic Preservation Officer Division of Historical Resources ,,,..:, ,4„.,:m...,0,... R.A. Gray Building• 500 South Bronough Street• Tallahassee, Florida 32399 ,t-7 850.245.6333 • 850.245.6436(Fax) FLHeritage.com EXHIBIT "V" COMMERCIAL MARKET ASSESSMENT Exhibit V JOHN I1-' 17BURNS December 19, 2016 REAL ESTATE CONSULTING GL Commercial Immokalee Road Parcel Retail Market Analysis & Strategic Assessment Prepared December 19,2016 1 Exhibit V 1BURJNS JOHN REAL ESTATE CONSULTING Table of Contents BACKGROUND AND OBJECTIVE 3 EXECUTIVE SUMMARY 5 LOCATION ANALYSIS 10 PROPOSED DEVELOPMENT 15 RETAIL DEMAND ANALYSIS 20 CURRENT COMMERCIAL INVENTORY 34 POTENTIAL FUTURE COMMERCIAL INVENTORY 54 DEMOGRAPHIC & EMPLOYMENT TRENDS 60 LIMITING CONDITIONS 80 Prepared December 19.2016 2 Exhibit V JOHN IDBURJNS REAL ESTATE CONSULTING Background & Objective Prepared December 19,2016 3 Exhibit V ,JOHN BUK\1S Background and Objectives RgALESTATE CONSULTING Background GL Commercial CGL") is petitioning to amend the Collier County Growth Management Plan to allow for a retail development on the southeast corner of Immokalee Road and Logan Boulevard("Subject') In order to consider this change, Collier County requires a comprehensive market study to demonstrate the change is warranted. Objective The objective of this assignment is to analyze relevant real estate market conditions and economic and demographic trends influencing the Subject site in order to determine if there is a need for additional retail development at the location. Market Experts: Contact Information This analysis was prepared by John Burns Real Estate Consulting, LLC. Lesley Deutch, Principal, and Kristine Smale, Manager, co-managed the assignment. Mike Willinger (Senior Consultant) also contributed to this analysis_ The internal peer review was conducted by Don Walker Follow-up questions should be directed to us at: Lesley Deutch Kristine Smale Mike Willinger 1900 Glades Road, Suite 205 Consulting Consulting Consulting Boca Raton, FL 33431 Ideutch@reaiestateconsuiting.com 561.998 5814 ksmaie@realestateconsulting.com mwillinger@realestateconsulting.com Prepared December 19,2016 4 Exhibit V JOHN 1aBUR.JNS REAL ESTATE CONSULTING Executive Summary Prepared December 19,2016 5 Exhibit V JOHN h` BURNS Executive Summary: Definitions RAL ESTATE CONSULTING The following terminology is used throughout the Market Study,and we provide definitions for ease of understanding and clarity: Terminology Definition Primary Market Area(PMA) A three-mile radius from the Subject Secondary Market Area(SMA) A four-mile radius from the Subject Retail We have calculated demand for retail in the PMA and SMA as this is the use type considered for the Subject.Retail uses include the following:Food Service/Eating and Drinking Places,Food&Beverage,Clothing and Accessories,Motor Vehicle Parts,Health and Personal Care,Personal Service,Furniture and Home Furnishings,Building Materials&Garden Supplies/Equipment,Entertainment/Electronics/Appliances,Sporting Goods,Hobbies,Books,Music,Department Stores, Office Supplies,Used Merchandise&Other.We have included a small amount of ancillary office use at the Subject(financial services)for those tenants that are typically found in a retail center. Community Center A type of retail center that provides convenience goods and personal services,as well as wider range of soft lines(wearing apparel)and hard lines(hardware and appliances) Many centers are built around a junior department store,variety store, super drugstore,or discount department store as the major tenant,in addition to a supermarket.Its typical size is about 150,000 square feet of gross leasable area,but in practice,it may range from 100,000 to 500,000 or more square feet The typical size of a community center is 10+acres with a market size radius of 3-5 miles, Population We used ESRI to calculate the population within the PMA and SMA.We then used Collier County's population projections and applied that growth rate to the PMA and SMA to calculate demand in 2016 and 2021.Further detail is on page 25. Households We are using the"households"measure due to the limitations of income level data.which is supplied on a household level only and will determine future potential spending,thus retail demand,in a particular market area.As a result,we may be understating the actual retail demand within the area due to the large amount of vacant dwelling units due to seasonality(per the US Census in 2010,the occupancy rate for all of Collier County was approximately 67%,thus about 33%of dwelling units are classified as vacant).Additionally,ESRI may understate the income levels of the households in the market area due to the high prevalence of retirees that typically have a larger percentage of discretionary income,ESRI determines households by block group(as used in this report)by applying concentrated updates to the 2010 US Census.This includes a mixture of administrative records and private sources to capture change to the base Data sources include delivery counts from the US Postal Service to private sources such as Internet use and social media. Average Household Size Household population divided by total households Household Income Total income,including wage and salary earnings,interest dividends,net rents,pensions,social security income and welfare payments,child support and alimony Activity Center Per Collier County,"Mixed Use Activity Centers have been designated on the Future Land Use Map Series and identified in the Future Land Use Element.These locations are based on intersections of major roads and on spacing criteria.The Mixed- Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated,to avoid strip and disorganized patterns on commercial development,and to create focal points within the community." Prepared December 19,2016 6 Sources:ULI Dollars and Cents,Collier County,ESRI Exhibit V Executive Summary JOHN leBuiZNs ,_ REAL ESTATE CONSULTING Demand c Supply Retail Opportunity • We conducted a Retail • We surveyed all • We conclude that there is Gap Analysis, which existing inventory and ample retail demand for analyzes the total vacant commercial the Subject. income in the Primary parcels in the PMA. • The Subject is located Market Area (PMA) • Current occupancy in a rapidly-growing compared to normal rates in shopping housing submarket, spending in the PMA. centers in the PMA which is likely to We determine the range from 84%to continue higher-than-average normal spending in the 100%. The average g ge applying household growth. PMA by occupancy across all • There is insufficient industry spending shopping centers in the current supply in n standards to the 98%. the PMA is market to meet the household incomes in 0 • The vacant parcels demand today. In the the PMA. could add an additional 110 future, the potential • This analysis indicates 720,862 SF of retail future commercial demand for (supply) to the PMA inventory will meet approximately 894,884 within the next several some, but not all, of the square feet of years, which has been future projected retail additional retail in the accounted for when demand. PMA today calculating excess • We have included a • Based on future demand in 2016. small amount of population and ancillary office use at household growth, this the Subject (financial services) for those demand increases to tenants that are typically approximately 1.24M found in a retail center. SF in 2021 and 1.56M SF in 2026. Prepared December 19.2016 7 Exhibit V JOHN BURIIS Executive Summary REAL ESTATE CONSULTING Based on the following calculation, which is detailed further in this report,there is excess demand for retail within the PMA today.This calculation accounts for the proposed development at the Subject, current vacancies in the market and potential future development on parcels that are currently zoned commercial and/or located within an Activity Center.This excess demand potential grows larger in 2021 and 2026 as additional households are added to the PMA, as demonstrated in the next slide. Primary Market Area -Demand Summary(2016) Total Demand in PMA(per GAP Analysis) 894,884 SF Less: Current Vacancy in PMA(3-mile radius) (27.851) SF Less:Additional Vacancy(4-mile radius) (19,414) SF Less:Vacant Parcels-Future Retail Development(3-mile radius) (720.862) SF Remaining'PMA Demand 126,757 SF Less: SUBJECT Proposed Development (100.000` SF Excess Demand Potential in PMA 26,757 SF Notes: 1) Current vacancy in the PMA was calculated by totaling the square footage of all retail centers in the PMA and subtracting the current vacancies We used information from LoopNet and verified all vacancies by conducting a physical market survey 2) Additional vacancy in the 4-mile radius was calculated by totaling the square footage of all retail centers in the 4-mile radius(excluding those already accounted for in the PMA)and subtracting the current vacancies We used information from LoopNet and verified all vacancies by conducting a physical market survey. We then used 25%of existing vacancy to mirror the 25%SMA inflow factor used in the demand analysis 3) Vacant parcels for future retail development is a JBREC estimate based on data from the Collier County Appraiser's office.We reviewed all vacant parcels in the PMA that are designated commercial use either by zoning or Activity Center inset maps For those parcels zoned commercial,we either 1)determined the maximum retail development permitted per approved county ordinances(if retail allocation was unknown,we estimated 70%of all commercial square footage allowance would be retail),or 2)Estimated total development at 10,000 SF/acre From that amount,we assumed that 70%of those vacant parcels would be developed as retail,rather than other commercial uses such as office,medical office or multifamily. We assumed a high retail development rate as most of these parcels are located along well-trafficked roads or intersections 4) We did not consider any additional rezoning of parcels outside of the Activity Center boundaries in this analysis Prepared December 19,2016 8 Exhibit V Executive Summar JOHN le BUKJ,S Y REAL ESTATE CONSULTING The demand summaries for 2021 and 2026 are detailed below Primary Market Area -Demand Summary(2021) Total Demand in PMA(per GAP Analysis) 1,240,092 SF Less: 10%Vacancy factor in PMA(3-mile radius) (127,689)SF Less:Additional Vacancy factor(4-mile radius) (18,661)SF Less:Vacant Parcels-Future Retail Development(3-mile radius) (720 862)SF Remaining PMA Demand 372,880 SF Less: SUBJECT Proposed Development (100.000) SF Excess Demand Potential in PMA 272,880 SF Primary Market Area -Demand Summary(2026) Total Demand in PMA(per GAP Analysis) 1,555,807 SF Less: 10%Vacancy factor in PMA(3-mile radius) (127,689)SF Less:Additional Vacancy factor(4-mile radius) (18,661)SF Less Vacant Parcels-Future Retail Development(3-mile radius) (720,862) SF Remaining PMA Demand 688,595 SF Less: SUBJECT Proposed Development (100,000) SF Excess Demand Potential in PMA 588,595 SF Notes: 1) Future vacancy in the PMA was calculated by totaling the square footage of all retail centers in the PMA and applying a 10%vacancy factor. 2) Additional vacancy in the 4-mile radius was calculated by totaling the square footage of all retail centers in the 4-mile radius(excluding those already accounted for in the PMA)and applying a 10%vacancy factor We then used 25%of existing vacancy to mirror the 25%SMA inflow factor used in the demand analysis 3) Vacant parcels for future retail development is a JBREC estimate based on data from the Collier County Appraiser's office We reviewed all vacant parcels in the PMA that are designated commercial use either by zoning or Activity Center inset maps For those parcels zoned commercial,we either 1)determined the maximum retail development permitted per approved county ordinances(if retail allocation was unknown,we estimated 70%of all commercial square footage allowance would be retail),or 2)Estimated total development at 10,000 SF/acre From that amount, we assumed that 70%of those vacant parcels would be developed as retail,rather than other commercial uses such as office,medical office or multifamily We assumed a high retail development rate as most of these parcels are located along well-trafficked roads or intersections 4) We did not consider any additional rezoning of parcels outside of the Activity Center boundaries in this analysis Prepared December 19,2016 9 II' Exhibit V JOHN .. BURNS REAL ESTATE CONSULTING Location Analysis Prepared December 19,2016 10 Exhibit V BUI Subject Location within Collier County JRoHN1TECO SULNG The Subject is located in North Naples,just East of Interstate 75. It is approximately 10.0 miles from Downtown Naples and 5.9 miles from Bonita Springs. Vii. ` a". > Bonita ,115 Springs • f...144$ , itirit< _ Subject : t ,.,- ,tom a fir' . ,. t ' . ,F,' ',-*,.;,*''''''-*''r,I 41:4;ir- 1 * *. - 7' ' .41* ... , Downtown ••u Naples r ed < .0___. •- L've,liades akwy ,."90 .aav she ra l , / yam #. ..O..,., a--- Marco .. ., - Island „..4 .:IN iw-zz. . v„ Source:Google Earth Prepared December 19,2016 11 Exhibit V Subject Location - Aerial View ROHN��EcauRNs CONSULTING The Subject is located at the southeast intersection of Immokalee Road and Logan Boulevard and is surrounded primarily by residential development, Royal Palm Nursery or undevelop'e'd'.qland. 't v% .r+« I.ri s y a . al ` ... 10'# ty ". 6 a ; r , 1 ;: Art 11410.,+` "� ar<, s ,�Af ,lit� `� 2 ..k .7,-.,, — , kR/� E avi 31 + k Y Longshore Lakes ' 1,� a.s + '".r :. smom. i ri ,. 1.,.,11...; t N. �, w• Cypress Old e ° '��! -` x l,e .. r .� *Area ' I<. i s pit tfsii�ii,� 1P f1. .+' R1 ,�.a . a+ . t X: �i ' 114 .�i eat il ' f' .+- »a��.sli:. r.u,; s ,� ,'°v� '4 �.��i3'.►, �.. �*w igni r Y w i i IE•„ ,,,,,lmmokoleerRD ' - r;k ' • a 4 WV ,J[ ,/ 'y( �(� vim' ^,;„‘'..::.....r S ” a _ •./ ,, ....pot'x \ .7r 1C7rM IYyS,+r�4r.4{at.4,t, U.', \1 i • k Lakes r � Saturnia 'i ,,....,:., p -,:s.t ‘. , Ir.,. .. .. _ .a "• a.. iti' a t _ Q ' Source:Google Earth Prepared December 19,2016 12 Exhibit V Subject Location - Parcels JOHN IBURNS EsrnTE coNsuLziNG The Subject consists of six parcels totaling 18.6 acres We have identified those parcels, as well as the land surrounding the Subject. Subject Parcels _...- s+tSes'1:.� Parcel Acreage Immokalee Road • y " 1 00195040001 3 66 i C 2 00195480001 3.74 0F 3 00195440009 5 me • '`* 4 00194880000 5 1 2 1 2 / $ 2 25(only a portion of 6ti ' i f"--2 5 00195200003 this parcel is included t in the Subject) l a — t d+' 6 00195000009 0.27 a ' Adjacent Parcels I i ,. t I M 3 4 - 3 -' 4 Parcel Ownership/DOR Code M },44 . 1 00195360008 Oakwood Park West LLCI I. DOR:69 { a 2 00195080003 Private Owner(DOR 99 1 # +' 54 3 00195600001 Oakwood Park West[[Cl `18 _ Saturnia Lakes ' DOR:69 4 00194920009 Royal Palm Nursery I DOR. 99 " 5 00196680509 Oakwood Park West[[Cl DOR:69 6 00195680005 Oakwood Park West LLC/ DOR:69 Prepared December 19,2016 i Source.Collier County Properly Appraiser Exhibit V Traffic Counts JOHN I.' BURIS REAL ESTATE CONSULTING The Subject benefits from excellent accessibility to Interstate 75,which averages over 75,000 daily traffic counts.The Subject will have two entrances: 1)a right in, right out along Immokalee Road,which experiences nearly 22,000 daily traffic counts, and 2)a full access point along Logan Boulevard. Average Daly Traffic Volume Average Daily Traffic Volume Up to 8,000 vehicles per day 3-mile radius *8,0o1•15,000 •18,001•30,000 •30,001•50,000 •50,001•100,000 41 ♦Mort than 100,000 par day Etrl Subject w 30 879 30 879 , 21.874 71 871 trtZ 32.912 rttit "6" 40.137 3T,3t1 i=trigtiltles 4 s Source:ESRI Prepared December 19,2016 14 Exhibit V JOHN I. II:; BURNS REAL ESTATE CONSULTING Proposed Development Prepared December 19,2016 1 5 Exhibit V Proposed Growth Management Plan Amendment JOHN IC BuRNs ETEAL LE TATE CONSULTNC. Proposed GMPA Text Amendment Language This amendment will create a new sub-district in the Collier County GMP as follows: Logan Boulevard I Immokalee Road Commercial Infill Subdistrict This Subdistrict consists of±18,6 acres and is located at the southeast corner of the intersection of lmmokalee Road and Logan Boulevard. The Subdistrict allows those uses permitted by right and by conditional use within the C-4,General Commercial,Zoning District as listed in the Collier County Land Development Code,Ordinance 04-41,as amended,in effect as of the adoption of the Subdistrict. Development within this Subdistrict is encouraged to be in the form of a PUD zoning district which must contain development and design standards to ensure that all commercial uses will be compatible with the neighboring uses. This Subdistrict is intended to serve the surrounding residential uses within a convenient travel distance to the subject property. Bicycle and pedestrian access to the adjacent properties will be pursued to the extent feasible and practical to encourage increased bicycle and .pedestrian use. The maximum development intensity allowed is 100,000 square feet of gross floor area. Policy 1.1: The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: B.URBAN-COMMERCIAL DISTRICT 1. Mixed Use Activity Center Subdistrict 2, Interchange Activity Center Subdistrict 3, Livingston/Pine Ridge Commercial Infill Subdistrict 4, Business Park Subdistrict 5. Research and Technology Park Subdistrict 6, Livingston Road/Eatonwood Lane Commercial Infill Subdistrict 7.Livingston Road Commercial Infill Subdistrict 8. Commercial Mixed Use Subdistrict 9. Livingston RoadNeterans Memorial Boulevard Commercial Infill Subdistrict 10.Goodlette/Pine Ridge Commercial Infill Subdistrict 11.Orange Blossom/Airport Crossroads Commercial Subdistrict 12. Logan Boulevard/Immokalee Road Commercial infill Subdistrict Source.Stantec x,<. -_na.ed,..,,,TTI T 2C1G 16 Exhibit V Proposed Growth Management Plan Amendment JOHN ITE BURNS RcP.L ESTATE CO+v5i .1!.rtG FUTURE LAND USE MAP SERIES Future Land Use Map Activity Center Index Map Mixed Use&Interchange Activity Center Maps Properties Consistent by Policy(5.9, 5.10,5.11,5.12)Maps Collier County Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map Future Land Use Map Rivers and Floodplains Future Land Use Map Estuarine Bays Future Land Use Map Soils Existing Commercial Mineral Extraction Sites Map Bayshore/Gateway Triangle Redevelopment Overlay Map Stewardship Overlay Map Rural Lands Study Area Natural Resource Index Maps North Belle Meade Overlay Map North Belle Meade Overlay Map Section 24 Existing Schools and Ancillary Facilities Map Future Schools and Ancillary Facilities Map Plantation Island Urban Area Map Copeland Urban Area Map Railhead Scrub Preserve—Conservation Designation Map Lely Mitigation Park—Conservation Designation Map Margood Park Conservation Designation Map 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 Livingston/Pine Ridge Commercial Infill Subdistrict Map Source Stantec Exhibit V Proposed Growth Management Plan Amendment JOHN IABuINs NE t "S1.6:T,:0\1.5,.€.7`Jr, FUTURE LAND USE MAP SERIES(CONTINUED) 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 RoadNeteran'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 Gordon River Greenway Conservation Area Designation Map Hibiscus Residential Infill Subdistrict Map Vincentian Mixed Use Subdistrict Map Davis—Radio Commercial Subdistrict Map Logan Boulevard/Immokalee Road Commercial Infill Subdistrict Source:Stantec -eparacr ne;; rr:ber�,_ 2G•6 18 i I i Exhibit V Proposed Site Plan JR°HN�!ECB�U Ns The proposed site plan is illustrated below .___ tnmwkalee Road--_—_—_—_— Master Plan I D 12/12/16 j Site Acreage 18.6 i Building Area 100,000 SF *It is assumed that 50%of the outparcel space will consist of restaurant uses. Other uses could include a financial/personal I e services/ancillary office use which fall under the C-4 General /a Commercial Zoning District. Parking Spaces Provided 650+ 1 space per 153 SF Lakes(acres) 2 12 11 40%of site400* : Preserve(acres) 1 10 5 91%of site . - Site Data: arrear ew,," 6,vpm,� PW R. Pr'ie 6fr12 ns 1114/aire Source,Stentec Prepared December 19 2016 K1 a..~x 19 Exhibit V Retail Demand Analysis Prepared December 19,2016 20 Exhibit V Retail Market MapPrimaryand SecondaryAreas JOHN le BURNSG (ZEAL ESTATE CONSULTING The following map depicts our retail Primary Market Area(PMA)and Secondary Market Area(SMA) The Subject is defined as a "Community Center"per ULI classifications due to the size of the development(10+acres) The PMA boundary represents a reasonable pool of residents who would shop at the Subject.The SMA represents a larger pool of residents that may shop within the PMA, although it would be a secondary choice given locational factors and competitive retail options. Bonita Spnngse.n.u.eoxn cta SE 3 Miles 4 Miles (PMA) (SMA) Population 43,406 65,648 aples E ( SRI) Park Households 18,579 28,965 (ESRI) Median Income $75,020 $73,278 (ESRI) Ie4 Pine NI-, Ridge 4 miles North Naples ar Prepared December 19.2016 21 Source:ESRI(References pages 3&22 of Appendix) Exhibit V JOHN 1t• BURNS Currently Selling and Future Residential Communities REAL ESTATE CONSULTING The immediate submarket is expected to experience substantial population growth due toh new housing communities currently selling and expected to enter the market.We highlight the larger existing and future residential new home supply on the map below.Although there is significant future housing growth within the PMA,we have not factored this into our analysis and have simply used population projections based on Collier County population forecasts. 1" I _t,r , -• g t Stone geek i 6 „�i .,, . 600 homes l'. --. t i r'i hi r,trM , #I t 'PhT,I • Nroat r "�'.f i~ ; „,,,,,,44 Palazzo at Naples Esplanade Got&CC # , Ri 1 ** i; rP' 80 homes 8D0 ILIIQS } , ':::,..,:-....t.-4.. Barn,Creek - +, Abaco Ctub # ' at y # �� 450 homes 104 homes n: qt ]� , L ui rl�t,, +Sµ1 '1"a ;' ' + `1 ��' ,�„. A More a Twin 0 homes South . l # <-l. Coanpass + t 343 homes 850 homes �. ;; t aadin t � :t `. i �* ��, 2T3 homes � ... . 1 i �+, ' Ili * i''.;:..4.:yfit T ,1 mockingbird{`ifosSit1J f . Raffia Preserve ' .> s , 363 hesILL, t" 108 ho Greyo es • — -• Tusca�zy PUante 750 him - c: ter ' ,,n t18homes err,„7.:,..1r 1 y l4, Prepared December 19,2016 22 Exhibit V JOHN 14' BUI NS Additional Residential / Logan Boulevard Extension RAL ESTATE CONSULTING The Subject is located along Logan Boulevard,which is a north/south road that runs through the northern portion of Collier County.Collier County and GL Homes have come to an agreement regarding Logan Boulevard's extension to Bonita Beach Road,located in Lee County.Bonita Beach Road is i approximately four miles north of Immokalee Road.Under the terms of the agreement,Collier County must complete the portion from the current entrance of Stone Creek to the Lee County line by September 2017.Thereafter,GL Homes must complete the road from the Lee County line to Bonita Beach Road within one year following the 297a certificate of occupancy at the Stonecreek residential project.Based on current sales numbers,it can be reasonably assumed that the connector road will be open by the end of 2018,which will draw additional residents to the Subject site.We have highlighted the currently-selling and future residential communities in Lee County that could create additional demand for the Subject once the Logan Boulevard extension is completed a . _ I . r .. Bonita Beach Road ,r e' .., - 1 t. SI= "fir ` As* f° r i' 8cnita National -,b,-/Calder County GL Hamas 1.600 homes r. `: °'"' --'"".�r�, 997 homes �� r, * ,�0 Stonecreek rl '-1"' liiiiiti' . * = 600 homes I r f it • I_ � . .. � a r . <'.., • .- . _ 46 [ZT9 t7 ' ' r, _-" itx .. rte , 23 Prepared December 19,2016 Exhibit V JOHN le BURNS Increase in Households 2016-2026 REAL ESTATE CONSULTING We have applied Collier County population growth percentages to the PMA and SMA for the Subject. However,these do not consider the concentration of growth around the Subject site.We have estimated additional population and households based on currently selling new communities within close proximity of the Subject. The additional households that could affect demand at the Subject are illustrated below, but are not factored into our demand calculations. Y.., Populalron PapdaAoo New: New: 6ala., New: Raw. New: U.S. New: New: AE4AreNl Peputanen Reelae4 Per Cayuy Annual Increase 5337.0,ee6 (GL Esplanade(bylaw AWeo Raba MCI) Barri Cfeea Ca,5109 Landing P,Naei, (toVlns<any OR La Mora da 5056 6006.0 45 4lnrnura5la la New Popu4nen ESRC Monies) Mord so„) IGOu4Mk1 IM.eam4) 1194fswsl Halos) Mousing ONLY 2016' 43 406 150 100 75 50 24 46 50 497 1 156 44,604 2017 44.254 648 200 100 25 75 65 65 24 32 75 561 1 540 45,764 2019 45102 848 200 100 50 75 05 65 12 75 642 1 490 46,607 2019 45.949 543 50 100 29 15 65 55 75 399 930 46,676 "...am., 2020 40797 048 100 35 65 25 225 524 47,661 2021 47 645 753 100 I3 +.13 263 47.306 2022 48 393 753 100 100 233 40,631 3573 49 151 753 100 100 233 40.744 2020 40.904 753 50 60,137 2025 50657 753 60.100 2026 51,409 753 61,042 TOTAL 606 660 104 246 206 277 V 60 64 300 2,737 6,377 'ESA,909+M k,NMA • Source:Collier County Growth Management,John Burns Real Estate Consulting,LLC Prepared December 19,2016 24 • • „...1 Exhibit V JOHN IC BURS Population Calculations nAL ESTATE coNsuttiNs A population growth forecast is required to calculate future projected retail demand for 2021 and 2026. Collier County publishes population projections through 2030,which we used to calculate the growth for the PMA(Primary Market Area,3-mile radius)and SMA(Secondary Market Area,4-mile radius). Our methodology is detailed below. 1)We determined the population growth rate per Collier County projections for 2021 and 2026. Collier County Permanent Population-April 1st Year 2010 2016 2021 2026 estimate Projection projection Projection Population 321.520 . 350.514 384,744 415,144 , Growth Rate 9.0% 9.8% 7 9% 2)We projected the population for 2021 and 2026 in the PMA per Collier County growth rates PMA Population(3-Mile Radius) 2016(Baseline) 2021 2026 Source ESRI Projection Projection Population 43,406 47,645 51,409 Growth Rate 9.8% 7 9% Annual Increase 848 753 Persons Per HH* 2.34 , 2.34 , 2.34 Households 1 18.579 20.393 22,005 *Per ESRI 2016 Market Summary Report located in Appendix 3)We projected the population for 2021 and 2026 in the SMA per Collier County growth rates SMA Population(4-Mile Radius) 2016(Baseline) ' 2021 2026 Source ESRI - Projection Projection Population 65.648 72.059 77,753 Growth Rate 9.8% 7.9% Annual Increase 1,282 1,139 Persons Per HH* 2.27 2.27 2.27 Households 28,965 31,794 34,306 *Per ESRI 2016 Market Summary Report located in Appendix Source:John Bums Real Estate Consulting, LLC,Collier County Comprehensive Planning Prepared December 19,2016 25 t1 Exhibit V ,JOHN le BU Ns Retail Gap Analysis by Category - PMA REAL ESTATE CONSULTING Our analysis compares total retail expenditures by residents living in the PMA with the amount of retail spending in the Primary Market Area(PMA).A positive"gap"indicates the potential need for more retail in the PMA. Retail Potential Retail Sales , IIIIIII (Spending Actual Potential potential by i Spending inMN Retail residents in PMA Opportunity , PMA ' in PMA RETAIL GAP ANALYSIS BY CATEGORY Primary Market Area 2016 GAP Retail Categories Retail Potential Retail Sales Difference$ Difference L, Motor vehicle Parts $13,552,320 $1,055,695 $12,496,625 92.2% Furniture and Home Furnishings Stores $26,772,513 $5,798,254 $20,974,259 78.3% Electronics and Appliance Stores $36,166,483 $6,456,867 $29,709,616 82.1% Building Material,Garden Equip Stores $44,721,093 $18,739,200 _ $25,981,893 58.1% Food and Beverage Stores _ $155,405,645 $105,755,178 $49,650,467 3t9% D .,Health and Personal Care Stores $53,944,347 $15,132,577 $38,811,770 71.9% Clothi •and Clothi •Accessories Stores $45,256,255 $2,377,534 $42,878,721 94.7% Sporting Goods,Hobby,Book,Music Stores $20,707,847 $20,121,884 $585,963 2 8% General Merchandise Stores $149,572,377 $200,313,205 '$50 74C 828) -33.9% Miscellaneous Store Retailers $39,212,647 $9,195,799 $30,016,848 76.5% Food Service and Drinki • Places $91,612.219 $28.783.118 $62.829.101 68.6% Total $676,923,746 $413,729,311 $263,194,435 38.9/ Data Note(per ESRI): Retail Potential estimates the expected amount spent by consumers at retail establishments.Retail Sales estimates sales to consumers by establishments Sales to businesses are excluded. Prepared December 19,2016 26 /"\ Exhibit V JOHN I, BURL JS Retail Expenditures by Category - PMA • We highlight retail expenditures by category and the percentage of household income attributed to each category.We determined the percentages based on the retail expenditures in the PMA(per ESRI) divided by the total per capita income in the PMA Pi Ir.I I r11•I,,,,In,l',PI IIr1All,1:7113..6W r of Evpendllure Household 2..481.4.0.Q143121 67,131150314113121 01t14884 0324284 Automat.6.0442443 Ti,.Slonss4413 413,562,320 5312 0 661). rumple•sna Homs Furnishings 8totes442 526,772,513 4617 1 35% r,75.5407,70.7+471 515!,72070 5361 079% Horn*F.mlen"75'°...4471 511.1011416 5256 056% Primary Market Area 8.01.6147 and Appllsnee Siorea442 536,166,403 4633 162% Warne.11/6.Eleci,oncs Slores44311 2016 PMA Population 43,406 Cmp4e,and States.Storrs 44312 Camera and PMograph,r 6qup76174 507n.14313 2016 Per Capita Income $45,851 9.0410 0Mal°dal'Garden Equip Stores 444 344,721,093 41,036 226% 04.1330314!4'...:ern S,}p1:3n.n4'441 539584926 5912 199% lawn Gaden Equipment 6,rples Slores'4442 35 132 156 5110 0 26% Persons Per Household 2.33 F...and B49sogs Sioros444 5166,40.616 43,660 761'/. Gtocey Slores4451 5131 717 580 53 WO 649% S1oc,a0y Foca Stores 4452 511 167 085 5258 5156% Beer Wine end I.qt.512444.4453 86 44.46 181 5161 0 35% 4.4,01 and Persons,Cale Stones-445 553.044,347 51,243 271% PiSunonc,n and Drug Slolss.44611 Cosm8lce Beauty Suppll21 Pe,6m,.Stores-44612 Opinal Goods Stores 44613 Owe.M.N.are 0..92141 ewe Slmns44610 610690$alar Clothing 420.40,14.8101.7446 545,156,255 81,043 227'/% CblOng Slcres4401 632,246,573 5/40 187% 9110e 95.1244462 65 398 512 5124 027% 3meky 152.04 1M6.,(400044 Sipes 461 5/611219 5176 038% Bpoong Goods,Hobby,Book,Musk Blores461 $20,707,647 3477 104% 5204,1 g Goode Hobby Mums!Inst Slaes6511 $15 066 643 $340 076% Boon Peno4448 Music Slores4519 34521,163 5130 078% 4404,41 Meee1end,12 81.2e6.412 1149,672517 13,446 7 521). 