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Agenda 10/14/2008 Item # 8BAgenda Item No. 813 October 14, 2008 Page 1 of 104 EXECUTIVE SUMMARY Public Hearing for the 2006 Cycle of Growth Management Plan Amendments. (Adoption Hearing) OBJECTIVE: For the Board of County Commissioners to review the 2006 cycle of amendments to the Collier County Growth Management Plan (GMP) and consider approving (adopting) said amendments for their transmittal to the Florida Department of Community Affairs, and consider directing staff to initiate an amendment to bring the various GMP components - including the Future Land Use Map - to the same time frame of 2025 and to compile or generate the necessary data and analysis to support that amendment. CONSIDERATIONS: • Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. • Resolution 97 -431, as amended, provides for a public petition process to amend the Collier County GMP. • For this Adoption hearing, the 2006 cycle of GMP amendments now consists of five petitions - three private sector petitions and two County- initiated petitions. Eleven petitions was submitted in the 2006 cycle but three were withdrawn and one was moved up to the 2005 cycle by the Board of County Commissioners (BCC). The remaining seven petitions were presented to the BCC at their Transmittal hearing in April 2008, six were approved for Transmittal and one was continued by the BCC to the next (2007) cycle. More recently, the applicant for one petition requested it not be adopted with the 2006 cycle. The remaining five petitions are addressed herein. • The Environmental Advisory Council (EAC) held their transmittal hearings, for select petitions, on March 5/6, 2008. The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their transmittal hearings on March 17 and 28, 2008. The BCC held their transmittal hearings on April 15 and 29, 2008. The Transmittal hearing recommendations of Staff, CCPC and BCC are contained in the CCPC adoption hearing Staff Reports. • The Objections, Recommmendations and Comments (ORC) Report from the Florida Department of Community Affairs (DCA), dated July 14, 2008, contained. Objections and Recommendations regarding three of the five petitions: CP- 2006 -7 and CP- 2006 -8, private sector petitions requesting re- designation to allow commercial development, and petition CPSP - 2006 -13, a County- initiated amendment that include proposed date changes to certain Transportation Element maps; and, contained two Comments. The ORC Report is contained in the back -up materials. The Florida Department of Transportation offered comments regarding impacts upon I -75 and US 41, pertaining to petitions CP- 2006 -7 and 8. • Staff's response to the ORC Report is contained in the CCPC Adoption Staff Reports and referenced ORC Report Response documents, and is reflected in revised text and map Ordinance exhibits. Agenda Item No. 8B October 14, 2008 Page 2 of 104 • Three of the five petitions have been modified since being heard at BCC transmittal hearings (CP- 2006 -7, CP- 2006 -8, and CPSP- 2006 -13), as noted herein. • This adoption hearing considers amendments to the following Elements of the Plan: 0 Future Land Use Element (FLUE) and Future Land Use Map and Map Series 0 Golden. Gate Area Master Plan (GGAMP) and Future Land Use Map and Map Series 0 Transportation Element 0 Economic Element 0 Recreation and Open Space Element NOTE: Because the support material for these GMP amendment petitions is voluminous, and some exhibits are oversized, the Novus system only contains a portion of the back -up data. The entire Executive Summary package, including all support materials, is included in the binder provided separately to the BCC, and is available for review during regular business hours in the Comprehensive Planning Department, 2800 North Horseshoe Drive. LEGAL CONSIDERATIONS: The GMP amendment ordinances have been reviewed by the County Attorney's office for legal sufficiency and are legally sufficient for Board action. (MMSS) FISCAL IMPACT: There are no fiscal impacts to Collier County as a result these amendments to the Growth �. Management Plan. Implementation of these amendments will occur through subsequent development orders (Rezone or Conditional Use, Site Development Plan, building permits, etc.) for which review fees are paid by the petitioner. Should the BCC direct staff to initiate an amendment to align time frames in the GMP, and compile /generate supporting data and analysis, as requested by staff, this is expected to be done utilizing existing staff resources. GROWTH MANAGEMENT IMPACT: This is an adoption public hearing for the 2006 cycle of amendments to the Collier County Growth Management Plan. The Florida Department of Community Affairs (DCA) will have 45 days to review the adopted Plan amendments for compliance with Chapter 163, F.S. and Rule 9J- 5 F.A.C., and to file a "Notice of Intent" to find the amendments "in compliance" or not "in compliance." If determined to be "in compliance ", and timely challenge to that determination is not filed by an affected party within 21 days, then the amendments will become effective. ENVIRONMENTAL ISSUES: No listed plant or animal species have been observed or are known to be on the sites encompassed by these amendments, and none of the sites contain jurisdictional wetlands. No particular issues have been identified relative to groundwater resources or soils. During review of subsequent development orders, the sites will be subject to all applicable local, state and federal environmental protection regulations. 2 Agenda Item No. 813 October 14, 2008 Page 3 of 104 HISTORICAL /ARCHAEOLOGICAL IMPACT: Only one of these amendments contains lands identified as having historical or archaeological importance, petition CPSP - 2006 -12 (Mar -Good Park site). An Archaeological Assessment of the Mar -Good parcel was performed in May 2006 and an Historical Assessment of Mar -Good buildings was performed in August 2006. These assessments were conducted to develop historic and archaeological guidelines for a park management plan. The goal was to locate and evaluate any archaeological deposits on the parcel so that park development could be implemented without adversely impacting any significant archaeological resources. The Mar -Good archaeological assessment also included an archival review, pedestrian survey and subsurface testing of the entire parcel. During review of subsequent development orders, all of these petition sites will be subject to all applicable local, state and federal historical and archaeological protection regulations. COMPREHENSIVE PLANNING STAFF RECOMMENDATION: The Staff recommendation follows each individual petition listed below. Additionally, Staff recommends the BCC provide direction to Staff to initiate a GMP amendment to align time frames in the GMP, and compile /generate necessary supporting data and analysis. ENVIRONMENTAL ADVISORY COUNCIL SEACI RECOMMENDATION: Growth Management Plan amendments such as these are not reviewed by the EAC. COLLIER COUNTY PLANNING COMMISSION (CCPQ RECOMMENDATION: The Collier County Planning Commission held its required public hearing on August 19 and 29, and September 18, 2008 (advertised for Aug. 19 but continued by action of the BCC due to declaration of emergency and closure of government offices in preparation for Tropical Storm Fay). The CCPC recommendation follows each individual petition listed below. 1. PETITION CP- 2006 -5, requesting an amendment to the Golden Gate Area Master Plan (GGAMP), to change the Conditional Uses Subdistrict by adding the 3.54 -acre subject site as an exception to the conditional use locational criteria so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway (CR 886), in Section 29, Township 49 South, Range 26 East, Collier County, Florida consisting of 3.54± acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] Staff Recommendation: That the CCPC forward petition CP- 2006 -5 to the BCC with a recommendation to adopt as transmitted, and transmit to DCA. CCPC Recommendation: That the BCC adopt petition CP- 2006 -5 per staffs recommendation, and transmit to DCA (vote: 510). There were no speakers. 2. PETITION CP- 2006 -7, requesting an amendment to the Future Land Use Element including the Future Land Use Map and Man Series (FLUE/FLUM), to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Agenda Item No. 8B October 14, 2008 Page 4 of 104 Clubhouse Commercial Subdistrict in the Urban Commercial District, for a 20,000 square - foot clubhouse and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport- Pulling Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5± acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] Subsequent to Transmittal hearings, the petitioner proposed to increase the allowable commercial development from 26,000 square feet to 34,000 square feet, exclusive of the clubhouse facility. Also, as required by the BCC at Transmittal hearings, the petitioner submitted a commercial needs analysis for the project's commercial uses. Staff Recommendation: That the CCPC forward petition CP- 2006 -7, as modified by the petitioner, to the BCC with a recommendation to adopt, as outlined in the CCPC Adoption Staff Report and supplemental Staff Report — including combining this petition with CP- 2006 -8 to create a consolidated subdistrict, and transmit to DCA. The Ordinance Exhibit A reflects the subdistrict as modified per the CCPC recommendation (see below). Also, there is another Exhibit A that reflects petitions CP- 2006 -7 and CP- 2006 -8 combined into a single, consolidated subdistrict. Should the BCC approve both petitions, staff recommends the BCC approve their consolidation into a single subdistrict. CCPC Recommendation: That the BCC adopt petition CP- 2006 -7, as recommended by Staff, and subject to the following eight items, and transmit to DCA (vote: 7/1): (1) Airport/Orange Blossom intersection work is to be under construction before a building permit is issued, and is to be completed before the issuance of a certificate of occupancy (C.O.). (2) Include an exception to the preceding limitation for the clubhouse