0parimel5 Sloes Esc)Leased049144521 5108962,631 37,510 547% Other Genal Match Stores-4529 540601546 5436 204% 6444411200ee080000 001010er9451 135,212,647 5903 1.87% 74045a4531 S1726.960 640 009% Office Suppbes ens 51au0ne,y 640,474532 57 533337 5174 038% Used Melchendoe Stores 4533 53905019 563 010% 'Businesses are classified by their primary type of economic activity using the North Otfer Mrtdrnsine u Sime 64l4 104704 526346,567 5607 1 32% American Industry Classification System(NAILS).Retail establishments are 7.08.rvi me end Drinking Plaoes711 491,612219 12,111 460% classified into 27 industry groups in the Retail Trade sector,as well as four industry F,AS.noo.4»14'44'7*,-7221 551 642614 51.190 259% Ln14o21-•nice Eolnp Pipes-7222 53:0 854 014 3760 1 70% groups within the Food Services&Drinking subsector The 3 and 4-digit codes Special Foodamuccs7773 31429,670 533 007% represent these classifications. Ornang Pisces.24,4600 Bowman 7224 54687318 5108 024% Prepared December 1' . '; 27 Source:ESRI,John Bums Real Estate Consulting,LLC Hole 1%..070l4'01119e0piW,uaa.nlahw asters gas 6141,2ns and elan 6124°medals(e 9 11.11M1) Exhibit V JOHN I,. BURNS Retail Gap Analysis by Category - SMA REAL ESTATE CONSULTING We highlight the retail gap analysis in the Secondary Market Area(SMA),which contains a larger percentage of retail stores.The model shows sufficient spending in Miscellaneous Store Retailers but opportunities in many other categories,such as Food Service and Drinking Places and Food and Beverage Stores.We use the SMA Gap Analysis only to calculate the potential inflow of spending from the SMA to the PMA. Retail Potential GAP Spending Retail SalesIIIIIII potential by total SpendingPotential Retail residents in in SMAIIIIII Opportunity in SMA SMA RETAIL GAP ANALYSIS BY CATEGORY Secondary Market Area 2016 GAP Retail Categories Retail Potential Retail Sales Difference$ Difference% Motor Vehicle and Parts Dealers $21.601,462 $1,374.288 $20,227,174 93.6% Furniture and Home Furnishings Stores 542.712.345 58.256.226 $34,456.119 80.7% Electronics and A.'fiance Stores $57,638.905 $13,467,983 $44,170,922 76.6% Building Material.Garden Equip Stores $71,821,057 $35,214,875 536,606,182 51.0% Food and Beverage Stores $247,366.088 $187,293,241 $60,072,847 24.3% Drug.Health and Personal Care Stores $86,164,693 $35,284,728 550.879.965 59.0% Clothing and Clothing Accessories Stores $72,079,224 $7,621,988 $64,457,236 89.4% S.orti .Goods,Hobb .Book.Music Stores $32,983,621 $22,619,068 $10.364.553 31.4% General Merchandise Stores $238.232.272 $206,571,921 $31,660,351 13.3% Miscellaneous Store Retailers $62,578,750 $435,302,284 (5372 723,534) -595.6% Food Service and Drinki Places $145,964.005 $51,868.115 $94,095,890 64.5% Total $1,079,142,422 $1,004,874,717 $74,267,705 6.9% Data Note(per ESRI): Retail Potential estimates the expected amount spent by consumers at retail establishments Retail Sales estimates sales to consumers by establishments.Sales to businesses are excluded. Prepared December 19,2016 28 ��1 Exhibit V SMA Inflow Calculation JOHN le evkNs IZEAt ESTATE CONSULTING We highlight retail expenditures by category for the SMA and the percentage of household income attributed to each category The SMA has similar income characteristics to the PMA, III 1011 1 I.Ill 11111111HI S Ill RI loll LA l f h only' Sr r.,r,,l;try,11,,,7,ori--, 2017: °hof Expenditure Household EMttaskI9we 00460043 Eaoenditures 751 Per Cabit4 Inas Secondary Market Area A,rtomehre PartOIAccae,Tire Stores-4413 521,601,482 5329 089% 6 urnilore and Home Furnishings Stores-442 542,712,345 5651 1 37% 2016 SMA Population 65648 FurnitureoFurnishing Stores-4422 516/01246 52/0 067% Horne Furnishing 51ores-0422 51/707 246 52/0 G 57% Electronics and Appliance Stores443 557,6311,905 5878 195% Appliances.Ns Electronics Stores-04311 2016 Per Capita Income $47.360 Computer and SoBemre Stores44312 Garners and Plrolcgiaph c Euurpmenl Stores-04313 Building Malarial.Garden Equip Stores 444 571,821,057 61,084 2 3/% Persons Per Household 2.26 Building Material and Supply Dealers-0441 583812010 5959 205% Lawn.Garden Equipment Supplies Stdres4442 58.799,948 5125 028% Food and Beverage Stores-445 5247,388,088 53.768 798% Grocery Stores-0451 5210,382894 53327 702% Specialty Food Stores-0452 517,814 022 5271 057% Beer.Wine any Uquor Stores-4453 511.169172 5170 0 38% Health and Personal Care Stores-446 289.164.693 51,313 2.77% Pharmanctes and Grua Stores-44611 Cosmehcs,Beauty Suppkes Perfume Stores 44612 Optical Goods Stores-44613 Caner Health and Personal Core Slores44619 Clothing and Clothing Acc4ao800 Stores-448 572,078,224 $1,096 232% 01070109 Stores-4461 551,333 669 5782 185% Shoe Stores-4492 58,587.586 5131 0 28% Jewelry Luggage Leather Goods 5lores4487 572,157.968 5185 039% Sporting Goods.Hobby,Book,Music Stores-451 $32.983,621 $502 1.08% Sparring Goods,Hobby,Mr.srcal Inst Stores-4511 974 053386 5386 0 77% Book Periodical Moore Stores-0512 56930235 5136 029% 03e141ral Merchandise Stores-452 6238,232,272 53,529 766% Department Stores Etcl Leased pepts4521 5173 602 054 52,644 5 56% Other General March Stores-4529 564,630219 5904 208% MfscWtaruous Store Retailerr453 662.578,750 $953 2.01% ' Flonsts4531 52,762 859 242 00915 Office Supplies and Stationery Stores-0532 912 018,981 5183 0 39% • Used Merchandise Stores-4533 55742,728 597 018% Other MisceSaneaus Store Relailen4539 547,054,192 5641 1 35% 1Businesses are classified by their primary type of economic activity using P804s6ewco and Drinking Places-722 9145.954.005 52,223 469% the North American Indust Classification S AUFW4Seneee Restaurantsl552955720 223 74% ry stemNCS y � � Retail United-Sent.Eat,rry Places-7222 -7222 552 955,726 5822 1 22 1 74°k establishments are classified into 27 industry groups in the Retail Trade special Foodsentces.7223 52 269 314 935 007% sector,as well as four industry groups within the Food Services&Drinking oinking 711000Alcoholic B0 c ages•7224 57464 834 5114 024% subsector.The 3 and 4-digit codes represent these classifications. `r`t'I 0.r„I Ir^" 1 Iol e// Source:ESRl,John Bums Real Estate Consulting,LLC Prepared Decem erl9c€ne7Co excludes autonlolon dealers gas 5latrans enc rein.rwre relaner5leg,00101100 29 Exhibit V JOHN L• BURNS Retail Gap Analysis: 2016 kEAL ESTATE CONSULTING Our gap analysis indicates demand for approximately 182,000 square feet of space at the Subject,depending on the estimated 20% capture rate, JBREC GAP ANALYSIS(2016) PMA Estry ted PMA Gap SMA SMA Spending PMA Reconciliation Retail Retail Gap (%of PMA Inflow Propensity SMA (Inflow+Outflow) Expenditure Categories Potential Sales Expenditures) Factor by Use Inflow($) Food Service/Eating and Drinking Places $91,612,219 528,783,118 $62,829,101 66 6% 13 50% 13 5% $7,344,513 S70,173,514 Food and Beverage Stores $155,405,645 $105,755,178 $40,650.467 31 9% 34 00% 22 9% 931,347,474 580,997,941 Clothing and Accessories Stores $45,256,255 52,377,534 $42,878,721 94 7% 2 25% 6 7% $604,472 543,483193 Motor Vehicle Pans 513,552,320 51,055,695 $12,496,625 922% 335% 20% $269,719 $12,766,344 Health and Personal Care Stores 553,944,347 915,132,577 $38,811,770 719% 1190% 80% $3,821,728 $42,633,498 Furniture sad 1-bine Furnishings Stores 526,772,513 $5,798,254 $20,974,259 78 3% 9 30% 4 0% Si 480,539 $22,454,798 Bldg Materials,Garden Equip&Supply Stores $44,721,093 St8,739,200 925,981,893 58 1% 17 50% 6 7% 94,684,609 530,666,502 Enterlainment/Electronics/Appliances $36,166,483 $6,456,867 $29,709,616 821% 750% 53% $1,811,241 $31,320,857 Sporting Goods/Hobby/Book/Music 520,707,847 520,121,884 5585,963 26% 40 90% 31% $5,028,114 95,614 077 Department Store $149,572,377 $200,313,205 1-40 5`•357 00% 22 1% $50,612,631 _ Office Supplies/GltslUsed Merchandise/Other 539,212,647 $9.195,799 $30,016,8481 765% 10 00% 58% $2.332.439 532,349.287 Total $676,923,746 $413,729,311 $263,194,436 38.9% 18.84% 100% 0109,137478 5372,331,913 Sources ESRI,MI Dollars&Cents The SMA Inflow is a calculation of the total population of the v 1ySecondary Market Area(per ESRI) multiplied by the per capita income t,per ESRI;.to equal total tricorns for the SMA Atter subtracting PMA tots income(to isolate only the SMAI,we multiply the SMA total moons by spending propensity for carious ',.retail uses}per ESR';and use an inflow factor to keep total SMA Inflow to approximately 25%,per ULI OPPORTUNITY FOR ACOI11ONAL RETAIL SPACE AT SUBJECT SITE(PER JBREC GAP ANALYSIS) SUBJECT PROJECT CAPTURE PMA Reconciliation Revenue PMA 1 (Inflow+Outflow) Per SF Avg Reconciliation Subject Site Subject Site Expenditure Categories Opportunity(SF) Capture Derrwnd(SF, Capture Demand(SF) Food Service/Eating and Drinking Places $70,173,614 5378 185,777 15 2-, 27,86725(1-' 46444 Food and Beverage Stores 980,997,941 $559 144,887 £0(1 28,977 25 0'', 36,222 Clothing arid Accessories Stores 943,483,193 $416 104,652 1l 7,4 15,698 .15 C" 26,163 Motor Vehicle Parts 512,766,344 $270 47,316 15 u9-. 7,097 265-i 11,829 Health and Personal Care Stores 542,633,498 $558 76,409 1.0',.. 11,481 25 0',, 19,102 Furniture and Home Furnishings Stores $22,454,798 5486 46,236 ,i_,1,,,. 6,935 25 T c 11,559 Bldg Materials,Garden Equip&Supply Stores $30,666,502 $486 63,145 _ 9,472 2°.6 15,786 Entertainment/Electronics/Appliances $31,320,857 3378 82,918 _ 12,438 25 2:-.' 20,730 Sporting Goods/Hobby/Book/Music $5,614,077 $237 23,645 15 C,,, 3,547 252% 5,911 Department Store $430 0 15C`z, 0 25(5, 0 Office Suppies/G to/Used Merchandise/Other $32,349,287 5270 119,898 17.985 25 r;2, 29.974 Total $372,331,913 $406 41111111K=EDIflo -- 141,477 -- 223,721 AVERAGE SUPPORTABLE SEM FOR THE SUBJECT SITE SF: 182,699 Sources ESRI tilt Dollars&Gents 11.1, over:December becember 79,2016 30 t"'\ Exhibit V ,JOHN le BUFZNS Retail Gap Analysis: 2021 R€ALESTATE CONSULTING _ Utilizing Collier County's population forecast,which we applied to the PMA,our gap analysis for 2021 shows an opportunity of over 248,000 square feet at the Subject site. I JBREC GAP ANALYSIS(2021) ...__I PMA Estimated PMA Gap SMA SMA Spending PMA Reconciliation Retail Retail Gap (%of PMA Inflow Propensity SMA (Inflow s Outflow) Expenditure Categories Potential Sales Expenditures) Factor by Use Inflow(S) Food Service/Eating and Drinking Places $113,162,868 531,012,702 $82,150,166 726% 13 50% 135% 511,807,616 593,957,782 Food and Beverage Stores 5191,962,914 5113,947,136 578,015,777 406% 34 00% 229% 550,439,177 5128,454,954 Clothing and Accessories Stores $55,902,233 $2,561,701 $53,340,532 954% 2 25% 6 7% 5972,836 554,313,368 Motor Vehicle Parts $16,740,337 $1,137,471 515,602,866 932% 335% 20% 5433,891 $16,036,757 Health and Personal Care Stores $66,634,092 $16,304,770 550,329,322 755% 11 90% 80% 56,141,646 056,470,968 Furniture and Home Furnishings Stores $33,070,418 56,247,396 $28,823,022 81 1% 9 30% 4 0% $2,380,972 $29,203,995 Bldg Materials,Garden Equip S.Supply Stores $55,241,181 520,190,767 $35,050,414 63 4% 17 50% 6 7% 37,585,825 542,636,239 Entertainment/Electronics/Appliances $44,674,204 $6,957,026 $37,717,178 844% 750% 53% 52,593,014 540,310,192 Spoiling GoodslHobbylBooklMusic $25,579,114 521,680,556 53,898,558 15 2% 4090% 3 1% $8,127,132 512,025,689 Department Store 5184,757,441 $215,829,773 'i'.'2,332 -11'5'-' 5700% 221% 581,481,865 550,409,533 Office SupplieslGills/Used Merchandise/Other $48.436.940 59,908.120 535 528.621 79 5% 10 00% 5 8% 53 765,562 S42 294403 Total 5836,161,741 $445,777,418 $390,384,323 46.7% 18,84% 100% 8175.729.557 6566.113,880 Sources.ESRI,ULI Dollars&Cents The SMA Inflow is a calculation of the total population of the Secondary Market Area(per ESRI),multiplied by the per capita �� The PMA Retail Demand is a calculation of the:a;_ i 1 income(per ESRI).to equal total income for the SMA After population of the Primary Market Areamultiplied by the per 1 The gap p siege wrirdiri indicates restaents take y hese more i subtracting PMA total income(to isolate only the SMA),we capita Income(per ESR!).multiplied be the soendmg i ioninnte to sp-^d in the PMA than they are conterilly spending multiply the SMA total Income by spending propensity for various propensity for various retail user ii_.. l retail uses(per ESRI)and use an Inflow factor Io keep total SMA t Inflow to apprmemately 25%,per ULI OPPORTUNITY FOR ADDITIONAL RETAIL SPACE AT SUBJECT SITE(PER JBREC GAP ANALYSIS) SUBJECT PROJECT CAPTURE PMA ConservativeOptimistic Reconciliation Revenue (Inflow.Outflow) Per SF Avg PMA Reconciliation Subject Site Subject Slte Expenditure Categories Opportunity(SF) Capture Demand(SF Capture Demand(SF) Food Service/Ealing and Drinking Places $93,957,782 5411 228,612 15 0% 34,292 25 050 57,153 Food and Beverage Stores $128,454,954 $608 211,181 15 0`2 31,677 25 00, 52,795 Clothing and Accessones Stores $54,313,368 $452 120,138 15 054. 18,021 20 0'e 30,034 Motor Vehicle Parts $16,036,757 5294 54,627 150% 0,194 250% 13,657 • Health and Personal Care Stores $56,470,968 5607 93,018 15 0% 13,953 25 0`l 23,255 Furniture and Home Furnishings Stores 529,203,995 5528 55,267 15 0% 8,290 25 0% 13,817 Bldg Materials,Garden Equip&Supply Stores 542,636,239 5520 80,686 15 0% 12,103 25 0% 20,172 Entertainment/Electronics/Appliances 540,310,192 5411 98,080 1504E 14,712 250% 24,520 Sporting Goods/Hobby/BooklMusic $12,025,689 5258 46,550 15 G'a 6,983 250% 11,638 Department Store $50,409,533 $467 107,861 150%z 16,179 250% 26,965 Office Supplies/Gifts/Used Merchandise/Other 542.294,403 5294 144,071 15 0% 21 611 250% 36.018 Total $566,113,880 $442 1,240,092 - 186,014 310,023 AVERAGE SUPPORTABLE SIZE FOR THE SUBJECT SITE(SF): C 2471,018 DI Sources ESRI,Al Dollars&Cents Sources:ESRI,ULI Dollars&Cents Prepared December 19,2016 31 Exhibit V Retail Gapi2026 JOHN le aukNs Analysis: REAL ESTATE CONSULTING By 2026,with expected strong population growth the estimated demand for the Subject grows to over 311,000 square feet. I JBREC GAP ANALYSIS(2026) PMA Estmated PMA Gap SMA SMA Spending PMA Reconciliation Retail Retail Gap (%of PMA Inflow Propensity SMA (Inflow+Outflow) Expenditure Categories Potential Safes Expenditures) Factor by Use Inflow(6) Food Service/Eating and Drinking Places $138,195,711 533,403,984 5104,791,728 75 8% 13 50% 13 5% $14,438,552 5119.230,280 Food and Beverage Stores 5234,427,175 $122,733,202 5111,693,973 47 6% 34 00% 22 9% $61,677,875 $173,371,848 Clothing and Accessories Stores 568,268,408 $2,759.225 565,509,183 960% 2 25% 67% 51,189,600 566,698,783 Motor Vehicle Pans $20,443,479 $1,225,177 $19,218,302 940% 335% 20% $530,570 519,748872 Health and Personal Care Stores 581,374,270 $17,561,973 563.812,296 784% 11 90% 80% 57,510,108 $71,322,404 Furniture and Home Furnishings Stores 540.385,950 56,729.110 $33,656,839 83 3% 9 30% 4 0% 52,911,493 536,568,333 81dg.Materials,Garden Equip &Supply Stores $67,461,124 $21,747,607 $45.713,517 67 8% 17 50% 6 7% $9,276,075 $54,989,592 Enlerlainment/Eiectronics/Appliances 554,556.618 57,493,458 547.063,160 863% 750% 53% $3,170,781 $50,233,941 Sporting Goods/Hobby/Book/Music 531,237,489 923,352.268 57.885,221 25 2% 40 90% 3 1% 59,937,993 517,823,214 Department Store $225,627,774 $232,471,652 -. •."f0';" 57 00% 22 1% $99,637,397 $92,793,519 Office Supplies/Gifts/Used Merchandise/Other 959.151 713 510 672.100 $48 479 612 - 82 0% 10 00% 5 8% $4,604.617 553 084 229 Total $1,021,129,710 6480,149,756 $540,979,954 53.0% 18.84% 100% 1214,885,062 $755,865,016 Sources,ESRI ULI Dollars&Cents ......_ .....__. ,._, ..._..._ ._.__.._ """..''. - -` i The SUP Inflow is a ca ru anon of the total population of the The PMA Retail Demand is a calculation of the totalSecondary Market Area(per ESRIj,multiplied by the per capita income(per ESRI),to equal total income for the SMA After population of the Primary Markel Area,multiplied by the pe' 1 Outflow leakage is positive,which indicates the need for more subtracting PMA total income Ito isolate only the SMA).we capita income(per ESRI),multiplied by the spending retail in 2026 as the population in the PMA increases multiply the SMA total income by sper ding propensity for various propensity for various retail uses(per ESRI) retail uses(per ESRIi and use an inflow factor to keep total SMA Inflow to approximately 25%,per ULI OPPORTUNITY FOR ADDITIONAL RETAIL SPACE AT SUBJECT SITE(PER JBREC GAP ANALYSIS) SUBJECT PROJECT CAPTURE Reconciliation Conservative Optimistic (Inflow+ Revenue PMA Outflow) Per SF Avg Reconciliation Subject Site Subject Site Expenditure Categories Opportunity(SF) Capture Demand(SF)_ Capture Demand(SF) Food Service/Eating and Drinking Places $119,230,280 $436 273.331 15000 41,000 25 0'0, 68,333 Food and Beverage Stores 5173,371,648 5646 268,546 15 2/0; 40,282 25 0°! 67.137 Clothing and Accessories Stores $66,698,783 $480 139,004 15 0% 20,851 25 0% 34,751 Motor Vehicle Parts $19,748,872 $312 63,383 15 0¢4 9,507 25 000 15,846 Health and Personal Care Stores 571,322,404 5644 110,689 150/ 16,603 250/s 27,672 Furniture and Home Furnishings Stores $36,568,333 $561 65,202 15 000 9,780 25 0% 16,301 Bldg Materials,Garden Equip &Supply Stores $54,989,592 5561 98,048 15 0% 14,707 25 0/0/ 24,512 Entertainment/Electronics/Appliances $50,233,941 5436 115,159 15_ 17,274 250".%.. 28,790 Sporting Goods/Hobby/Book/Music $17,823,214 $274 65,003 15 0% 9,750 25 0% 16,251 Department Store 592,793,519 5496 187,070 15 000„ 28,061 25 08; 46,758 Office Supplies/Gifts/Used Merchandise/Other 553 084,229 5312 170 371 15 2% 25.556 25 0/0 42.593 Total $755,866,016 6469 1,655,807 -- 231 388,962 AVERAGE SUPPORTABLE SIZE FOR THE SUBJECT SITE(SF): 311,181 Sources,ESRI,ULI Dollars&Cents ole In 2026 Dollars(Projected) Prepared December 19,2016 • 32 Exhibit V JOHN le BURNS Hypothetical Retail Center at Subject (2016) KtAL ESTATE CONSULTING Based on anticipated demand of retail stores in the PMA as measured by the income gap,we provide a hypothetical retail center at the Subject today. The conservative size of a retail center is approximately 144,000 square feet while the optimistic size of a retail center is just below 229,000 square feet.Note:The projected demand at the Subject is larger than the actual plans for the Subject,which includes no more than 100,000 square feet of leasable space. Hypothetical Retail Center Demand by Supportable SF-2016 JBREC Conservative JBREC Optimistic _ -,1:4;'.41.'— ''''::---7--- � ° � ''''i,,,:.Tenant Type Supportable SF(2016) Supportable SF(2016) ` i-� � Department Store/General Merchandise 0 0 e Supermarket(Food and Drug) 34,708 45,773 Grocery 28,977 36,222 Drugs/Pharmacy 5,731 9,551 Food Service 27,867 46,444 Telephone Store/Electronics 12,438 20,730 ,.4 .'. !tc ;!. ..,, Home Improvement/Furniture/Garden 16,407 27,345 r I . i t Clothing and Accessories 15,698 26,163 Jar Sporting Goods/Hobby/Book/Music/Other 3,547 5,911 Auto Parts/Accessories/Tire Stores 7,097 11,829 Office Supplies/Gifts/Used Merchandise/Other 17,985 29,974 ` P 1 Personal Service 5,731 9,551 ,477 .. .. ._k, 223.71' r . _:? :1141 Other-Bank,Financial' 2,500 5,000 TOTAL ' a 32B22A.. `JBREC has made accommodations for a small office use at the site,such as a financial services business,as these tenants tvpically locate themselves in retail centers Prepared December 19,2016 :"" Exhibit V Current Commercial Inventory Prepared December 19,2016 34 Exhibit V Commercial InventoryPrimaryMarket Area JOHN(TE BURNS - !ZEAL ESTATE CONSULTING The following map illustrates the commercial parcels within the Primary Market Area of the Subject(3-mile radius) We have also considered those properties within a 4-mile radius that may or may not affect the Subject. S t G FMD �„,� Exisrng Inventory Parcel I tit Project 6oundory 0 3 m Boundary 4 m Boundary .{ t• Collier County Activity Center r %-77 N .. ... C PI w-.�.... -..� s�.. .. rf`: �...� 4 Golden Gme6WDW -- t a " ore lbdqr.RD a Source.Stantec Prepared December 19,2016 35 Exhibit V ,JOHN 144 BUfZNS Commercial Inventory - Primary Market Area lZEALESTATE CONSULTING The following map illustrates the existing retail centers within the Primary Market Area of the Subject.These centers are well-occupied with an average vacancy of 98%. ! s is Ap,e c,•. asva S a ro F IS13si7n*edls snoPoM Lt 4.44,4444: 44 '444'v`�`• 4°1:: "�• [ vv ,4011V Gic tIvi, i PpLQ1eQ'ock((£n!8' > ,,, #t 4 tx. ;1'4 " ;.; 40 „ua��n pVc +� Srmmpes c"Ppon,er,00 s ,. Sutfev 8R B44 PiaP> Y r i, ,ice , y ay ,. , ..} Sources:ESpalia+ Prepared December 19 2016 36 • Exhibit V Commercial Inventory Summary - Primary Market Area RoHNITAL ECsuRNG The following summary illustrates all retail centers within the Primary Market Area, or a 3-mile radius, of the Subject The total occupancy for the PMA is 98%, indicating a strong retail market that could absorb additional space. Center Address Proximity to Subject(mites) GLA(SF) Vacant(SF)Oceupancyh' Anchor Tenants Leasing Broker Parcels Included 1 Cameron Commons 88551mmokalee Road 2 0 6 100 0 100% Starbucks,Mattress Firm CRE Consultants 25118010103 31 382 1.728 9446 Pelican Larry's 25118010080 2 insignia Canter 7765 Preserve Lane 0 7 7381 2 146 71% Dunkin Donuts TCG Commercial 68391446182 7770 Preserve Lane 8.534 0 100% Zookie's Sports Pub&Grill,Waves of 68391446166 3 Bougalnwilea Center 0 7CRE Consultants — 7740 Preserve lane 27.000 1,672 94% Wonder Montessori School 66391446108 1221 76999500027 ' 1 366 76999500043 1 650Office condo buildings currently leased to 76999500065 4 Quail II PUD 4550 Executive Drive 1 0 1 867 0 100% N1A urgent care,nail salon,hot bagels 9 9 76999500085 1915 76999500108 2.181 t 76999500124 2,930 0 100% 7-11 Gas Station 63944000640 10.875 0 100% Reed Orthodontist 63944000721 5,307 0 100% Bob Evans 63944000763 63944000615 6,148 0 100% Sherwin Williams 63644000909 63944000909 5 Northbrooke Plaza 2520-2545 Northbrooke Plaza Drive 1 2 1.334 Equity,Inc lA1S 63948000028 - 537 Realty Group 63948000044 1r 784 1084 3,875 22% Barber,Physical Therapy,Pima,Vet 63948000060 63948000086 1..784 63948000109 _ 1.884 63948000125 84,344 2 607 97% World Market,Staples,Panera Bread, 24745000545 Chili's,Burger King.City Mattress 175.337 0 100% Target 24745001065 6 Tarpon Bay Plaza 2415 Tarpon Bay Bou-evaro 1 2 3.069 0 100% AmSoum Bank Kite Realty 24745001683 6,225 0 100% Chills 24745002022 2,810 0 100% Fast Food 24745002048 11465 0 100% City Mattress 24745002064 66679700047 66679700241 7 Pelican Strand 5610 Strand Boulevard 1 7 66,267 0 100% Fu61ix,SuperCuts,Bank of America, Cushman& 66679700843 McDonald's,Fifth/Third Bank,Wells Fargo Wakefield 66679700869 66679700885 66675700908 Source:LoopNet,Collier County Property Appraiser Prepared December 19 2016 37 Exhibit V JOHN i.` BURNS Commercial Inventory Summary - Primary Market Area (Cont'd) REAL ESTATE CONSULTING CartierProximity to Address ISubject(miles) (LA(Sry YatarR( Oeetparwy% Mawr Tenants Leasing Broker Parcels Included 14,308 Verizon Wreless 001967600051: 8 Wal-Mart Anchored Center 5420 Juliet Boulevard 17 N/A 204181 0 100%m WabMart 00199283000 5344 Immokalee Road 4.930 0 100% Dress Car Wash 34595002123 9 Gaspar Station 5350 Immokalee Road 1 7 N/A 4223 0 100% Chase Bank 34595000028 10 Sam's Club 2554 Immokalee Road 1 5 132.692 0 100% Sam's Club N/A 00160640004 Dunkin Donuts is anchor tenant, 11 Oakes Farms 48351mmokalee Road 2 0 65,000 0 100% Commercial building under N/A 25540000668 rehabilitation/demolition for future Seed to Tattle by Oakes.Farms 70.422 11,624 83% Jason's Deli,CiCi's Pizza 785895000228 12 Uptown Center 2700 Immokalee Road 30 12.700 0 100% Mediical Offices Premier Commercial 78569500044 5 847 0 100% Tire Choice 78569500060 84,474 2,858 97% Alnn Dine,Anytime Fitness,Subway.AT&T 60204200044 2,171 0 100% Dunkin Donuts 60204200060 ..,..,� 4.074 0 100% 7-11 60204200280 6.864 0 100% Goodyear 60204200329 13 Mission Hilts Shopping Center 14267 Collier Boulevard 2 7 5.100 0 100% Taffy Mayhugh Realty 60204200361 6503 0 100% Suncoasl Credit Union 60204200400 3 981 0 100% Dentist 60204200442 4,154 0 r 100% Fifth Third 60204200523 59,244 1,141 98% Christie's Flower,Mac Retail 66261900022 14 Pebblebrooke Center 15235 Collier Boulevard 1 9 3,863 0 100% Welts Fargo Welsh Companies 66261901021 4,368 0 100% Suntrust Bank 66261901225 4 683 0 100% Bank of America 66261901429 14.066 0 100% Walgreens 66263000027 15 Shoppes of Pebblebrooke 15289 Collier Boulevard 1 9 4,078 0 100% McDonalds RegencyCenters 6626300069 •. 80496 0 100% Public 66263000085 Totals:Primary Market Area `s 1,276,893 27,851 98% • r Source.'LoopNet,Collier County Property Appraiser Prepared December 19,2016 38 Exhibit V ,JOHN 14- BUNS Local Retail Properties: Primary Market Area REAL ESTATE CONSULTING 1) Cameron Commons 1 111 -...r --t, '''' - , g I . ri: , . .. , -_ , .. ---7..,,,„....1 :,,,,,,,,:it.:::...„..„.‘ ,..„,_ .47 e. �,. f" .. $ii. 4 -. A �r i. - . C ` Center Address Proximity to GLA(SF) Vacant Occupancy Anchor Tenants Leasing Broker Parcels Included Subject(nrles) (SF) % 6,100 0 100% Starbucks,Mattress Firm 25118010103 Cameron Commons 8855 Immokalee Road 2 0 CRE Consultants 3",382 1,728 94% Pelican Larry's 25118010080 Sources:LoopNet, Collier County Property Appraiser.CRE Consultants Prepared December 29,2016 Exhibit V ,JOHN la' BURNS Local Retail Properties: Primary Market Area F(EAL ESTATE CONSULTING 2)Insignia Center A , . , „. ; „.-.-,--.: , ., ..... . . _ . , ,b .„... li tiret: . , , i.. kiY un a Proximity to Vacant (Occupancy Center Address GLA(SF) Anchor Tenants Leasing Broker Parcels Included Subject(miles) (SF) i......, Insignia Center 7765 Preserve Lane 0 7 7381 2,146 71% Dunkin Donuts TCG Commercial 68391446182 11111111111111. 3)Bougainvillea Center ..u,w„.r ,� 11I iiii.. . , yIiII e44rin 'frr ri-ii ,_ ilk! I� i I► j�[01 'i ii I Proximity to Vacant Occupancy Center Address Subject(miles) GLA(SF) (SF) ,7 Anchor Tenants Leasing Broker Parcels Included 7770 Preserve Lane 8.534 0 100% Zookie's Sports Pub&Grill,Waves 68391446166 Bougainvillea Center 0 7 of Wonder Montessori School CRE Consultants 7740 Preserve Lane 27,000 1,672 94% 68391446108 Sources LoopNet, Collier County Property Appraiser,TCG Commercial Prepared December 19..2016 40 Exhibit V S Local Retail Properties: PrimaryMarket AreaJOHN Ile BuRNG h (ZEAL ESTATE CONSULTING II 4)Quail II PUD y Prox Center Address Subject to GLA(SF) Vacant Occupancy Anchor Tenants Leasing Broker Parcels Included (miles) (SF) I �� 1,221 76999500027 1,366 76999500043 1,650 Office condo buildings currently 76999500069 Quail II PUD 4550 Executive Drive 1 0 0 100% leased to urgent care,nail salon, N/A 1,867 bagel shop and insurance agent 76999500085 1,915 76999500108 2,181 76999500124 PUD allows for 184,000 SF of commercial space of which 89,598 is developed according to county records.All of the development within the PUD has been office use to-date,including the above detailed building which is an office condominium with retail uses Prepared December 19,2016 41 Sources:LoopNet,Collier County Property Appraiser Exhibit V Local Retail Properties: Primary Market Area JOHN hUkNS AL CONSULTING r,E COUN ULTiN 5) Northbrooke Plaza C °�3 ..d,e4 �,., , 411.0„. :"i 1 I 1 1:"!74,7 4-, tlHlYi'ti tirhOT� t+ ¢.� _ 1- T k Center Address Proximity to Subject(miles) GLA(SF) (SF)Vacant Occupancy Anchor Tenants Leasing Broker Parcels Included 2,930 0 100% 7-11 Gas Station 63944000640 10.875 0 100% Reed Orthodontist 63944000721 5,307 0 100% Bob Evans 63944000763 ^ 63944000815 2520-2545 Northbrooke Plaza 6.148 0 100% Sherwin Williams Equity,Inc lAJS 63944000909 Northbrooke Plaza Drive 1 2 1'334 Realty Group 63948000028 537 63948000044 1'7&4 3,875 22% Barber,Physical Therapy,Pizza, 63948000060 1.784 Vet 63948000086 1.784 63948000109 1,894 63948000125 Prepared December 192016 SourcesLoo Net,Collier CountyProperty YAppraiser I 42 I I Exhibit V ,JOHN le BURNS Local Retail Properties: Primary Market Area REAL ESTATE CONSULTING 6)Tarpon Bay Plaza r: 4kfi ,.! , , ilk a 1 ._,,i l . ,. Air li _ , ^ 4. r .- a_s /....-„,., . _ r . qq _4. MI6 i ."-:‘,.1, _ t ;,: F . 1 — • 1 t ( Center Address Proximity to GLA(SF) Vacant Occupancy Anchor Tenants Leasing Broker Parcels Included Subject(miles) (SF) % World Market,Staples,Panera 84,344 2807 97% Bread,Chills,Burger King,City 24745000545 Mattress 175.337 0 100% Target 24745001065 Tarpon Bay Plaza 2415 Tarpon Bay Boulevard 1 2 3.069 0 100% AmSouth Bank Kite Realty 24745001683 6.225 0 100% Chillis 24745002022 i 2..810 0 100% Fast Food 24745002048 11.465 0 100% City Mattress 24745002064 Sources.LoopNet,Collier County Property Appraiser Prepared December 19:2016 43 Exhibit V JOHN le Bu�Ns Local Retail Properties: Primary Market Area FZ,EAL ESTATE CONSULTING 7)Pelican Strand 014 Center I Address Proximity to Vacant Occupancy. Subject(miles) GLA(SF) (SF) 1, Anchor Tenants Leasing Broker Parcels Included 66679700047 Publuc SuperCuls,Bank of America. 66679700241 Pelican Strand 5610 Strand Boulevard 1 7 66,267 0 100°A McDonald's,Fifth/Third Bank,Wells Cushman& 66679700843 Fargo Wakefield W79700%9 66679700885 66679700908 8)Wal-Mart Anchored Center Center Address Proximity to 1GLA (SF) Vacant Occupancy Subject(miles) (SF) % anchor Tenants Leasing Broker Parcels Included ,4 308 - e- - 5420 Juliet Boulevard 1 7 0 100% - '" 00196760005-: Wal-Mart 00199283000 Prepared December 99 2015 44 Sources.-LoopNet,Collier County Property Appraiser /—\ Exhibit V Bu Ns JOHN le R, Local Retail Properties: Primary Market Area REAL ESTATE CONSULTING 9)Gaspar Station PUD 144. ikit i 41/:*''',1-'-'-- 1 .'' 14;IW '„ t Proximity to Subject(miles) Vacant Occupancy (SF) Center Address GLA(SF) Anchor Tenants Leasing Broker Parcels Included 5344 Immokalee Road 4,930 0 100°! Express Car Wash N/A34595002123 Gaspar Station 5350 Immokalee Road 1.7 4 223 0 100% Chase Bank 34595000028 10)Sam's Club Proximity to Vacant Occupancy Center Address Subject(miles) GLA(SF) (SF) Anchor Tenants Leasing Broker Parcels Included Sam's Club 2554 Immokalee Road 1 5 132,692 0 100% Sam's Club N/A 00165640004 Sources:LoopNet,Collier County Property Appraiser Prepared December 19,2016 45 Exhibit V ,JOHN I4. BURNS Local Retail Properties: Primary Market Area REAL ESTATE CONSULTING 11)Oakes Farms If �� This property is zoned commercial and is owned by Oakes Farms, Inc.There is an existing Dunkin Donuts building on an outparcel and the previous commercial building is under . construction with plans for a Seed to Table store,which will ` ; r „ • open November 2016. Ea NI Plans call for a 65,000 square foot store with a variety of retail service departments,including a market,food court,an outdoor cafe and a smoothie,juice and wine bar. Proximity to Vacant Occupancy Center Address Subject(miles) GLA(SF) (SF) % Anchor Tenants Leasing Broker Parcels Included Dunkin Donuts is anchor tenant, Oakes Farms 4835 immokalee Road 2 0 65,000 0 100% Commercial building under N/A 25540000668 rehabilitation/demolition for future Seed to Table by Oakes Farms Prepared December 19.2016 46 Sources:LoopNet,Naples Daily News Exhibit V JOHN 14• BUI Ns . Local Retail Properties: Primary Market Area REAL ESTATECONSJUIN3 12)Uptown Center Center I Address Proximity to Subject(miles) Vacant Occupancy (SF)GLA(SF) Anchor Tenants Leasing Broker Parcels Included 70.422 11.624 83% Jason's Deli.CiCi's Pizza premier 78569500028 Uptown Center 2700 Immokalee Road 3 0 12.700 0 100% Medical Offices 78569500044 iCommercial 5$47 0 100% Tire Choice 78569500%0 �..., 13) Mission Hills Shopping Center qtc1'r, -L.- 41 '4a tar .1....2,..„ ...tet V Proximity to Vacant Occupancy Center AddressSubject(miles) GLA(SF) (SF) Anchor Tenants Leasing Broker Parcels Included 84474 2.858 97% Were Dom.Anytime Fitness. 60204200044 2.171 0 100% Dunkin Donuts 60204200060 4074 0 100% 7.11 60204200280 Mission Hills Shopping 6864 0 1001: Goodyear 60204200329 14267 Collier Boulevard 2 7 Meyhugh Realty 3 Center 5.100 0 100% Tufty 60204200 61 6.503 0 100% Suncoesl Credit Union 60204200400 3.981 0 100% Dentist 60204200442 4.154 0 100% Filth Third 60204200523 Sources.LeopNet,Collier County Property Appraiser Prepa'ea Cecember.9 20th 47 Exhibit V Local Retail Properties: Primary Market Area JOHN IBURN J (ZEAL ESTATETE CONSULTINGG 14)Pebblebrooke Center Proximity toVacant Occupancy Center Address Subject(miles) GLA(SF)1 (SF) % Anchor Tenants Leasing Broker Parcels Included 59,244 1141 98% Christie's Flower,Nisc Retail 66261900022 3863 0 100% Wells Fargo Welsh 66261901021 ----. Pebblebrooke Center 15235 Collier Boulevard 1 9 4,368 0 100% Suntrust Bank Companies 66261901225 4,663 0 100% Bank of America 66261901429 15)Shoppes of Pebblebrooke '" Center I Address 1 Proximity to GLA(SF), Vacant Occupancy Subject(miles) (SP) Anchor Tenants Leasing Broker Parcels Included 14,066 0 100% Walgreens 66263000027 Shoppes of Pebblebrooke 15289 Collier BoulevardIIII 4,078 0 100% tulcDonalds Regency Centers 66263000069 80,496 0 100% Public 66263000085 Sources:LoopNet,Collier County Property Appraiser Prepared December 19,2016 48 Exhibit V Commercial Inventory - Secondary Market Areas JOHN I�' Bu�Ns FZEAI ESTATE CONSULTING .ii.:71-,,,,,,,..„7..,,,,,,::,„:„.. ..... ,. , In order to make reasonable assumptions regarding the demand for retail at the Subject,we also surveyed commercial properties within a 4-mile radius of the Subject.These centers also have a high occupancy rate of 90%with 77,657 SF of available space We accounted for 25% of this vacancy in our supply calculations,which is consistent with the 25%SMA inflow factor in our demand calculation. __Jr-. � 4 mile Radius w. „� � �,.-� ' x 3 v.4 45.,k3 "' n ▪" M 1 xA n '$„,,,,,,cift,, ,,,,..,.,,,,,-;44';/''- -g 4r.'`:7;'-':',' b - 'v"F-;',:...4-,,,,,,,,A, ,h. 4-4,n-y, r� l k` sc, a 1-'-^m :I t:s, : 0.;,....i,,..4,,,,:-.,,,,. " - y�_° qqq{ a k ' t r-, r x 4% �g � .rt z. .--s,*„'..;' , ,,: 2 i 'a --7 ,� 'fir ., ,.. tfi-.4 -41417,4,!-, , �#=a an • mak, sais▪ ,,,,,1# °tillT x `44 't k *A!` • g � 2 ' , rx t am Kx Source:ESpatiai Prepared December 79,2016 49 Exhibit V Commercial Inventory Summary (4-mile Radius) JOHN ATE BURNS (ZEAL ESTATE CONSULTING The following summary chart details the current inventory within a 4-mile radius of the Subject In order to ensure reasonable assumptions regarding the current supply in the marketplace,we have factored 25%of this vacancy, or 19;414 SF, into the supply calculation for 2016. For 2021 and 2026,we assumed a 10%vacancy factor,of which 25%was applied to the Subject. Center Address Proximity to GW(SF) Vacant(5F9 Occupancy% Anchor Tenants Leasing Broker Parcels Included Subpct(miles) 77 805 7 810 90% Publix,Hallmark 63518000526 20.020 0 100% Inline retail 63518000571 20,216 0 100% Inline retail 63518000623 1 Naples Walk 2450 Vanderbilt Beach Road 3 7 4,297 0 100% Sunlrust TCG 63518000063 3.106 0 100% Warhovra 63518000102 5.494 0 100% Chase Bank 63518000144 3168 0 100% 7-11 63518000186 212,504 49,148 77% Pei Wei,Starbucks,Naples Family Fitness 34569500020 2 Galleria Shops at Vanderbilt 2355 Vanderbilt Beach Road 3 7 Galleria Shoppes at 11.200 0 100% CVS Vanderbilt 34569500127 ,••••\ 8106 0 100% Florida Community Bank 34569500169 67954000021, 67954000047, 67954000063, 3 Pipers Crossing 1201 Piper Boulevard 32 47,800 1,775 96% Restaurants,Zoom Tan Jack Crites! 67954000089' 67954000102, 67954000128. 67954000144, 67954000351 161 897 12 974 92% CVS.NCH Healthcare 46690000403 5,218 0 100% Credit Union 46690000102 4 Greentree Center 2302 immokalee Road 3 2 2,322 0 100% Taco Bell 1 Jack Cnlasi 46690000209 2,953 0 100% Wendys 46690000306 840 0 100% 7-11 167480000 3934 0 100% Fifth Third Bank 33157000069 5 Fountain Park 7947 Airport Road 3 7 Sushi Thai,Pancake House,Stonewood Private Owner 33157000043 72000 6,000 92% Tavern 33157000065 15,264 0100% Walgreens 00236320004 12,185 0 e 100% AT&T 64630000021 • 0 0 N/A Cell Tower 64630000063 8 Olympia Park 2400 Vanderbilt Road 3 7 24,481 0 100% Alamo Shooting Range Pnvate Owner 64630000089 6,810 0 100% Agave Grill 64630000102 4,587 0 100% Encore Bank 64630000126 20,226 0 100% Bounce Naples 64630000144 Totals.4-mre Radi:,s 746,433 77,657 90°/ Sources:LoopNet,Collier County Property Appraiser Prepared December 19,2016 50 Exhibit V Local Retail Properties: PrimaryMarket Area JOHN ITE eu�Ns REAL ESTATE CONSULTING 1) Naples Walk row, i0 Center Address Proximity to GI11(SFj Vacant Occupancy Anchor Tenants Leasing Broker Parcels Included Subject(mites) (SF) 77805 7,610 90% F0000.Hallmark 63518000526 20 020 0 100% Inline retail 63516000571 20 216 0 100% Inane reta,l 63516000623 Naples Walk 2450 Vanderbilt Beach Road 3.7 4.297 0 100% Suntrust TCG 63518000063 /.'.. 3106 0 100% Wachovia 63518000102 5494 0 100% Chase Bank 63518000144 3.168 0 100% 7-11 63518000186 2)Galleria Shops at Vanderbilt ..". 111! impiti, 11 4:-..it,- 1 ,,.-..,,r_,,. Center ( Address I Proximity to GLA(SFi Vacant Occupancy! Anchor Tenants Leasing Broker Parcels Included Subject(miles) (SF) f, 212,504 49,14811111 Pet Wei.Starbucks,Naples gamily 34569500020 Galleria Shops at 2355 Vanderbilt Beach Road 3 7 Fitness Galleria Shopper Vanderbilt ra t 100% at Vanderbilt :1456.,9 500127 imillsrmainzi. Florida Communil Bank 34569500169 11111111111111111 Sources,LoopNet,Collier County Property Appraiser Prepared December 19 2016 51 Exhibit V JOHN aureusLocal Retail Properties: PrimaryMarket Area REAL ESTATE CONSUL-WG 3) Piper's Crossing r-xAcv • 4, or 7,0111r- Center Address Proximity toGLA(SF) Vacant Occupancy] Anchor Tenants I Leasing Broker Parcels Included Subject(miles) (SF) 67954000021 67954000047 67954000063 Pipers Crossing 1201 Piper Boulevard 3 2 47,800 1,775 96% Restaurants,Zoom Tan Jack Craw, 679E4000089 67954000102 67954000128 67954000144 67954000351 I 1 4)Greentree Center ISM Proximity to Vacant Occupancy Center Address Subject(miles) GLA ISF) (SF) Anchor Tenants Leasing Broker Parcels Included 161 897 12 924 92% CVS.NCH Healthcare 466.90000403 5218 0 100% Credit Union 46690000102 Greentree Center 2302 Immokalee Road 32 2.322 0 103S, Taco Bell Jack Crfasi 46690000209 2 953 0 100% Wendy's 46690000306 840 0 100% 7-11 167480000 Prepared December 19 2016 52 Sources:LoopNet,Collier County Property Appraiser , Exhibit V Local Retail Pro erties: Primar Market Area JOHN le BuRNs p y (ZEAL ESTATE CONSULTING 5)Fountain Park filliftibrop _I Proximity to Vacant Occupancy Center Address (Subject(miles) GLA s)�GLA ISF� (SF) % Anchor Tenants Leasing Broker Parcels Included 3,934 0 100% filth third Bank 33157000069 T.. Fountain Park 7947 Airport Road 3 7 72 000 6.000 92T Sushi Thai,Pancake House, Private Owner 33157000043 1 Stonewood Tavern 33157000085 6)Olympia Park ,(.enter Address I Proximity to GLA(SF) Vacant Occupancy Anchor Tenants Leasing Broker Parcel.lncludcd Subject Ins les) (SF) % 15.264 0 100% Walgreens i 00236320004 I 12 185 ' 0 100% 0 0 100 AT&T Cell Tower 64630000021 NM64600000063 Olympia Park 2400 Vanderbilt Road 3 7 22.481 0 100% Alamo Shooting Range N/A 54630000089 6 810 0 100% Agave Grill 64630000102 4.587 0 100% En:,ore Bank 64630000128 1 20.226 0 100% Bounce Naples 64630000144 Sources:LoopNet,Collier County Properly Appraiser prepared December 19.2076 53 r--. Exhibit V Potential Future Commercial Inventory Prepared December 19,2016 54 /'1 Exhibit V, Potential Commercial Inventory - Primary Market Areas JOHN AT le BURN G Primary fZEAI ESTATE CONSULTING The following map illustrates the vacant parcels within the 3-mile Primary Market Area of the Subject.We have reviewed all of these parcels to determine the potential future retail supply given the Collier County Future Land Use plan and designated Activity Centers. ,, f_4 ef.C31 4 .. LEGEND ' . 1, il[; n Potential Inventory Parcel ' __-- „'a '..ns' --'- --_ ---___� , 6... r 0 Project Boundary d 3 mi Boundary ,. . 4 mi Boundary Collier County Activity Center 1... '`. .', I7 t , \\ ., o t� r -m kc9np R(1«., i..- .., F 1 :...4 4 . .. „ewecran noire nu ' .4 Golden Gale bW O Vi /if .. ser R+eprrtt n Prepared December 19,2016 55 Source:Stantec,Collier County Property Appraiser Exhibit V JOHNBURNS Potential Commercial Inventory - Primary Market Areas REAL ESTATE CONSULTING The following chart is a summary of the vacant parcel analysis within the 3-mile Primary Market Area,as well as our estimate of potential future retail supply. For those parcels that are vacant but are in an Activity Center,we estimated 10,000 SF of developable retail space per acre. Since other uses,such as office, medical office or multifamily housing would be allowed in these activity centers,we discounted the total retail potential by 30%to arrive at the total estimated retail development(estimated amounts in red text).Some parcels have an approved PUD(Planned Unit Development),and we reflect the approved retail square footage(or estimated remaining square footage)in the table below. Vacant Parcels Summary -rtal Parcel Nm ae Acreage tshmatetl Notes Retail Development 49860084469 Cameron Partners 8 1.64 49660084485 Cameron Partners II 1 42 49660084508 Cameron Partners II 1 35 49660084524 Race Trac 1 74 Total retail development for Cameron Commons is 108,000 SF A 32,000 SF retail stop center,13,000 A9660084540 Piedmont Development 1 Cl 51,072 SF CVS and 6000 SF outparcel(Starbucks 8 Mattress Firm)are already completed,We also excluded an estimated 5,928 SF Race Trac store which will be developed(parcel 49660084524).and a 49660084566 Piedmont Development 1 parcel ovmded by Fifth Third Bank(parcel 25118010064-did not exclude any SF from master cab.). 49660084582 Cameron Partners II 1 49660084605 Cameron Partners II 0 95 25118010064 Fifth Third Bank 1.01 • 00192920001 Tree Plateau 32.55 227,850 No POD.within Activity Center. 00188040005 Tree Farm of SW FL LLC 145 84,000 Tree Karn PUD allows for 120,000 SF of commercial uses We assumed 70%potential retail development with the remainder. ore, 00188200007 Creekside West 7 3 Addie's Corner M PUD allows for'up to 135,000 square feet of commercial development,and/or a retirement community/group housing at a Floor Area Ratio(FAR)of 060,and/or a hotel/motel at an 00186360002 Creekside West 458 49,000 intensity or 26 units per acre For the 23.33 acre parcel" Owner/developer has submitted for a PUD Amendment to allow br up to 350 multi-family residential units and up to 75,000 SF of commercial development.We assumed 70%potential retail development of the developer planned • 00190040802 Creekside West 10 commercial allowance as potential retail development, 00203280009 Voila It LLC 15.97 Sonoma Oaks MPUD which allows 114 units of Residential,456 units of ALF&a variety cf 00203680007 Voda II LLC 8 71 84,000 commercial uses up to 120,000 SF We assumed 70%potential retail development with the 00204520231 Voila If LLC 7.35 remainder office. 60204200345 Mission Hdlg Station LLC 0,64 4.485 60204200248 Tn-M m6a'd 1.03 7-2110 Mission Hills PUD Outparcels 79271800167 Vanderbilt Commons 1 35 79271800183 Vanderbilt Commons 1 16 79271800125 Vanderbilt Commons 3 43 OOG Vanderbilt Commons(Carolina Village MPUD)is a mixed-use commercial project allowing up to 79271800141 MidgatdSef Storage Naples 2.37 90,000 SF of retail&60,000 SF of once 79271600109 Varodue ih Commons 1.51 79271800086 Vanderbilt Commons 1,59 60204200484 A.;lozone 1.49 14!A Auto Zone currently under construction.. 34595001027 Gaspar Station 6.07 123,250 Aernaining developable Retail&Services square Ret in PUD alter subtracting existing uses(Chase Bank 8 Car Wash)•per brokerage package.PUD also includes 265K SF of office and 460-unit hotel. Totals 27.82 720,862 Prepared December IS,2016 56 Source:Collier County Property Appraiser,Collier County Planning Department Exhibit V & JOHN I,' BufNs Potential Commercial Inventory - Immokalee Collier Blvd. (ZEAL ESTATE CONSULTING The intersection of Immokalee and Collier Boulevard has a high concentration of vacant parcels and is identified as"Activity Center 3"by Collier County.We have accounted for these vacant parcels below. r CI1 1E0(.0t PFo.entioiInventory Ponce: ,j.. 44 Coliar County Ac1NAv Center m M o i -_4--, 0 0 u4ilitt. '' , .: 1 `. O I • -t i I � _ lmmokatee RD -:t Af "'ir6 1 Bdi.1 0 al Map Parcel Name Acreage Total Estimated Retail Notes Deeetopment 49660084469 Cameron Partners II 1 64 49660084485 Cameron Partners II 1 42 49660084508 Cameron Partners II 1 35 49660084524 Race Trac 1 74 °p CameronCommons p Total retail development for is 108,000 SF A 32,000 SF retail stn center,13,000 SF CVS and 6,000 SF 1 49660084540 Piedmont Development 1 01 51 072 outpamel(Starbucks Mattress Firm)0084 are already completed We also excluded an estimated 5,928 SF Race Trac store wfitch will be developed(parcel 49660084524),and a parcel ownded by Fifth Third Bank(parcel 25118010064-did not exclude 49660084556 Ferment Development 1 any SF from master talc) 49660084562 Cameron Partners II 1 49660084605 Cameron Partners II 0 95 2 25118010064 Fifth Third Bank 1 01 3 00192920001 Tree Plateau 32 55 _." -_.. No PUD within Activity Center. 4 00188040005 Tree Farm of SW FL LLC 14 5 84,000 Tree Farm PUD allows for 120,000 SF of commercial uses Within Activity Center 00168200007 Creekside West 7.3 Addie's Corner MPUD allows for"up to 135,000 square feet of commercial development.and/or a retirement community/group 5 00188360002 Creekside West 4 58 49,000 housing at a Floor Area Ratio(FAR)of 060,and/or a hotel/motel at an intensity of 26 units per acre for the+23 33 acre parcel" Owner has submitted for a PUD Amendment to allow for up to 350 multi-family residential units and up to 75,000 SF of 00190640802 Creekside West 10 commercial development We assumed 1/3 of the orginal commercial development Within Activity Center. Prepared December 19 2016 57 Source'LoopNet,Collier Appraiser Exhibit V JOHN It. BURNS Potential Commercial Inventory - Vanderbilt Beach Road & Collier Blvd. REAL ESTATE CONSULTING The intersection of Vanderbilt Beach Road and Collier Boulevard has several vacant parcels,as well as the Sonoma Oaks MPUD. This area is not a designated Activity Center.The accounting of these parcels is detailed below. If C.t Y 0 »' t 1:3 1 Potent Memory Parch Rs 1 = 1. 5 Cofer Cuunty Acirv�ty Cenler x ,r IN - r -- Ja # +J ar i- IIsi 5E 4- } q , .1 "+i/ Yat-. t — • . ' Mande bllt Beachf. Vacant Parcels Summary Map Parcel Name Acreage Total Estimated Retail Notes Deselooment 00203280009 Voila I LLC 15 97 1 00203680007 Voila II LLC 8 71 84 000 Sonoma Oaks MPUD which allows 114 units of Residential.456 units of ALF&a ienety of commercial uses up to 120,000 SF We assumed 1/2 of this use would be retail with the remainder office. 00204520001 Voila II LLC 7 35 2 60204200345 Mission Hills Station LLC 0 64 3 60204200248 -In-Management 1 03 ._i_ Mission Hills PUD Outparoels 79271800167 Vanderbilt Commons 1 35 79271800183 Vanderbilt Commons 1 16 79271800125 Vanderbilt Commons 3 43 Vanderbilt Commons(Carolina Village MPUD)is a mixed-use commercial project allowing up to 90,000 SF of retail&60,000 000 4 79271800141 1,4r-terra Self Storage Naples 2 37 90' SF of oftce 79271800109 Vanderbilt Commons 1 51 79271800086 Vanderbilt Commons 1 59 , 5 60204200484 Autozone 1 49 N/A Auto Zone currently under construction. Prepared December 19,2016 58 Source:LoopNet,Collier Appraiser ,..-e Exhibit V JOHN BURNSPotential Commercial Inventory - Other RgAL ESTATE CONSULTING The final vacant potential inventory is the remaining retail for development at Gaspar Station,a PUD across from the Wal-Mart Supercenter.We have detailed the potential inventory below. t. , �... M tt a- s} s . 1ro11,1,11100 (i ` ~ C3 Poienhal inven}gy Paroel '"± {S .tee' LE • i{{ i`i°"'wrN. Cofer County Aciwdv Censer rit S:',..1 7!la;t{ j.1, t 4.....74-t...,11* rA�'t.+t,, c illeSix f ,• b ��1'r0}a1,...,14_4.. i ##' r Al, .... .1-.77.:,:: '1 imiti RD rifto'�" f «6. O r #eS4.r s c a r ' Li' r:fl t"" :::....„ ...,:„. . ....1. , , .. .„ ..,, , . ....11 •4F•• 3 rq:1' f a r 'Pitt i I Vacant Parcels Summary Parcel Name Acreage Total Estimated Retail Notes Deve.opment Remaining developable Retail&Services SF in PUD after subtracting existing 34595001027 Gaspar Station 6.07 123,250 uses(Chase Bank&Car Wash)-per brokerage package.PUD also includes 265K SF of office and 460-unit hotel Prepared December 19,2016 59 Source:Investment Properties Corporation,Collier County Property Appraiser Exhibit V JOHN IBUR ,NS FZEAL ESTATE CONSULTING Demographic & Employment Trends Prepared December 19,2016 60 Exhibit V Naples MSA - Employment JOHN Burtrvs p (ZEAL ESTATE CONSULTING The Naples MSA has been adding jobs since 2011, with approximately 3,000 jobs currently being added(year-over-year) Job growth is expected to continue through 2018,with an average of 1,500 jobs to be added per year from 2016 through 2018. Annual Employment Growth vs. Unemployment: Naples, FL 10,000 14% 8,000 6,000 12% 4,00010% 2,000111 0 no 8% -2,000 6% -4,000 -6,0004.1% 4% -8,000 2% -10,000 -12,000 0% a188rn86- 8838 TS8o888o88 NM 'tlt) (11- R: rn0rn0) rna) rn03o00000000CD000000 ,. - (N N N (N (N N N N N C N N N N (N N " O O O O N N N N imAnnual Job Growth (left axis) -Unemployment(right axis) Sources:BLS:John Burns Real Estate Consulting,LLC Ent 110 meat Histo &Pro'ections 2009 2010 2011 2012 2013 2014 2015 Current 2016P 2017P 2018P 2019P Payroll Survey Total 111,300 111,200 114,900 118,700 123,300 129,900 135.100 140,300 137,600 139,100 139,600 139,100 1-Year Change -10,200 -100 3,700 3,800 4,600 6.600 5,200 3,000 2,500 1,500 500 -500 1-Year Growth Rate -8.4% -0.1% 3.3% 3.3% 3 9% 5 4% 4 0% 2.2% 1.9% 1 1% 0.4% -0.4% Unemployment Rate 11.1% 11 6% 10.2% 8.5% 7 1% 6 0% 52% 4.1% Prepared December 19,2016 61 Exhibit V JOHN ile BURNS Naples MSA - Employment Sectors REAL ESTATE CONSULTING High income sectors inclusive of Professional and Business Services, Financial Activities,and Information account for a no net job losses or gains in the Naples MSA in the 12 month period between May 2015 and May 2016. Job growth over the past 12 months has been heavily supported by Construction and Leisure& Hospitality industries. Current YOY Growth in High-Paying vs. Other Sectors: Naples, FL 1,400 1,300 Financial Activates(FA) Information(Into) 1,200 Professional&Business Services(PBS) High Income Construction(Cons) 9 Education&Health Services(EHS) 1 000 Sectors Government(Gov) 900 Leisure&Hospitality(LH) Manufacturing(Mfg) i1800p Other Services(OS) 00 Trade.Transp and Utilities(TfU) 600 400 400 300 300 200 200 0 0 -200 -100 -400 -300 tui c m U) = o p Sources:BLS;John Burns Real Estate Consulting,LLC Prepared December 19,2016 62 III Exhibit V S Naples MSA - Top Private Employers REAL OHNITECON VLN Top private employers for the Naples MSA are displayed below Naples Community Hospital is the largest employer in the area, employing approximately 4,000 individuals. Rank Company Employees Rank Company Employees 1 Naples Community Hospital 4,000 16 U S Post Office 380 2 Ritz-Carlton Naples 1,110 17 Finnegan Team 375 3 Garquilio,Inc 1 110 18 Naples Beach Hotel&Golf Club 350 4 Arthrex Inc 1,056 19 Walmart 325 5 Collier County's Sherriff s Office 1,029 20 Cemex 301 6 Home Team Inspection Service 900 21 Home Depot 300 7 Publix Super Markets 800 22 Naples Lake Country Club 300 8 Marriott 700 23 Nordstrom 300 9 Naples Grande Beach Resort 700 24 Seminal Casino Immokalee 300 10 Downing Frye Realty 550 25 Commercial Concrete System 290 11 Gulf Bay Group Co 500 12 Moorings Park—Home Health 500 13 Continental Transportation Service 500 14 Bentley Village 470 15 John R Wood Realtor 400 Source:Colliergou net Prepared December 19,2016 53 Exhibit V JOHN le BURNS Demographic Analysis REAL ESTATE CONSULTING We closely analyzed the demographic characteristics in the PMA SMA, and Collier County, to further determine the potential for the Subject The PMA has a total of 41,765 residents,which represents approximately 12%of Collier County total. Demographic Summary Collier SMA PMA County (4-Mile (3-Mile Radius) Radius) *MOA"" Population (2016) 354,203 65,648 43,406 >aed dam'; Collier County • Sources ESRI,John Burns Real Estate Consulting,LLC Prepared December 19.2016 64 Exhibit V Population Densit 2016 JOHN i'' Bu�Ns Y kEAL ESTATE CCNSULT!NG The population density* in the PMA and SMA is relatively high when compared to Collier County, which is a positive attribute for future retail demand 2016 Population Density , r by Census Tract { • t'v W r 1 • *Population density refers to the amount of people by Census Tract per ESRI as of 2016. Prepare°December 19 2016 65 Sources.ESRI,John Bums Real Estate Consulting,LLC Exhibit V 1 JOHN l�- BURNS Population opulation Comparison — 201 6 REAL ESTATE CONSULTING PMA represents approximately 12%of total residents in Collier County,while the SMA represents nearly 19%. Population Comparison (2016) 400,000 - 354,2031 350,000 --- 300,000 250,000 200,000 150,000 100,000 65,648 114 50,000 3,406 11 111 0 I Collier County 4.0-Mile Radius 3.0-Mile Radius Sources ESRI,John Bums Real Estate Consulting,LLC Prepared December 79,2016 66 Exhibit V N Population Growth 2016-2021 JOHN FAL ATE CONS O SUL NG According to ESRI,the PMA(3-mile radius)population is forecasted to grow at 2.4%annually through 2021.This is higher than the population growth rate in Collier County,which is forecast to grow 2 1%annually through 2016. Expected Annual Population Growth(2016 to 2021) 30,000 2.5% 25,000 — 2.4% ElEgi 2.3% 20,000 — 2.2% 15,000 — i2.1% 1 2.1% 10,000 — ( ea4mAnnual%Increase 7,286 l 2.0% 5,000 — 1.9% 1,488 1,033 0 I1111MIN 1111111111•111111k I 1.8% Collier County 4.0-Mile Radius 3.0-Mile Radius Sources:ESRI,John Bums Real Estate Consulting,LLC Prepared December 79,2016 67 Exhibit V JOHN I,- BURNS Households 2016 REAL ESTATE CONSULTING The Census Tracts in the PMA benefit from a strong concentration of households*relative to the county, owing to its residential developments and growing popularity The large amount of households is an indicator of strong demand for retail in the PMA. if fi... -1 -\----- m\ I I F 1 i v � ',x `' ,-,..-,...-\ _..y TT ��x ' i, '•i'.__L.b 1 ''P Y..-. 1 2016 Households by a 4 ,2, � ti x a ' ::'--,,,:',,:.;'..,,:‘,.;::,::','°-:'''.;: 1' Census Tract ) t w • 5,053 to 7 629 ' ' � , 3 • _383 to 5,052 ti,..... • 2,229 to 3.382 iw r 1,210 to 2,228 i �' \144 nigr 0 to 1.309 t L ita ,+ .Ta *"Households" refers to the amount of households by Census Tract per ESRI as of 2016 Prepared December 19,2016 68 Sources:ESRI,John Bums Real Estate Consulting,LLC Exhibit V Households - 2016 JOHN ITE BlikNS FZEAL ESTATE CONSULTING There are over 18,000 households within the PMA(3-mile radius),which is approximately 12.7%of all households in Collier County. Household Comparison (2016) 160,000 146,525 140,000 120,000 i 100,000 80,000 60,000 - i 40,000 28,965 20,000 18,579 1111 11111 , 0 Collier County 4.0-Mile Radius 3.0-Mile Radius Sources:ESRI,John Burns Real Estate Consulting,LLC Prepared December 19.2016 69 iI Exhibit V JOHN le BUfZNS Household Growth 2016-2021 REAL ESTATE CONSULTING The following chart illustrates projected household growth in Collier County,the SMA(4-mile radius)and the PMA(3-mile radius of the Subject).The highest concentration of growth is within the PMA,where households are projected to grow at a 2.4%annual rate through 2021. Expected Annual Household Growth(2016 to 2021) 3,500 ---- -- - 2.5% 2.4% 3,009 3,000 - 2.4% [2.3% 2,500 • - 2.3% 2,000 --, 2.2% 1,500 2.1% -- imia•,Annual %Increase 2.1% 1,000 . 2.0% 664 500 450 - 1.9% 0 I 1.8% Collier County 4.0-Mile Radius 3.0-Mile Radius Sources:ESRI,John Bums Real Estate Consulting,LLC Prepared December 19,2016 70 Exhibit V Median Age - 2016 JOHN le BURNS !ZEAL ESTATE CONSULTING The median age in a 3-mile radius surrounding the Subject is 50 2 years,which is slightly higher than the median for Collier County of 49.3, and significantly higher than the US average of 37.9,reflecting the large number of retirees in the surrounding area. Median Aqe (20161 60.0 52.7 50.0 49.3 50.2 40.0 37.9 n 30.0 20.0 • 10.0 0.0 United States Collier County 4.0-Mile Radius 3.0-Mile Radius Source.ESRI,John Burns Real Estate Consulting Prepared December TG 2016 71 Exhibit V ,JOHN le BURNS Population Distribution by Age - 2016 RAL ESTATE CONSULTING Collier County has a large portion of older residents compared to the population distribution of the U.S_ Nearly 43%of the PMA is comprised of those aged 55 or older,which reflects the region's popularity with retirees Population Distribution By Acle (20161 25% '/". 20% 15°fo - l t 1 10% ! +� A jmilu I I- I (' ..� 0% <15(Children) 15-24 25-34 35-44 45-54 55-64 65+ (Apartment (1st Home (Move-Up Home (2nd Move-Up (Pre-Retirees) (Retirees) Renters) Buyers) Buyers) Home Buyers) ■United States ■Collier County N4.0-Mile Radius •3.0-Mile Radius Source ESR/John Burns Real Estate Consulting i Prepared December 19,2016 T Exhibit V Income Trends JOHN leeuRNs DEAL ESTATE CONSULTING The median household income in the PMA is high at$75,020.The Subject benefits from its location within one of the highest income areas in Collier County. Median Household Income (20161 $80,000 $73,278 1$75,420 _ m_ $70,000 $60,000 556,400 $53,217 $50,000 • $40,000 a � T $30,000 f t $20,000 $10,000 ,# ' $0 s ` United States Collier County 4.0-Mile Radius 3.0-Mile Radius Sources'ESRI,John Burns Real Estate Consulting,LLC Prepared December 19,2016 73 Exhibit V JOHN(s' BURNS Income Growth Trends REAL ESTATE CONSULTING Due to a national trend of wage increases and the increase of high-paying jobs in Collier County,a majority of the household growth in the PMA is projected to be in high-income brackets of$100,000 and above Household Growth by Income 12016 to 2021E 4.0°i° 3.0% 2.0% 1.0% 0.0% 111111r1 -1.0% -2.0% -3.0% <$25K $25K-$34K $35K-$49K $50K-$74K $75K-$99K $100K-$149K $150K-$199K $200K+ •United States ■Collier County •4.0-Mile Radius ■3.0-Mile Radius Sources:ESRI,John Bums Real Estate Consulting,LLC Prepared December 19,2016 74 Exhibit V Median Household Income - 2016 JOHN'AT' Bu�Ns (ZEAL ESTATE CONSULTING The median household income within the PMA is$75,020,which is higher than the national average of$53,217 and indicates a high level of purchasing power. The map below depicts median household income by Census Tract in 2016 per ESRI. I ' -- } Median Household ! I Income by Census Tract I , 51,52 192 ,c V -...` ■ Sb.,09t tc �, .:.._ 1._ , S63 06h tc I \ 54,450 tC a , SO tC I , !E ;`,.!i ciu rr ...____.„ ......___ .. t, 9!!> t Sources'ESRI,John Bums Real Estate Consulting,LLC Prepared December 19,2016 Exhibit V JOHN ITE BURNS • Median Net Worth (ZEAL ESTATE CONSULTING The median net worth in the PMA of$225,504 is higher than the Collier County average of$164,303 in 2016.The net worth in the region is significantly higher than the national average of$84,518 Median Net Worth (20161 $300,000 -- $253,799 $250,000 $225,504 $200,000 $164,303 $150,000 $100,000 $84,518 $50,000 $0 United States Collier County 4.0-Mile Radius 3.0-Mile Radius Prepared December 79,207E 76 Sources:ESRI,John Burns Real Estate Consulting,LLC Exhibit V Median Net Worth JOHNITESTATE CONSULTING Ns The median net worth in the PMA, or within a 3-mile radius of the Subject, is$225,504,which illustrates the wealthy retirement population in the area.The map below depicts median net worth by Census Tract in 2016 per ESRI Median Net Worth by __tel Census Tract __ 542s 358 ., 5500 001 `? t x '' 5299465 5423,357 Si8E.77S ;c. 5249 464 4:i} t f 1 S86 852 lc 5188,772 50 t, x86.851 „ `rt l..) • 1. ,/ A{rr $ Preparea December 19 Sources:ESRI.John Bums Real Estate Consulting,LLC . 0'6 77 Exhibit V Tapestry JOHN 14' BUR,NS REAL ESTA-E CONSULTING Tapestry segmentation provides an accurate,detailed description of America's neighborhoods—U S. residential areas are divided into 67 distinctive segments based on their socioeconomic and demographic composition—then further classifies the segments into LifeMode and Urbanization Groups.LifeMode groups are markets that share a similar experience, such as year of birth,or demographic trait,such as affluence_Urbanization Groups are distinguished based on location only.The LifeMode Groups of the Subject's PMA include a large percentage of"Senior Styles"(63.6%) and"Cozy Country Living"(15.3%)households. Tapestry—3 Mile Radius LifeMode Groups Highest ilk Affluent Estates:Established wealth-educated, incomeW well-traveled married couples Upscale Avenues:Prosperous,married couples in higher density neighborhoods 71/ Uptown Individuals:Younger,urban singles on the move Family Landscapes:Successful younger families in newer housing GenXurban:Gen X in middle age:families with fewer kids and morngere NICozy Country Living:Empty nesters in bucolic settings (` Middle Ethnic Enclaves:Established diversity—young, Income Hispanic homeowners with families 0 Middle Ground:Lifestyles of thirty-somethings ilk Senior Styles:Senior lifestyles reveal the effects Millr of saving for retirement ' iremo Rustic Outposts:Country life with older families, c older home Midtown Singles:Millennials on the move;single, ler diverse,and urban Hometown:Growing up and staying close to = home;single householders , • Next Wave:Urban denizens;young,diverse, i » r hardworking families _ Lowest Scholars and Patriots:College campuses and .r 4o- Income military neighborhoods Sources'ESRI,John Bums Real Estate Consulting,LLC Prepared December 19,2016 78 1 I T t•-\ Exhibit V JOHN Ili., BUKV,S Tapestry Segmentation - Clusters RAL ESTATE CONSULTING The 67 distinctive segments of Tapestry are also known as"Clusters".The primary cluster groups of the Subject are"Silver&Gold"and "Golden Years",both which are included in the"Senior Styles'LifeMode Group. 3.0 MILE RADIUS _...._I l,. Local Adi Rank Cluster lifestyle Group Urbanization Group Household type Di.•e rvNmdex Own vs Rent Preferred Housing Age MH Size NH Income Set VJ orth Mome HH% Value $ IA SI le t58) le'n's,+tan Metro Ceres Memo: ....No Kms.... 37 7 We :.le Astral Almost the oldest senior market Independent, active seniors second to The Elders, the nearing the end of their careers t ) or already in retirement best difference of 10 years in median describes Golden Years age reveals a socioeconomic residents. This market is �' .`' , difference: This is the most affluent senior market and is active primarily singles living alone or ,; empty nesters. Those still a r _ ' * still growing The affluence of in the labor force are employed i,ei Silver and Gold has afforded I in professional occupations; �►+ the opportunity to retire tohowever, these consumers are sunnier climates that feature actively 1 exclusive communities and pursuing a variety of air homes. These leisure interests—travel, sports, ii, T ,I vacationdining out, museums, and consumers have the free time, , i concerts They are involved, stamina,and resources to enjoy '. ., =j focused on physical fitness, and the good liceenjoying their lives. This market is smaller, but growing, and financially secure — — w Source:ESRI Prepared December 19 2016 79 �1 Exhibit V Limiting Conditions JOHN le BURNS aG=€ESTA'E The conclusions and recommendations presented in this report are based on our analysis of the information available to us from our own research and from the client as of the date of this report. We assume that the information is correct and reliable and that we have been informed about any issues that would affect project marketability or success potential, Our conclusions and recommendations are based on current and expected performance of the national, and/or local economy and real estate market. Given that economic conditions can change and real estate markets are cyclical, it is critical to monitor the economy and real estate market continuously, and to revisit key project assumptions periodically to ensure that they are still justified, The future is difficult to predict, particularly given that the economy and housing markets can be cyclical, as well as subject to changing consumer and market psychology. 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. We do not express any form of assurance on the achievability of any pricing or absorption estimates or reasonableness of the underlying assumptions. In general, for projects out in the future, we are assuming "normal" real estate market conditions, and not a condition of either prolonged "boom" or "bust" market conditions. We do assume that economic, employment, and household growth will occur more or less in accordance with current expectations. We are not taking into account major shifts in the level of consumer confidence; in the ability of developers to secure needed project entitlements; in the cost of development or construction; in tax laws that favor or disfavor real estate markets; or in the availability and/or cost of capital and mortgage financing for real estate developers, owners and buyers. Should there be such major shifts affecting real estate markets, this analysis should be updated, with the conclusions and recommendations summarized herein reviewed and reevaluated under a potential range of build-out scenarios reflecting changed market conditions. We have no responsibility to update our analysis for events and circumstances occurring after the date of our report. This analysis represents just one resource that the client should consider when assessing this development opportunity. et.e rc ;;emu i','13 80 /.