facility subject to demonstration that the transportation impacts of that facility do not require those intersection improvements. (3) Separate the responsibility for contributing to the cost of intersection improvements to each individual party (each of the two parcels comprising this combined subdistrict), so that one party's delay in entering into a developer contribution agreement would not hold up the others' on -site development. (4) Provide response in the ORC Response document to address the FDOT question /concern regarding consideration of traffic impacts extending to US 41 and I -75. (5) Revisions suggested by the petitioner, including; how the vehicular interconnection is required "when it becomes available " between the one property and the other; scrutinize value of the phrase, "to rnininzize the impacts on the surrounding street system " in subsection (c); consider timing required by the phrase, "construction per the approved plan nuist be completed prior to the issuance of any certificate of occupancy" in subsection (d); consider timing required by the phrase, `prior to the issuance of a certificate of occupancy" in subsection (e); scrutinize value of the provision, "All principal buildings shall be set back a minimum of one (1) foot fi-om the Subdistrict boundaries for° each foot of building height." as subsection (f); the use of the term, "interconnections" need not be in plural fonn; and, allow the clubhouse to be constructed prior to intersection improvements if the transportation impacts of the clubhouse do not require such improvements. Agenda Itern No. 813 October 14, 2008 Page 5 of 104 (6) Direct Staff to consider and use best planning discretion to revise /remove the setback standards entry from Subdistrict provisions, and whether the height limitation should apply to entire Subdistrict, or revise /remove it. (7) Prior to CCPC further adoption consideration, CP- 2006 -7 and CP- 2006 -8 agents to prepare and submit to Transportation Planning staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must sufficiently accommodate project traffic through intersection design, including additional background failures as part of that design and be accepted by the Transportation Planning Director; and provide and present the accepted improvements plan to the CCPC; revision modified further to read, "designed to be sufficient to accommodate project traffic and overall levels of service issues." [this CCPC direction occurred during August 29 hearing; the intersection improvement plan was prepared and submitted to Transportation Planning staff, accepted by the Transportation Planning Director, and provided and presented to the CCPC for their September 18 hearing]. (8) Revise Subdistrict language to reflect changes presented by the applicant's agent and as made part of the motion, including: a general reference to fraternal and civic associations rather than specific to the Italian American Club, and, the deletion or revision to subsections pertaining to allowable development intensity in relation to intersection improvements. Such revision may include the phrase "sufficient to accommodate its project traffic through intersection design, and its additional background failures as part of that design." [The general reference was added, the sufficiency statement was modified further to read, "sufficient to accommodate project traffic and overall levels of service issues" and provisions were added stipulating, "this approval process must involve the public through an advertised meeting, and the approved plans shall be advertised for construction through the County's open bidding process. Construction per the approved Orange Blossom Drive- Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on the property and be completed prior to the issuance of any certificate of occupancy. "] CCPC- recommended text revisions are reflected below; additionally, the subdistrict title would be revised in other text locations and on the Future Land Use Map and Subdistrict map — as reflected in Ordinance Exhibit A. The CCPC member opposed to the motion expressed concern regarding the market study for this petition. This is a new subdistrict so in the text below would ordinarily be single - underlined. However, for ease of viewing changes, the text as approved for transmittal by the BCC is not underlined; CCPC - recommended changes are noted in single underline /strike- through format. 11. Orange Blossom /Airport Crossroads Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the southwest corner of the intersection of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses, such as the Italian American Club clubhouse or another social or fraternal organization, future institutional uses for a school, and limited commercial, professional and eg neral offices, and similar uses to serve the nearby community. Agenda Item No. 813 October 14, 2008 Page 6 of 104 Development intensity for this Subdistrict shall be limited to a maximum of 266;000 34,000 square feet of gross leasable area for financial institutions, schools, professional, medical and eg neral offices, and personal and business services as allowed by right and by conditional use, and in addition to a maximum of 20,000 square feet for the clubhouse facility, all of which uses are allowed in the C -1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04 -41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. The development of this Subdistrict shall be governed by the following criteria: Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all GGFRFReFGial - uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site design. Vehicular interconnection with property immediately to the south is required, particularly to provide southbound traffic direct egress onto Airport Road. Vehicular use areas, buildings and structures, landscape buffering and open areas space, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the south SyMeFR. d. A44 Orange Blossom Drive - Airport Road intersection improvements shall be designed to be sufficient to accommodate project traffic and overall levels of service issues. The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised meeting, and the approved plans shall be advertised for construction through the County's open bidding process. a4G Construction per the approved Orange Blossom Drive - Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on the property and be completed prior to the issuance of any certificate of occupancy. The clubhouse facility shall be excepted from the requirements of this Subsection if it can be demonstrated that the transportation impacts of the facility do not require the initiation or construction of Orange Blossom Drive — Airport Road intersection improvements. e. DirG9RtiRWiR9 aRY use Gf, and physiGally G196iRg eff, the The existing easternmost vehicular access drive onto Orange Blossom Drive must shall be Gemplat removed or permanently closed -off by the property owner befeFe a prior to the issuance of a certificate of occupancy GaR be for any �' further development or redevelopment of the site. Agenda Item No. 813 October 14. 2008 Page 7 of 104 g- f. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site &astiGRal signs a66i6#+rg directing motorists toward southbound egress onto Airport Road. [Words with no underline are as approved for Transmittal by BCC; words underlined are added, words str-UGk thFeug# are deleted, as CCPC - recommended changes at Adoption] There were three public speakers, all expressing traffic safety /access concerns on Orange Blossom Drive. Also, one email was received and distributed to the CCPC expressing transportation concerns. 3. PETITION CP- 2006 -8, requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE /FLUM) and Map Series, to change the Urban Residential Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services, and senior housing in the form of an assisted living facility and /or continuing care retirement center, or other similar housing for the elderly, consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport- Pulling Road (CR 31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] Subsequent to Transmittal hearings, the petitioner proposed to increase the allowable conunercial development from 12,000 square feet to 40,000 square feet, exclusive of the senior housing uses. Also, as required by the BCC at Transmittal hearings, the petitioner submitted a commercial needs analysis for the project's commercial uses. Staff Recommendation: That the CCPC forward petition CP- 2006 -8 to the BCC with a recommendation to adopt, as outlined in the CCPC Adoption Staff Report and supplemental Staff Report — including combining this petition with CP- 2006 -7 to create a consolidated subdistrict, and transmit to DCA. The Ordinance Exhibit A reflects the subdistrict as modified per the CCPC failed motion (see below). Also, there is another Exhibit A that reflects petitions CP- 2006 -7 and CP- 2006 -8 combined into a single, consolidated subdistrict. Should the BCC approve both petitions, staff recommends the BCC approve their consolidation into a single subdistrict. CCPC Recommendation: There is no official recommendation from the CCPC. A motion to recommend adoption of petition CP- 2006 -8 failed by vote of 4/4. The motion to approve reflected the same eight items as included for petition CP- 2006 -7, except as may only be applicable to petition CP- 2006 -7 (e.g. reference to clubhouse facility), and except for text revisions applicable to the first two paragraphs specific to this petition CP- 2006 -8. Text revisions to those two paragraphs, as included in the failed motion, are reflected below; ... additionally, the subdistrict title would be revised in other text locations and on the Future Land Use Map and Subdistrict map. 7 Agenda Item No. 813 October 14, 2008 Page 8 of 104 The CCPC members opposed to the motion expressed concern regarding the market study for this petition, including that it did not demonstrate the need for 40,000 square feet of commercial development and an assisted living facility (ALF); and, concern over the increase in allowable commercial development since Transmittal from 12,000 square feet to 40,000 square feet. This is a new subdistrict so in the text below would ordinarily be single- underlined. However, for ease of viewing changes, the text as approved for transmittal by the BCC is not underlined; the recommended changes as included in the CCPC motion are noted in single underline /strike- through format. As noted above, the below text is only the first two paragraphs of the consolidated subdistrict specific to this petition site; the balance of the subdistrict text would be the same as that recommended for petition CP- 2006 -7. 