--- Exhibit V JOHN It' BU{ZNS Depth and Breadth of Experience !ZEAL ESTATE CONSULTING CONSULTING • Strategic Direction&Planning0 i • Home Builder Operations Assessment , • Demand Analysis * „rwlscoHSIN • Consumer Research&Focus Groups lid;. NEW ENGND • Economic Analysis&Forecasting1e • Litigation Support&Exert Witness �' G. 1111 041144--. ' • Financial Modeling p • # • :CHICA0.GO • • Project&Product Positioning SACRAMENTO= DENVER 411 WASHINGTON,DC • RESEARCH , • • •• • • • P-"-\P-"-\• • Exclusive Access to our Research& *VINE • t •• • •• #/`ARt°"E Consulting Executives '• *• ATLANTA • • Metro Analysis&Forecast sAN DIEGc+ • M, • •DALLAS 5 • Regional Analysis&Forecast •• • %41.0• • • Home Builder Analysis&Forecast • Apartment Analysis&Forecast SOCA RATON • Exclusive Client Events • Public Builder Call Summaries • Weekly Insight • CONSULTING 8 RESEARCH • Presentations&Webinars • CONSULTING • Consumer Research • RESEARCH • Proprietary Surveys It-. JSREC REGIONAL OFFICES Prepared December 19,2016 81 Exhibit V Appendix Exhibit V JOHN le BURJNS --- (ZEAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri I 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles Population Summary 2000 Total Population 15,836 2010 Total Population 37,262 2016 Total Population 43,406 2016 Group Quarters 143 2020 Total Population 48,569 2016-2021 Annual Rate 2.27% Household Summary 2000 Households 6,487 2000 Average Household Size 2.43 2010 Households 15,957 2010 Average Household Size 2.33 2016 Households 18,579 2016 Average Household Size 2.33 2021 Households 20,827 2021 Average Household Size 2.33 2016-2021 Annual Rate 2.31% 2010 Families 11,196 2010 Average Family Size 2.75 2016 Families 12,928 2016 Average Family Size 2.76 2021 Families 14,413 2021 Average Family Size 2.76 2016-2021 Annual Rate 2.20% Housing Unit Summary 2000 Housing Units 8,271 '^ Owner Occupied Housing Units 67.5% Renter Occupied Housing Units 10.9% Vacant Housing Units 21.6% 2010 Housing Units 21,418 Owner Occupied Housing Units 54.3% Renter Occupied Housing Units 20.2% Vacant Housing Units 25.5% 2016 Housing Units 24,507 Owner Occupied Housing Units 52.3% Renter Occupied Housing Units 23.5% Vacant Housing Units 24.2°/a 2021 Housing Units 27,238 Owner Occupied Housing Units 52.3% Renter Occupied Housing Units 24.2% Vacant Housing Units 23.50/0 Median Household Income 2016 $75,020 2021 $84,866 Median Home Value 2016 $398,595 2021 $412,877 Per Capita Income 2016 $45,851 2021 $51,598 Median Age 2010 47.0 2016 50.2 2021 52.4 Data Note:Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. Persons in families include the householder and persons related to the householder by birth,marriage,or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by the total population. Source:U.S.Census Bureau,Census 2010 Summary File I, Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 Exhibit V JOHN Is. BURNS FZEAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles 2016 Households by Income Household Income Base 18,579 <$15,000 6.8% $15,000-$24,999 6.5% $25,000-$34,999 9.8% $35,000-$49,999 12.0% $50,000-$74,999 14.9% $75,000-$99,999 12.5% $100,000-$149,999 20.4% $150,000-$199,999 5.6% $200,000+ 11.6% Average Household Income $107,248 2021 Households by Income Household Income Base 20,827 <$15,000 6.2% $15,000-$24,999 7.20/0 $25,000-$34,999 5.5% $35,000-$49,999 7.5% $50,000-$74,999 17.2% $75,000-$99,999 13.5% $100,000-$149,999 22.5% $150,000-$199,999 7.0% $200,000+ 13.2% Average Household Income $120,581 2016 Owner Occupied Housing Units by Value Total 12,814 <$50,000 1.6% $50,000-$99,999 1.1% $100,000-$149,999 3.4% $150,000-$199,999 4.7% $200,000-$249,999 10.2% $250,000-$299,999 7.4% $300,000-$399,999 21.9% $400,000-$499,999 14.8% $500,000-$749,999 20.5% $750,000-$999,999 6.9% $1,000,000+ 7.6% Average Home Value $482,846 2021 Owner Occupied Housing Units by Value Total 14,239 <$50,000 0.60/0 $50,000-$99,999 0.5% $100,000-$149,999 2.0% $150,000-$199,999 3.7% $200,000-$249,999 11.2% $250,000-$299,999 9.7% $300,000-$399,999 20.5% $400,000-$499,999 14.7% $500,000-$749,999 21.4% $750,000-$999,999 8.0% $1,000,000+ 7.7% Average Home Value $500,119 Data Note:Income represents the preceding year,expressed in current dollars. Household income includes wage and salary earnings,interest dividends,net rents, pensions,55I and welfare payments,child support,and alimony. Source:U.S.Census Bureau,Census 2010 Summary File 1,Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23,2016 Exhibit V JOHN le BURINS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles 2010 Population by Age Total 37,264 0-4 4.6% 5- 9 5.8% 10- 14 6.1% 15-24 10.0% 25-34 8.9% 35-44 11.8°/0 45-54 13.5% 55-64 14.1% 65-74 15.1% 75-84 7.9% 85+ 2.2% 18 + 79.5% 2016 Population by Age Total 43,405 0-4 4.1% 5-9 5.1% 10- 14 5.6% 15-24 9.70/0 25- 34 8.8% 35-44 10.6% 45-54 12.1°/a 55- 64 14.8% 65-74 17.1% 75-84 9.2°/0 85+ 2.8% 18+ 81.9% 2021 Population by Age Total 48,567 0-4 3.9% 5-9 4.7% 10- 14 5.20/0 15-24 8.9% 25-34 8.7% 35-44 10.6% 45-54 10.8% 55-64 14.90/0 65-74 18.9% 75- 84 10.3% 85+ 3.0% 18+ 83.0% 2010 Population by Sex Males 17,799 Females 19,463 2016 Population by Sex Males 20,743 Females 22,663 2021 Population by Sex Males 23,296 Females 25,273 Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 oata into 2010 geography. June 23, 2016 Exhibit V JOHN le BURNS UAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles 2010 Population by Race/Ethnicity Total 37,261 White Alone 91.3% Black Alone 3.2% American Indian Alone 0.1% Asian Alone 1.8% Pacific Islander Alone 0.0% Some Other Race Alone 2.1% Two or More Races 1.4% Hispanic Origin 14.2% Diversity Index 36.9 2016 Population by Race/Ethnicity Total 43,407 White Alone 89.7% Black Alone 3.7% American Indian Alone 0.1% Asian Alone 2.2% Pacific Islander Alone 0.0% Some Other Race Alone 2.4% Twc or More Races 1.7% Hispanic Origin 16.4% Diversity Index 41.3 2021 Population by Race/Ethnicity Total 48,569 White Alone 88.3% Black Alone 4.3% American Indian Alone 0.1% Asian Alone 2.7% Pacific Islander Alone 0.1°/a Some Other Race Alone 2.7% Two or More Races 1.9% Hispanic Origin 18.5% Diversity Index 45.4 2010 Population by Relationship and Household Type Total 37,262 In Households 99.6% In Family Households 84.0% Householder 29.8% Spouse 25.0% Child 25.0% Other relative 2.7% Nonrelative 1.5% In Nonfamily Households 15.6% In Group Quarters 0.4% Institutionalized Population 0.0% Noninstitutionalized Population 0.4% Data Note:Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different race/ ethnic groups. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 Exhibit V JOHN lc BURNS UAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 3 mile radii 3 miles 2016 Population 25+by Educational Attainment Total 32,768 Less than 9th Grade 2.4% 9th- 12th Grade, No Diploma 2.7% High School Graduate 20.3% GED/Alternative Credential 2.1% Some College, No Degree 18.6% Associate Degree 9.5% Bachelor's Degree 27.6% Graduate/Professional Degree 16.9% 2016 Population 15+by Marital Status Total 36,995 Never Married 23.8% Married 58.5% Widowed 6.8% Divorced 10.9% 2016 Civilian Population 16+in Labor Force Civilian Employed 94.90/0 Civilian Unemployed 5.10/0 2016 Employed Population 16+by Industry Total 17,218 Agriculture/Mining 0.6% Construction 7.2% Manufacturing 2.5% Wholesale Trade 3.0% �� Retail Trade 11.7% Transportation/Utilities 3.3% Information 1.5% Finance/Insurance/Real Estate 8.8% Services 59.1% Public Administration 2.4% 2016 Employed Population 16+by Occupation Total 17,219 White Collar 68.6% Management/Business/Financial 22.2% Professional 19.9% Sales 12.9% Administrative Support 13.5% Services 21.2% Blue Collar 10.3% Farming/Forestry/Fishing 0.2% Construction/Extraction 3.7% Installation/Maintenance/Repair 1.5% Production 1.7% Transportation/Material Moving 3.2% 2010 Population By Urban/Rural Status Total Population 37,262 Population Inside Urbanized Area 94.9% Population Inside Urbanized Cluster 0.3% Rural Population 4_7°h Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. lune 23,2016 Exhibit V JOHN Ii• BURNS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples,Florida,34119 Rings: 3 mile radii 3 miles 2010 Households by Type Total 15,957 Households with 1 Person 24.0% Households with 2+ People 76.0% Family Households 70.2% Husband-wife Families 58.7% With Related Children 18.6% Other Family(No Spouse Present) 11.4% Other Family with Male Householder 3.1% With Related Children 1.9% Other Family with Female Householder 8.4% With Related Children 5.9% Nonfamily Households 5.9% All Households with Children 26.7% Multigenerational Households 2.2% Unmarried Partner Households 5.4% Male-female 4.7% Same-sex 0.7% 2010 Households by Size Total 15,957 1 Person Household 24.0% 2 Person Household 45,5% 3 Person Household 13.0% 4 Person Household 10.7°l0 5 Person Household 4.6% 6 Person Household 1.6% 7 +Person Household 0.6% 2010 Households by Tenure and Mortgage Status Total 15,957 Owner Occupied 72.9% Owned with a Mortgage/Loan 48.3% Owned Free and Clear 24.5% Renter Occupied 27.1% 2010 Housing Units By Urban/Rural Status Total Housing Units 21,418 Housing Units Inside Urbanized Area 94.5% Housing Units Inside Urbanized Cluster 0.3% Rural Housing Units 5.2% Data Note:Households with children include any households with people under age 18,related or not. Multigenerational households are families with 3 or more parent- child relationships.Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder.Multigenerational and unmarried partner households are reported only to the tract level.Esri estimated block group data,which is used to estimate polygons or non-standard geography. Source:U.S.Census Bureau,Census 2010 Summary Fle 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography, June 23, 2016 Exhibit V JOHN BUI,NS (ZEAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida,34119 Rings: 3 mile radii 3 miles Top 3 Tapestry Segments 1. Silver&Gold(9A) 2. Golden Years(9B) 3. Green Acres(6A) 2016 Consumer Spending Apparel&Services: Total$ $50,066,754 Average Spent $2,694.80 Spending Potential Index 134 Education: Total$ $35,155,959 Average Spent $1,892.24 Spending Potential Index 134 Entertainment/Recreation: Total $ $75,355,746 Average Spent $4,055.96 Spending Potential Index 139 Food at Home: Total$ $124,802,064 Average Spent $6,717.37 Spending Potential Index 135 Food Away from Home: Total$ $77,801,932 Average Spent $4,187.63 Spending Potential Index 135 Health Care: Total$ $143,658,226 Average Spent $7,732.29 Spending Potential Index 146 HH Furnishings&Equipment: Total$ $45,815,471 Average Spent $2,465.98 '\ Spending Potential Index 140 Personal Care Products&Services:Total$ $19,490,157 Average Spent $1,049.04 Spending Potential Index 143 Shelter: Total$ $398,349,187 Average Spent $21,440.83 Spending Potential Index 138 Support Payments/Cash Contributions/Gifts in Kind:Total$ $65,047,739 Average Spent $3,501.14 Spending Potential Index 151 Travel: Total$ $50,398,605 Average Spent $2,712.67 Spending Potential Index 146 Vehicle Maintenance&Repairs:Total$ $26,767,621 Average Spent $1,440.75 Spending Potential Index 139 Data Note:Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue.Total and Average Amount Spent Per Household represent annual figures.The Spending Potential Index represents the amount spent in the area relative to a national average of 100. Source:Consumer Spending data are derived from the 2013 and 2014 Consumer Expenditure Surveys,Bureau of Labor Statistics.Esri. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 Exhibit V JOHN IA' BUS household Income Profile REAL ESTATE CONSULT \t,I 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius 2016-2021 2016-2021 Summary 2016 2021 Change Annual Rate Population 43,406 48,569 5,163 2.27% Households 18,579 20,827 2,248 2.31% Median Age 50.2 52.4 2.2 0.86% Average Household Size 2.33 2.33 0.00 0.00% 2016 2021 Households by Income Number Percent Number Percent Household 18,579 100% 20,827 100% <$15,000 1,257 6.8% 1,295 6.2% $15,000-$24,999 1,207 6.5% 1,505 7.2% $25,000-$34,999 1,818 9.8% 1,147 5.5% $35,000-$49,999 2,229 12.0% 1,571 7.5% $50,000-$74,999 2,776 14.9% 3,590 17.2% $75,000-$99,999 2,321 12.5% 2,815 13.5% $100,000-$149,999 3,781 20.4% 4,695 22.5% $150,000-$199,999 1,040 5.6% 1,457 7.0% $200,000+ 2,150 11.6% 2,750 13.2% Median Household Income $75,020 $84,866 Average Household Income $107,248 $120,581 Per Capita Income $45,851 $51,598 Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 20:6 and 2021. June 23, 2016 Exhibit V JOHN 14' BU ' household Income Profile UAL ESTATE CONSULT . ,,, 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius 2016 Households by Income and Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 446 1,762 2,397 2,866 3,459 4,237 3,410 <$15,000 53 155 141 141 248 188 332 $15,000-$24,999 31 108 120 132 155 323 337 $25,000-$34,999 70 202 228 227 239 308 545 $35,000-$49,999 72 279 312 287 293 438 548 $50,000-$74,999 77 294 347 396 433 679 550 $75,000-$99,999 39 245 362 396 500 549 229 $100,000-$149,999 78 331 488 682 771 883 549 $150,000-$199,999 12 69 158 228 239 227 107 $200,000+ 14 79 241 377 582 642 215 Median HH Income $49,154 $59,382 $77,648 $89,116 $91,616 $81,835 $47,967 Average HH Income $69,823 $80,435 $104,416 $118,968 $128,693 $121,255 $79,046 Percent Distribution <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 100°/a 100% 100% 100% 100% 100% 100% <$15,000 11.9% 8.8% 5.9% 4.9% 7.2% 4.4% 9.7% $15,000-$24,999 7.0% 6.1% 5.0% 4.6% 4.5% 7.6% 9.9% $25,000-$34,999 15.7% 11.5% 9.5% 7.9% 6.9% 7.3% 16.0% $35,000-$49,999 16.1% 15.8% 13.0% 10.0% 8.5% 10.3% 16.1% $50,000-$74,999 17.3% 16.7% 14.5% 13.80/0 12.5% 16.00/0 16.1% $75,000-$99,999 8.7% 13.9% 15.1% 13.8% 14.50/0 13.0% 6.7% ""'"'", $100,000-$149,999 17.5% 18.8% 20.4% 23.80/0 22.30/0 20.8% 16.1% $150,000-$199,999 2.7% 3.9% 6.6% 8.0% 6.9°l0 5.4% 3.1% $200,000+ 3.1% 4.5% 10.1% 13.2% 16.8% 15.2% 6.3% Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. I Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021. June 23, 2016 Exhibit V JOHN la'. BU ' Household Income Profile R, AL ESTATE CONSULT , 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius 2021 Households by Income and Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 447 1,898 2,613 2,805 3,810 5,137 4,117 <$15,000 60 167 138 125 230 204 371 $15,000-$24,999 44 148 143 141 177 405 448 $25,000-$34,999 48 134 129 119 133 200 385 $35,000-$49,999 46 188 201 168 194 327 447 $50,000-$74,999 86 370 449 427 525 928 805 $75,000-$99,999 45 301 442 425 583 689 329 $100,000-$149,999 88 397 588 707 929 1,158 828 $150,000-$199,999 15 95 224 277 327 343 178 $200,000+ 16 99 299 416 710 883 326 Median HH Income $55,570 $69,720 $87,003 $99,807 $102,052 $91,900 $60,180 Average HH Income $75,963 $89,493 $118,043 $132,584 $143,339 $135,438 $93,589 Percent Distribution <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 100% 100% 100% 100% 100% 100% 100% <$15,000 13.4% 8.8% 5.3% 4.5% 6.0% 4.0% 9.0% $15,000-$24,999 9.8% 7.8% 5.5% 5.0% 4.6% 7.9% 10.9% $25,000-$34,999 10.7% 7.1% 4.9% 4.2% 3.5% 3.9°/a 9.4% $35,000-$49,999 10.3% 9.9% 7.7% 6.0% 5.1% 6.4% 10.9% $50,000-$74,999 19.2% 19.5% 17.2% 15.2% 13.8% 18.1% 19.6% $75,000199,999 10.1% 15.9% 16.9% 15.2% 15.3% 13.4% 8.0% $100,000-$149,999 19.7% 20.9% 22.5% 25.2% 24.4% 22.5% 20.1% $150,000-$199,999 3.4% 5.0% 8.6% 9.9% 8.6% 6.7% 4.3% $200,000+ 3.6% 5.2% 11.4% 14.8% 18.6% 17.2% 7.9% Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. Source:J.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021. June 23, 2016 Exhibit V JL/HN I4A BU ' Net Worth Profile REAL ESTATE CONSULT :.e, 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius 2016-2021 2016-2021 Summary Census 2010 2016 2021 Change Annual Rate Population 37,262 43,406 48,569 5,163 2.27% Median Age 47,0 50.2 52.4 2.2 0.86% Households 15,957 18,579 20,827 2,248 2.31% Average Household Size 2.33 2.33 2.33 0.00 0.00% 2016 Households by Net Worth Number Percent Total 18,579 100.0% <$15,000 3,291 17.7% $15,000-$34,999 1,038 5.6% $35,000-$49,999 544 2.9% $50,000-$74,999 953 5.1% $75,000-$99,999 713 3.8% $100,000-$149,999 1,266 6.8% $150,000-$249,999 1,827 9.8% $250,000-$500,000 2,731 14.7% $500,000+ 6,217 33.5% Median Net Worth $225,504 Average Net Worth $1,418,016 Number of Households 2016 Net Worth by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 446 1,762 2,397 2,866 3,459 4,237 3,410 <$15,000 225 922 732 531 474 177 230 $15,000-$34,999 108 249 239 199 126 44 73 $35,000-$49,999 15 129 133 92 85 52 37 $50,000-$99,999 38 183 451 327 205 202 260 $100,000-$149,999 21 79 186 264 244 295 177 $150,000-$249,999 20 87 205 296 362 402 455 $250,000+ 19 114 451 1,159 1,964 3,065 2,178 Median Net Worth $14,867 $14,341 $56,524 $154,979 $250,001 $250,001 $250,001 I Average Net Worth $74,236 $108,415 $455,690 $840,187 $1,733,392 $2,724,829 $1,489,740 Data Note: Net Worth is total household wealth minus debt,secured and unsecured. Net worth includes home equity,equity in pension plans,net equity in vehicles, IRAs and Keogh accounts, business equity,interest-earning assets and mutual fund shares,stocks, etc. Examples of secured debt include home mortgages and vehicle loans; examples of unsecured debt include credit card debt, certain bank loans, and other outstanding bills. Forecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri Forecasts for 2016 and 2021. June 23, 2016 Exhibit V -- JOHN li' BURetail MarketPlace Profile R. AL ESTATE CONSULT.,'',.., 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd,Naples, Florida, 34119 Ring: 3 mile radius Summary Demographics 2016 Population 43,406 2016 Households 18,579 2016 Median Disposable Income $59,338 2016 Per Capita Income $45,851 NAICS Demand Supply Retail Gap Leakage/Surplus Number of Industry Summary (Retail Potential) (Retail Sales) Factor Businesses Total Retail Trade and Food&Drink 44-45,722 $945,844,573 $420,892,257 $524,952,316 38.4 133 Total Retail Trade 44-45 $854,232,354 $392,109,139 $452,123,215 37.1 91 Total Food&Drink 722 $91,612,219 $28,783,118 552,829,101 52,2 42 NAICS Demand Supply Retail Gap Leakage/Surplus Number of Industry Group (Retail Potential) (Retail Sales) Factor Businesses Motor Vehicle&Parts Dealers 441 $203,782,764 $4,819,011 5198,963,753 95.4 4 Automobile Dealers 4411 $160,303,025 $1,141,304 5159,161,721 98.6 1 Other Motor Vehicle Dealers 4412 $29,927,418 $2,622,011 527,305,407 83.0 1 Auto Parts,Accessories&Tire Stores 4413 $13,552,320 $1,055,695 512,496,625 85.5 2 Furniture&Home Furnishings Stores 442 $26,772,513 $5,798,254 820,974,259 64.4 6 Furniture Stores 4421 $15,672,028 $4,722,707 510,949,321 53.7 2 Home Furnishings Stores 4422 $11,100,485 $1,075,547 510,024,938 82.3 4 Electronics&Appliance Stores 443 $36,166,483 $6,456,867 $29,709,616 69,7 8 Bldg Materials,Garden Equip.&Supply Stores 444 $44,721,093 $18,739,200 $25,981,893 40.9 12 Bldg Material&Supplies Dealers 4441 $39,588,926 $11,524,792 528,064,134 54.9 7 Lawn&Garden Equip&Supply Stores 4442 $5,132,166 $7,214,408 -$2,082,242 -16.9 5 Food&Beverage Stores 445 $155,405,645 $105,755,178 549,650,467 19.0 11 Grocery Stores 4451 $137,212,580 $101,749,796 535,462,784 14.8 7 Specialty Food Stores 4452 $11,197,885 $2,005,564 $9,192,321 69.6 2 �--.., Beer,Wine&Liquor Stores 4453 $6,995,180 $1,999,818 $4,995,362 55.5 2 Health&Personal Care Stores 446,4461 $53,944,347 $15,132,577 538,811,770 56.2 11 Gasoline Stations 447,4471 $57,412,715 $0 $57,412,715 100.0 0 Clothing&Clothing Accessories Stores 448 $45,256,255 $2,377,534 $42,878,721 90.0 6 Clothing Stores 4481 $32,246,523 $2,253,043 $29,993,480 86.9 6 Shoe Stores 4482 $5,398,512 $0 $5,398,512 100.8 0 Jewelry,Luggage&Leather Goods Stores 4483 $7,611,219 $0 87,511,219 100.0 0 Sporting Goods,Hobby,Book&Music Stores 451 $20,707,847 $20,121,884 $585,963 1.4 9 Sporting Goods/Hobby/Musical Instr Stores 4511 $15,086,683 $19,183,642 -$4,096,959 -12.0 6 Book,Periodical&Music Stores 4512 $5,621,163 $938,243 $4,582,920 71,4 3 General Merchandise Stores 452 $149,572,377 $200,313,205 -850,740,828 -14.5 6 Department Stores Excluding Leased Depts. 4521 $108,962,831 $123,463,717 -$14,500,886 -6.2 4 Other General Merchandise Stores 4529 $40,609,546 $76,849,487 -$36,239,941 -30.9 2 Miscellaneous Store Retailers 453 $39,212,647 $9,195,799 $30,016,848 62.0 14 Florists 4531 $1,726,950 $880,799 $846,151 32.4 3 Office Supplies,Stationery&Gift Stores 4532 $7,533,997 $3,942,932 $3,591,065 31.3 3 Used Merchandise Stores 4533 $3,605,018 $277,969 $3,327,049 85.7 3 Other Miscellaneous Store Retailers 4539 $26,346,682 $4,094,098 $22,252,584 73.1 4 Nonstore Retailers 454 $21,277,670 $2,850,127 $18,427,543 76,4 3 Electronic Shopping&Mail-Order Houses 4541 $16,871,457 $2,764,596 $14,106,861 71.8 3 Vending Machine Operators 4542 $492,255 $0 $492,255 100.0 0 Direct Selling Establishments 4543 $3,913,958 $0 $3,913,958 100.0 0 Food Services&Drinking Places 722 $91,612,219 $28,783,118 $62,829,101 52.2 42 Full-Service Restaurants 7221 $51,642,614 $17,352,688 $34,289,926 49.7 25 Limited-Service Eating Places 7222 $33,854,614 $10,927,748 $22,926,866 51.2 14 Special Food Services 7223 $1,429,673 $98,035 $1,331,638 87.2 1 Drinking Places-Alcoholic Beverages 7224 $4,685,318 $404,646 $4,280,672 84.1 2 Data Note:Supply(retail sales)estimates sales to consumers by establishments.Sales to businesses are excluded.Demand(retail potential)estimates the expected amount spent by consumers at retail establishments.Supply and demand estimates are in current dollars. The Leakage/Surplus Factor presents a snapshot of retail opportunity.This is a measure of the relationship between supply and demand that ranges from+100(total leakage)to-100(total surplus).A positive value represents'leakage'of retail opportunity outside the trade area.A negative value represents a surplus of retail sales,a market where customers are drawn in from outside the trade area,The Retail Gap represents the difference between Retail Potential and Retail Sales. Esri uses the North American Industry Classification System(NAICS)to classify businesses by their primary type of economic activity.Retail establishments are classified into 27 industry groups in the Retail Trade sector,as well as four industry groups within the Food r\ Services&Drinking Establishments subsector.For more information on the Retail MarketPlace data,please click the link below to view the Methodology Statement. http l/www.esri,com/library/whitepapers/pdfs/esri-data-retail-marketplace.pdf Source:Esri and Infogroup. Retail MarketPlace 2016 Release 1(2015 data in 2016 geography)Copyright 2016 Infogroup,Inc.All rights reserved, June 23, 2016 Exhibit V JOHN 144 BUR Retail MarketPlace Profile RAL ESTATE CONSULT i' 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius Leakage/Surplus Factor by Industry Subsector Motor Vehicle&Parts Dealers Furniture&Home Furnishings Stores Electronics&Appliance Stores Bldg Materials,Garden Equip.&Supply Stores Food&Beverage Stores Health&Personal Care Stores Gasoline Stations Clothing and Clothing Accessories Stores Sporting Goods,Hobby,Book,and Music Stores ■ General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Food Services&Drinking Places 0 20 40 60 80 100 Leakage/Surplus Factor Leakage/Surplus Factor by Industry Group Automobile Dealers Other Motor Vehicle Dealers Auto Parts,Accessories,and Tire Stores Furniture Stores Home Furnishings Stores Electronics&Appliance Stores Building Material and Supplies Dealers Lawn and Garden Equipment and Supplies Stores Grocery Stores Specialty Food Stores Beer,Wine,and Liquor Stores Health&Personal Care Stores Gasoline Stations Clothing Stores Shoe Stores Jewelry,Luggage,and Leather Goods Stores Book,Periodical,and Music Stores Department Stores(Excluding Leased Depts.) ■wlw Other General Merchandise Stores Florists Office Supplies,Stationery,and Gift Stores Used Merchandise Stores Other Miscellaneous Store Retailers Electronic Shopping and Mail-Order Houses Vending Machine Operators Direct Selling Establishments Full-Service Restaurants Limited-Service Eating Places Special Food Services Drinking Places(Alcoholic Beverages) -20 0 20 40 60 80 100 Leakage/Surplus Factor Source:Esri and Infogroup. Retail Marketplace 2016 Release 1(2015 data in 2016 geography)Copyright 2016 Infogroup,Inc.All rights reserved. June 23, 2016 Exhibit V JOHN le BURNS UAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius Top Twenty Tapestry Segments 2016 Households 2016 U.S.Households Cumulative Cumulative Rank Tapestry Segment Percent Percent Percent Percent Index 1 Silver&Gold(9A) 34.5% 34.5% 0.8% 0.8% 4545 2 Golden Years(9B) 28.6% 63.1% 1.3% 2.1% 2,131 3 Green Acres(6A) 11.2% 74.3% 3.2% 5.3% 351 4 Old and Newcomers(8F) 9.5% 83.8% 2.3% 7.6% 407 5 Ir Style (5B) 5.5% 89.3% 2.3% 9.9% 243 Subtotal 89.3% 9.9% 6 The Great Outdoors(6C) 5.1% 94.4% 1.6% 11.5% 330 7 Middleburg (4C) 3.0% 97,4% 2.8% 14,3% 107 8 Exurbanites(1E) 2.6% 100.0% 1.9% 16.2% 135 Subtotal 10.7% 6.3% Total 100.0% 16.2% 617 Top Ten Tapestry Segments Site vs. U.S. Exurbanites(1E)-42==r- Middleburg (4C)-47.77 The Great Outdoors(6C)-Mb In Style (58)-4..... Old and Newcomers(8F)-,-....r Green Acres(6A)-177.70.77.-.07717 I Site Golden Years(9B)-4...• I U.S. Silver&Gold (9A)-�. i 7 0 5 10 15 20 25 30 Percent of Households by Tapestry Segment Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison �� of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 Exhibit V JOHN le BUR,NS Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius 2016 Tapestry Indexes by Households 2016 Tapestry Indexes by Total Population 18+ Index Index 0 1,000 2,000 3,000 4,000 0 500 1,000 1,500 2,000 2,500 14C- 14C 14A- 14A 13D- 13D 13B 138 12D 12D 12B 12B 11E 11E 11C 11C 11A 11A 10D 10D 1013 106- 9F 9F 9D 9D 96 913 4 8G }g 8G E 8E E 8E rn in 8C 8C t 8A 8A al N 7E H 7E 7C 7C 7A 7A 6E 6E 6C 6C 6A 6A 5D 5D 5B 5B 4C 4C 4A 4A 3B 36 2D 20 2B 2B 1E 1E iC 1C Da •te:This report identifies neighborhood segments In the area,and describes the soclA[•nomlc quality of the immediate neighborhood. The index is a comparison of the percent of households or Total Population 1.8+in the area,by Tapestry segment,to the percent of households or Total Population 18+In the United States,by segment. An index of 100 is the US average. Source:Esri June 23,2016 Exhibit V JOHN le BUR.NS UAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples,Florida,34119 Ring: 3 mile radius Tapestry LifeMode Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 18,579 100.0% 35,544 100.0% 1.Affluent Estates 489 2.6% 27 1,020 2.9% 28 Top Tier(1A) 0 0.0% 0 0 0.0% 0 Professional Pride(1B) 0 0.0% 0 0 0.0% 0 Boomburbs(1C) 0 0.0% 0 0 0.0% 0 Savvy Suburbanites(1D) 0 0.0% 0 0 0.0% 0 Exurbanites(1E) 489 2.6% 135 1,020 2.9% 147 2.Upscale Avenues 0 0.0a/o 0 0 0.0% 0 Urban Chic(2A) 0 0.0% 0 0 0.0% 0 Pleasantville(2B) 0 0.0% 0 0 0.0% 0 Pacific Heights(2C) 0 0.0% 0 0 0.0% 0 Enterprising Professionals(2D) 0 0.0% 0 0 0.0% 0 3.Uptown Individuals 0 0.0% 0 0 0.0% 0 Laptops and Lattes(3A) 0 0.0% 0 0 0.0% 0 Metro Renters(3B) 0 0.0% 0 0 0.0% 0 Trendsetters(3C) 0 0.0% 0 0 0.0% 0 4.Family Landscapes 564 3.0a/o 41 1,132 3.2°/a 41 Soccer Moms(4A) 0 0.0% 0 0 0.0% 0 "--"\ Home Improvement(4B) 0 0.0% 0 0 0.0% 0 Middleburg(4C) 564 3.0% 107 1,132 3.2% 113 5.GenXurban 1,019 5.5% 47 1,966 5.5% 50 Comfortable Empty Nesters(5A) 0 0.0% 0 0 0.0°A 0 In Style(5B) 1,019 5.5% 243 1,966 5.5% 263 Parks and Rec(5C) 0 0.0% 0 0 0.0% 0 Rustbelt Traditions(5D) 0 0.0% 0 0 0.0% 0 Midlife Constants(5E) 0 0.0% 0 0 0.0% 0 6.Cozy Country Living 3,035 16.3% 134 6,193 17.4% 146 Green Acres(6A) 2,083 11.2% 351 4,398 12.4% 375 Salt of the Earth(6B) 0 0.0% 0 0 0.0% 0 The Great Outdoors(6C) 952 5.1% 330 1,795 5.1% 332 Prairie Living (6D) 0 0.0% 0 0 0.0% 0 Rural Resort Dwellers(GE) 0 0.0% 0 0 0.0% 0 Heartland Communities(6F) 0 0.0% 0 0 0.0% 0 7. Ethnic Enclaves 0 0.0% 0 0 0.0a/o 0 Up and Corning Families(7A) 0 0.0% 0 0 0.0% 0 Urban Villages(7B) 0 0.0% 0 0 0.0% 0 American Dreamers(7C) 0 0.0% 0 0 0.0% 0 Barrios Urbanos(7D) 0 0.0% 0 0 0.0% 0 Valley Growers(7E) 0 0.0% 0 0 0.0% 0 Southwestern Families(7F) 0 0.0% 0 0 0.0% 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index Is a comparison of the percent of households or Total Population 18+In the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esrl June 23, 2016 Exhibit V JOHN le BURNS RAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring; 3 mile radius Tapestry LifeMode Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 18,579 100.0% 35,544 100.0% 8.Middle Ground 1,758 9.50/0 86 3,036 8.5% 84 City Lights (8A) 0 0.0% 0 0 0.0% 0 Emerald City(8B) 0 0.00/0 0 0 0.0% 0 Bright Young Professionals(8C) 0 0.0% 0 0 0.0% 0 Downtown Melting Pot(8D) 0 0.0% 0 0 0.0% 0 Front Porches(8E) 0 0.0% 0 0 0.0% 0 Old and Newcomers(89 1,758 9.5% 407 3,036 8.5% 425 Hardscrabble Road(8G) 0 0.0% 0 0 0.0% 0 9.Senior Styles 11,714 63.0% 1085 22,197 62.4% 1249 Silver&Gold(9A) 6,407 34.5% 4,545 11,625 32.70/a 4,748 Golden Years(98) 5,307 28.6% 2,131 10,572 29.7% 2,504 The Elders(9C) 0 0.00/0 0 0 0.0% 0 Senior Escapes(9D) 0 0.0°/a 0 0 0.0% 0 Retirement Communities(9E) 0 0.0% 0 0 0.0% 0 Social Security Set(9F) 0 0.0% 0 0 0.0% 0 10.Rustic Outposts 0 0.0% 0 0 0.0% 0 Southern Satellites(10A) 0 0.0% 0 0 0.0% 0 Rooted Rural (108) 0 0.0% 0 0 0.00/0 0 Diners&Miners(10C) 0 0.0% 0 0 0.00/0 0 Down the Road (l0D) 0 0.0% 0 0 0.0% 0 Rural Bypasses(10E) 0 0.00/0 0 0 0.0% 0 11.Midtown Singles 0 0.0% 0 0 0.0% 0 City Strivers(11A) 0 0.0°/a 0 0 0.0% 0 Young and Restless(11B) 0 0.0% 0 0 0.0% 0 Metro Fusion(11C) 0 0.0% 0 0 0.00/0 0 Set to Impress(11D) 0 0.0% 0 0 0.0% 0 City Commons(11E) 0 0.0% 0 0 0.0% 0 12.Hometown 0 0.0% 0 0 0.0% 0 Family Foundations(12A) 0 0.0% 0 0 0.0% 0 Traditional Living(12B) 0 0.0% 0 0 0.0% 0 Small Town Simplicity(12C) 0 0.0% 0 0 0.0% 0 Modest Income Homes(12D) 0 0.0% 0 0 0.0% 0 13.Next Wave 0 0.0% 0 0 0.0% 0 International Marketplace(13A) 0 0.0°/a 0 0 0.0°/a 0 Las Casas(138) 0 0.0% 0 0 0.0°/0 0 NeWest Residents(13C) 0 0.0% 0 0 0.00/0 0 Fresh Ambitions(130) 0 0.0°10 0 0 0.0°/a 0 High Rise Renters(13E) 0 0.0% 0 0 0.0% 0 14.Scholars and Patriots 0 0.0% 0 0 0.0% 0 Military Proximity(14A) 0 0.0% 0 0 0.0% 0 College Towns(146) 0 0.0% 0 0 0.0% 0 Dorms to Diplomas(14C) 0 0.0% 0 0 0.0% 0 Unclassified(15) 0 0.0% 0 0 0.0% 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by /*--s- segment. An index of 100 is the US average. Source:Earl June 23, 2016 Exhibit V JOHN le BURNS REAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida,34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida,34119 Ring: 3 mile radius Tapestry Urbanization Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 18,579 100.0% 35,544 100.0% 1.Principal Urban Center 0 0.0% 0 0 0.0% 0 Laptops and Lattes(3A) 0 0.0% 0 0 0,0% 0 Metro Renters(3B) 0 0.0% 0 0 0.0% 0 Trendsetters(3C) 0 0.0% 0 0 0.0% 0 Downtown Melting Pot(80) 0 0.0% 0 0 0.0% 0 City Strivers(11A) 0 0.0% 0 0 0.0% 0 NeWest Residents(13C) 0 0.0% 0 0 0.0% 0 Fresh Ambitions(13D) 0 0.0% 0 0 0.0% 0 High Rise Renters(13E) • 0 0.0% 0 0 0.0% 0 2. Urban Periphery 0 0.0% 0 0 0.0% 0 Pacific Heights(2C) 0 0.0% 0 0 0.0% 0 Rustbelt Traditions(5D) 0 0.0% 0 0 0.0% 0 Urban Villages(7B) 0 0.0% 0 0 0.0% 0 American Dreamers(7C) 0 0.0% 0 0 0.0% 0 Barrios Urbanos(7D) 0 0.0% 0 0 0.0% 0 Southwestern Families(7F) 0 0.0% 0 0 0.0% 0 City Lights(8A) 0 0.0% 0 0 0.0% 0 Bright Young Professionals(8C) 0 0.0% 0 0 0.0% 0 t..... Family Fusion(11C) 0 0.0% 0 0 0.0% 0 Family Foundations(12A) 0 0.0% 0 0 0.0% 0 Modest Income Homes(12D) 0 0.0% 0 0 0.0% 0 International Marketplace(13A) 0 0.0% 0 0 0.0% 0 Las Cases(13B) 0 0.0% 0 0 0.0% 0 3.Metro Cities 2,777 14.9% 81 5,002 14.1% 83 In Style(58) 1,019 5.5% 243 1,966 5.5% 263 Emerald City(86) 0 0.0% 0 0 0.0% 0 Front Porches(BE) 0 0.0% 0 0 0.0% 0 Old and Newcomers(8F) 1,758 9.5% 407 3,036 8.S% 425 Hardscrabble Road (8G) 0 0.0% 0 0 0.0%. 0 Retirement Communities(9E) 0 0.0% 0 0 0.0% 0 Social Security Set(9F) 0 0.0% 0 0 0.0% 0 Young and Restless(11B) 0 0.0% 0 0 0.0% 0 Set to Impress(11D) 0 0.0% 0 0 0.0% 0 City Commons(11E) 0 0.0% 0 0 0.0% 0 Traditional Living(12B) 0 0.0% 0 0 0.0% 0 College Towns(14B) 0 0.0% 0 0 0.0% 0 Dorms to Diplomas(14C) 0 0.0% 0 0 0.0% 0 • Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison �''", of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esrl June 23, 2016 Exhibit V JOHN le BURNS i- -:/.'...E.S7c7 ; 4 C Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 3 mile radius Tapestry Urbanization Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 18,579 100.0% 35,544 100.0% 4.Suburban Periphery 12,203 65.7% 207 23,217 65.3% 203 Top Tier(1A) 0 0.0% 0 0 0.0% 0 Professional Pride(1B) 0 0.0% 0 0 0.00/0 0 Boomburbs (1C) 0 0.0% 0 0 0.0% 0 Savvy Suburbanites(1D) 0 0.0% 0 0 0.0% 0 Exurbanites(1E) 489 2.6% 135 1,020 2.9% 147 Urban Chic(2A) 0 0.0% 0 0 0.0% 0 Pleasantville (2B) 0 0.0% 0 0 0.0% 0 Enterprising Professionals(2D) 0 0.0% 0 0 0.0% 0 Soccer Moms (4A) 0 0.0% 0 0 0,0% 0 Home Improvement(4B) 0 0.0% 0 0 0.0% 0 Comfortable Empty Nesters(SA) 0 0.0% 0 0 0.0% 0 Parks and Rec(5C) 0 0.0% 0 0 0.0% 0 Midlife Constants(5E) 0 0.0% 0 0 0.0% 0 Up and Coming Families(7A) 0 0.0% 0 0 0.0% 0 Silver&Gold (9A) 6,407 34.5% 4,545 11,625 32.7% 4,748 Golden Years(98) 5,307 28.6% 2,131 10,572 29.7% 2,504 The Elders(9C) 0 0.0% 0 0 0.0% 0 Military Proximity(14A) 0 0.0% 0 0 0.0% 0 5.Semirural 564 3.0% 32 1,132 3.2% 35 Middleburg(4C) 564 3.0°/° 107 1,132 3.2% 113 �-. Heartland Communities(6F) 0 0.0% 0 0 0.0% 0 Valley Growers(7E) 0 0.0% 0 0 0.0% 0 Senior Escapes(9D) 0 0.0% 0 0 0.0% 0 Down the Road(10D) 0 0.0°/u 0 0 0.0% 0 Small Town Simplicity(12C) 0 0.0% 0 0 0.0% 0 6.Rural 3,035 16.3% 95 6,193 17.4% 103 Green Acres(6A) 2,083 11.2% 351 4,398 12.40/0 375 Salt of the Earth(6B) 0 0.0% 0 0 0.0% 0 The Great Outdoors(6C) 952 5.1% 330 1,795 5.1% 332 Prairie Living(6D) 0 0.0% 0 0 0.0% 0 Rural Resort Dwellers(6E) 0 0.0% 0 0 0.0% 0 Southern Satellites(10A) 0 0.0% 0 0 0.0% 0 Rooted Rural (10B) 0 0.0% 0 0 0.0% 0 Diners&Miners(10C) 0 0.0% 0 0 0% 0 Rural Bypasses(10E) 0 0.0% 0 0 0.0% 0 Unclassified(15) 0 0.0% 0 0 0.0% 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by i"\ segment. An index of 100 is the US average. Source:Esri June 23, 2016 Exhibit V JOHN IAA BUK\)S REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida,34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles Population Summary 2000 Total Population 29,966 2010 Total Population 56,333 2016 Total Population 65,648 2016 Group Quarters 292 2020 Total Population 73,086 2016-2021 Annual Rate 2.17% Household Summary 2000 Households 12,663 2000 Average Household Size 2.34 2010 Households 24,975 2010 Average Household Size 2.24 2016 Households 28,965 2016 Average Household Size 2.26 2021 Households 32,285 2021 Average Household Size 2.25 2016-2021 Annual Rate 2.19% 2010 Families 17,198 2010 Average Family Size 2.67 2016 Families 19,848 2016 Average Family Size 2.69 2021 Families 22,034 2021 Average Family Size 2.69 2016-2021 Annual Rate 2.11% Housing Unit Summary 2000 Housing Units 16,818 Owner Occupied Housing Units 64.5% Renter Occupied Housing Units 10.8% Vacant Housing Units 24.7% 2010 Housing Units 34,555 Owner Occupied Housing Units 54.8% Renter Occupied Housing Units 17.5% Vacant Housing Units 27.7% 2016 Housing Units 39,312 Owner Occupied Housing Units 53.0% Renter Occupied Housing Units 20.7% Vacant Housing Units 26.3% 2021 Housing Units 43,484 Owner Occupied Housing Units 53.0% Renter Occupied Housing Units 21.2% Vacant Housing Units 25.8% Median Household Income 2016 $73,278 2021 $83,537 Median Home Value 2016 $389,349 2021 $400,712 Per Capita Income 2016 $47,360 2021 $53,324 Median Age 2010 50.1 2016 52.7 2021 55.2 Data Note:Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. Persons in families include the householder and persons related to the householder by birth,marriage,or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by the total population. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 Exhibit V JOHN Ile BURNS (ZEAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles 2016 Households by Income Household Income Base 28,965 <$15,000 7.0% $15,000-$24,999 6.2% I $25,000-$34,999 9.4% $35,000-$49,999 12.1% $50,000-$74,999 16.1% $75,000-$99,999 12.8% $100,000-$149,999 18.7% $150,000-$199,999 5.9% $200,000+ 11.8% Average Household Income $107,728 2021 Households by Income Household Income Base 32,285 <$15,000 6.4% $15,000-$24,999 6.8% $25,000-$34,999 5.3% $35,000-$49,999 7.7% $50,000-$74,999 18.0% $75,000-$99,999 13.8% $100,000-$149,999 21.0% $150,000-$199,999 7.3% $200,000+ 13.5% Average Household Income $121,356 2016 Owner Occupied Housing Units by Value Total 20,837 <$50,000 1.9% $50,000-$99,999 1.9% $100,000-$149,999 4,0% $150,000-$199,999 5.5% $200,000-$249,999 10.5% $250,000-$299,999 7.6% $300,000-$399,999 21.0% $400,000-$499,999 13.9% $500,000-$749,999 19.2% $750,000-$999,999 6.6% $1,000,000+ 8.1% Average Home Value $475,491 2021 Owner Occupied Housing Units by Value Total 23,067 <$50,000 0.7% $50,000-$99,999 0.8% $100,000-$149,999 2.4% $150,000-$199,999 4.4% $200,000-$249,999 11.8% $250,000-$299,999 10.0% $300,000-$399,999 19.7% $400,000-$499,999 14.0% $500,000-$749,999 20.2% $750,000-$999,999 7.7% $1,000,000+ 8.2% Average Home Value $494,008 Data Note:Income represents the preceding year,expressed in current dollars. Household income includes wage and salary earnings,interest dividends,net rents, pensions,5SI and welfare payments,child support,and alimony. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23,2016 Exhibit V JOHN IA' BURNS (ZEAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida,34119 Rings: 4 mile radii 4 miles 2010 Population by Age Total 56,333 0-4 4.1% 5-9 5.2% 10- 14 5.5% 15-24 9.2% 25-34 8.2% 35-44 10.9% 45-54 13.6% 55-64 15.4% 65-74 16.3% 75-84 9.1% 85+ 2.7% 18+ 81.6% 2016 Population by Age Total 65,649 0-4 3.8% 5-9 4.6% 10- 14 5.0% 15-24 9.2% 25-34 8.3% 35-44 9.9% 45-54 12.1% �-� 55-64 15.8% 65-74 18.0% 75-84 10.0% 85+ 3.2% 18+ 83.5% 2021 Population by Age Total 73,085 0-4 3.6% 5-9 4.3% 10- 14 4.7% 15-24 8.2°/o 25-34 8.4% 35-44 9.8% 45-54 10.7% 55-64 15.70/0 65-74 19.7% 75-84 11.2°/a 85+ 3.6% 18+ 84.5% 2010 Population by Sex Males 26,794 Females 29,539 2016 Population by Sex Males 31,321 Females 34,327 2021 Population by Sex Males 34,956 Females 38,130 Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 Exhibit V JOHN le BURNS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles 2010 Population by Race/Ethnicity Total 56,333 White Alone 92.6% Black Alone 2.5% American Indian Alone 0.1% Asian Alone 1.6% Pacific Islander Alone 0,0% Some Other Race Alone 1.9% Two or More Races 1.3% Hispanic Origin 12.2% Diversity Index 32.6 2016 Population by Race/Ethnicity Total 65,649 White Alone 91.1% Black Alone 3.0% American Indian Alone 0.1% Asian Alone 1.9% Pacific Islander Alone 0.0% Some Other Race Alone 2.2% Two or More Races 1.6°J° Hispanic Origin 14.8% Diversity Index 37.8 2021 Population by Race/Ethnicity Total 73,087 White Alone 89.8°/a Black Alone 3.5% American Indian Alone 0.1% Asian Alone 2.3% Pacific Islander Alone 0.0% Some Other Race Alone 2.5% Two or More Races 1.8% Hispanic Origin 16.8% Diversity Index 41.9 2010 Population by Relationship and Household Type Total 56,333 In Households 99.5% In Family Households 82.8% Householder 30.3% Spouse 25.6% Child 23.0% Other relative 2.6% Nonrelative 1.4% In Nonfamily Households 16.7% In Group Quarters 0.5% Institutionalized Population 0.1% Noninstitutionalized Population 0.4% Data Note:Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different race/ ethnic groups. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23,2016 Exhibit V JOHN I,• BUI,NS REAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings:4 mile radii 4 miles 2016 Population 25+ by Educational Attainment Total 50,825 Less than 9th Grade 2.3% 9th-12th Grade, No Diploma 2.8% High School Graduate 20.8% GED/Alternative Credential 2.0% Some College, No Degree 19.1% Associate Degree 9.7% Bachelor's Degree 26.7% Graduate/Professional Degree 16.5% 2016 Population 15+by Marital Status Total 56,850 Never Married 21.9% Married 58.8% Widowed 7,8% Divorced 11.5% 2016 Civilian Population 16+in Labor Force Civilian Employed 95.0% Civilian Unemployed 5.0% 2016 Employed Population 16+by Industry Total 26,277 Agriculture/Mining 0.6% Construction 7.8% Manufacturing 3.2% Wholesale Trade 2.5% Retail Trade 11.6% Transportation/Utilities 3.2% Information 1.4% Finance/Insurance/Real Estate 9.0% Services 58.4% Public Administration 2.3% 2016 Employed Population 16+by Occupation Total 26,275 White Collar 68.8% Management/Business/Financial 21.6% Professional 19.5% Sales 13.9% Administrative Support 13.9% Services 19.8% Blue Collar 11.3% Farming/Forestry/Fishing 0.3% Construction/Extraction 4.3% Installation/Maintenance/Repair 1.5% Production 1.9°k Transportation/Material Moving 3.4% 2010 Population By Urban/Rural Status Total Population 56,333 Population Inside Urbanized Area 94.0% Population Inside Urbanized Cluster 0.3% Rural Population 5.70/0 Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 Exhibit V JOHN le BUFZNS (ZEAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Rings: 4 mile radii 4 miles 2010 Households by Type Total 24,975 Households with 1 Person 25.3% Households with 2+People 74.70/0 Family Households 68.9% Husband-wife Families 58.2% With Related Children 16.5% Other Family(No Spouse Present) 10.6% Other Family with Male Householder 2.8% With Related Children 1.6% Other Family with Female Householder 7,8% With Related Children 5.2% Nonfamily Households 5.8% All Households with Children 23.6% Multigenerational Households 2.1% Unmarried Partner Households 5.3% Male-female 4.6% Same-sex 0.7% 2010 Households by Size Total 24,975 1 Person Household 25.3% 2 Person Household 46.9% 3 Person Household 12.2% 4 Person Household 9.6% 5 Person Household 4.0% 6 Person Household 1.3% 7+ Person Household 0.5% 2010 Households by Tenure and Mortgage Status Total 24,975 Owner Occupied 75.80/0 Owned with a Mortgage/Loan 48,8% Owned Free and Clear 27.0% Renter Occupied 24.2% 2010 Housing Units By Urban/Rural Status Total Housing Units 34,555 Housing Units Inside Urbanized Area 93.0% Housing Units Inside Urbanized Cluster 0.3% Rural Housing Units 6.7% Data Note:Households with children include any households with people under age 18,related or not. Multigenerational households are families with 3 or more parent- child relationships.Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder.Multigenerational and unmarried partner households are reported only to the tract level.Esri estimated block group data,which is used to estimate polygons or non-standard geography. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23, 2016 Exhibit V JOHN BURNS RAL ESTATE CONSULTING Market Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd,Naples, Florida,34119 Rings: 4 mile radii 4 miles Top 3 Tapestry Segments 1. Silver&Gold(9A) 2. Golden Years(9B) 3. Green Acres(6A) 2016 Consumer Spending Apparel&Services: Total$ $78,270,835 Average Spent $2,702.26 Spending Potential Index 134 Education: Total$ $54,707,490 Average Spent $1,888.74 Spending Potential Index 134 Entertainment/Recreation: Total$ $118,004,625 Average Spent $4,074.04 Spending Potential Index 140 Food at Home: Total$ $194,978,997 Average Spent $6,731.54 Spending Potential Index 135 Food Away from Home: Total$ $121,727,707 Average Spent $4,202.58 Spending Potential Index 136 Health Care: Total$ $225,383,432 Average Spent • $7,781.23 Spending Potential Index 147 HH Furnishings&Equipment: Total$ $71,768,888 ""*"\ Average Spent $2,477.78 Spending Potential Index 140 Personal Care Products&Services:Total$ $30,565,420 Average Spent $1,055.25 Spending Potential Index 144 Shelter: Total$ $622,628,766 Average Spent $21,495.90 Spending Potential Index 138 Support Payments/Cash Contributions/Gifts in Kind:Total$ $102,224,423 Average Spent $3,529.24 Spending Potential Index 152 Travel: Total$ $79,087,561 Average Spent $2,730.45 Spending Potential Index 147 Vehicle Maintenance&Repairs:Total$ $41,908,165 Average Spent $1,446.86 Spending Potential Index 140 Data Note:Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue.Total and Average Amount Spent Per Household represent annual figures.The Spending Potential Index represents the amount spent in the area relative to a national average of 100. Source:Consumer Spending data are derived from the 2013 and 2014 Consumer Expenditure Surveys,Bureau of Labor Statistics.Esri. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography. June 23,2016 Exhibit V JOHN 11' BUS household Income Profile RAL ESTATE CONSULT 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius 2016-2021 2016-2021 Summary 2016 2021 Change Annual Rate Population 65,648 73,086 7,438 2.17% Households 28,965 32,285 3,320 2.19% Median Age 52.7 55.2 2.5 0.93% Average Household Size 2.26 2.25 -0.01 -0.09% 2016 2021 Households by Income Number Percent Number Percent Household 28,965 100% 32,285 100% <$15,000 2,036 7.0% 2,073 6.4% $15,000-$24,999 1,800 6.2% 2,206 6.8% $25,000-$34,999 2,728 9.4% 1,727 5.3% $35,000-$49,999 3,500 12.1% 2,494 7.7% $50,000-$74,999 4,651 16.1% 5,818 18.0% $75,000-$99,999 3,699 12.8% 4,466 13.8% $100,000-$149,999 5,426 18.7% 6,765 21.0% $150,000-$199,999 1,695 5.9% 2,372 7.3% $200,000+ 3,430 11.8% 4,364 13.5% Median Household Income $73,278 $83,537 Average Household Income $107,728 $121,356 Per Capita Income $47,360 $53,324 i I Data Note:Income reported for July 1,2021 represents annual income for the precedingr` p p year,expressed in current(2019)dollars,including an adjustment for inflation. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021. June 23, 2016 Exhibit V JOHN le Bu- household Income Profile R, AL ESTATE CONSULT 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd,Naples, Florida, 34119 Ring: 4 mile radius 2016 Households by Income and Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 580 2,472 3,374 4,369 5,654 6,766 5,750 <$15,000 64 210 203 212 403 331 612 $15,000-$24,999 37 137 156 184 242 487 557 $25,000-$34,999 88 271 306 317 366 503 877 $35,000-$49,999 94 370 418 416 467 733 1,002 $50,000-$74,999 116 457 534 666 791 1,140 947 $75,000-$99,999 54 365 533 651 836 851 408 $100,000-$149,999 93 433 635 962 1,174 1,317 812 $150,000-$199,999 17 107 228 360 412 387 184 $200,000+ 18 120 361 601 963 1,016 350 Median HH Income $51,059 $61,101 $77,466 $88,179 $90,034 $79,424 $46,602 Average HH Income $70,349 $82,353 $106,248 $121,065 $129,497 $120,228 $77,028 Percent Distribution <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 100% 100% 100% 100% 100% 100% 100% <$15,000 11.0% 8.5% 6.0% 4.9% 7.1% 4.9% 10.6% $15,000-$24,999 6.4% 5.5% 4.6% 4.2% 4.3% 7.2% 9.7% $25,000-$34,999 15.2% 11.0% 9.1% 7.3% 6.5% 7.4% 15.3% $35,000-$49,999 16.2% 15.0% 12.4% 9.5°/a 8.3% 10.8% 17.4% $50,000-$74,999 20.0% 18.5% 15.8% 15.20/0 14.0% 16.8% 16.5% �---... $75,000-$99,999 9.3% 14.8% 15.8% 14.9% 14.8% 12.6% 7.1% $100,000-$149,999 16.0% 17.5% 18.8% 22.0% 20.8% 19.50/0 14.1% $150,000-$199,999 2.9% 4.3% 6.8% 8.2% 7.3% 5.7% 3.2% $200,000+ 3.1% 4.9% 10.7% 13.8% 17.0% 15.0% 6.1% Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. Source:U.S.Census Bureau,Census 2010 Summary File 1.Esri Forecasts for 2016 and 2021, June 23, 2016 Exhibit V BONN li' ' U° household Income Profile !ZEAL ESTATE CONSULT + 1 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius 2021 Households by Income and Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 573 2,706 3,667 4,204 6,100 8,053 6,982 <$15,000 71 227 198 179 362 346 691 $15,000-$24,999 50 181 181 183 266 597 748 $25,000-$34,999 55 174 174 162 203 325 634 $35,000-$49,999 60 254 266 238 305 540 830 $50,000-$74,999 127 574 661 676 905 1,495 1,379 $75,000-$99,999 63 458 650 684 946 1,061 604 $100,000-$149,999 106 532 771 1,003 1,395 1,717 1,240 $150,000-$199,999 20 153 318 428 551 584 318 $200,000+ 21 152 448 650 1,168 1,388 538 Median HH Income $57,466 $71,484 $86,599 $99,013 $101,416 $90,518 $58,265 Average HH Income $77,220 $92,257 $120,205 $135,140 $145,180 $135,517 $91,414 Percent Distribution <25 25-34 35-44 45-54 55-64 65-74 75+ HH Income Base 100% 100% 100% 1000/o 100% 100% 100% <$15,000 12.4% 8.4% 5.4% 4.3% 5.9% 4.3% 9.9% $15,000-$24,999 8.7% 6.7% 4.9% 4.4% 4.4% 7.4% 10.7% $25,000-$34,999 9.6% 6.4% 4.7% 3.9% 3.3% 4.0% 9.1% $35,000-$49,999 10.5% 9.4% 7.3% 5.7% 5.0% 6.7% 11.9% $50,000-$74,999 22.2% 21.2% 18.0% 16.1% 14.8% 18.6% 19.8% $75,000-$99,999 11.0% 16.9% 17.7% 16.3% 15.5% 13.2% 8.7% �� $100,000-$149,999 18.5% 19.7% 21.0% 23.90/u 22.9% 21.30/u 17.8% $150,000-$199,999 3.5% 5.7% 8.7% 10.2% 9.0% 7.3°/o 4.6% $200,000+ 3.7% 5.6% 12.2% 15.5% 19.1% 17.2% 7.7% Data Note:Income reported for July 1,2021 represents annual income for the preceding year,expressed in current(2019)dollars,including an adjustment for inflation. Source:U.S.Census Bureau,Census 2010 Summary File 1. Esri Forecasts for 2016 and 2021. June 23, 2016 Exhibit V --` ,JOHN li' BU' Net Worth Profile R. AL ESTATE CONSULT 1 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius 2016-2021 2016-2021 Summary Census 2010 2016 2021 Change Annual Rate Population 56,333 65,648 73,086 7,438 2.17% Median Age 50.1 52.7 55.2 2.5 0.93% Households 24,975 28,965 32,285 3,320 2,19% Average Household Size 2.24 2.26 2.25 -0.01 -0.09% 2016 Households by Net Worth Number Percent Total 28,965 100.0% <$15,000 4,719 16.3% $15,000-$34,999 1,487 5.1% $35,000-$49,999 819 2.8% $50,000474,999 1,444 5.0% $75,000-$99,999 1,110 3.8% $100,000-$149,999 1,915 6.6% $150,000-$249,999 2,870 9.9% $250,000-$500,000 4,545 15.7% $500,000+ 10,055 34.7% Median Net Worth $253,799 Average Net Worth $1,486,526 Number of Households 2016 Net Worth by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 580 2,472 3,374 4,369 5,654 6,766 5,750 <$15,000 284 1,190 995 768 755 305 422 $15,000-$34,999 134 357 332 278 192 70 124 $35,000-$49,999 25 177 189 141 135 86 66 $50,000-$99,999 54 289 615 488 342 317 450 $100,000-$149,999 27 134 266 352 381 450 305 $150,000-$249,999 31 129 314 482 571 636 707 $250,000+ 27 196 662 1,860 3,279 4,901 3,675 Median Net Worth $15,514 $16,493 $59,026 $175,032 $250,001 $250,001 $250,001 Average Net Worth $72,591 $130,991 $503,267 $895,452 $1,794,482 $2,723,531 $1,479,588 Data Note: Net Worth is total household wealth minus debt,secured and unsecured. Net worth includes home equity,equity in pension plans,net equity in vehicles,IRAs and Keogh accounts, business equity, interest-earning assets and mutual fund shares,stocks,etc. Examples of secured debt include home mortgages and vehicle loans; examples of unsecured debt include credit card debt,certain bank loans, and other outstanding bills. Forecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board. Source: U.S.Census Bureau,Census 2010 Summary File 1. Esri Forecasts for 2016 and 2021. June 23, 2016 Exhibit V JOHN IAA BU' Retail MarketPlace Profile REAL ESTATE CONSULT , 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida,34119 Ring: 4 mile radius Summary Demographics 2016 Population 65,648 2016 Households 28,965 2016 Median Disposable Income $58,680 2016 Per Capita Income $47,360 NAICS Demand Supply Retail Gap Leakage/Surplus Number of Industry Summary (Retail Potential) (Retail Sales) Factor Businesses Total Retail Trade and Food&Drink 44-45,722 $1,508,132,217 $1,031,247,437 $476,884.786 18.8 271 Total Retail Trade 44-45 $1,362,168,211 $979,379,322 8382.788,589 16.3 179 Total Food&Drink 722 $145,964,005 $51,868,115 s94,095,890 47.6 92 NAICS Demand Supply Retail Gap Leakage/Surplus Number of Industry Group (Retail Potential) (Retail Sales) Factor Businesses Motor Vehicle&Parts Dealers 441 $325,260,501 $15,220,422 $310,040,079 91.1 8 Automobile Dealers 4411 $255,682,299 $8,160,304 $247,521,995 93.8 2 Other Motor Vehicle Dealers 4412 $47,976,740 $5,685,829 $42,290,911 78.8 4 Auto Parts,Accessories&Tire Stores 4413 $21,601,462 $1,374,288 $20,227,174 88.0 2 Furniture&Home Furnishings Stores 442 $42,712,345 $8,256,226 $34,456,119 57.6 13 Furniture Stores 4421 $25,011,098 $5,277,083 $19,734,015 65.2 3 Home Furnishings Stores 4422 $17,701,246 $2,979,143 914,722,103 71.2 10 Electronics&Appliance Stores 443 $57,638,905 $13,467,983 $44,170,922 62,1 13 Bldg Materials,Garden Equip.&Supply Stores 444 $71,821,057 $35,214,875 $36.606,182 34.2 23 Bldg Material&Supplies Dealers 4441 $63,622,010 $26,739,461 $36,882,549 40,8 15 Lawn&Garden Equip&Supply Stores 4442 $8,199,046 $8,475,415 -$276,369 -1.7 8 Food&Beverage Stores 445 $247,366,088 $187,293,241 $60,072,847 13.8 22 Grocery Stores 4451 $218,382,894 $178,607,098 839,775,796 10,0 11 Specialty Food Stores 4452 $17,814,022 $5,170,035 $12,643,987 55.0 7 Beer, Wine&Liquor Stores 4453 $11,169,172 $3,516,108 $7,653,064 52.1 3 r".\ Health&Personal Care Stores 446,4461 $86,164,693 $35,284,728 $50,879,965 41.9 21 Gasoline Stations 447,4471 $91,437,181 $5,992,267 $85,444,914 87.7 2 Clothing&Clothing Accessories Stores 448 $72,079,224 $7,621,988 $64,457,236 80.9 19 Clothing Stores 4481 $51,333,669 $5,174,921 546,158.748 81.7 16 Shoe Stores 4482 $8,587,588 $885,833 $7,701,755 81.3 2 Jewelry,Luggage&Leather Goods Stores 4483 $12,157,968 $1,561,234 $10,596,734 77.2 2 Sporting Goods,Hobby,Book&Music Stores 451 $32,983,621 $22,619,068 $10,364,553 18.6 15 Sporting Goods/Hobby/Musical Instr Stores 4511 $24,053,386 $21,543,333 $2,510,053 5.5 12 Book,Periodical&Music Stores 4512 $8,930,235 $1,075,735 57,854,500 78.5 3 General Merchandise Stores 452 $238,232,272 $206,571,921 531,660,351 7.1 10 Department Stores Excluding Leased Depts. 4521 $173,602,054 $123,600,677 $50,001,377 16.8 4 Other General Merchandise Stores 4529 $64,630,219 $82,971,244 -$18,341,025 -12.4 6 Miscellaneous Store Retailers 453 $62,578,750 $435,302,284 -$372,723,534 -74.9 24 Florists 4531 $2,762,859 $1,559,057 $1,203,802 27.9 4 Office Supplies,Stationery&Gift Stores 4532 $12,018,981 $5,126,884 $6,892,097 40.2 8 Used Merchandise Stores 4533 $5,742,728 $850,342 $4,892,386 74,2 6 Other Miscellaneous Store Retailers 4539 $42,054,182 $427,766,000 -$385,711,818 -82.1 • 6 Nonstore Retailers 454 $33,893,575 $6,534,318 527,359,257 67.7 8 Electronic Shopping&Mail-Order Houses 4541 $26,934,206 $5,290,966 $21,643,240 67.2 5 Vending Machine Operators 4542 $783,392 $0 $783,392 100.0 0 Direct Selling Establishments 4543 $6,175,977 $1,241,618 $4,934,359 66.5 2 Food Services&Drinking Places 722 $145,964,005 $51,868,115 594,095,890 47.6 92 Full-Service Restaurants 7221 $82,274,730 $32,951,038 $49,323,692 42.8 61 Limited-Service Eating Places 7222 $53,955,128 $18,271,663 $35,683,465 49.4 28 Special Food Services 7223 $2,269,314 $110,724 $2,158,590 90.7 1 Drinking Places-Alcoholic Beverages 7224 $7,464,834 $534,691 56,930,143 86.6 3 Data Note:Supply(retail sales)estimates sales to consumers by establishments.Sales to businesses are excluded.Demand(retail potential)estimates the expected amount spent by consumers at retail establishments,Supply and demand estimates are in current dollars. The Leakage/Surplus Factor presents a snapshot of retail opportunity.This is a measure of the relationship between supply and demand that ranges from+100(total leakage)to-100(total surplus).A positive value represents'leakage'of retail opportunity outside the trade area.A negative value represents a surplus of retail sales,a market where customers are drawn in from outside the trade area.The Retail Gap represents the difference between Retail Potential and Retail Sales.Esri uses the North American Industry Classification System(NAICS)to classify businesses by their primary type of economic activity.Retail establishments are classified into 27 industry groups in the Retail Trade sector,as well as four industry groups within the Food Services&Drinking Establishments subsector.For more information on the Retail MarketPlace data,please click the link below to view the Methodology Statement. ^ http;//www.esri.co m/library/whitepa pe rs/pd fs/esri-data-retail-m arketplace.pdf , Source:Esri and Infogroup. Retail MarketPlace 2016 Release 1(2015 data in 2016 geography)Copyright 2016 Infogroup,Inc.All rights reserved. June 23, 2016 Exhibit V JOHN I.' BU Retail Marketplace Profile REAL ESTATE CONSULT .., 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius Leakage/Surplus Factor by Industry Subsector Motor Vehicle&Parts Dealers Furniture&Home Furnishings Stores - Electronics&Appliance Stores Bldg Materials,Garden Equip.&Supply Stores Food&Beverage Stores KNOMININWINNO Health&Personal Care Stores Gasoline Stations Clothing and Clothing Accessories Stores Sporting Goods,Hobby,Book,and Music Stores General Merchandise Stores MEM Miscellaneous Store Retailers Nonstore Retailers Food Services&Drinking Places -60 -40 -20 0 20 40 60 80 Leakage/Surplus Factor Leakage/Surplus Factor by Industry Group Automobile Dealers Other Motor Vehicle Dealers Auto Parts,Accessories,and Tire Stores Furniture Stores Home Furnishings Stores Electronics&Appliance Stores Building Material and Supplies Dealers Lawn and Garden Equipment and Supplies Stores Grocery Stores MINIM Specialty Food Stores Beer,Wine,and Liquor Stores Health&Personal Care Stores Gasoline Stations Clothing Stores Shoe Stores Jewelry,Luggage,and Leather Goods Stores Book,Periodical,and Music Stores Department Stores(Excluding Leased Depts.) ref Other General Merchandise Stores monom Florists Office Supplies,Stationery,and Gift Stores Used Merchandise Stores Other Miscellaneous Store Retailers Electronic Shopping and Mail-Order Houses Vending Machine Operators Direct Selling Establishments Full-Service Restaurants Limited-Service Eating Places Special Food Services Drinking Places(Alcoholic Beverages) -80 -60 -40 -20 0 20 40 60 80 100 Leakage/Surplus Factor Source:Esri and Infogroup. Retail Marketplace 2016 Release 1(2015 data in 2016 geography)Copyright 2016 Infogroup,Inc.All rights reserved. June 23, 2016 Exhibit V JOHN Ia` BURNS FZEAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida,34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius Top Twenty Tapestry Segments 2016 Households 2016 U.S.Households Cumulative Cumulative Rank Tapestry Segment Percent Percent Percent Percent Index 1 Silver&Gold(9A) 36.8% 36.8% 0.8% 0.8% 4851 2 Golden Years(9B) 28.0% 64.8% 1.3% 2.10/0 2,090 3 Green Acres(6A) 10.7% 75.5% 3.2% 5.3% 334 4 Old and Newcomers(8F) 6.1% 81.6% 2.3% 7.60/0 261 5 Middleburg (4C) 4.6% 86.2% 2.8% 10.4% 163 Subtotal 86.2% 10.4% 6 Exurbanites(1E) 4.1% 90.3% 1.9% 12.3% 210 7 The Great Outdoors (6C) 3.9% 94.2% 1.6% 13.9°/c 252 8 In Style (58) 3.5% 97.7% 2.3% 16.2% 156 9 Bright Young Professionals(8C) 1.2% 98.9% 2.2% 18.4% 53 10 Retirement Communities(9E) 0.6°/a 99.5% 1.2% 19.6% 46 Subtotal 13.3% 9.2% 11 Rural Resort Dwellers(6E) 0.5°Jo 100,0% 1.0% 20.6°/a 49 12 Home Improvement(4B) 0.0% 100.0% 1.7% 22.3% 3 �� Subtotal O.50/0 2.7% Total 100.0% 22.4% 447 Top Ten Tapestry Segments Site vs. U.S. Retirement Communities(9E)- Bright Young Professionals(8C)411111 In Style (5B)-w.+..... The Great Outdoors(6C)-.... Exurbanites(1E)-rte Middleburg (4C)-......._ Old and Newcomers(8F)-1...... Green Acres(6A)-0.0.16...... • Site Golden Years(9B)-Wow ■ U.S. Silver&Gold (9A)1.. 0 5 10 15 20 25 30 35 Percent of Households by Tapestry Segment Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by �\ segment. An index of 100 is the US average. Source:Esri June 23, 2016 Exhibit V JOHN le BURNS REAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius 2016 Tapestry Indexes by Households 2016 Tapestry Indexes by Total Population 18+ Index Index 0 1,000 2,000 3,000 4,000 0 500 1,000 1,500 2,000 14C 14C- 14A 14A- 130 13D- 13B 136- 12) 120- 126 126- 11E 11E 11C 11C- 11A 11A- 10D 10D 10B- 10B- 9F- 9F- • 9D 9D 9B 96 0 8G 0 8G C C iiimeemp 88 E 8E 0 0, cn 8C in 8C-o t 8A L"' 8A F 7E H 7E- 7C 7C 7A 7A 6E -at 6C 6A _ 6A e. 5D 5D- 5B 56-+maige 4C 4C-w••r 4A 4A- 3B 3B- 20 20- 26 28- 1E 1Er 1C 1C- Da - •te:This report identifies neighborhood segments in the area,and describes the soc1 t anomic quality of the immediate neighborhood. The index is a comparison of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23,2016 Exhibit V JOHN IA' BURNS P,gAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius Tapestry LifeMode Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 28,965 100.0% 54,821 100.00/0 1.Affluent Estates 1,184 4.1% 41 2,423 4.4% 43 Top Tier(1A) 0 0.0% 0 0 0.0% 0 Professional Pride(18) 0 0.0% 0 0 0.0% 0 Boomburbs(1C) 0 0.0% 0 0 0.0% 0 Savvy Suburbanites(1D) 0 0.0% 0 0 0.00/0 0 Exurbanites(1E) 1,184 4.1% 210 2,423 4.4% 227 2.Upscale Avenues 0 0.0% 0 0 0.0% 0 Urban Chic(2A) 0 0.0% 0 0 0.0% 0 Pleasantville(2B) 0 0.0% 0 0 0.0% 0 Pacific Heights(2C) 0 0.0% 0 0 0.0% 0 Enterprising Professionals(2D) 0 0.0% 0 0 0.0% 0 3.Uptown Individuals 0 0.0% 0 0 0.0°/a 0 Laptops and Lattes(3A) 0 0.0% 0 0 0.0% 0 Metro Renters(3B) 0 0.0% 0 0 0.0% 0 Trendsetters(3C) 0 0.0% 0 0 0.0% 0 4.Family Landscapes 1,350 4.7% 63 2,625 4.8% 62 Soccer Moms(4A) 0 0.0% 0 0 0.0% 0 Home Improvement(4B) 13 0.0% 3 31 0.1% 3 Middleburg (4C) 1,337 4.6% 163 2,594 4.7% 168 5.GenXurban 1,019 3.5% 30 1,966 3.6% 33 Comfortable Empty Nesters(5A) 0 0.0% 0 0 0.0% 0 In Style(5B) 1,019 3.5% 156 1,966 3.6% 170 Parks and Rec(5C) 0 0.0% 0 0 0.0% 0 Rustbelt Traditions(5D) 0 0.0% 0 0 0.0% 0 Midlife Constants(5E) 0 0.0% 0 0 0.0% 0 6..Cozy Country Living 4,374 15.1% 123 8,901 16.2% 136 Green Acres(6A) 3,095 10.7% 334 6,584 12.0% 364 Salt of the Earth(6B) 0 0.0% 0 0 0.0% 0 The Great Outdoors(6C) 1,134 3.9% 252 2,085 3.8% 250 Prairie Living(6D) 0 0.0% 0 0 0.0% 0 Rural Resort Dwellers(6E) 145 0.5% 49 232 0.4°k 45 Heartland Communities(6F) 0 0.0% 0 0 0.0% 0 7.Ethnic Enclaves 0 0.0% 0 0 0.0% 0 Up and Coming Families(7A) 0 0.0% 0 0 0.0% 0 Urban Villages(7B) 0 0.0% 0 0 0.0% 0 American Dreamers(7C) 0 0.0% 0 0 0.0% 0 Barrios Urbanos(7D) 0 0.0% 0 0 0.0% 0 Valley Growers(7E) 0 0.0% 0 0 0.0% 0 Southwestern Families(7F) 0 0.0% 0 0 0.0% 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23,2016 Exhibit V JOHN10' BUi.NS REAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida,34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius Tapestry LifeMode Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 28,965 100.0% 54,821 100.0% 8.Middle Ground 2,099 7.2% 66 3,689 6.7% 66 City Lights(8A) 0 0.0% 0 0 0.0% 0 Emerald City(8B) 0 0.0% 0 0 0.0% 0 Bright Young Professionals(8C) 341 1.2% 53 653 1.2% 59 Downtown Melting Pot(8D) 0 0.00/0 0 0 0.0% 0 Front Porches(8E) 0 0.0% 0 0 0.0% 0 Old and Newcomers(8F) 1,758 6.1% 261 3,036 5.5% 275 Hardscrabble Road(8G) 0 0.0% 0 0 0.0% 0 9.Senior Styles 18,939 65.4% 1125 35,217 64.2% 1285 Silver&Gold(9A) 10,663 36.8% 4,851 19,463 35.5% 5,154 Golden Years(98) 8,114 28.0% 2,090 15,467 28.2% 2,375 The Elders(9C) 0 0.0% 0 0 0.0% 0 Senior Escapes(9D) 0 0.0% 0 0 0.0% 0 Retirement Communities(9E) 162 0.6% 46 287 0.5% 51 Social Security Set(9F) 0 0.0% 0 0 0.0% 0 10.Rustic Outposts 0 0.0% 0 0 0.0% 0 Southern Satellites(10A) 0 0.0% 0 0 0.0% 0 Rooted Rural(10B) 0 0.0% 0 0 0.0% 0 Diners&Miners(10C) 0 0.0% 0 0 0.0% 0 ,..".'N Down the Road(10D) 0 0.0% 0 0 0.0% 0 Rural Bypasses(10E) 0 0.096 0 0 0.0% 0 11.Midtown Singles 0 0.0% 0 0 0.0% 0 City Strivers(11A) 0 0.0% 0 0 0.0% 0 Young and Restless(118) 0 0.0% 0 0 0.0% 0 Metro Fusion(11C) 0 0.0% 0 0 0.0% 0 Set to Impress(11D) 0 0.0% 0 0 0.0% 0 City Commons(11E) 0 0.0°/u 0 0 0.0% 0 12.Hometown 0 0.0% 0 0 0.0% 0 Family Foundations(12A) 0 0.0% 0 0 0.0% 0 Traditional Living(12B) 0 0.0% 0 0 0.0% 0 Small Town Simplicity(12C) 0 0.0% 0 0 0.0% 0 Modest Income Homes(12D) 0 0.0% 0 0 0.0% 0 13.Next Wave 0 0.0% 0 0 0.0% 0 International Marketplace(13A) 0 0.0% 0 0 0.0% 0 Las Casas(13B) 0 0.0% 0 0 0.0% 0 NeWest Residents(13C) 0 0.0% 0 0 0.0% 0 Fresh Ambitions(13D) . 0 0.0% 0 0 0.0% 0 High Rise Renters(13E) 0 0.0% 0 0 0.0% 0 14.Scholars and Patriots 0 0.0% 0 0 0.0% 0 Military Proximity(14A) 0 0.0% 0 0 0.0% 0 College Towns(14B) 0 0.0% 0 0 0.0% 0 Dorms to Diplomas(14C) 0 0.0% 0 0 0.0% 0 Unclassified(15) 0 0.0% 0 0 0.0% 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison i ... of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23, 2016 Exhibit V ,JOHN le BUNS (ZEAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida, 34119 9 Prepared by Esri 7165 Immokalee Rd, Naples,Florida, 34119 Ring: 4 mile radius Tapestry Urbanization Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 28,965 100.0% 54,821 100.0°l0 1.Principal Urban Center 0 0.0% 0 0 0.0% 0 Laptops and Lattes(3A) 0 0.0% 0 0 0.0% 0 Metro Renters(3B) 0 0.00/0 0 0 0.0% 0 Trendsetters(3C) 0 0.0% 0 0 0.0% 0 Downtown Melting Pot(8D) 0 0.0% 0 0 0.0% 0 City Strivers(11A) 0 0.0°/a 0 0 0.0% 0 NeWest Residents(13C) 0 0.0% 0 0 0.0% 0 Fresh Ambitions(13D) 0 0.0% 0 0 0.0% 0 High Rise Renters(13E) 0 0.0% 0 0 0.0% 0 2.Urban Periphery 341 1.2% 7 653 1.2% 7 Pacific Heights(2C) 0 0.0% 0 0 0.0% 0 Rustbelt Traditions(5D) 0 0.00/0 0 0 0.0% 0 Urban Villages(7B) 0 0.00/0 0 0 0.0% 0 American Dreamers(7C) 0 0.0% 0 0 0.0% 0 Barrios Urbanos(7D) 0 0.0% 0 0 0.0% 0 Southwestern Families(7F) 0 0.0% 0 0 0.0% 0 City Lights (8A) 0 0.0% 0 0 0.0% 0 Bright Young Professionals(8C) 341 1.2% 53 653 1.2% 59 Metro Fusion (11C) 0 0.0% 0 0 0.0% 0 Family Foundations(12A) 0 0.0% 0 0 0.0% 0 Modest Income Homes(12D) 0 0.0°10 0 0 0.0% 0 International Marketplace(13A) 0 0.0% 0 0 0.0% 0 Las Casas(13B) 0 0.0% 0 0 0.0% 0 3.Metro Cities 2,939 10.10/o 55 5,289 9.6% 57 In Style(5B) 1,019 3.5% 156 1,966 3.6% 170 Emerald City(8B) 0 0.0% 0 0 0.0% 0 Front Porches(8E) 0 0.0% 0 0 0.0% 0 Old and Newcomers (8F) 1,758 6.1% 261 3,036 5.5% 275 Hardscrabble Road (8G) 0 0.0% 0 0 0.0% 0 Retirement Communities(9E) 162 0.6% 46 287 0.5% 51 Social Security Set(9F) 0 0.0% 0 0 0.0% 0 Young and Restless(118) 0 0.0% 0 0 0.0% 0 Set to Impress(11D) 0 0.0% 0 0 0.00k 0 City Commons(11E) 0 0.0% 0 0 0.0% 0 Traditional Living(12B) 0 0.0% 0 0 0.0% 0 College Towns(14B) 0 0.0% 0 0 0.0% 0 Dorms to Diplomas(14C) 0 0.0% 0 0 0.0% 0 Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by �� segment. An',rides of 100 is the US average. Source:Esri June 23, 2016 Exhibit V ---, JOHN le BURNS (ZEAL ESTATE CONSULTING Tapestry Segmentation Area Profile 7165 Immokalee Rd, Naples, Florida,34119 9 Prepared by Esri 7165 Immokalee Rd, Naples, Florida, 34119 Ring: 4 mile radius Tapestry Urbanization Groups 2016 Households 2016 Adult Population Number Percent Index Number Percent Index Total: 28,965 100.0% 54,821 100.0% 4.Suburban Periphery 19,974 69.0% 217 37,384 68.2% 212 Top Tier(1A) 0 0.0% 0 0 0.0% 0 Professional Pride(1B) 0 0.0% 0 0 0.0% 0 Boomburbs(1C) 0 0.0% 0 0 0.0% 0 Savvy Suburbanites(1D) 0 0.0% 0 0 0.0% 0 Exurbanites(1E) 1,184 4.1% 210 2,423 4.4% 227 Urban Chic(2A) 0 0.0% 0 0 0.0% 0 Pleasantville(2B) 0 0.0% 0 0 0.0% 0 Enterprising Professionals(2D) 0 0.0% 0 0 0.0% 0 Soccer Moms(4A) 0 0.0% 0 0 0.0% 0 Home Improvement(48) 13 0.0% 3 31 0.1% 3 Comfortable Empty Nesters(5A) 0 0.0% 0 0 0.0% 0 Parks and Rec(5C) 0 0.0% 0 0 0.0% 0 Midlife Constants(5E) 0 0.0% 0 0 0.0% 0 Up and Coming Families(7A) 0 0.0°k 0 0 0.0°fo 0 Silver&Gold (9A) 10,663 36.8% 4,851 19,463 35.5% 5,154 Golden Years(9B) 8,114 28.0% 2,090 15,467 28.2% 2,375 The Elders(9C) 0 0.0% 0 0 0.0% 0 Military Proximity(14A) 0 0.0% 0 0 0.0% 0 5.Semirural 1,337 4.6% 49 2,594 4.7% 52 �...