424 11. AiFpeFVQFan9e Bless Orange Blossom /Airport Crossroads Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This Subdistrict allows for limited commercial, professional and eq neral offices, and similar uses, along with housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 12,900 40,000 square feet of gross leasable area for financial institutions, professional, medical and eg neral offices, adult and child day care, aR4 personal and business services as allowed by right and by conditional use, and senior housing in the form of an assisted living facility, continuing care retirement center, or other similar housing for the elderly, all of which uses are allowed in the C -1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04 -41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Land Development Code, Ordinance No. 04-41, in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: [Words with no underline are as approved for Transmittal by BCC; words underlined are added, words s#Fwsk- tkpeug# are deleted, as recommended changes at Adoption in the failed CCPC motion to approve] There were four public speakers, all expressing traffic safety /access concerns regarding Orange Blossom Drive, and one of those speakers also expressed concern over impacts on the Airport/Orange Blossom intersection. One of those speakers also sent an email, which was distributed to the CCPC, expressing similar transportation concerns. 4. PETITION CPSP - 2406 -12, Staff requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE /FLUM) and Map Series, to change the FLUM designation from Urban -Mixed Use District /Urban Coastal Fringe Subdistrict to Conservation Designation, and make a corresponding text change to reference a new map of the site, for the County -owned Mar -Good Park property located in Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 52 South, Range 27 East, Collier County, Florida consisting of 2.5+ acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] Agenda Item No. 813 October 14, 2008 Page 9 of 104 Staff Recommendation: That the CCPC forward petition CPSP- 2006 -12 to the BCC with a recommendation to adopt as transmitted, and transmit to DCA. CCPC Recommendation: That the BCC adopt petition CP- 2006 -12 per staff's recommendation, and transmit to DCA (vote: 510). There were no public speakers. 5. PETITION CPSP- 2006 -13, Comprehensive Planning Department Staff requesting various amendments to the Transportation Element and Maps, Recreation and Open Space Element, Economic Element, Future Land Use Element and Future Land Use Map and Map Series (FLUE /FLUM), Golden Gate Area Master Plan and Golden Gate Future Land Use Map and Map Series, to include: a change to the allowance for model homes in Golden Gate Estates; an expansion of an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; extension of the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed Use District; and, making corrections of omissions and errors and other revisions so as to harmonize and update various sections of the various elements of the Growth Management Plan. [coordinator: David weeks, AICP, GMP Planning Manager] Staff Recommendation: That the CCPC forward petition CPSP- 2006 -13 to the BCC with a recommendation to adopt as transmitted, with the following exceptions, and transmit to DCA: (1) not to adopt the change in year on Transportation Element policies and maps, in response to the ORC Report [reference pages 1 and 2 of the "7/14/08 Objections, Recommendations and Comments (ORC) Response" document]; (2) to add minor changes to Transportation Element policies, in response to the ORC Report [reference pages 5 and 6 of the "7/14/08 Objections, Recommendations and Comments (ORC) Response" document]; (3) to add an amendment, as authorized by the BCC on 7/22/08, to expand an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates in the GGAMP [reference CCPC Adoption Staff Report for August 19, 2008 hearing, page 6]; and, (4) to add text clarifying model homes in Golden Gate Estates are subject to the same LDC provision for model homes that is applicable to residential zoning districts, based upon CCPC discussion at their August 29, 2008 hearing [reference CCPC Adoption supplemental Staff Report for September 18, 2008 hearing for petition CPSP - 2006 -13 only]. CCPC Recommendation: That the BCC adopt petition CPSP - 2006 -13 as recommended by Staff, and transmit to DCA (vote: 7/0). The CCPC's recommendation is reflected in the Adoption Ordinance Exhibit "A ". There were no public speakers. PREPARED BY: David Weeks, AICP, Planning Manager, Comprehensive Planning Dept, EX SUM Adoption 2006 cycle with CAO review edits 9 -29 -08 G: Comprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments \2006 cycle petitions dw/9 -29 -08 Page I of 2 Agenda Item No. 8B October 14, 2008 Page 10 of 104 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS Item Number: 8B Item Summary: Public Hearing far the 2006 Cycle of Growth Management Plan Amendments. (Adoption Hearing) Meeting Date: 10/14/2008 9:00:00 AM Prepared By David Weeks, AICP Chief Planner Date Community Development & Comprehensive Planning 9122120DE 9:36:11 AM Environmental Services Approved By Comprehensive Planning Department Randall J. Cohen Director Date Community Development S. Comprehensive Planning 9125120013 1:12 PM Environmental Services Approved By Judy Puig Operations Analyst Date Community Development & Community Development & Environmental Servires Environmental Services Admin. 9/3012008 10:12 AM Approved By Marjorie M. Student-Stirling Assistant County Attorney Date County Attorne), County Attorney Office 9130/2008 2:32 PM Approved By David Weeks, AlCP Chief Planner Date Community Development & Comprehensive Planning 913012009 2:54 PM EnviFontnental Services Approved By Community Development & Joseph K. Schmitt, Environmental Services Adminstrator Date Community Development& Community Development & 9/3012008 1;:26 PM Environmental Services Environmental Services Admin. Approved By OMB Coordinator OMB Coordinator Date County Manager's Office Office of Management & Budget 101112008 10:59 AM Approved By Mark isackson Budget Analyst Date County Manager's Office Office of Management & Budget 101112008 1:53 PM fi1e:HC:\AgendaTest\Export\1 14-OctoberO//o2014,% 202008\08.%20ADVERTISED%20PUB... 10/8/2008 Page 2 of 2 Agenda Item No. 88 October 14, 2008 Page 11 of 104 Approved By James V. Mudd County Manager Date Board of County County Manager's Office 1017/2008 4:08 PM Commissioners file://C:\AgendaTest\Export\l 14-October%2014,%202008\08.%20ADVERTISED%20PUB... 10/8/2008 Agenda Item No. 8B October 14, 2008 Page 12 of 104 ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE GOLDEN GATE AREA MASTER PLAN, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. seg., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Dwight Nadeau of RWA, Inc., requested an amendment to the Golden Gate Area Master Plan, to change the Conditional Uses Subdistrict by adding the subject site as an exception to the conditional use locational criteria so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 113 mile north of Golden Gate Parkway (CR 886), in Section 29, Township 49 South, Range 26 East, Collier County, Florida consisting of 3.54± acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Golden Gate Area Master Plan to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Golden Gate Area Master Plan to the Growth Management Plan on September 25, 2008; and Words underlined are additions; words s-tr-uek ths+g -h are deletions 1 Agenda Item No. 86 October 14, 2008 Page 13 of 104 WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts the amendment to the Golden Gate Area Master Plan, in accordance with Section 163.3184, Florida Statutes. The text of the amendment is attached hereto as Exhibit "A" and is incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3'd Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2008. Words underlined are additions; words etFUck through are deletions 2 Agenda Item No. 813 October 14, 2008 Page 14 of 104 ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal suffiency: Marjorie M. Student - Stirling Assistant County Attorney Petition CP- 2006 -5 - Golden Gate Area Master Plan Words underlined are additions; words StFUGk threyo are deletions 3 Exhibit A Golden Gate Area Master Plan: e) Special Exceptions to Conditional Use Locational Criteria: Agenda Item No. 8B October 14, 2008 Page 15 of 104 CP- 2006 -5 [pages 42, 43] Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. Temporary Use permits for model homes shall have a duration of three (3) years from the date of approval. No subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years. 2. Conditional Use permits for excavation, as provided for in the Estates zoning district, are not subject to the locational criteria for Conditional Uses and may be allowed anywhere within the Estates -Mixed Use District. 3. Conditional Use for a church or place of worship as allowed in the Estates zoning district is allowed on Tract 22, GGE Unit 97. 