*\ Middleburg (4C) 1,337 4.6% 163 2,594 4.7% 168 Heartland Communities(6F) 0 0.0% 0 0 0.0% 0 Valley Growers(7E) 0 0.0% 0 0 0.0% 0 Senior Escapes(9D) 0 0.0°J° 0 0 0.0% 0 Down the Road(10D) 0 0.0% 0 0 0.0% 0 Small Town Simplicity(12C) 0 0.0% 0 0 0.0°/a 0 6.Rural 4,374 15.1% 88 8,901 16.2% 96 Green Acres(EA) 3,095 10.7% 334 6,584 12.0% 364 Salt of the Earth (6B) 0 0,0% 0 0 0.0% 0 The Great Outdoors(6C) 1,134 3.9% 252 2,085 3.8% 250 Prairie Living(6D) 0 0.0% 0 0 0.00/0 0 Rural Resort Dwellers(6E) 145 0.5% 49 232 0.4% 45 Southern Satellites(10A) 0 0.0% 0 0 0.0% 0 Rooted Rural (10B) 0 0.0% 0 0 0.0% 0 Diners&Miners(10C) 0 0.0% 0 0 0% 0 Rural Bypasses(10E) 0 i 0.0% 0 0 0.0% 0 Unclassified(15) 0 0.0% 0 0 0.0% Cl Data Note:This report identifies neighborhood segments in the area,and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison �1 of the percent of households or Total Population 18+in the area,by Tapestry segment,to the percent of households or Total Population 18+in the United States,by segment. An index of 100 is the US average. Source:Esri June 23,2016 Exhibit V Exhibit V Copyright C©2016 Esri All rights reserved. Printed in the United States of America. The information contained in this document is the exclusive property of Esri. This work is protected under United States copyright law and other international copyright treaties and conventions. No part of this work may be reproduced or transmitted in any form or by any means, electronic or mechanical, including photocopying and recording, or by any information storage or retrieval system, except as expressly permitted in writing by Esri. All requests should be sent to Attention:Contracts and Legal Services Manager,Esri,380 New York Street,Redlands,CA 92373-8100 USA. 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Exhibit V Methodology Statement: 2016/2021 Esri US Demographic Updates An Esri White Paper Contents Page Summary Totals 1 Estimating Demographic Characteristics 4 Population and Household Characteristics 4 Housing 6 Labor Force 7 Income 8 2016 Geography 9 Use of Projections 10 II Exhibit V t Exhibit V Methodology Statement: 2016/2021 Esri US Demographic Updates Esri presents the 2016/2021 demographic forecasts, including population; age by sex;race by Hispanic origin;age by sex,race,and Hispanic origin; households and families;housing by occupancy;tenure and home value; labor force and employment by industry and occupation; marital status; education;and income—including household income distributions, household income by age of householder, and per capita income. Updates of household income are also extended to provide after-tax(disposable) income and a measure of household wealth and net worth.The demographic updates are point estimates, representing July 1 of the current and forecast years. Forecasts are prepared initially for counties and block groups(BGs).From the county database,forecasts are aggregated to Core Based Statistical Areas(CBSAs),states,or higher levels.From the block group database,forecasts can be retrieved for census tracts; places;county subdivisions;ZIP codes;congressional districts(the 114th Congress); designated market areas(DMA);or any user-defined site,circle,or polygon. Summary Totals The change in total population is a function of changes in household population and the population in group quarters,which are subject to different trends.The addition of a prison,for example,produces a sudden increase in the group quarters'population that is unlikely to yield an attendant change in the household population or the projected population growth of a county.The group quarters'population is the Census 2010 count of group quarters,with updates culled from a variety of federal,state,and local sources. Forecasting change in the size and distribution of the household population begins at the county level with several sources of data.Esri begins with earlier county estimates from the US Census Bureau.'Because testing has revealed improvement in accuracy by using a variety of different sources to track county population trends,Esri also employs a time series of county-to-county migration data from the Internal Revenue Service,building permits and housing starts,plus residential postal delivery counts.Finally,local data sources that tested well against Census 2010 are reviewed.The end result balances the measures of growth from a variety of data series. Measuring the change in population or households at the county level is facilitated by the array of data reported for counties.Unfortunately,there is no current data reported specifically for block groups.Past trends can be calculated from previous census counts; the American Community Survey(ACS)provides five-year averages.But these sources The latest estimates available at the time were 2014 population estimates from the Census Bureau, CO-EST2014-Al l data,txt. Exhibit V arc not recent.To measure current population change by block group,Esri models the change in households from three primary sources:Experian;the US Postal Service (USPS);and Metrostudy,a Hanky Wood company,in addition to several ancillary sources. The US Postal Service publishes monthly counts of residential deliveries for every US postal carrier route.This represents the most comprehensive and current information available for small,subcounty geographic areas.The USPS establishes carrier routes to enable efficient mail delivery.Carrier routes are a fluid geographic construct that is redefined continuously to incorporate real changes in the housing inventory and occupancy plus administrative changes in staffing and budgets of local post offices. These frequent changes in the carrier routes are not the only difficulty. Converting delivery statistics from postal carrier routes to census block groups is a complex challenge.Carrier routes are defined to deliver the mail,while block groups are constructed to collect and report census data.Comparing two different areas that are defined for wholly different purposes provides one significant conversion issue.Carrier routes commonly overlap multiple block groups.In many cases,a carrier route encompasses disjointed areas that can be distant from each other,but block groups are rarely divided into multiple polygons.These overlaps require an effective method of allocating the postal delivery counts across multiple block groups. /—\ Esri has developed a technique to link a carrier route to the correct block group(s)—using the actual locations of mail deliveries.Its proprietary Address Based Allocation(ABA) was developed in 2005 to solve the complex challenge of converting delivery counts from carrier routes to block groups.This allocation method assigns carrier routes using household addresses that are geocoded at the block level to serve as the thundation for the conversion.The approach is unbounded by geographic borders or arbitrary assumptions about the distribution of households or postal deliveries.ABA results have been tested extensively against Census 2010 counts,including an independent evaluation that included data from four other vendors.This test confirmed the accuracy of Esri's ABA allocation method.2 To track new housing developments,especially in previously unpopulated areas,Esri licensed a new data source in 2006 from Metrostudy—new and planned residential construction in the top US housing markets.This database identifies individual construction projects by location.The construction information includes • Total number of units planned. • Inventory of units under construction,sold,and/or closed. • Type of housing—detached homes,town homes,condominiums,etc. • Target markets—families,seniors,empty nesters,etc. The 2016/2021 updates also include an additional database from Metrostudy that more than doubles Esri's geographic coverage and the number of units planned and completed. 2 For test results,seecars conttdata/esn datatdenoeraaltic-OvervieWl—huedia&Fiies!Pdfs/librun. /brochures/pdfs/vendor-accuracy-study.odf. Exhibit V The addition of this database gives the housing unit update a finer level of granularity and insight into smaller housing markets across the nation.Tracking residential development since 2010 with Esri's enhanced demographic and spatial analysis tools also provides better information for the five-year forecasts than past trends. • A revised housing unit methodology applies the change in households estimated from address counts,delivery counts.and new housing construction to update household population by block group.The best techniques are derived from a combination of models and data sources.Discrepant trends are checked extensively against independent sources and Esri's imagery data.Finally,totals for block groups are controlled to the county totals.Despite the appeal of microforecasting,there is simply more information available to track population change by county than by household.Ignoring the advantage of county-level data is throwing away information. The integration of demographic and spatial analysis has not only enabled the development of more accurate block group totals,it has also provided the opportunity to update block totals.Blocks are the lowest common denominator in the geographic hierarchy that progresses to block groups,tracts,counties,and states.Blocks are most useful in the estimation of data for polygons,which can be any area outside the geographic hierarchy,from places to ZIP codes to user-defined polygons(including circles and drive-time polygons).For most areas,the application provides a good estimate for the polygon.lithe relationship between the blocks and the block group has changed �. significantly since 2010,then the estimate cannot incorporate that change unless both blocks and block groups are updated. Exhibit V Estimating Measuring demographic characteristics is more challenging since 2010.Census 2010 was Demographic a game changer in the development of small area data because it collected no sample Characteristics data—variables like income,education,employment,home value.and marital status.The American Community Survey is the replacement for sample data.The differences between it and the census sample data are significant. Census sample surveys were collected during the decennial censuses.The sample sizes were large enough to provide a solid base and to represent a single point in time,April 1. ACS sample sizes are much smaller than a census survey taken once every 10 years.To represent the smallest sample areas—block groups—data must be collected over 60 months.Even one-year ACS data is actually a I2-month average rather than a single point in time,April 1.The American Community Survey represents period estimates with a series of monthly surveys whose collective sample size is still less than the sample from the last census sample survey,in 2000. How do these differences affect Esri's annual demographic updates?Change must be estimated differently now.Successive 12-month averages,or the one-year ACS data,can measure annual change,although it is geographically limited to areas with at least 65,000 people.The 60-month averages,ACS's five-year data,do not provide a similar measure of change.Five years tend to smooth out the trend lines. /Th However,Esri has been using a variety of data sources for years to update small areas like block groups,beginning with the latest base,then adding a mixture of administrative records and private sources to capture change to the base.The good news is the proliferation of data sources,ranging from administrative records—like delivery counts from the US Postal Service—to private data sources.The private sector has been pioneering the indirect collection of data from a host of sources,including Internet use and social media.The bad news is the fluidity of ACS as a base. Shifting the base every year to the latest release of ACS data incorporates real change with sampling error.To establish a more stable base,Esri has built estimate bases for key variables like income,labor force,and home value.The estimate bases combine the best data from ACS with other sources and enable better measures of change than are possible with ACS alone.Periodic changes to the estimate bases are necessary to collect current change.Base changes impact comparability of the annual data but provide more reliable estimates.Demographic updates must incorporate both traditional and new data sources to remain current.While ACS retains the appearance of past sample data,it represents the changing future of data collection. Population and Esri's population and household characteristics include the population by age and sex, Household race and Hispanic origin,race and Hispanic origin by age and sex,and household type. Characteristics Population by age includes estimates by five-year age groups and by single years from less than 1 year to 84 years. The population by age and sex is projected via a cohort survival model that separately calculates the components of population change by age and sex.Applying survival rates specific to the cohort carries the 2010 population forward.Changes in the population by age and sex diverge at the household level.For example,an area that is losing population can age more rapidly with the loss of population in prime migrant ages,20-34 years— Exhibit V Th unless there is a college nearby.Neighborhoods near colleges sustain high turnover from student populations but retain their youthful age distributions. To capture these variations,Esri's model first separates the group quarters'population from the household population and,second,keys the calculations to the size and characteristics of the population.This stratification identifies several different patterns of change by age and sex that can be applied in a cohort survival model. The changing profile of the US population requires measuring population change by race and Hispanic origin.The American identity is shaped by diversity.Tracking the changing patterns of race and ethnicity provide a current portrait of our society.Historical trends in race and ethnicity combined with the most current data sources by race and Hispanic origin,including population estimates by county and state from the Census Bureau and survey data from the ACS,are analyzed to establish county population by race and Hispanic origin.Forecasts by block group combine local changes in the distributions by race and projected change for counties.The last step controls block group distributions to county totals by race and Hispanic origin. The changing face of our nation is evident in Esri's Diversity Index,which summarizes racial and ethnic diversity in an area.This measure shows the likelihood that two persons, chosen at random from the same area,belong to different races or ethnic groups.The index ranges from 0(no diversity)to 100(complete diversity).Esri's Diversity Index has /"..*" risen from 60.6 in 2010 to 63.5 in 2016,with a forecast to 66 in five years. Diversity describes the composition of American households too.Husband-wife families remain the dominant household type,but their share of all households continues to slip— from 52 percent in 2000 to 48 percent in 2010.From 2000 to 2010,the real increase in family households was in single-parent families,up by 22 percent,and multigenerational households,up by 30 percent.Husband-wife families increased by less than 4 percent in 10 years,and husband-wife families with children declined. All family households increased by 8 percent from 2000 to 2010;nonfamily households, by 16 percent.The fastest-growing nonfamily households,however,are unmarried partners opposite sex partners,by 40 percent,and same-sex partners by 52 percent from 2000 to 2010.Single-person households retain the highest proportion of nonfamily households(80 percent),but the increase was less than 15 percent in the past decade. Nontraditional family types are the fastest growing segments of households. The attendant change in average household size is nominal from 2000 to 2010,2.59 to 2.58,with a slight increase to 2.59 in 2016.The gradual change in household size has made it uniquely suitable to forecasting the change in household population from the change in households.Average household size is traditionally one of the most stable and predictable components of the forecasts.Household forecasts are predicated on local patterns of change,which are controlled to the more constant trends for states and counties. Few block groups represent a cross-section of US households.For example,in areas that gain population from immigration,the trend in average household size is an increase.To distinguish local variation,Esri's model is keyed to the characteristics of households at the block group level.This stratification identifies several different patterns of change by Exhibit V household type that are applied to forecast trends in the characteristics of households— both family composition and tenure.Local change is emphasized in the 2016/2021 forecasts of households and families for counties and block groups.National and state trends are monitored with sources such as the Current Population Survey(CPS)and American Community Survey from the Census Bureau and then applied as controls. A mixed model approach is used to forecast 2016 educational attainment and marital status.combining higher level and timelier single-year ACS data with five-year lower level ACS data.Adjustments are factored for changes to the base population's characteristics including changes to group quarters.Forecast distributions are applied to Esri's 2016 population aged 15 years and older.Similarly,educational attainment is updated for the population aged 25 years and older. Housing Esri's housing updates include total housing units,occupancy,tenure,and home value. Total housing unit updates are created from recorded changes in the housing inventory and estimated changes in occupancy rates since April 2010,applied to Census 2010 base data.Recorded change in the housing inventory is culled from several data sources, including multiple construction data inputs from Metrostudy.data for new manufactured homes placed by state from the Census Bureau,and building permits for permit-issuing places and counties.As of 2010,only half of the counties had complete coverage with building permits.Numerous independent sources are leveraged to obtain detailed information on housing development data where no building permits exist.Independent estimates of change in occupancy are calculated from USPS residential lists,the American Community Survey,and various state and local data sources.Additionally, data from the Current Population Survey and the Housing Vacancy Survey from the Census Bureau is used to model trends in occupancy. Data for tenure represents owner-and renter-occupied housing units.Together,the two components sum to total households,or total occupied housing units.A time series model based on data from the Housing Vacancy Survey combined with changes in the Current Population Survey,the American Community Survey,and intercensal data guide tenure forecasts.With a blend of top-down and bottom-up techniques,the forecasts take advantage of the latest information from survey data at higher levels of geography while employing local characteristics at the lower levels.The data from the lower levels of geography are controlled to the higher levels to produce the tenure updates.Changes in owner-versus-renter occupancy are forecasted independently and then controlled to the total households. Esri tracks the change in home value using several different sources,including the House Price Index(HPI)from the Federal Housing Finance Agency(FHFA)and annual estimates from ACS.The HP1 is designed to monitor changes in average home prices based on repeat sales or refinancing of the same properties.The index is derived from mortgage loans purchased or securitized by Fannie Mac or Freddie Mac.FHFA affirms the"significant advantages"of the HPI over Commerce Department surveys or other data collections based on snapshots of sales figures.Employing the repeat-sales methodology renders the index less susceptible to compositional effects,especially with data for smaller geographic areas.If a higher proportion of lower-end homes are sold in the current period than in an earlier period,survey data can underestimate home prices. Exhibit V Th Beginning with the 2016 update.Esri's model emphasizes the importance of a good, stable forecast base.Employing both the American Community Survey's historical five- year estimates and household survey data.Esri has implemented sophisticated new techniques to establish a mid-decade base.Though this does preclude comparisons to past updates,the base provides a strong foundation to measure change.Local estimates of home value change incorporate supply-demand characteristics,the socioeconomic traits of householders in the area,and trends assessed for larger markets. Labor Force Esri forecasts the civilian labor force(employment and unemployment)and employment by industry and occupation for 2016.3 The US labor market continues to improve in many aspects amid an economy growing at a stubbornly slow postrecession pace. Since 2010,the economy added 12.2 million jobs,raising the total workforce to 151.4 million. Estimates of the civilian labor force integrate recent change in the supply and demand for labor from the Local Area Unemployment Statistics(LAUS),Occupational Employment Statistics(OES).and Current Employment Statistics(CRS)programs of the Bureau of Labor Statistics(BLS),as well as the American Community Survey and Current Population Survey from the US Census Bureau.Federal statistical surveys are the principal sources for labor force trends.The LAUS program is the premier resource for current and local economic conditions.The 2016 employment and unemployment estimates are developed from a block group base constructed from one-and five-year ACS labor force tables and current sources.New in 2016,the ACS-derived base has been /"", updated to take advantage of the latest survey data to generate more current labor force profiles for small areas.Consequently,comparisons to Esri's prior year labor force estimates are not advised since this change creates a break in the data. Esri's updated employment by industry and occupation captures temporal change from the federal statistical sources:the ACS and CPS from the Census Bureau and the CES and OES programs from the BLS.National and state industry distributions are updated using trends from the CES.The latest industry-occupation matrix from the OES is applied to allocate employment change by industry to the related occupations. 3 It is important to remind data users that Esri's civilian labor force estimates represent seasonally unadjusted totals as of July Ito stay consistent with the forecast base.While press releases of labor force statistics produced by the Bureau of tabor Statistics report seasonally adjusted change each month,removing such calendar influences,Esri's totals reflect actual estimated levels,As a result,Esri estimates and measures of change can yield differences when compared to these official government statistics, ^ Exhibit V n • Income To estimate income for households,Esri evaluates an extensive list of sources for household income trends that includes both federal and proprietary sources.The review of national surveys includes the American Community Survey(both one-year and five- year estimates),Bureau of Economic Analysis'local personal income series,the Current Population Survey,and the Bureau of Labor Statistics'Consumer Price Index. In 2016,Esri developed a new forecast base that capitalizes on historical ACS five-year estimates and household surveys. In any sample-based data source, both sampling and nonsampling error contribute to the instability of time series data for small areas.Esri has designed parameters to quantify and normalize instability in its sources, producing a robust base on which to measure income change.This does,however,mark a break in the time series for household income and the related variables: age by income, disposable income,and net worth. After forecasting the state income distributions,household income is estimated for counties and then block groups.Esri's income forecasts are uniquely designed to distinguish local variation,changes in income inequality,and urbanicity as differentiators of income growth.The model correlates the characteristics of households at the block group level with changes in income.This stratification identifies several different patterns of change by household type that are applied to forecast trends in income.Modeling links the current income change to all households with similar socioeconomic characteristics. Areas with small household bases or missing base data,where the model is unable to capture the local variation,are forecast with another level of modeling to capture the change in income by strata(a group of areas classified by their sociodemographic characteristics).Separate fbrecasts of the change in income by strata are aggregated to compose the income distributions. Household income reported by age of householder is updated to be consistent with the 2016/2021 distributions of household income and age of householder.To update the age distribution of householders,the ratio of householders by age to the population by age in 2010 is updated to 2016/2021 and,taking into account the change in group quarters population,applied to the current age distributions.After the targets are set,the base distributions of household income by age of householder at the block group level are fitted to current distributions of households by income and age of householder. Esri uses the definition of money income used by the Census Bureau.For each person 15 years of age or older,money income received in the preceding calendar year is summed from earnings,unemployment compensation,Social Security,Supplemental Security Income,public assistance,veterans'payments,survivor benefits,disability benefits,pension or retirement income,interest,dividends,rent,royalties,estates and trusts,educational assistance,alimony,child support,financial assistance from outside the household,and other income. Data for consumer income collected by the Census Bureau covers money income received(exclusive of certain money receipts such as capital gains)before payments for personal income taxes,Social Security,union dues,Medicare deductions,etc. Disposable income represents money income after taxes—an estimate of a household's purchasing power.The proportion of household income left after taxes is estimated from special studies conducted by the Census Bureau to simulate household taxes.Esri's 2015 Exhibit V disposable income incorporates data from the 2015 Annual Social and Economic Supplement of the Current Population Survey(ASEC).Starting with the 2011 ASEC release,the Census Bureau introduced a new technique to accommodate disclosure avoidance.Previously,high dollar values were capped or top-coded;rank proximity swapping is employed currently. Four types of taxes are deducted:federal individual income taxes,state individual income taxes,FICA(Social Security)and federal retirement payroll taxes,and property taxes for owner-occupied housing.Internal Revenue Service tax rates are used as guidelines for model testing.Esri then applies the proportions of after-tax earnings to income intervals that are cross-tabulated by age of householder for each state. State-specific proportions account for the variation in taxes by state.The proportions,or multipliers,are then applied to the age by income forecasts for block groups and counties to calculate disposable income. Current income is only one component of a household's financial security.Householders' net worth or accumulated wealth reflects their ability to stay afloat during a financial shock as well as their savings for future retirement.Net worth is estimated from data on household wealth that is collected from the Surveys of Consumer Finance(SCF)from the Federal Reserve Board from 1992 through 2013.These triennial surveys feature enhanced representation of wealthy households through the comprehensive measurement of net worth components.By definition,net worth equals total household assets less any debts,secured or unsecured.Assets include ownership of homes,rental properties, businesses,individual retirement accounts(IRAs)and Keogh accounts,pension plans, stocks,mutual funds,and motor vehicles.Examples of secured debt include home mortgages and vehicle loans;unsecured debt includes credit cards and other bills or certain bank loans. Summary measures of household and disposable income and net worth include medians and averages,which are calculated from the distributions of income and net worth. Medians represent the middle of the income distribution,or the point that splits the distribution equally.Medians are calculated from the income intervals of the distributions using Pareto interpolation unless the median falls in the lowest(<$15,000)or highest (>$200,000)interval.For the lowest interval,linear interpolation is used.When the median falls in the upper interval,it is reported as$200,001 because households in the upper interval are top-coded to$200,000. Averages are computed from estimates of aggregate income or net worth.Esri's 2015 income and net worth updates introduced unique sociodemographic methods to model distributions and aggregates simultaneously,which is continued in 2016.This top-down, bottom-up approach not only provides well-grounded small area estimates but places value on the relationship between medians and averages. 