4. Conditional Use for a church or place of worship as allowed in the Estates Zoning District is allowed on the north 180 feet of Tract 107, Unit 30, Golden Gate Estates. Church - related day care use shall not be allowed. Development shall be limited to a maximum of 12,000 square feet of floor area. CP -06 -5 Exhibit A Transmittal - per BCC G : \Comprehensive\Comp. Planning GMP DATA \Comp. Plan Amendments\2006 Cycle Petitions\Exhibit A Transmittal - as approved by BCC 4 -15 & 4 -29 -08 -- only those modified from CCPC dw /4 -30 -08 Words underlined are added; words 6tFUGk-t#rat914 are deleted. Agenda Item No. 813 October 14, 2008 Page 16 of 104 ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Robert L. Duane of Hole Montes and Associates requested an amendment to the Future Land Use Element and the Future Land Use Map and Map Series to change the Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to part of a new subdistrict entitled the Orange Blossom /Airport Crossroads Commercial Subdistrict, within the Urban Commercial District, and to make a corresponding text change to allow for a 20,000 square foot clubhouse, and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5± acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element and Future Land Use Map and Map series, to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and Words underlined are additions; words thFeug-h are deletions 1 Agenda Item No. 8B October 14, 2008 Page 17 of 104 WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Future Land Use Element and Future Land Use Map and Map Series to the Growth Management Plan on October 14, 2008: and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, August 29, 2008 and September 18, 2008, and the Collier County Board of County Commissioners held on October 14, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series, in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. Words underlined are additions; words stF616o are deletions 2 Agenda Item No. 813 October 14, 2008 Page 18 of 104 SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3'd Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: Marjorie M. Student - Stirling Assistant County Attorney Petition CP- 2006 -7- Future Land Use Element and Future Land Use Element Future Land Use Map and Map Series Words underlined are additions; words stFUGk threuo are deletions 3 Exhibit A C. Urban Commercial District 11. italoan AFneF*Gan Plaza and Clubhouse Commercial Subdistrict Agenda Item loo. &B October 14, 2008 Page 19 of 104 CP- 2006 -7 [Page 63] Orange Blossom /Airport Crossroads This Subdistrict consists of approximately 5 acres and is located on the southwest corner of the intersection of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses, such as the Italian American Club clubhouse or another social or fraternal orqanization, future institutional uses for a school, and limited commercial, professional and general offices, and similar uses to serve the nearby community. Development intensity for this Subdistrict shall be limited to a maximum of 26,000 34,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, and personal and business services as allowed by right and by conditional use, art in addition to a maximum of 20,000 square feet for the clubhouse facility, all of which uses are allowed in the C -1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04 -41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all seefsiaf uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property immediately to the south is required, particularly to provide southbound traffic direct egress onto Airport Road. Vehicular use areas, buildings and structures, landscape buffering and open arearl space, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the south to minimize the imnants „r, the si irrn6 m'tinn street system d. A4 Orange Blossom Drive - Airport Road intersection improvements shall be designed to be sufficient to accommodate project traffic and overall levels of service issues. The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised meeting, and the approved plans shall be advertised for construction through the County's open bidding process. ate- Construction per the approved Orange Blossom Drive - Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on the property and be completed prior to the issuance of any certificate of occupancy. The clubhouse facility shall be excepted from the requirements of this subsection if it can be demonstrated that the transportation impacts of the facility do not require the initiation or construction of Orange Blossom Drive — Airport Road intersection improvements. The sHbjest PFeperty ^anent be iss� per! nortifiGates of [plain text denotes provisions, as approved for Transmittal by BCC; single underline /sites° sty denotes CCPC recommended changes at Adoption] Agenda Item No. 813 October 14, 2008 Exhibit A Page 20 of 104 CP- 2006 -7 _ _ - - e. The existing easternmost vehicular access drive onto Orange Blossom Drive shall be eempleted removed or permanently closed -off by the property owner befefe —a prior to the issuance of a certificate of occupancy GaR be for any further development or redevelopment of the site. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site d+festisnal signs assisting directing motorists toward southbound egress onto Airport Road. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: ~° C. URBAN — COMMERCIAL DISTRICT 11. Orange Blossom /Airport Crossroads Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Orange Blossom /Airport Crossroads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do not number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Orange Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). [plain text denotes provisions, as approved for Transmittal by BCC; single underline / single ct4ke tti,-„ denotes CCPC recommended changes at Adoption] Agenda Item No. 8B October 14, 2003 Exhibit A Page 21 of 104 CP- 2006 -7 FUTURE LAND USE MAP SERIES [Page 124] Italian Amer-irsan Plaza and Clubhouse Orange Blossom /Airport Crossroads Commercial Subdistrict add name of that inset map in the FLUE where FLUM Series is listed. G:\Comprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments \2006 Cycle Petitions \CP - 2006 -7c FLUE combining 06 -7 & 06 -8 Subdistricts \Exhibit A — Adoption \06 -7c (7) 5 acre FINAL BCC Adoption Exhibit A text.doc [plain text denotes provisions, as approved for Transmittal by BCC; single underline /G' gle stpike denotes CCPC recommended changes at Adoption] Agenda Item No. 813 October 14, 2008 Page 22 of 104 ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. se g., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Dwight Nadeau of RWA, Inc., requested an amendment to the Future Land Use Element and the Future Land Use Map and Map Series to change the Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to part of a new subdistrict entitled the Orange Blossom /Airport Crossroads Commercial Subdistrict, within the Urban Commercial District, and to make a corresponding text change to allow for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care , personal and business services, and senior housing in the form of an assisted living facility and /or continuing care retirement center, or other similar housing for the elderly, consistent with General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport Road (CR 31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5± acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element and Future Land Use Map and Map series, to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and Words underlined are additions; words strt►& thFeug-h are deletions 1 Agenda Item No. 813 October 14, 2008 Page 23 of 104 WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Future Land Use Element and Future Land Use Map and Map Series to the Growth Management Plan on October 14, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, September 29, 2008 and September 18, 2008, and the Collier County Board of County Commissioners held on October 14, 2008; and met. WHEREAS, all applicable substantive and procedural requirements of law have been NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series, in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. Words underlined are additions; words are deletions ? Agenda Item No. 8B October 14, 2008 Page 24 of 104 SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3r° Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: Marjorie M. Student - Stirling Assistant County Attorney Petition CP- 2006 -8 - Future Land Use Element and Future Land Use Element Future Land Use Map and Map Series Words underlined are additions; words stFsk thFeugh are deletions Agenda item No. 8B October 14, 2008 Exhibit A Page 25 of 104 CP- 2006 -8 C. Urban Commercial District [Page 63] 42 11. Orange Blossom /Airport Crossroads Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This Subdistrict allows for limited commercial, professional and ea neral offices, and similar uses, along with housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 42;089 40,000 square feet of gross leasable area for financial institutions, professional, medical and general offices, adult and child day care, aR4 personal and business services as allowed by right and by conditional use, and senior housing in the form of an assisted living facility, continuing care retirement center, or other similar housing for the elderly, all of which uses are allowed in the C- 1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04- 41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Land Development Code, Ordinance No. 04- 41, in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses. Pedestrian interconnections to access properties immediately to the south, west, and north must be pursued by the property owner, and incorporated into the overall site design. Vehicular interconnection with property immediately to the north is required, particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. T;;fTia _a rrro -a icd paFkiRg Vehicular use areas, buildings and structures, landscape buffering and open areas space, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the north to M;RiFR'Ze the the ^i rrr^61RdiRg 6#888 ^ '^tom d. A-n Orange Blossom Drive - Airport Road intersection improvements shall be designed to be sufficient to accommodate project traffic and overall levels of service issues. The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised meeting, and the approved plans shall be advertised for construction through the County's open bidding process. aRcl� Construction per the approved Orange Blossom Drive - Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on the property and be completed prior to the issuance of any certificate of occupancy. [plain text denotes provisions, as approved for Transmittal by BCC; single underline /^i.,^'° strile^ +h^, denotes CCPC recommended changes at Adoption] Agenda Item No. 813 October 14, 2008 Exhibit A Page 26 of 104 CP- 2006 -8 e. b9URdaFies fop eaGh f9et Gf buildiRg height, with a miRipnum 6etbaGk ef fi#e9R (15) feet. stsrie+s. e. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site &estieeal signs assist"R@ directing motorists toward northbound egress onto Orange Blossom Drive. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 12L. 11. Orange Blossom /Airport Crossroads Commercial Subdistrict add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Orange Blossom /Airport Crossroads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do not number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Orange Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Air-p9WQFanqe Blossom Orange Blossom /Airport Crossroads Commercial Subdistrict add name of that inset map in the FLUE where FLUM Series is listed. G:1ComprehensivelComp. Planning GMP DATA\Comp. Plan Amendments12006 Cycle PetitionslCP- 2006 -7c FLUE combining 06 -7 & 06 -8 Subdistricts\Exhibit A — Adoption106 -7c (8) 5 acre FINAL BCC Adoption Exhibit A text.doc [plain text denotes provisions, as approved for Transmittal by BCC; single underline / single strike denotes CCPC recommended changes at Adoption] Agenda Item No. 86 October 14, 2008 ORDINANCE NO. 08- Page 27 of 104 AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Robert L. Duane of Hole Monies and Associates requested an amendment to the Future Land Use Element and the Future Land Use Map and Map Series to change the Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to part of a new subdistrict entitled the Orange Blossom /Airport Crossroads Commercial Subdistrict, within the Urban Commercial District, and to make a corresponding text change to allow for a 20,000 square foot clubhouse, and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5± acres; and WHEREAS, Dwight Nadeau of RWA, Inc., requested an amendment to the Future Land Use Element and the Future Land Use Map and Map Series to change the Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to part of a new subdistrict entitled the Orange Blossom /Airport Crossroads Commercial Subdistrict, within the Urban Commercial District, and to make a corresponding text change to allow for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care , personal and business services, and senior housing in the form of an assisted living facility and/or continuing care retirement center, or other similar housing for the elderly, consistent with General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport Road (CR 31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Agenda Item No. 8B October 14, 2008 P i� e ` of. 104 Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier Cou�, onda consisting of 5t acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element and Future Land Use Map and Map series, to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Future Land Use Element and Future Land Use Map and Map Series to the Growth Management Plan on October 14, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meetings of the Collier County Planning Commission held on August 19, 2008, August 29, 2008 and September 18, 2008, and the Collier County Board of County Commissioners held on October 14, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series, in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. Agenda Item No. 86 October 14, 2008 SECTION THREE: EFFECTIVE DATE Page 29 of 104 The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of 2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING. CHAIRMAN Approved as to form and legal sufficiency: Marjorie M. Student- Stirling Assistant County Attorney G:;ComprehensiveACamp. Planning GMP DATAtCcrnp. Plan Amen., rnents\20 06 Cycle Pemi Diis�CP- 2.006 -7c FLUE comoining 06 -7 & 06 -8 Subois icsAEz"ioit ti. - Adoption\Combo 06 -7 & 06 -8 Ordinance Agenda Item No. 8B October 14, 2008 Exhibit A Page 30 of 104 CP- 2006 -7 /CP- 2006 -8 C. Urban Commercial District [Page 63] 11 Orange Blossom /Airport Crossroads Commercial Subdistrict This Subdistrict consists of two parcels comprising approximately 10 acres and is located on the southwest corner of the intersection of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses such as the Italian American Club clubhouse or another social or fraternal organization future institutional uses for a school, and limited commercial professional and general offices and similar uses to serve the nearby community, along with senior housing in the form of an assisted living facility, continuing care retirement center, or other similar housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 74,000 square feet of gross leasable area for financial institutions schools, professional, medical and general offices, adult and child day care personal and business services, and a maximum of 20,000 square feet for the clubhouse facility, all of which uses are allowed by right or by conditional use in the C -1 Zoning District as identified in the Collier County Land Development Code, Ordinance No. 04- 41 as amended Uses will be further evaluated at the time of rezoning of each parcel to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Collier County Land Development Code Ordinance No. 04 -41 in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses. b. Orange Blossom Drive — Airport Road intersection improvements shall be designed to be sufficient to accommodate project traffic and overall levels of service issues. The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised public meeting, and the approved plans shall be advertised for construction through the County's open bidding process Construction per the approved Orange Blossom Drive — Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on a parcel and be completed prior to the issuance of any certificate of occupancy. c. Parcel This approximately 5 -acre parcel is located on the southwest corner of the intersection of Orange Blossom Drive and Airport Road. This parcel is limited to a maximum of 34,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices and personal and business services in addition to a maximum of 20,000 square feet for the clubhouse facility. Parcel 1 is governed by the additional, following requirements: i Pedestrian interconnection to access Parcel 2 and property immediately to the west must be pursued by the property owner, and incorporated into the overall site design. [plain text denotes provisions, as approved for Transmittal by BCC; single underline /s+eglestFike# denotes CCPC recommended changes at Adoption] Agenda Item No. 8B October 14, 2008 Exhibit A Page 31 of 104 CP- 2006 -7 /CP- 2006 -8 ii. Vehicular interconnection with Parcel 2 is required, particularly to provide southbound traffic direct egress onto Airport Road. Vehicular use areas, buildings and structures, landscape buffering and open space, and other uses shall be designed in such a manner that does not impede or interfere with access to or from the adiacent parcel to the south. iii. The existing easternmost vehicular access drive onto Orange Blossom Drive shall be removed or permanently closed -off by the property owner prior to the issuance of a certificate of occupancy for any further development or redevelopment of the site. iv. Development within Parcel 1 shall have common site, signage and building architectural elements, including on -site signs directing motorists toward southbound egress through Parcel 2 onto Airport Road. v. The clubhouse facility shall be excepted from the requirements of subsection "b" above if it can be demonstrated that the transportation impacts of the facility do not require the initiation or construction of Orange Blossom Drive — Airport Road intersection improvements. d. Parcel This approximately 5 -acre parcel is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This parcel is limited to a maximum of 40,000 square feet of gross leasable area for financial institutions, professional medical and general offices, adult and child day care, personal and business services and an assisted living facility, continuing care retirement center, or other similar housing for the elderly. Parcel 2 is governed by the additional, following requirements: i. Pedestrian interconnection to access Parcel 1 and properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site design. ii. Vehicular interconnection with Parcel 1 is required, particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. Vehicular use areas, buildings and structures landscape buffering and open space, and other uses shall be designed in such a manner that does not impede or interfere with access to or from the adjacent parcel to the north. iii. Development within Parcel 2 shall have common site, signage and building architectural elements including on -site signs directing motorists toward northbound egress through Parcel 1 onto Orange Blossom Drive. [plain text denotes provisions, as approved for Transmittal by BCC; single underline /soRgle Wdke 4hri denotes CCPC recommended changes at Adoption] Agenda item No. 813 October 14, 2008 Exhibit A Page 32 of 104 CP- 2006 -7 /CP- 2006 -8 Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11 Orange Blossom /Airport Crossroads Commercial Subdistrict add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Orange Blossom /Airport Crossroads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do not number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Orange Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Oranae Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in the FLUE where FLUM Series is listed. G:\Comprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments \2006 Cycle