2016 Geography Changes in the areas for which data is tabulated and reported are critical to the analysis of trends.Esri reports data for political and statistical areas that include states,counties, census tracts,block groups,places,county subdivisions,Core Based Statistical Areas, and congressional districts plus special use areas like ZIP codes and DMAs.Of course, the provision of small area data in Esri software enables users to define their own areas of interest too. Exhibit V Data is reported in 2010 geography for most of the standard political and statistical areas. Statistical areas,like block groups and census tracts.are defined by the Census Bureau (with help from local officials)to collect and report data for neighborhoods.Historically, these areas change every 10 years with each new census.Political areas,like counties, cities,or townships,are subject to change by local governments.For the current release, Esri updated place boundaries,from TIGER 2014.Census 2010 included 29,261 places; the TIGER 2014 inventory includes 29,297 places plus all the boundary changes.Larger political areas,like counties,change less often than places. Revisions to metropolitan and micropolitan statistical areas were released by the Office of Management and Budget(OMB)in July 2015.The 2016/2021 updates reflect the latest definitions.Changes include 16 new micropolitan areas and 1 micropolitan area that was classified as a metropolitan area.Core Based Statistical Areas include 382 metropolitan and 551 micropolitan areas.Congressional districts represent the 114th Congress. ZIP codes,which are defined solely by the US Postal Service to expedite mail delivery. can change monthly or whenever the US Postal Service revises delivery routes.ZIP codes do not represent standard census geographic areas,for data reporting.ZIP code boundaries are not contiguous with census geographic areas or stable over time.Data estimated for ZIP codes is also subject to change.Residential ZIP code data is estimated from block group data,using a correspondence created by assigning Census 2010 block points to ZIP code boundaries from Nokia.The vintage of the ZIP code boundaries is third quarter,2015;the total residential ZIP codes in this release is 32,088. Use of Projections Projections are necessarily derived from current events and past trends.The past and present are known;the future must be extrapolated from this knowledge base.Even though projections represent the unknown,they arc not uninformed.Guidelines for the development of projections also inform the use of those projections: • The recent past provides a reasonable clue to the course of future events,especially if that information is tempered with a historical perspective. • A stable rate of growth is easier to anticipate than rapid growth or decline. • The damaging effects of natural disasters cannot be anticipated.Esri makes every effort to assess the impact of sudden,catastrophic events like strong storms, flooding,or wildfires. • The risk inherent in forecasting is inversely related to the size of an area:the smaller the area,the greater the risk. • The risk increases with the length of the projection interval.Any deviation of the projected trends from actual events is amplified over time. Esri revises its forecasts annually to draw on the latest data.However,this data can be enhanced with personal knowledge of an area to provide the qualitative,anecdotal detail that is not captured in a national database.It is incumbent on the data user and the producers to incorporate as much information as possible when assessing local trends, especially for areas that are subject to"boom-bust"cycles or natural disasters. Exhibit V Esri's Data Led by chief demographer Lynn Wombold,Esri's data development team has a 35-year Development Team history of excellence in market intelligence.The combined expertise of the team's economists,statisticians,demographers,geographers,and analysts totals nearly a century of data and segmentation development experience.The team develops datasets,including annual demographic updates,Tapestry Segmentation,Consumer Spending,Market Potential,and Retail MarketPlace,which are now industry benchmarks. For more information about Esri's demographic data,call 1-800-447-9778. Exhibit V @Desri � .. $ Esri inspires and enables people to positively impact their future through a deeper,geographic understanding of the changing world around them. Governments,industry leaders,academics,and nongovernmental organizations trust us to connect them with the analytic knowledge /""NN they need to make the critical decisions that shape the planet.For more than 40 years,Esri has cultivated collaborative relationships with partners who share our commitment to solving earth's most pressing challenges with geographic expertise and rational resolve. " Aloo Today,we believe that geography is at the heart of a more resilient and sustainable future.Creating responsible products and solutions ,M drives our passion for improving quality of life everywhere. Contact Esri 380 New York Street Redlands,California 92373-8100 USA 1 800 447 9778 r 909 793 2853 F 909 793 5953 info@esri.com esri.com Offices worldwide esri.com/locations 1 Printed in USA Exhibit V I C GASPAR STATION PUD LAND FOR SALE investment 1,1 properties available corporation , f ,,,.. M,a+ a a � gE 1, 1[ - r , . 0 4, s+,KfMdce4e.G'1VaY'--- ''11 - • �,iri.SPr.ng 4MEI 7' IC : a= 'IiMIMIOiKfA'LIE E R+O'A+D - -= r 1e � t # . cs C/r Go.,sa-� , ,AN ' Gaspar 1 � lal-Mari ores N ` --Stto uert a c I inky * rt" i -f 4004 LOCATION: SWC of Immokalee Road and Juliet Boulevard in Naples, Florida. (1-75 Exit 111). ZONE: The Gaspar Station PUD allows a wide variety of commercial uses. Contact: CLICK HERE FOR AERIAL: Craig D. Timmins, CCIM 239-261-3400, ext. 161 http://goo.gllmaps/FGjZR craig@ipcnaples.com in\estment Properties Corporation orNaples 3838 1 amiami trail North.Suite 402 Naples. I l(Prida 34103-3580 Til ,;9.161 3100 las'31)261.7579 \V'\V‘c.ipcnaples.com Licenced Rein l'st,a, Ri ,/ i Exhibit V GASPAR STATION PUD LAND FOR SALE t: r 'f) Corkacraw Ra. 1 Exit 1231 HyattRag171a3 an Coconut _.. Cocantn Poul Road investment PELICAN properties t LANDING corporation 3838 Tamiami Trail North,Suite 402 03.3586 Naplr F2319-3 '1.34t Phone 239 26l 3101 Fax 239-261 7579 3 q `pouch .r Jti_ - _._ .. 'I 0, " -.. -...--:' 4- itt 3 abs BONITA +i SPRINGS '" „,,<44 BONtTA ? BAY , r "42 i s . [Exit 1161 - -,6--------" Banita Beech Rd. 4.x.'€eq,„ � _Y w,� `PCt I' jWi Vlggtna Pug �J ONort Collier , Aee 75 North tmnokalea '}Y IExit 1111 W &7 Nt Imneokalee Rd. I • Ritz (Ritz r3 Carlton Carlton a Vanderbtk Bouoi Rd. PE),!CAN r,AY gii I JC 61” NAPLES g P6raluam m S Resort x'�'N`'e n RaOaui o $ • Pine Ridge Rd � nE "3 > Exit 107 tI it 3 ; ‘1,''' 2 .-g-''9 4 c w a Exit 105 Golden Gate PY.ey. NAP LtW S Coasnarfd MerunERa y races Center Man ' Exit 101 e...11'I Naples Club �. AI T dtfigztcr Atby-Interstate 75 x.+4, :::: , AY Ell hi.Es,- a a. n y Collier Count' 1 Court House m T t+ Rattlesnake Hammock Rd.(CR 864) ■ vfj416� vSr*s LELY NORTH RESORT m re, 44 MARCO �r ISLAND 4p„ .s. if, Exhibit V LM:1 GASPAR STATION PUD LAND FOR SALE investment properties corporation PROPERTY SUMMARY Gaspar Station is located on the SWC of Immokalee Road and Juliet Boulevard, in Naples, FL. This signalized intersection is shared by the Wal-Mart Supercenter, a shopping center anchored by Publix as well as The Strand, a 1,160 unit residential community and other commercial and residential uses. This Immokalee Road location is at 1-75, exit 111. Located in fast-growing North Naples, Gaspar Station is also near Super Target and the North Naples Regional Park. As part of the recent 1-75 widening in Collier and Lee Counties, the Exit 111 interchange has been completely updated, including increasing Immokalee Road from six to eight lanes at the overpass. ZONING The Gaspar Station PUD allows a wide variety of commercial uses. UTILITIES Water and sewer service is available to the site. Exhibit V 17131 GASPAR STATION PUD LAND FOR SALE investment properties corporation 1, 3, 5 Mile Radius Demographics-2016 1.0 Mile 3.0 Mile 5.0 Mile Total Population: 8,404 46,012 116,855 Total Households: 3,983 21,031 53,308 Median Age: 48.3 54.8 54.1 Median Household Income: $69,347 $73,896 $67,065 Average Daily Traffic Counts 2013 2014 2015 Immokalee Road east of 1-75 36,860 37,374 36,306 Immokalee Road west of 1-75 48,478 46,432 47,758 Immokalee Road west of Collier Blvd. (951) 33,406 34,027 35,422 1-75, North of CR 846/ Immokalee Road (FDOT) 87,000 90,500 N/A 1-75, 0.5 Mi N of CR-896, Pine Ridge Road 65,423 70,332 N/A Exhibit V IM GASPAR STATION PUD LAND FOR SALE investment properties corporation II l I t3 , 1 * I T L FD-2 '3 a IL. '.ALEE R01 Eft CAR'1NASH) -.ILEX DIAS* . ? r Os 7 AG 1.15t l5 AC . 45 dCr,.< 1 L .' 1- USEPPA WAY � y y Pn ` 6'WATER r , .�-. ..,SANITARY SEWER ...P.\ 271'i I. FO-2 Q (PENDING 3 STORY > SELF-STORAGE) { CO GASPAR PUD212 AREA CALCULATIONS I AC =I .3-I TLT+ASE1 '4 A., 61.13(1'3 F0-2 Lw MI I Jot AC- 305.167 4 FD-2(STORAGE) I 2 12 AC: 92,496 SF -1 2(YNFO±AL6.RD), •.73 A$ 7)671 SF ... FD-T OARAAWT '1°AC AO 04,V USCNA W4r _ 015 K t5AO4 S7 _,�. ..;,.a:: X ALA.lR 6.VD 4•_K 6'11:T 7 YRE.4EN16 741 AC 105. 51: '' 14_ t 1 TS Ar 7JP154 SF .. �2 --- y e'SANITARY SEWER DEVELOPABLE AREA _ i 7.01 AC FD (MAN} 7.61 AC 3D5.t 6'J 9 ( A �O-1 MMONN.to)ROI ISA AC J.6T1 Si ,, --- �. LAKE AND LY.E. -2.72 AC 116.46.3 S! ,44 ;; TI NET DENELO AB_E AREA 607 AC 264,575 SF '""",'^' 1 DEVELOPMENT CALCULATIONS \w,4 \ BASED ON 17.7 AC. EX LAKE RUM_&SERVICES EX. JtJf e'sANRARY sEwcA 7,500 SF/GROSS AC 032,750 SF 11 LESS CHASE SANK ALLOCATION. -4,500 Sf 3- _E55 CARWASH TRACT FD-3: -5,000 SF 1 ii i i n NET REMAINING 23,250 SF ( ' OFFICE 15 000 SF/GROSS AC. 7E5,500 SF 2i•t LESS 3 STORY STORAGE 10,000 SF , �--- oap e su rtARr s'-- NET REMAINING: 155,500 Sr } - • 1 HOTEL/MOTEL t 26 UNITS/GROSS AC 460 Up11TS ' NOTES: _ .. 1 AN ACCESS EASEMENT MUST BE PROVIDED TO THE VACANT PARCELWEST OF GASYAP IS' STATION LOCATION OF " EASEMENT TBC BY t OWNER 2. COLI.IFR COUNTY NATIVE VEGETATION t ..3'1'Sir PRESERVATION REQUIREMENTS FOR THE - ,_. f; GASPAR STATION PUD HAVE BEEN FULFILLFE 11 3 THE BACKBONE SURFACE WATER MANAGEMENT SYSTEM(LAKE.CONTROL STRUCTURE, ETC.) ii HAS BEEN DESIGNED. PERMITTED AND II /*"..*\ CONSTRUCTED HOWEVER DRY PRE-TREATMENT AREAS WILL BE REQUIRED FOR COMMERCML DEVELOPMENT SIZE AND GASPAR STATION DEVELOPABLE AREA EXHIBIT LOCAPON OF THESE AREAS TO BE DE16.1,1 NED BY FUTURE DEVELOPMENT REVISED OCTOBER 03 2016 i'; Sta lite c EXHIBIT "W" ENVIRONMENTAL ASSESSMENT LOGAN BOULEVARD/IMMOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT GROWTH MANAGEMENT PLAN AMENDMENT ENVIRONMENTAL REPORT Revised October 2016 Prepared For: Immokalee Road Associates LLC. 1600 Sawgrass Corporate Parkway, Suite 400 Sunrise, Florida 33323 (954) 753-1730 Prepared By: Passarella&Associates,Inc. 13620 Metropolis Avenue, Suite 200 Fort Myers, Florida 33912 (239) 274-0067 Project No. 13GLH2170 TABLE OF CONTENTS Page 1.0 Introduction l 2.0 Vegetation Associations and Land Uses I 3.0 Soils 3 4.0 Listed Species, 4 5.0 Archaeological and Historical Resources 4 6.0 References 4 LIST OF TABLES Page Table 1. Existing Land Use and Cover Summary 1 Table 2. Soils Listed by the NRCS 3 ii LIST OF EXHIBITS Page Exhibit 1. Project Location Map E1-1 Exhibit 2. FLUCFCS Map ...................................................................E2-1 Exhibit 3. Aerial with FLUCFCS Map E3-1 Exhibit 4. Soils Map E4-1 Exhibit 5. Listed Species Survey Report................................................................. . ..... E5-1 /1 111 1.0 INTRODUCTION The following information regarding site conditions and environmental considerations has been prepared for the proposed Growth Management Plan amendment for the Logan Boulevard/ Immokalee Road Commercial Infill Subdistrict(Project). The 19+ acre Project site is located in Section 28, Township 48 South, Range 26 East, Collier County (Exhibit 1). More specifically, it is found at the southeast corner of the intersection of Immokalee Road and Logan Boulevard and is located approximately 1.4 miles east of Interstate 75. The property is bound by Immokalee Road to the north,Logan Boulevard and a landscaping nursery to the west,and a landscaping nursery to the east and south. Saturnia Lakes residential development is located to the southeast of the Project site. The Project site is comprised primarily of forested uplands that have been disturbed by the invasion of varying levels of exotic vegetation. 2.0 VEGETATION ASSOCIATIONS AND LAND USES The existing land uses on the Project site include a combination of disturbed land and forested uplands with varying degrees of exotic infestation.The vegetation associations for the property were delineated using January 2016 rectified color aerials (Scale: 1" = 100'). 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. "E" codes were used to identify levels of exotic species invasion(i.e.,Brazilian pepper(Schinus terebinthifolius)).AutoCAD Map 3D 2015 software was used to determine the acreage of each mapped polygon, produce summaries,and generate the final FLUCFCS map(Exhibits 2 and 3). A total of nine vegetative associations and land uses(i.e., FLUCFCS codes)were identified on the property.The dominant habitat type on the property is Pine,Disturbed(FLUCFCS Code 4159)with various levels of exotic coverage (i.e., El and E3). This vegetative community accounts for 43.4 percent of the property (8.09± acres). Exotic vegetation documented on-site includes, but is not limited to, Brazilian pepper, melaleuca (Melaleuca quinquenervia), and earleaf acacia (Acacia auriculiformis). The degree of exotic infestation ranges from 0 to 100 percent cover. Table I summarizes the FLUCFCS acreages and a brief description of each of the FLUCFCS classifications follows the table. Table 1. Existing Land Use and Cover Summary FLUCFCS Description Acreage Percent Code of Total 241 Tree Nursery 0.91 4.9 4119 El Pine Flatwoods,Disturbed (0-24%Exotics) 1.64 8.8 4159 El Pine, Disturbed (0-24% Exotics) 4.56 24.5 1 Table 1. (Continued) FLUCFCS Description Acreage Percent Code of Total 4159 E3 Pine, Disturbed (50-75%Exotics) 3.53 18.9 4289 E3 Cabbage Palm, Disturbed (50-75%Exotics) 0.20 1.1 439 Mixed Exotic Hardwoods 3.96 21.2 6215 E3 Cypress, Disturbed and Drained(50-75%Exotics) 0.37 2.0 6245 E3 Cypress/Pine/Cabbage Palm, Disturbed and Drained 2,99 16.0 (50-75% Exotics) 740 Disturbed Land 0.48 2.6 Totals 18.64 100.0 Tree Nursery(FLUCFCS Code 241) A tree nursery is located on the western portion of the Project site. This area consists primarily of planted date palms(Phoenix dactylifera)and queen palms (Syagrus romanzoffiana). Pine Flatwoods, Disturbed (0-24%Exotics)(FLUCFCS Code 4119 El) This upland habitat is located in the eastern portion of the property. The canopy is dominated by slash pine (Pinus elliottii),along with scattered cabbage palm(Sabal palmetto)and earleaf acacia. The sub-canopy vegetation includes cabbage palm,along with rusty lyonia(Lyoniafruticosa),saw palmetto(Serenoa repens),and scattered Brazilian pepper.The ground cover is dominated by saw palmetto, with lesser amounts of bracken fern (Pteridiunr aquilinum), muscadine grape (Vitis rotundifolia),poison ivy(Toxicodendron radicans),greenbrier(Smilax auriculata),and caesarweed (Urena lobata). Pine, Disturbed(0-24% Exotics) (FLUCFCS Code 4159 El) This upland habitat occupies the south-central portion of the property.The canopy and sub-canopy are dominated by slash pine with scattered melaleuca, earleaf acacia, cabbage palm,rusty lyonia, Brazilian pepper, myrsine (Rapanea punctata), and strawberry guava(Psidium cattleianum). The ground cover is dominated by species typical to disturbed areas, such as muscadine grape, poison ivy, greenbrier, spermacoce (Spermacoce verticillate), caesarweed, and bracken fern. Additional ground cover species including little blue maidencane(Amphicarpum muhlenbergianum),gulfdune paspalum (Paspalum monostachyum), Boston fern (Nephrolepis sp.), and swamp fern (Blechnum serrulatum) occur in lesser amounts. Pine, Disturbed(50-75% Exotics)(FLUCFCS Code 4159 E31 This upland habitat is similar to FLUCFCS Code 4159 El, but with a higher concentration of Brazilian pepper in the sub-canopy and melaleuca and earleaf acacia in the canopy. Cabbage Palm,Disturbed (50-75%Exotics) (FLUCFCS Code 4289 E3) This upland habitat is located near the southeast corner of the property.The canopy is dominated by cabbage palm, along with very scattered slash pine. The sub-canopy is dominated by Brazilian pepper, with scattered cabbage palm and citrus (Citrus sp.). The ground cover is dominated by swamp fern. 2 Mixed Exotic Hardwoods(FLUCFCS Code 439) This upland habitat occupies most of the northeastern portion of the property.The canopy and sub- canopy are dominated by exotics such as melaleuca,earleaf acacia,Brazilian pepper,and strawberry guava.Scattered native species present include widely scattered bald cypress(Taxodium distichum), cabbage palm, myrsine,and cocoplum (Chrysobalanus icaco).The ground cover is dominated by swamp fern with scattered sawgrass(Cladium jamaicense), muscadine grape, and greenbrier. Cypress,Disturbed and Drained (50-75%Exotics) (FLUCFCS Code 6215 E3) This drained habitat is located near the northeast corner of the property.The canopy is dominated by bald cypress with cabbage palm and melaleuca. The sub-canopy vegetation consists of Brazilian pepper, earleaf acacia,and cabbage palm.The ground cover is mostly open with scattered swamp fern, sawgrass, gulfdune paspalum,muscadine grape, poison ivy, and caesarweed. Cypress/Pine/Cabbage Palm,Disturbed and Drained(50-75%Exotics)(FLUCFCS Code 6245 E3) This drained habitat is found in the northwest portion of the property.The canopy is dominated by slash pine with bald cypress, melaleuca, and earleaf acacia. Brazilian pepper dominates the sub- canopy stratum,along with scattered laurel oak(Quercus laurifolia)and buttonbush(Cephalanthus occidentalis). The ground cover vegetation commonly includes swamp fern, along with scattered greenbrier and muscadine grape. Disturbed Land(FLUCFCS Code 740) This upland land use is located along the south property line.The canopy and sub-canopy strata are mostly open,with widely scattered earleaf acacia and Brazilian pepper growing along its northern edge. The herbaceous ground cover is dominated by species typical of disturbed areas including beggar-tick (Biden pilosa), spermacoce, muscadine grape, common ragweed (Ambrosia artemisiifolia), poinsettia(Poinsettia cyathophora), and flatsedge(Cyperus ligularis). 3.0 SOILS The soils for the property,per the Natural Resource Conservation Service(NRCS)(formerly the Soil Conservation Service),are shown on Exhibit 4 and listed in Table 2.The"Hydric Soils of Florida Handbook"(Florida Association of Environmental Soil Scientists 1995) lists Holopaw Fine Sand, Limestone Substratum (No. 2); Basinger Fine Sand (No. 17); and Holopaw and Okeelanta Soils, Depressional (No.23)as hydric soils. Table 2. Soils Listed by the NRCS Mapping Unit Description Hydric/Non-Hydric* 2 Holopaw Fine Sand,Limestone Substratum Hydric 17 Basinger Fine Sand Hydric 23 Holopaw and Okeelanta Soils,Depressional Hydric *Per the"Hydric Soils of Florida Handbook"(Florida Association of Environmental Soil Scientists 1995). rTh 3 4.0 LISTED SPECIES A listed species survey was conducted by Passarella&Associates, Inc.on the Project site on June 15,2016.No listed wildlife species were observed during the listed species survey. However, one state-listed plant species, the cardinal airplant (Tillandsia fasciculata), was observed scattered throughout the Project site. The listed species survey methodology and results are provided as Exhibit 5. 5.0 ARCHAEOLOGICAL AND HISTORICAL RESOURCES There are no known archaeological or historical sites present within or in the vicinity of the Project site. 6.0 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 System. Procedure No. 550-0I0-001-a. Third Edition. 4 EXHIBIT 1 PROJECT LOCATION MAP ~• t " 8i) `` HNDRY . _o_ _ _ �,.._....s.. • •-14 .-K,:,,=n&•GAC(ni ta mr'�� En` •oin1vc.�lK \ Au .1, CORKSCREW RU'�. ^t 4 " ' \I OMa'AE1P.. Do?I,gQEnC;Ru §' € a R� " For ,klt 8Lr Clip) } oft OM Ail i.17�..�..IE�.i2 t yiaM.. a•i I a rwea ae ' t'".4,";,..*: Gulf ' MEA£§. PW l RUg{PEr04 E Of .! \5 I 5. �' l KE.A,�. < � '` <- o vERO %p J+ f33A7 rT Z .,m ., i r -`:44N. -7 E -'ix_ } �� , Sw :— c, �Si t. t<.a5 . s ''asp, t 'At,r� &« :':4..-1.-:\i-r. r7 -1 r 41 5 i� -€"S.-1 1. Iv z '41,40 -„t',.-a r r i••;,.. i� - 6 ,' ? qtr a -_-J R +,. is^4: y a' '�.. • tl': f'' •f-, P,9,174"i",-,:-.e.,!glir ,I, ,.,,,,a._;i.i ,,ft, .‘)14 4 N...'"4:U• a 1-- + a"; h '` ,`!`, ..... ,, = E `o' *t ,�.., P�..tL •,5..4,. 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E H At• 9ro '•�. � ..1. . - .,. �� n xz4„R,xl' IYI Ik s EXHIBIT 1.PROJECT LOCATION MAP T,S. 6/17/16 xe,irutinm' 1xmo i PASSARELLA LOGAN BOULEVARD/IMMOKALEE ROAD Si. . 6117/I6 COMMERCIAL INFILL SUBDISTRICT AE""° °h `` °" Sc ASSOCIATES z 1 EXHIBIT 2 FLUCFCS MAP n —IMMOKALEE RD— n N z 439 °' (3.96 Ac.±) z 4 LD 0 J 6215E3 P/L (0.37 Ac.±} 6245E3 (2.99 Ac.±) i s r /119E1 0.29 Ac.± t 4119E1 i (0.15 Ac.±) ^ ` ®s 4159E3 (3.53 Ac.±) ti .,.m 241 4159E1 (0.91 Ac.±) (4.56 Ac.±) 4289E3 (0.20 Ac,±)- i. 1r"-e"." 4119E1 t (1.20 Ac.±) F 740 J(0.48 Ac.±) / 4 i( ) i H SNOTES CFLUCFCS AL PROPERTY BOUNDARY PER STANTEC INC 9000(5 No CODES _____- DESCRIPTIONS ACREAGE TOTAL S.RAISES POSHER.,NEW PRESERVE ANN LOSE BASE OWE f 20t TREE NURSERY 64 Ac.± .090 DATED AUGUST 24.2016 1 4110 Et PINE(-LATWOODS,DISTURBED(0.24%EXOTICS) 0 091 Ac.± 4 99% i 4150E1 PINE DISTURBED(0-24%EXOT ICS) 4.50 Ac.± 245% FLUCFCS LINES ESTIMATED FROM F-200'AERIA,. 4150E3 PINE DISTURBED(50 75%EXOTICS) 3.53AC.1 109% PHOTOGRAPHS AND LOCATIONS APPROXIMATED I 4200 E3 CABBAGE PALM DISTURBED(50-75%EXOTICS) 020 Ac 0 1 1% a 430 MIXED EXOTIC 1-AROW0005 307 Ac± 2t 2% FLUCFCS PEP FLORIDA LAND USE COVER AND FORMS C EV15E3 CYPRESS,DISTURBED AND DRAINED(50-75%EXOTICS) 337Ac,± 2.0% CLASSIFICATION SYSTEM(FLUCFCS)(FOOT 1014) 0245 E3 CYPRESSIPINE/CABBAGE PALM.DISTURBED AND DRAINED(50-75%EXOTICS) 200Ac0 100% .„6444,, 740 DISTURBED SAND_ _ ___- 040 Ac.± 26% TOTAL 1854 Ac.2 100.0% t¢ r.1hhWt11 1*5010, TS. WWIY 3{,20 s °P ""` C p LOOAN BOULEVARD/IMMOKALEE ROAD I30U(nn 4 si, 4,,„,, I M1 ,Hod (1)1 IOC .ASSARELLA COMMERCIAL INFILL SUBDISTRICT '3—,�.Ry, 1,5;� Phone(2191740097 —t & ASSOCIATES F. FLUCFCSMM .XIIIW: 17.$. IEVI VI. ias(:)9)214,0069 �1 EXHIBIT 3 AERIAL WITH FLUCFCS MAP , .06 »� F. bib If 19' .Ar P'4 f". 1 1!! ' i '.. r �.�.. e 1'1 ' / W.....'. '.%.41,-* - i',.:r 4 -. A.4 , 4..e.,47...,_:*? ..ttOy . 0. 3' . 9 # , AeF.. „... , ,,, „4,,„,.,,,,,,,, ._, , ,... , , , .. .„00.!,,,,,,,„ ., ,;....., ... . .,.. , ° # . 3./ 1 z Ac f 0 1 4 Ilr—w'Ait. ' '' --,,t, .-..s.-, I, , irw., . , ,,,..... 0 '9fr4i&t.±::-:'''''''''' '. M a tip . ."‘:'— ..'' cl .-f.. ....., . !; .o 4 "# t..,-.R; , :44* , ,I01::,7:11h0 # ,?— .0 'yetl,,v 91999 S� `` tiq9Ea� 411e y M 'p '' 4490� 'yA fain 94 Of '9 6 41 _ra n'•Y- e, * T:±E#4 89E3 sZ 41t)f (3, 2wa j.f tt* vn .»�l ,,,, ,...*-41.490,,:";„ x04. 41,,, ,,,,,,.... .„,, ...„, s Is t44' ee * neL6 � + Wk E3 89 1 ," ' (0.20 Ac.��"- , ,; � ji ' =� ! fi �* " '� i � ii * .t -4 - # arrer _ y' ! A t ` t ¢t4* �i p^ rrrrr :y c NOTES. FLUCFCS %OF CODES DESCRIPTIONS ACREAGE TOTAL FERIAE PHOTOGRAPHS WERE ACQUIRED THROUGH THE -- --- -- - COLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITH , lit F 241 POl TREE NURSERY 081 Ac x 4996 A FLIGHT DATE OF JANUARY 2016 4110 El RNE FLATWOODS,DISTURBED(0 24%EXOTICS) 1 a4 Ac x D 5% 4158 El PINE DISTURBED(0-24%EXOTICS) 458 Aex 24591 PROPERTY 001NDAR,PER STANTEC INC DRAWING NO 4159 E3 (ONE DISTURBED(5075%E%OTICS) 3.53 Ac x 10 Me 5tH NARES COMMERCIAL NEW PPESEP00 AND LACE BASE 0*0 4289 E3 CABBAGE PALM,DISTURBED(50-75%EXOTICS) 020 Act 1 1% DATED AUGUST 29 2016 439 MIXED EXOTIC HARDWOODS 3 98 Ac x 27 2% X15 ED CYPRESS,DISTURBED AND DRAINED(5075%EXOTICS) 0 ACA 20% FLUCFCS LINES ESTIMATED FROM 1'•200'AERIAL t 8245 ED CYPRESS/PINE/CABBAGE PALM,DISTURBED AND DRAINED(50-75%EXOTICS) 299 Ac x 18.0% PHOTOGRAPHS AND LOCATIONS APPROXIMATED �� : 740 DISTURBED LAND O IOWA H 2:I%Bb FLUCFCS PER FLORIDA LAIR USE COVER AND00) TOTAL 18.64 Ao.x 100.0% CLASSIFICATION SYSTEM(FLUCFCS)(FOOT 1999) * w . n 13620\iecro0d.A x« x,.., �..� JL4/I I. ..nuc s,n eon I.tX AN BOULEVARD/lMMOKALEE ROAD 1T7 tTl:itn A ,( ,,,,i„1, r-nN\,,Yr=.kO d.119( ASSARELLA CO�AMFRCIa(-1NFULs1,113 DlsrR(CE R„,,. ''t-:;11 ,.0 �,.1 rhOnc 1-'34),_74005T r'.:S A�S C I AT E S iT.l1, le/17f1t fax(239) i.a169 AERIAL WITH FLIK;FCS MAP Izm1u1 I EXHIBIT 4 SOILS MAP a • • .9 q. L .. . . . . . . .. .... we .. , .., .. ,., i _ R ,a - g•.;.4: !y, a ..-, - „....., 5. vY' g- Q ' ., 4 f L *, -,,,,— - # -T*,.t. c,f r. 4 T f )1 ' I ''11::4:7/;* 1::**H4111044-$5...;'' . .a #' ':'! � PROJECT LOCATION 13. If t. 17 ws 2 3 . t t. Ilit [ '.' ,..: • v. ;� ;�4 ",rt .Yv ,� it • � y m e � , • P E , NOTES K LEGEND AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE COLLIER COUNTY PROPERTY LOGAN BOULEVARD / IMMOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT APPRAISERS OFFICE WITH A FLIGHT DATE y -„„„,.,..._,.,.,,,,, ... �. OF JANUARY 2016 PROPERTY BOUNDARY PER GLOOMES y DRAWING NO 2013-91 10 ACRE LOGAN_ Soil Unit Description IMMOK DWG DATED JUNE 13,2016 0 2 HOLOPAW FINE SAND,LIMESTONE SUBSTRATUM 17 BASINGER FINE SAND ROADWAY NETWORKS WERE ACQUIRED F FROM Teff FLORIDA GEOGRAPHIC DATA fi 23 HOLOPAW AND OKEELANTA SOILS,OEPRESSIONAL LIBRARY WEBSITE 0 SOILS MAPPING WAS ACQUIRED FROM THE FLORIDA GEOGRAPHIC DATA LIBRARY WEBSITE OCTOBER 2007 AND CREATED 8Y 0 100 200 300 THE NATURAL RESOURCES CONSERVATION Feet SERVICE 1990 U 7*10WN El DAD.. EXHIBIT 4.SOILS MAP T.S. 6/17/16 ,,,..,,,,,,,.$ ����/16 I';.',74:1'...,"'''' � ASSARELLA s LOGAN BOULEVARD/IMMOKALEE ROAD S J COMMERCIAL INFILL SUBDISTRICT RY T L0 E F�'”-I.6t, ASSOCIATES z EXHIBIT 5 LISTED SPECIES SURVEY REPORT LOGAN BOULEVARD/ IMMOKALEE ROAD COMMERCIAL INFILL SUBDISTRICT LISTED SPECIES SURVEY REPORT Revised October 2016 INTRODUCTION This report documents the results of the listed species survey conducted by Passarella & Associates, Inc. (PAI) on June 15. 2016 for the Logan Boulevard/Immokalee Road Commercial Infill Subdistrict(Project). 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 (FDACS), and the U.S. Fish and Wildlife Service (USFWS) as endangered, threatened, species of special concern, or commercially exploited. The 19± acre Project site is located in Section 28, Township 48 South, Range 26 East, Collier County (Figure 1). More specifically, it is found at the southeast corner of the intersection of Immokalee Road and Logan Boulevard and is located approximately 1.4 miles east of Interstate 75. The property is bound by Immokalee Road to the north, Logan Boulevard and agricultural activities to the west, and agricultural activities to the east and south. Saturnia Lakes residential development is located to the southeast of the Project site. The Project site is comprised primarily of forested uplands that have been disturbed by the invasion of varying levels of exotic vegetation and disturbed land. METHODOLOGY AND RESULTS Literature Review The listed plant and wildlife species survey included a literature search for local, state, and federal listed species and an on-site review conducted on June 15, 2016. The literature search found no documented occurrences of listed wildlife species within the Project site. The property is not located within the designated critical habitat areas for any listed wildlife species. Further details regarding the literature search results and survey methodology are as follows: 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 Florida panther (Puma concolor coryi), bald eagle, red-cockaded woodpecker (Picoides borealis) (RCW), Florida black bear (Ursus americanus floridanus), and wading bird rookeries, such as the wood E5-1 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 following four species: Florida panther telemetry—June 2015; bald eagle nest locations — August 2015; black bear telemetry — August 2015; and RCW locations — August 2015. The closest documented bald eagle nest is CO-049 which is located approximately 2.1 miles to the northwest of the site and was last active in 2013. No bald eagle nests were identified within the Project limits. 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 Bald and Golden Eagle Protection Act (BGEPA) 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 USFWS considers suitable habitat for RCW to include any forested community with pines in the canopy that encompasses more than ten acres (i.e., includes both on- and off-site). Although the Project area does have canopy pine trees, no live slash pine (Pinus elliotti) cavities were observed during the survey and no sightings were documented in the area. The RCW is a state and federally listed endangered species. The literature search confirmed that the Project is located within the 30 kilometer (18.6 miles) Core Foraging Area of one documented wood stork rookery (No. 619018) (Figure 3). However, the Project contains dense forested upland habitat types that preclude access for wading birds, including wood storks. No wood storks or other listed wading bird species were observed on- site. In addition, there was no reference in the atlas to any breeding colonies located on or adjacent to the Project site. The wood stork is listed as federally threatened by the FWCC and threatened by the USFWS. The FWCC database contains no documented Florida black bear radio-telemetry locations on- site or within the vicinity 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 not listed by the FWCC or the USFWS. However, the FWCC has specific management activities for this species. A review of FWCC records found that no Florida panthers are documented within the Project site or in the immediate vicinity (Figure 2). The property is located outside of both the primary and secondary zones of the USFWS panther Focus Area, and no Florida panther telemetry points have been documented on-site or within the Project's general vicinity (Figure 4). The Florida panther is listed as federally endangered by the FWCC and endangered by the USFWS. One listed plant species was observed during the June 15, 2016 listed species survey. The listed plant species observed is described in the Field Survey section below. E5-2 Field Survey The property was surveyed on June 15, 2016 for wildlife species listed by the FWCC as endangered, threatened, or species of special concern; and by the USFWS as endangered or threatened. The property was also surveyed for plant species listed by the FDACS as endangered, threatened, or commercially exploited. In addition, the property was surveyed for the bald eagle and/or their nests since they are protected under Florida Administrative Code 68A- 16.002 and the BGEPA. The June 15, 2016 field surveys were conducted by qualified ecologists walking meandering transects spaced approximately 100 feet apart (Figure 5). The site was inspected for listed plant and wildlife species as well as their signs (e.g., burrows, tracks, scat, scratches, etc.). At regular intervals the ecologists stopped, remained quiet, and listened for wildlife vocalizations. The weather during the survey was seasonal with temperatures in the upper 80s to low 90s, clear skies, and winds ranging from five to ten miles per hour. The survey began at approximately 9:30 a.m. and ended at approximately 3:00 p.m. No listed wildlife species were documented on the Project site during the survey. One state listed plant species was observed on-site during the listed species survey, the cardinal airplant (Tillandsia fasciculata). The locations of the observed cardinal airplants are depicted on Figure 5. The cardinal airplant is listed as endangered by the FDACS. SUMMARY The literature search found no documented occurrences of listed wildlife species within the Project site. There was one state listed plant species observed on the Project site during the June 15, 2016 listed species survey. The cardinal airplant is listed as threatened by the FDACS. No listed wildlife species were observed utilizing the Project site during the survey. E5-3 REFERENCES Florida Fish and Wildlife Conservation Commission. 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. U.S. Fish and Wildlife Service. 1987. Habitat Management Guidelines for the Bald Eagle in the Southeast Region. E5-4 e7 E tt Fzt e...N.r Y,,..! fF wA[l1CKl1 B N'q .../„.:\ { oir EVE r.rtlY CURKSCRD`HE NII / '4 sEs {I 2.W&}t1 LU[it40D ` '+`` * t t.#y rer 00 i It � It auif # ` Ts1 ref Al.. xt I .w a; MOW' "; 837 S �y�,141111"'. y�� �j111 h r {{ {p IFFY WEST x:rY .rr, ¢ �' e ' t' sH i8 '[sw z3 ,_ j R.'.>„i P'''^..�I �t i I 1I- £ +�....�-....�.Q.,...a.�..�w • yr N = t -- fi � �; - � t �t t,.ta,,,✓ ,pts° I�t"' ,� ''r » ,t x y"4- .-N � ,va, 4. ''.? Str yy� . - lilt 4. ,/'. +. 'S� RI. S: !t w.�' y '... '�'� gds �' !4 .t � � } ! # �. � Me MI' ',. p g i, NT"R A f3 0 „„,-...%,"V A° 1 .rt ,1 .,:5 ( 'p-. 