Petitions\CP- 2006 -7c FLUE combining 06 -7 & 06 -8 Subdistricts \Exhibit A — Adoption \06 -7c 10 acre FINAL BCC Adoption Exhibit A text.doc [plain text denotes provisions, as approved for Transmittal by BCC; single underline /°4�� denotes CCPC recommended changes at Adoption] Agenda Item No. 8B October 14, 2008 Page 33 of 104 ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE, WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Parks and Recreation Department staff initiated an amendment to the Future Land Use Element and Future Land Use Map and Map Series, to change the Future Land Use Map (FLUM) designation from Urban -Mixed Use District /Urban Coastal Fringe Subdistrict to the Conservation Designation, and to make a corresponding text change to reference a new map of the site for the County -owned Mar -Good Park property located in Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 52 South, Range 27 East, Collier County, Florida consisting of 2.5± acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element Future Land Use Map and Map series to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this Words underlined are additions; words stFuGk -h are deletions I Agenda Item No. 8B October 14, 2008 Page 34 of 104 amendment to the Future Land Use Element and Future Land Use Map and Map Series to the Growth Management Plan on September 25, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be Words underlined are additions; words are deletions Agenda Item No. 813 October 14, 2008 Page 35 of 104 sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of ATTEST: DWIGHT E. BROCK, Clerk 2008. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA M. TOM HENNING, CHAIRMAN Approved as to form and legal suffiency: ,4Y Marjorie M. Student - Stirling Assistant County Attorney Petition CPSP- 2006 -12 - Future Land Use Element Future Land Use Map and Map Series Words underlined are additions; words strusk through are deletions Agenda Item No. 8B October 14, 2008 Page 36 of 104 Exhibit A FUTURE LAND USE MAP SERIES [page 1241 Future Land Use Map Mixed Use & Interchange Activity Center Maps Properties Consistent by Policy (5.9 ,5.10,5.11,5.12,5.13,5.14,5.15) Maps Collier County Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map Rivers and Floodplains Map Estuarine Bays Map Soils Map 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 Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map Existing Sites for Future Public Educational Plants and Ancillary Plants 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 Davis Boulevard /County Barn Road Mixed Use 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 1 Words underlined are added; words Ge4F- thmugli are deletions Agenda Item No. 813 October 14. 2008 Page 37 of 104 ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AMENDMENTS TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, TRANSPORTATION ELEMENT AND MAPS, RECREATION AND OPEN SPACE ELEMENT, ECONOMIC ELEMENT, AND GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE AREA MASTER PLAN FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. seg., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Comprehensive Planning Department staff initiated amendments to the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element, and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series, to change the allowance for model homes in Golden Gate Estates; to expand an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; to extend the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed -Use District; and, to make corrections of omissions and errors and other revisions so as to harmonize and update various sections of these various elements of the Growth Management Plan; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendments to the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element, and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series to the Words underlined are additions; words StFdGk thFaw94 are deletions 1 Agenda Item No. 813 October 14, 2008 Page 38 of 104 Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series to the Growth Management Plan on September 25, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of these amendments, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts these amendments to the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendments are attached hereto as Exhibit "A" and are incorporated by reference herein. Words underlined are additions; words strUsk-throug -h are deletions 2 Agenda Item No. 813 October 14, 2008 Page 39 of 104 SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of these amendments shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, these amendments may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3'd Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of ATTEST: DWIGHT E. BROCK, Clerk BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal suffiency: Marjorie M. Student - Stirling Assistant County Attorney Petition CPSP- 2006 -13 - Future Land Use Element and Future Land Use Map and Map Series, Capital Improvement Element, Transportation Element and Maps, Recreation and Open Space Element, Economic Element and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series Words underlined are additions; words stFtGthreug# are deletions 3 EXHIBIT A TRANSPORTATION ELEMENT Policy 1.3 Agenda Item No. 8B October 14, 2008 Page 40 of 104 C PS P- 2006 -13 [page 13] County arterial and collector roads as well as State highways not on the Strategic Intermodal System (SIS) shall be maintained at Level of Service "D" or better as addressed in the Implementation Strategy of the Transportation Element except for the roadways listed below that have been widened to six (6) lanes and cannot be widened any further. The County will also adopt FDOT's LOS on roadway segments where the County has entered into a TRIP (a national transportation research group) agreement for funding. TRIP eligible facilities and SIS facilities are identified on Map TR -8 and Map TR -9. Policy 1.4 [page 13] Collier County sets and adopts the LOS standards for State Roads with the exception of those on the Strategic Intermodal System (SIS) F=!eF*da IRtFastate Highway System (F� ). In Collier County FDOT sets the LOS standards for 1 -75. The standards for 1 -75 are as follows: Policy 5.4 [page 16] Pursuant to Rule 9J- 5.0055(6)(a)3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in the Future Land Use Element of this Plan, the South U.S. 41 Transportation Concurrency Exception Area (TCEA) is hereby designated. Development located within the South U.S. 41 TCEA (MapTR -4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures below: A. Any proposed development within the concurrency exception area that would reduce the LOS on Strategic Intermodal System (SIS) System (FIHS) roadways within the County by 5% or more of the capacity at the adopted LOS standard shall meet the transportation concurrency requirements specified in Capital Improvement Element, Policy 5.3. B. Any proposed development within the concurrency exception area that would reduce the LOS on (SIS) €-IMS roadways within the County by less than 5% of the capacity at the adopted LOS standard and meets the requirements identified below in Policy 5.6 are exempt from the transportation requirements of Capital Improvement Element, Policy 5.3. words underlined are added; words ^}Maek are deleted_ Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 8B October 14; 2008 Page 41 of 104 RECREATION AND OPEN SPACE ELEMENT Policy 1.4.2 [page 4] Collier County shall continue to coordinate the provision of recreational facilities and activities with other governmental jurisdictions that own or operate such facilities and activities within, or adjacent to, Collier County. Said governmental entities shall include, but not necessarily be limited to: Miami -Dade County, Florida Policy 3 1-6 3.1.7 (second listed policy 3.1.6) [page 6] By the year 2010, the Parks and Recreation Department and the ... [no further changes] ECONOMIC ELEMENT Policy 3-14 3.13 [page 4] Collier County will continue to support programs designed to ... [no further changes] FUTURE LAND USE ELEMENT Table of Contents, Section II. [page 1] page II. "IMPLEMENTATION STRATEGY • GOALS, OBJECTIVES AND POLICIES 11 -25 • FUTURE LAND USE DESIGNATION DESCRIPTION SECTION 26 -124 Urban Designation Density Rating System Agricultural /Rural Designation Estates Designation Conservation Designation Overlays and Special Features FUTURE LAND USE MAP SERIES 125 • Future Land Use Map • Mixed Use & Interchange Activity Centers Maps • Properties Consistent by Policy (5.9, 5.10, 5.11) Maps Collier County Wetlands Map • Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map • Rivers and Floodplain Map • Estuarine Bays Map Words underlined are added; words str- �ek t4L- e,� are deleted. 2 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 86 October 14, 2008 Page 42 of 104 • Soils Map • 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 • Existing Sites for Future Public Educational Plants and Ancillary Plants Map • Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map • Copeland Urban Designated Area Map • Plantation Island Urban Designated Area Map • Railhead Scrub Perserve - Conservation Designation Map • Lely Mitigation Park - Conservation Designation Map • Urban - Rural Fringe Transition Zone Overlay Map • Orange Blossom Mixed Use Subdistrict Map • Vanderbilt Beach /Collier Boulevard Commercial Subdistrict Map • Davis Boulevard /County Barn Road Mixed Use 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 • Livingston Road/Veteran's Memorial Boulevard Commercial Subdistrict Map • Corkscrew Island Neighborhood Commercial Subdistrict Map • Collier Boulevard Community Facility Subdistrict Map www www www www www www www www www www www www OVERVIEW, C. UNDERLYING CONCEPTS, Attainment of High Quality Urban Design, second paragraph, fourth line [page 61 OVERVIEW C. UNDERLYING CONCEPTS Attainment of High Quality Urban Design www www www www www www www www www www www www "..' level and it relates to aesthetics and sense of place. Within the Transportation Element ... ". [no further changes] OVERVIEW, D. SPECIAL ISSUES, Coordination of Land Use and Public Facility Planning, fourth paragraph, second line [page 8] OVERVIEW D. SPECIAL ISSUES Coordination of Land Use and Public Facility Planning www www www www www www www www www www www www 11... and through process oriented commitments. First, the Transportation Element includes an .., ." [no further changes] B. DENSITY RATING SYSTEM, 2. Density Bonuses, e. Roadway Access, second line [page 49] B. DENSITY RATING SYSTEM 2. Density Bonuses e. Roadway Access Words underlined are added; words ,.,. -rae'e 16 re,.gs are deleted. 3 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 8B October 14, 2008 Page 43 of 104 If the project has direct access to two 2- or more arterial or collector roads as identified in the Transportation Element, one 4 residential dwelling ...." [no further changes] D. Urban Industrial District, seventh line [page 63] "... classified as an arterial or collector in the Transportation Element, or access may be ...." [no further changes] Overview, E. FUTURE LAND USE MAP, second paragraph [page 10] Overview E. FUTURE LAND USE MAP The Future Land Use Map series includes additional map series: North Belle Meade Overlay Map Future Land Use Map - Mixed Use Activity Centers and Interchange Activity Centers Future Land Use Map - Properties Consistent by Policy (5.9, 5.10, 5.11) Future Land Use Map - : Collier County Wetlands; Policy 1.1 [page 11 ] A. URBAN - MIXED USE DISTRICT 1. Urban Residential Subdistrict 17. Collier Boulevard Community Facility Subdistrict. Policy 1.2 [page 12] A. AGRICULTURAL/RURAL- MIXED USE DISTRICT 1. Rural Commercial Subdistrict 2. Corkscrew Island Neighborhood Commercial Subdistrict Policy 2.4 [page 13] Pursuant to Rule 9J- 5.0055(6)(a) 3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in this Element, development located within the South U.S. 41 Transportation Concurrency Exception Area (TCEA) (See Map TR -4) may be exempt from transportation Concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures set forth in Re4isie6 Policy 5.5 ;;Pd -5 6 of the Transportation Element. Words underlined are added; words sure' thr—e,• Jw are deleted. 4 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 8B October 14, 2008 Page 44 of 104 Developments within the South U.S. 41 TCEA that obtain an exception from concurrency requirements for transportation, pursuant to the certification process described in Transportation Element Policy 5.5 and that include affordable housing (as per Section 2 06 00 the Collier County Land Development Code, as amended) as part of their plan of development shall not be subiect to the Traffic Congestion Density Reduction requirement as contained in the Density Rating System of this Element. Developments within the Northwest and East - Central TCMAs that meet the requirements of FLUE Policies 6.1 through 6.5, and Transportation Policies 5.7 and 5.8, and that include affordable housing (as per Section 2.06.00 of the Collier County Land Development Code as amended) as part of their plan of development shall not be subiect to the Traffic Congestion Density Reduction requirement as contained in the Density Rating System of this Element. Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to Policy 5.5 of the Transportation Element shall meet all concurrency requirements. Whether or not a concurrency exception is requested, developments shall be subject to a concurrency review for the purpose of reserving capacity for those trips associated with the development and maintaining accurate counts of the remaining capacity on the roadway network. 3. Urban Coastal Fringe Subdistrict [page 31] The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises those Urban areas south of US 41, generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed in the Density Rating System to exceed 4 units per acre through provision of Affordable Housing and Transfers of Development Rights, and except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development. d. Residential In -fill [page 49] To encourage residential in -fill in urban areas of existing development outside of the Coastal High Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if the following criteria are met: (a) The project is 20 acres or less in size; (b) At time of development, the project will be served by central public water and sewer; (c) The project is compatible with surrounding land uses; Words underlined are added; words stL-uek `-hre Jh are deleted. 5 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 8B October 14, 2008 Page 45 of 104 (d) The property in question has no common site development plan with adjacent property; (e) There is no common ownership with any adjacent parcels- i (f) The parcel in question was not created to take advantage of the in -fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 1989 -; (g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred from Sending Lands- ; and (h) Projects qualifying under this provision may increase the density administratively by a maximum of one dwelling unit per acre by transferring that additional density from Sending Lands. a. Traffic Congestion Area [pages 50-51] If the project lies within the Traffic Congestion Area, an area identified as subject to long range traffic congestion, one dwelling unit per gross acre would be subtracted from the eligible base density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a boundary marked by Airport- Pulling Road (including an extension north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent with the Mixed Use Activity Center's residential density band located at the southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to the east, but exclusive of the outlying Urban designated areas of Copeland, Port of the Islands, Plantation Island. and Chokoloskee). Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic Congestion Area if their only access is to a %ad road forming the boundary of the Area; however, if that property also has an ... [no further changes] 11. AGRICULTURAL /RURAL DESIGNATION, third paragraph * ** * ** * ** * ** * ** * ** * ** * ** * ** [page 64] * ** * ** * ** The following uses and densities are generally permitted under this Designation — but may not be permitted in all Districts and Subdistricts, and may be subject to specific criteria, conditions, development standards; permitted densities may be greater, or lesser, than that stated below, in some Districts and Subdistricts. Alternatively, the Rural Lands Stewardship Area Overlay contains specific provisions for uses, intensities and residential densities for Stewardship Receiving Areas participating in the Stewardship Credit System. a. Agricultural uses such as farming, ranching, forestry, bee - keeping; * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** I. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict, Corkscrew Island Neighborhood Commercial Subdistrict, and Rural Villages within the Rural Fringe Mixed Use District, and based upon the criteria set forth therein, respectively; Words underlined are added; words ^track thre -t^ are deleted. 6 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda item No. 8B October 14, 2008 Page 46 of 104 * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** Early Entry TDR Bonus [page 76] C) Sending Lands 6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of an additional one TDR Credit for each base TDR Credit severed from Sending Lands from March 5, 2004, onward for a period of tree six and one -half years after the adoption of the LDC amendment implementing this provision-., or until March 27, 2012. Early Entry TDR Bonus Credits may be used after the termination of the bonus period. Policy 5.5, 2.a.i.4 of the Rural Lands Stewardship Overlay [page 115] D. Rural Lands Stewardship Overlay Policy 5.5, 2.a.i. * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** 4. Ecology and Development - Related Habitat Requirements of the Florida Scrub Jay (Aphelocoma coerulescens), Technical Report No.8, Florida Game and Fresh Water Fish Commission, 1991. * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** Future Land Use Map Series list FUTURE LAND USE MAP SERIES Future Land Use Map Mixed Use & Interchange Activity Center Maps * ** * ** * ** * ** * ** * ** * ** [page 124] Livingston Road Commercial Infill Subdistrict Map Livingston RoadNeteran's Memorial Boulevard Commercial Infill Subdistrict Map Corkscrew Island Neighborhood Commercial Subdistrict Map Collier Boulevard Community Facility Subdistrict Map FUTURE LAND USE MAP (countywide) Make modifications to the Future Land Use Map, as described or depicted below. • Modify Future Land Use Map to add interchange symbol to the countywide FLUM map for the new Golden Gate Parkway /1 -75 interchange. • Modify Future Land Use Map to expand Incorporated Areas to reflect City of Naples annexations of Moorings Park PUD and portion of Wilderness Country Club PUD commercial tract. Words underlined are added; words stL —aek thr—eu h are deleted. 