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A-- 7I_ ,aTr Fea(219)2744049 1 LISTED SPECIES LOCATIONS MAP 1 RIC R1'.t - , EXHIBIT "X" SURROUNDING EXISITNG LAND USES .Q0 Stantec EXHIBIT X Surrounding Existing Land Uses The area surrounding the subject property primarily consists of low density residential development with scattered agricultural, public facility and commercial uses. North, east and south of the subject property are predominately residential neighborhoods with very few commercial services. To the west, along the Immokalee Road corridor are limited commercial developments which serve commuting traffic. There are regional commercial shopping centers located near the intersection of Immokalee Road and Interstate 75. Much of the commercial services provided along Immokalee Road are located west of and adjacent to Interstate 75 and are over 1.5 miles from the subject property. These uses are located at one of Collier County's busiest intersections (1-75 and lmmokalee Road). There are no significant commercial centers in close proximity of the subject property. A more detailed description of the surrounding areas is provided below. Immediately adjacent to the subject properties eastern boundary is an±8 acre agricultural operation and another 8 acre vacant parcel adjacent to it. Further to the east of the agricultural property are two residential subdivisions, including Saturnia Lakes, followed by Heritage Greens. Laurel Oaks Elementary ^ School and Gulf Coast High School are located east of Heritage Greens, followed by Cornerstone United Methodist Church. Lying east of Cornerstone Methodist and adjacent to Immokalee Road are the Ibis Cove, Laurel Lakes and Pebblebrook residential communities with Pebble Brooke plaza, a commercial shopping center located on the southwest corner of Immokalee Road and Collier Boulevard. Across Collier Boulevard to the east is Pelican Nursery, a commercial agricultural operation. Continuing east along Immokalee Road lies several more residential neighborhoods, many currently under construction. Immokalee Road, a multi-lane, east-west arterial road is immediately north of the subject property. On the northeast corner of lmmokalee Road and Logan Boulevard is Olde Cypress, a residential golf community which extends approximately 1 mile north along Logan Boulevard. Lantana, a single family subdivision is located along Immokalee Boulevard immediately to the east of the Olde Cypress driving range and north of the subject property. North of Olde Cypress is Saturnia Falls. North of Staunria Falls Logan boulevard bends east then north around the Parklands residential community, before terminating at the Collier County border. To the south of the subject property is Work-A-Holics Landscape Maintenance, a commercial landscaping business. Satrunia Lakes is located south and east of the landscaping operation and is also adjacent to the southeast corner of the subject property. Saturnia Lakes is a single-family residential subdivision which extends south along Logan boulevard for approximately six-tenths of a mile. Further South is IslandWalk, a gated residential subdivision, extending south of Satunia lakes for approximately one mile and is bordered by Vanderbilt Road on the south. South of Vanderbilt Road, a six lane east-west arterial roadway, is Golden Gate Estates, a residential community which consists of pre-platted lots created in the 1960's. Logan Boulevard, a multi-lane north south arterial roadway, is immediately west of the subject property. Across Logan Boulevard to the west is a portion of Golden Gate Estates extending approximately one mile west of Logan boulevard to the intersection of lmmokalee Road and Tarpon Bay Boulevard. Golden Gate Estates consists primarily of large lots residential uses. However, a few of lots within Golden Gate Estates 1 October 13, 2016 with frontage along Immokalee Road are developed community facility and public service uses including several churches and the North Collier Fire Station. To the east of Tarpon Bay Boulevard is the Brentwood Commercial Shopping Center which is a regional shopping center with a mixture of retail, restaurant, and financial institutions. The Interstate 75 interchange divides the Brentwood Commercial Center from a large commercial center which includes Walmart and Verizon Wireless. East of Juliet Boulevard is a small commercial center developed with a car wash and a financial institution. Two multifamily residential developments, Bermuda Lakes and Windsong Club Apartments, are located further east and are adjacent to Livingston Road. 2 October 13, 2016 IMP NI { It.' • if'l''''''' .4 ,i y ., - * a. „stipi)it . - I ' 1 fg f-40-1 sitiftk ,,,00 ,:. 4 il 1 I • :; . .-. • .; 4 .. . ,::•!.: ''''' ,p,,,to limik\ , k-o- ,c,-- ,,,,.._ . c‘taiid-. i -, , 11•4 4!.. .. ,,,--. --- .... ,caoilltat- c,4®Lui My ,....,., .. , -.,-, • c __ . - - ----„,....... I -;..I,i . ---- , „-:'--1 rift:41.t7f-Af:.-ti''''4':---.'"-":„3.1•"-:' _ -- 1/4 c),-- -Afkgrr,-,---_-.- -. .. ,--;,,,....,--_--',,,:-..r-,,----rri _;.--.. - filit\ •,,r:' ', .---„,,1:-.1 :27.:-'-'77, '*•:-' -1-,:":","t . 1.-- <** 1'---).:::::,f2:1,71.:f,c'*-F*4'',4t..41.1 i' 'i, :. '''''.' l' ii . . -' - *.. .' *'A c,...---2-f.''el.''.,:'c:*:... -.'..:1''"''''". 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N.,. - — tt-- -, (5•:-.7: 1 t i 1,-1: ', _92 -.L.,----, ' ,,,. :t - - . i ..---......1 •••--- — --- - --1,_ ,ar.,,a,.. .,..,.,..,.,....... ,, , '‘.--.- -ifij-, ..; 3 8. 11,2 •....,„--_ ------- i f,-..sn t • ti, t----6 ': '''-1 1 ! rbilt '.'-'ac RD '-. - . — , - ,. s ism, J.. vo •e ....,„,.*:, v. , ‘11;ii g_.,€-„,, .. - - 1 = -‘-•,...e. , *Nr,... ..75 0-,,,'„,,,c, ,, 01 jittir -- ,..-. ----- ?: I. ....--- , 1,.i.:.5f., ' - .1.en•Gate BLVD W.' st. ... i.-„ -a- 4 4- l.i ,-'.„,,..,,,..,.,-.)•-.-‘::.,7*.-,.......-.,...„,.,,?.i._,;,..,-l..,....-ti.--4.., ..', . - . . •.' : -' • ,..) . . . ,. ...... . . • . '--- ----",:-Pine Ridge RD ; . ..- 4"-'..- ' '---- :- ; • L. — . .,- • . / , _ ot, .11, • . . LEGEND - Existing Land Use Multi-Family Residential ICI 3 mi Buffer • . In 4 mi Buffer d Recreation/Conservation/Open Space Vacant Residential Industrial , Agricultural A di i. rio , Project Boundary '...._ . Miscellaneous .Commercial '---1' Non-Agricultural . • 4 1111 Vacant Commercial Acreage -1,.. Assisted Living ' .."-I.63-'!J•c''' ,,..42.13F-Itikr ..” --, •_ di Public Facilities ...- 1 ' Single Family Residential ... e. .,._.°,`..,, , „ ..„,,, ::=7,E,::•, ..•;, Logan/lmmokalee Commercial Infill Subdistrict 7,,,t,3a,Tioz,E— ® Existing Land Use Exhibit Ce*1 Sta n,..„‘.....S.;...:7::!....ER,•: `• :::,, „,,,„,,cor.,,,,. • OcIobel 2016 EXHIBIT "Y" GROWTH MANAGEMENT PLAN CONSISTENCY NARRATIVE • EXHIBIT Y Growth Management Plan Consistency Narrative This application proposes to create the Logan Boulevard / Immokalee Road Commercial Infill Subdistrict, a new Future Land Use classification. The proposed sub-district will allow for retail, office, medical office, financial institutions and similar uses that are permitted by right and/or conditional use within the C-4 zoning district.The proposed limitation of 100,000 square feet of commercial uses on parcels totalling 18.6± acres provides for a lower commercial intensity per acre than a typical retail land use, lessening compatibility concerns for the adjacent properties. A PUD rezone will be submitted for concurrent review with the GMP application to address additional site design considerations. The proposed subdistrict is consistent with the following key Growth Management Plan Future Land Use Element Objectives and Policies: Future Land Use Element OBJECTIVE 5: In order to promote sound planning, protect environmentally sensitive lands and habitat forested species while protecting private property rights, ensure compatibility of land uses and further the implementation — of the Future Land Use Element, the following general land use policies shall be implemented upon the adoption of the Growth Management Plan. Future Land Use Element Policy 5.4: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended). Response: This GMP Amendment is proposing a maximum of 100,000 sauare feet of retail, office, financial institutions, and medical office land uses on 18.6±acres. By limiting the size to 100,000 sauare feet, or 5,376 sa. ft. per acre, the overall intensity of this development is significantly lower than that permitted on manv similarly sized commercial zoned or designation parcels throughout Collier County. The proposed project is bordered on the North by Immokalee Road, a 6-lane arterial roadway and on the West by Logan Boulevard, which has been improved at the intersection with Immokalee Road to a 4-lane condition but tapers to 2-lanes as you travel south. Across Logan Boulevard lies vacant land as well as Estates zoned residential development. To the east of the subject property lies vacant Agricultural land and approximately 800 feet east is the entrance to Saturnia Lakes, a residential community. To the South of the subject property is an Agricultural operation inclusive of a nursery, landscape business and associated uses. To the southeast is residential development that is part of the Saturnia Lakes development which is the closest residential development to the property. While most matters pertaining to compatibility such as noise, lighting, buffering, etc. are most appropriately addressed at the zonina stage. a Master Concept Plan has been included with this 1 October 13, 2016 Stantec application that shows the intended size, scale and location of development that is proposed for the site. A key factor in the proposed development is the placement of a native vegetative buffer and water management lake to the rear of the property to provide substantial buffering and distance for the commercial development to the nearest home in Saturnia Lakes. As shown on the MCP, a distance of approximately 340 feet exists between the commercial development on the subject property and Saturnia Lakes, the residential development southeast of the subject property. Of this distance, 125 feet will be comprised of a proposed native vegetation preserve which consists of Pine Flatwoods with minimal exotic vegetation requiring removal. Additionally, Saturnia Lakes has a native planted area of approximately 130 feet from the common corner point to the nearest lot line. These combine to result in a distance of approximately 470 feet from the proposed commercial development to the nearest residential lot,with 250 feet or so of that being comprised of native plantings and preserves. An application for CPUD rezone will be filed to run concurrently with the GMPA and will contain additional protections and safeguards that will serve to enhance and clarify with a greater specificity the projects compatibility with adjacent properties. Future Land Use Element OBJECTIVE 7: In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The Community Character Plan for Collier County, Florida, promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing development character of Collier County, the following policies shall be implemented for new development and redevelopment projects, — where applicable. Response: A part of the move toward implementation of smart growth policies includes the placement of commercial and residential land uses to promote the reduction or elimination of vehicular use where practical. Based on the market study provided, this area which has a significant number of residential units in the 3-mile Primary Service Area is underserved by the existing commercial developments both today and in the foreseeable future. By locating new commercial land uses in near proximity to existing homes, Collier County can reduce vehicle miles travelled (VMT's) for certain uses and basic needs. Increased access and convenience of commercial goods is a sound planning principal in the reduction of VMT's and therefore a commensurate reduction in greenhouse gases. The proposed land uses in this location will serve to promote smart growth principals in support of Objective 7. Future Land Use Element Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. Response:This GMPA incorporates a Master Concept Plan that shows connections on collector or arterial roadways including Immokalee Road and Logan Boulevard. Additionally, the project is providing two interconnections to properties to the east and south with the specific intent of potentially reducing the number of direct connections to Immokalee Road and Logan Boulevard in the future. 2 October 13, 2016 Stantec Future Land Use Element Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. Response: The MCP included with this application provides for access through the project from Logan Boulevard to Immokalee Road via internal drives without creating a 'raceway' style connection around the proposed development. Access is provided over and through the proiect to enhance connectivity. Future Land Use Element Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type.The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. Response: Please see the above response for Policy 7.1 that demonstrates consistency with this policy as well as Policy 9.3 of the Transportation Element, The proiect has provided connection points to all adjacent properties where it is feasible and practical to do so. Future Land Use Element Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. Response: The proposed development is designed to meet the demand in the marketplace for neighborhood style retail, office, financial institutions, and medical office uses which will serve the nearby communities and ultimately the adiacent properties should they develop with residential uses. This center has been specifically designed to provide a very walkable environment with features that provide visual and aesthetic interest, These elements will be explained in more detail in the proposed CPUD by providing locations of planned sidewalk connections internal to the proiect and the pedestrian and bicycle access points that will connect to the existina sidewalks alona both Immokalee Road and Logan Boulevard in order to more fully demonstrate compliance with this Policy. 3 October 13, 2016 Stantec EXHIBIT "Z" PROPOSED SUBDISTRICT MAP • ti4 „, „ ,rn... : ,., \ :,,,,,_„,..„..,.„.„ _ , e, I , , i /, : .e. ; t-_. i t o- . { si x A 1 . S ? t K !3 _ h�{ ._-_ ti ' 1/1----- 1 H } ! ' r1 Y' i r vsti I ' r> \J 14 , , ; ” : , ,,,, -, , A \ '; } Immokalee , i .„ k 1 rit t; , , I i ; / ; , ,,,./ \ i ,..., ,. . 1 ,, „_. . . ,...„,_ , „ ; .,„,.., ..;. ,;, , 7.",;_;.,. „.., ....i., ,;_/.1; ; 1 i 1 i , d i ° A I �` , 1-_s ` t. ._.�` 1 /� 1 4 HI . 1 1 4 i t- I t r 4 ~4 # Lh j I i � 4 I ' + i. E I, 1 4. ,t 1 tl t , ,t , i I t t. t • i 4 t � \ I jII) r 4 v1 IN'',/, `f f,+j r / I p �.� j 1 i ., ,rte �i yp t /Lf � h t v '}� q i ( I Ii 1 . j f \.,:._s"` i.,,/ .. " �" .A-.^i_I f f 3 i V ._ 1/t / 1. I s i I 4 4_ I. ,_. „„,„1 4..__ Is 17-1-71-4, ,1 "1 7t (, _..,� i Y t 6 , f It t s t LEGEND 4 s l 1 l t. ,, i!.._ 1..' �.�_ 'NI { �� 3 4 t { ;1 ii r • E Logan Blvd/lmmokalee lkt ,# _ _ I _ -r---,---,, - -_. _. 1 , 6' + } eiRd Commercial Infill _ 1 ` { ,t l It`,, i \ 1 _-r ~ . , , 1 '' Subdistrict 14 , I ' 1 l ) _...�`I \'2.1. _ 11', 1- 1t . , 3C0 600 N Logan Blvd/Immokalee Rd Commercial Infill Subdistrict ? Feet © Collier County, Fl September 2016 Prepared by.E,E S 06127116 Stantec EXHIBIT "AA" MAP OF ADJACENT LAND USES 1,,,„„so 0 ... . Milf/F \ ., ,...., i \..„) -,L.2...„:„.47/..„ • a k.,..),. .. ....,. 1 4 ' flif tioli.) , 110 la V47/07 ali , , "°"•666.6,,,,,,4,>66 41114Skr, .... ;41 - i.ii - , 1 r... ii , 14VIINVEMMUNilur ,." 1 i -, smt .' jaajaatiagjajitilgif ' ------„,_ *do\ H 0 1 mt, , . . _ - ' _ .., 1 * T V-49FAL\ , ... „III NI Residential: \`,NvAi? .,. „, 44, S4, 41% Lantana 41' / It;sidential: t:11111 11=4' t -i :11= 0 ,,.. .., 4 g, 1 . 4 Longshore Lakes .......... TIgii3 1 , , r --____ • ... REnat 414711*,7* \ I 1E5b 4N,,o. I 14.44/ . • : , ,. * • -01•• ••611.1.110111:1111j.........*1....... Immokalt;e4RD "" .4is.sitrus- ------• Tir f • i, 4 ..' 4 I A e — , . f ....0 , to I f Agricultural 0" • iii ‘ Mil I , '' "1E4 siMill • vot , , s • , i mij*— 4 , Non-Agriculutral 00:47.14146. Lands ' Cni tv ,... \ flii I CI lit . og ' - Itill Residential: Urban Estates , i a '- ,C). _,, , . PR ' , T- . - . sit ...,* it./1141W 4110 ,, r.. .1,47, ...., , , "' Agricultural 11 0 0 ir . r,001111641601 ...1 r...A, , en ,. ii I ..„ Irmem ....1,•-41/ ...,,,P74 II ,..._110-41IA ' • ' : . 5- • I - — IP., 1 sms Lals. ' JI- - /t b co .„....„,,,......,.,. ......1...„4„.....,,sivi. Pe ..... i , , ,,,iri.; ,..n . --A ,1 V'° 41/4,-.4.1",6,,,, ,,,,,./ ''' ,:, 4„..,,,..:.„...i,..•.iv Residential: r saturniLakes 17,,..•„ IIW, 4t. .I e .....v- ' t4' •- ... fIIeIwl,ooA.31-..NL- ...Ii'4l.,•. sio , ,,,, ,,,,.., i 1 i g , ,, t: I. ii ' - . si I' k 1.'4 r 'i ' • •1 1 .:4' rit' - —q,1!"gillijiitt...s-§10;.• 447)1•.(-7,(4.11.1.,,s0W-tt ,tp-ergfr-71.,,,,t; , E=i 'seig9 Feet Sta ntec (-) i7,;.,,,c.,:...,...:::::.::;:-...,:i.7L*;,;.,,,:::-:::.,.,:,i'; Loganilmmokalee Commercial Infill Subdistrict •,,,z,-,,,,,,,,s2„:7,7::;,••,;,,, Existing Land Use Exhibit , i-* Septembe 7016 Stantec EXHIBIT "BB" STATUTORY COMPLIANCE NARRATIVE °.f Stantec EXHIBIT BB Statutory Compliance for Growth Management Plan Amendments Florida Statutes Chapter 163.3177(1)M (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys,studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment.To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction.Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. Response: The proposed Growth Management Plan Amendment has been developed based on the surveys, reports, and data provided as part of the application materials. The supporting documents were prepared based on the approved and accepted methods and technical guidelines for each profession. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However,the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. Response: The proposed Growth Management Plan Amendment has been developed based on the surveys, reports, and data provided as part of the application materials. The supporting documents were prepared based on the approved and accepted methods and technical guidelines for each profession. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and 1 October 13,2016 Stantec Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area's proportional share of the total county population and the total county population growth. Response: The commercial demand analysis included as Exhibit V utilizes the existing population figures and is adjusted based on the seasonal fluctuations in the population. The analysis shows there is a significant deficit of commercial goods and services available to the surrounding community. Florida Statutes Chapter 163.3177(6) (6) In addition to the requirements of subsections (1)-(5), the comprehensive plan shall include the following elements: (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses,industry, agriculture, recreation,conservation, education, public facilities,and other categories of the public and private uses of land.The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category.The element shall establish the long-term end toward which land use programs and activities are ultimately directed. Response: As described in the proposed Growth Management Plan Amendment application, the subject property is 18.6± acres and is proposed to be developed with approximately 100,000 square- feet of commercial uses. 1. Each future land use category must be defined in terms of uses included, and must include standards to be followed in the control and distribution of population densities and building and structure intensities.The proposed distribution, location, and extent of the various categories of land use shall be shown on a land use map or map series which shall be supplemented by goals, policies, and measurable objectives. Response: The proposed Logan Boulevard/Immokalee Road Commercial Infill Subdistrict will create a new future land use category which will have limitations on the type and intensity of uses permitted on the Subdistrict. Exhibit F of the application materials provides the proposed policy language for the new Subdistrict which will guide any future development of the 18.6± acres property. A map illustrating the proposed boundaries of the new Subdistrict is included as Exhibit Z. 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable,including: 2 October 13,2016 S tantec a. The amount of land required to accommodate anticipated growth. Response:The Commercial Market Assessment (Exhibit V) provides an analysis of the existing and future demand for commercial development. The analysis shows the need for the commercial development proposed as part of the Growth Management Plan Amendment, based on a number of relevant market factors. b. The projected permanent and seasonal population of the area. Response: The market analysis included as Exhibit V is based on the permanent and seasonal population fluctuations of the area. c. The character of undeveloped land. Response: An Environmental Assessment describing the current features of the site including plant species and habitat, and general character of the subject property is attached as Exhibit W. d. The availability of water supplies, public facilities,and services. Response: Adequate public utilities and services are available to serve the proposed development. Exhibit S of the application includes an analysis of the public facility impact. Letters of Availability from the public utilities and services are included in Exhibit U. e. The need for redevelopment,including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. Response: The subject property is currently undeveloped. There are no nonconforming uses or uses which are inconsistent with the character of the community that currently exist on the property. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. Response:There are no military installations within close proximity to the subject property g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s.333.02. Response:There are no airports within close proximity to the subject property. h.The discouragement of urban sprawl. Response: The subject property is located in an area where public facilities and services are already provided to the site and will not need additional expansion to serve the subject property. Surrounding areas in all directions are predominately residential subdivisions, with few areas for goods and services. The proposed amendment will provide for commercial infill development to provide goods and services to the surrounding areas. By providing these services in this area, the nearby residential uses will not be 3 October 13, 2016 Stantecforced to travel additional distances along Immokalee Road, one of Collier County's critical east-west arterial roadways. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. Response: In addition to providing much needed goods and services to an underserved region of Collier County, the proposed Growth Management Plan Amendment will allow for the development of a vacant property for a commercial shopping center. The future commercial uses will provide employment opportunities for the residents while contributing positively to the regional economy. Public facilities are currently in place, minimizing the capital expenditures needed to provide for the commercial needs to the surrounding community. j. The need to modify land uses and development patterns within antiquated subdivisions. Response:The subject property is not located within an antiquated subdivision. Florida Statutes Chaoter 163.3177(61(a18. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. Response: Public facilities are available to serve the subject property. Letters of availability from the public utility providers are included as Exhibit T. A detailed public facilities impact analysis indicates the development proposed in this application will not create an undue burden on the public facilities serving the subject property. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land,soils, topography, natural resources,and historic resources on site. Response: Based on the information included in the Environmental Assessment (Exhibit W), the subject property is suitable for the commercial uses proposed. The proposed Growth Management Plan is consistent with this finding. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Response: The Commercial Market Assessment (Exhibit V) provides a detailed analysis of the commercial demand needed to provide goods and services to the surrounding community. Based on the assessment the proposed Growth Management Plan Amendment is consistent with this finding. 4 October 13,2016 t1 Stantec EXHIBIT "CC" UTILITY PROVISIONS APPLICATION Cor County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 FAX:(239)252-6358 STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST APPLICANT CONTACT INFORMATION Name of Applicant(s): Tim Hancock Address: 5801 Pelican Bay Blvd, Ste 300 City: Naples State: FL ZIP: 34108 Telephone: Cell:Cell: Fax: 239-643-5716 E-Mail Address: Tim.Hancock@stantec.com Address of Subject Property(If available): 5470 Hidden Oaks Ln city: Naples State: Florida ZIP: 34119 PROPERTY INFORMATION Section/Township/Range: 28 X48 X26 Lot: Block: Subdivision: Metes& Bounds Description: See Attached Legal Description Plat Book: Page#: Property I.D. Number: See Attached List of Properties TYPE OF SEWAGE DISPOSAL TO BE PROVIDED Check applicable system: a. County Utility System (x b. City Utility System c. Franchised Utility System Provide Name: Collier County d. Package Treatment Plant (GPD Capacity): e. Septic System 1 TYPE OF WATER SERVICE TO BE PROVIDED Check applicable system: a. County Utility System (x b. City Utility System I f c. Franchised Utility System C Provide Name: Collier County d. Private System (Well) Total Population to be Served: 100,000 Square Feet of Commercial Uses Peak and Average Daily Demands: A. Water-Peak: 23,625 MDD Average Daily: 17,500 GPD B. Sewer-Peak: 16,875 MDD Average Daily: 12,500 GPD If proposing to be connected to Collier County Regional Water System, please provide the date service is expected to be required: 2018 4/15/2015 Page 8 of 16 er County COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE GROWTH MANAGEMENT DEPARTMENT NAPLES,FLORIDA 34104 www.colliergov.net (239)252-2400 FAX:(239)252-6358 Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the method of affluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. N/A Collier County Utility Dedication Statement: If the project is located within the service boundaries of Collier County's utility service system, a notarized statement shall be provided agreeing to dedicate the water distribution and sewage collection facilities within the project area to the Collier County Utilities. This shall occur upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at that time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. The applicant acknowledges the requirement for the utilities within the project to be dedicated to Collier County prior to issuance of a building permit. The applicant will be providing the notarized statement with the rezoning submittal and again at the time of Site Development Plan approval,when more detailed information can be provided regarding easement location and actual uses for the property. Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the pre-application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating adequate capacity to serve the project shall be provided. 4/15/2015 Page 9 of 16 Estimated Sewage Project Capacity-COMMERCIAL Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Airport, bus terminal,train stations, port&dock facilities, bathroom waste only 4 0 (PER PASSENGER) Airport, bus terminal,train stations, port&dock facilities, bathroom waste 15 0 only (ADD PER EMPLOYEE PER 8 HR SHIFT) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Barber&beauty shop(PER SERVICE 75 0 CHAIR) TOTAL 0 0.00 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Bowling Alley bathroom waste only 50 0 (PER LANE) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Country Club (PER RESIDENT) 100 0 Country Club (ADD PER MEMBER OR PATRON) 25 0 Country Club (ADD PER EMPLOYEE PER 8 HR SHIFT) 15 0 TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Doctor and Dentist office (PER PRACTITIONER) 250 0 Doctor and Dentist office (ADD PER EMPLOYEE PER 8 HR SHIFT) 15 0 TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Factories,exclusive of industrial waste gallons per employee per 8 hr shift 15 0 (NO SHOWERS) Factories, exclusive of industrial waste gallons per employee per 8 hr shift 25 0 (SHOWERS PROVIDED) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Flea Market open 3 or LESS days per week (PER NON-FOOD SERVICE VENDOR 15 0 SPACE) Flea Market open 3 or LESS days per week (ADD PER FOOD SERVICE USING 50 0 SINGLE SERVICE ARTICLES ONLY PER 100 SQ FT OF FLOOR SPACE) Flea Market open 3 or LESS days per week (PER LIMITED FOOD SERVICE 25 0 ESTABLISHMENT) Flea Market open MORE than 3 days per week (PER NON-FOOD SERVICE VENDOR 30 0 SPACE) Flea Market open MORE than 3 days per week (ADD PER FOOD SERVICE USING 100 0 SINGLE SERVICE ARTICLES ONLY PER 100 SQ FT OF FLOOR SPACE) Flea Market open MORE than 3 days per week (PER LIMITED FOOD SERVICE 50 0 ESTABLISHMENT) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Restaurant opening 16 hrs or less per day 540 40 21600 (PER SEAT) Restaurant opening more than 16 hrs per day 60 0 (PER SEAT) Restaurant using single service articles only and operating 16 hrs or less per 20 0 day (PER SEAT) Restaurant using single service articles only and operating 16 hrs or less per 35 0 day (PER SEAT) Bar and cocktail lounge 20 0 (PER SEAT) Bar and gaming lounge 15 0 (PER POOL TABLE) Drive-in restaurant (PER CAR SPACE) 50 0 Carry-out only, including caterers (PER 100 SQ FT OF FLOOR SPACE) 50 0 Carry-out only, including caterers 15 0 (ADD PER EMPLOYEE PER 8 HR SHIFT) Institutions (PER MEAL) 5 0 Food Outlets excluding deli's, bakery, or meat dpt 10 0 (PER 100 SQ FT OF FLOOR SPACE) Food Outlets DELI (ADD PER 100 SQ FT OF FLOOR SPACE) 40 0 Food Outlets BAKERY (ADD PER 100 SQ FT OF FLOOR SPACE) 40 0 Food Outlets MEAT DPT (ADD PER 100 SQ FT OF FLOOR SPACE) 75 0 Food Outlets 200 0 (ADD PER WATER CLOSET) TOTAL 540 21600 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Hotels&Motels (REGULAR PER ROOM) 100 0 Hotels&Motels (RESORT HOTELS,CAMPS,COTTAGES 200 0 PER ROOM) Hotels &Motels (WITH SELF SERVICE LAUNDRY 750 0 FACILITIES PER MACHINE) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Mobile Home Park (PER SINGLE WIDE MOBILE HOME SPACE,LESS THAN 4 SINGLE WIDE 250 0 SPACES CONNECTED TO A SHARED ONSITE SYSTEM Mobile Home Park (PER SINGLE WIDE MOBILE HOME SPACE,4 OR MORE SINGLE WIDE 225 0 SPACES CONNECTED TO A SHARED ONSITE SYSTEM Mobile Home Park (PER DOUBLE WIDE MOBILE HOME SPACE,LESS THAN 4 DOUBLE WIDE 300 0 SPACES CONNECTED TO A SHARED ONSITE SYSTEM) Mobile Home Park (PER DOUBLE WIDE MOBILE HOME SPACE,4 OR MORE DOUBLE WIDE 275 0 SPACES CONNECTED TO A SHARED ONSITE SYSTEM TOTAL 0 0 Type of Establishment* #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Office building (PER EMPLOYEE PER 8 HR SHIFT) 15 0 Office building (PER 100 SQ FT OF FLOOR SPACE) 15 0 * use whichever is greater(do not sum flows) Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Transient Recreational Vehicle Park (FOR OVERNIGHT STAY,WITHOUT WATER AND SEWER HOOKUP PER 50 0 VEHICLE SPACE) Transient Recreational Vehicle Park (FOR OVERNIGHT STAY,WITH WATER 75 0 AND SEWER HOOKUP PER VEHICLE SPACE) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Service Stations per water closet (OPEN 16 HRS PER DAY OR LESS) 250 0 Service Stations per water closet (OPEN MORE THAN 16 HRS PER DAY) 325 0 Shopping Center without food or laundry 80000 0.1 8000 (PER SQ FT OF FLOOR SPACE) Stadiums, race tracks, ball parks 4 0 (PER SEAT) TOTAL 80000 8000 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Stores 200 0 (PER BATHROOM) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Swimming and bathing facilities, public 10 0 (PER PERSON) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Theaters and Auditoriums 4 0 (PER PERSON) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Veterinary Clinic 250 0 (PER PRACTITIONER) Veterinary Clinic (ADD PER EMPLOYEE PER 8 HR SHIFT) 15 0 Veterinary Clinic 20 0 (ADD PER KENNEL,STALL OR CAGE) TOTAL 0 0 Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Warehouse (ADD PER EMPLOYEE PER 8 HR SHIFT) 15 0 Warehouse (ADD PER LOADING BAY) 100 p Warehouse* (SELF-STORAGE,PER UNIT UP TO 200 1 0 UNITS) TOTAL 0 0 *Add 1 gallon for each 2 units or fraction thereof,for over 200 units and shall be in addition to employees,offices or living quarters Type of Establishment #Units Sewage Flow GDP(F.A.C.) Calculated Flow(GPD) Other 0 0 TOTAL 0 0 Total Calculated Average Daily Flow Peak Factor Total Peak Hour Flow Total Peak Hour Flow 29600 4.08 120796 83.9 Stantec POSTED SIGNS _... ,* Sti •+ ; .r . .., U ' . 70 l l +f OFP1I C IeEi('I� ;F,*£ FST)D " ar.r4 Ntt : ftrr.fVyRJ£2tf;Mi.01^G ' '., ,Mh,4m +Ess'4YGR*-4."4M.f.!-kN a• ..a_ 4 I E 4'4. 1€ > t "'+" �yi'a +F .�",i%Ta''1-47c. °r'§. "t ,.yk" .4t� v' ,4 ` lad k .� : r t 5k t g s kts3 ysonmENT FAAflay fj6 No fief NAGENE po '01 400s...„0 cam. r menti .re,-+. - , st, N. ti k :" r. . • t - Trierf t A. tea, x