7 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 8B October 14, 2008 Page 47 of 104 • In Future Land Use Map legend, under Overlays and Special Features, add the word "Overlay" after three entries so as to read: Area of Critical State Concern Overlay, Natural Resource Protection Area (NRPA) Overlay, and Airport Noise Area Overlay. • In Future Land Use Map legend, delete second note: n Gtl Vlty renter a irlentifierd in the Futw % I aR d Use PemeRt • In Future Land Use Map legend, relocate and re- number fourth note as second note, and modify to read: {4) (2) The Future Land Use Map series includes numerous maps in addition to this Countywide Future Land Use Map_ ; These maps are listed and located at the end of the Future Land Use Element text." • In Future Land Use Map legend, add new third note to read: (3) Most Subdistricts as depicted may not be to scale. The Future Land Use Map series depicts these Subdistricts to scale. • In Future Land Use Map legend, re- number existing third note as the fourth note: (43) The Conservation designation is subject to change as areas are acquired and may include outparcels. Stewardship Overlay Map. Amend the Stewardship Overlay Map to add all nine approved Stewardship Sending Areas, as required by Policy 1.6 of the Rural Lands Stewardship Area Overlay. Livingston RoadNeteran's Memorial Boulevard Commercial Infill Subdistrict Map. Create a new Livingston Road /Veteran's Memorial Boulevard Commercial Infill Subdistrict Map for inclusion in the Future Land Use Map Series. FUTURE LAND USE MAP — MAP SERIES Make modifications to the following maps, as described below. Map 5A, Goodlette /Pine Ridge Commercial Infill Subdistrict Map. Amend to delete "Map 5A" and to depict the City of Naples boundary as result of Moorings Park PUD annexation in 2005 (located on east side of Goodlette Road, south of Pine Ridge Road, and north of Solana Road). Map FLUE -10, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation of Royal Poinciana Golf Course (located east of Goodlette Road, west of Poinciana subdivision, and north of Grey Oaks PUD [Estuary]), Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract (site of Eagle View Professional Park, located on east side of Goodlette Road and north of Golden Gate Parkway). Map FLUE -11, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation at southeast corner of US -41 East and Sandpiper Street. Activity Center Index Map. Amend to depict the City of Naples boundary as result of previous annexations at southeast corner of US -41 East and Sandpiper Street, Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Rivers and Floodplains Map. Words underlined are added; words st- -_e'__ `_hreu b are deleted. 8 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 813 October 14, 2008 Page 48 of 104 Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Estuarine Bays Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Soils Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Existing Commercial Mineral Extraction Sites Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. GOLDEN GATE AREA MASTER PLAN iii. Affordable- workforce Housing Bonus [pages 18 -19] As used in this density bonus provision, the term "affordable" shall be as defined in Chapter 420.9071 F.S. To encourage the provision of affordable- workforce housing within certain Districts and Subdistricts in the Urban Designated Area, a maximum of up to 8 residential units per gross acre may be added to the base density if the project meets the requirements of the Affordable- workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code, Ordinance #04 -41 as amended, adopted June 22, 2004 and effective October 18, 2004) and if the affordable- workforce housing units are targeted for families earning no greater than 150% of the median income for Collier County. Table of Contents, LIST OF MAPS [page 1] Table of Contents LIST OF MAPS 4- Golden Gate Area Master Plan Study Areas 2- Golden Gate Area Future Land Use Map 3 High Density Residential Subdistrict 4 Urban Mixed Use Activity Center 6 Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict 6 Activity Center and Pine Ridge Road Mixed Use Subdistrict Words underlined are added; words st_..._o'__ th,,.,_.._ Jk are deleted. 9 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 8B October 14, 2008 Page 49 of 104 7- Santa Barbara Commercial Subdistrict 9 Golden Gate Parkway Professional Office Commercial Subdistrict 9 Golden Gate Estates Neighborhood Centers 44 Wilson Boulevard /Golden Gate Boulevard Center 44 Collier Boulevard /Pine Ridge Road Center 44 Golden Gate Boulevard /Everglades Boulevard Center 44 Immokalee Road /Everglades Boulevard Center 4-4 Randall Boulevard Commercial Subdistrict 4-6 Golden Gate Parkway Interchange Conditional Uses Area 44 Commercial Western Estates Infill Subdistrict 4-7 Downtown Center Commercial Subdistrict 44 Collier Boulevard Commercial Subdistrict Introduction, first paragraph [page 2] I. INTRODUCTION As part of the revised Growth Management Plan, the County adopted the original Golden Gate Area Master Plan ( GGAMP) in 1991. The GGAMP was further revised in 1997. The Golden Gate Area Master Plan provides growth management regulations for the designated Golden Gate Area (see Golden Gate Area Master Plan Study Areas Map a-). 2. High Density Residential Subdistrict [page 19] To encourage higher density residential and promote mixed uses in close proximity to Activity Centers, those residential zoned properties permitting up to 12 dwelling units per acre which were located within and consistent with the Activity Center designation at Golden Gate Parkway and Coronado Parkway established by the 1989 Collier County Growth Management Plan and subsequently removed by the creation of a new Activity Center via the adoption of the Golden Gate Area Master Plan are recognized as being consistent with this Master Plan and are outlined on the High Density Residential Subdistrict Map 4. 3. Downtown Center Commercial Subdistrict [page 19] The primary purpose of the Downtown Center Commercial Subdistrict (see Downtown Center Commercial Subdistrict Map 4-7-) is to encourage redevelopment along Golden Gate Parkway in order to improve the physical appearance of the area and create a viable downtown district for the residents of Golden Gate City and Golden Gate Estates. [no further changes] 1. Mixed Use Activity Center Subdistrict [page 22] The Activity Center designated on the Future Land Use Map is intended to accommodate commercial zoning within the Urban Designated Area. Activity Centers are intended to be mixed -use (commercial, residential, institutional) in character. The Activity Center concept is designed to concentrate new and existing commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. The size and configuration of the Activity Center is outlined on the Urban Mixed Use Activity Center - Golden Gate Parkway and Coronado Parkway Map 4. Words underlined are added; words Bt=naek t`_-___94 are deleted. 10 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 813 October 14, 2008 Page 50 of 104 2. Golden Gate Urban Commercial Infill Subdistrict [page 22] This Subdistrict is located at the southwest quadrant of C.R. 951 and Golden Gate Parkway. Due to the existing zoning and land use pattern in proximity to the Commercial In -fill Subdistrict (see Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map 5) and the need to ensure adequate development standards to buffer adjacent land uses, commercial uses shall be permitted under the following criteria: [no further changes] 3. Santa Barbara Commercial Subdistrict [page 23] The boundaries of the Subdistrict are hereby expanded to include the former Commercial Subdistrict and also to extend approximately one (1) block to the east of the former boundary (see Santa Barbara Commercial Subdistrict Map T). The intent of the Santa Barbara Commercial Subdistrict is to provide Golden Gate City with an area that is primarily commercial, with an allowance for certain conditional uses. The types of uses permitted within this Subdistrict are low intensity retail, offices, personal services, and institutional uses, such as churches and day care centers. Such development is intended to serve the needs of residents within the Subdistrict and surrounding neighborhoods and persons traveling nearby. [no further changes] 4. Golden Gate Parkway Professional Office Commercial Subdistrict [page 24] The provisions of this Subdistrict (see Golden Gate Parkway Professional Office Commercial Subdistrict Map 9) are intended to provide Golden Gate City with a viable professional office district with associated small -scale retail as identified under item A, below. This Subdistrict has two purposes: • to serve as a bona -fide entry way into Golden Gate City; and • to provide a community focal point and sense of place. 5. Collier Boulevard Commercial Subdistrict [page 25] The primary purpose of the Collier Boulevard Commercial Subdistrict (see Collier Boulevard Commercial Subdistrict Map 44) is to encourage redevelopment along Collier Boulevard in order to improve the physical appearance of the area. This Subdistrict is intended to allow a mix of uses, including heavy commercial within those areas presently zoned C -5. [no further changes] 2. ESTATES DESIGNATION A. Estates Mixed Use District * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** 2. Neighborhood Center Subdistrict, paragraph b, and first bullet point [pages 27 -28] 2. Neighborhood Center Subdistrict b) Locations [no further changes] * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates. (See Golden Gate Words underlined are added; words str- ek thFe - -� are deleted. 11 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 8B October 14, 2008 Page 51 of 104 Estates Neighborhood Centers Map 8). The centers are designed to ... [no further changes] • Wilson Boulevard and Golden Gate Boulevard Center. This center consists of all four quadrants at the intersection of Wilson and Golden Gate Boulevards (See Wilson Boulevard /Golden Gate Boulevard Center Map 49). The NE and SE quadrants ... [no further changes] • Collier Boulevard and Pine Ridge Road Center. The center at Collier Boulevard and Pine Ridge Road is located on both sides of the intersection. Tracts 109 -114, Unit 26, Golden Gate Estates are included in this center as eligible for commercial development. (See Collier Boulevard /Pine Ridge Road Center Map 44). The E1 /2 of Tract 107, Unit 26 is also ... [no further changes] • Everglades Boulevard and Golden Gate Boulevard Center. This Center consists of all four quadrants at the intersection of Everglades and Golden Gate Boulevards (See Golden Gate Boulevard /Everglades Boulevard Center Map 42-). The NE quadrant ... [no further changes] * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** 3. Conditional Uses Subdistrict * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** b. Golden Gate Parkway and Collier Boulevard Special Provisions [page 31.1] • Conditional uses above) shall not be permitted on those parcels immediately adjacent to the west side of Collier Boulevard within the Estates Designated Area wpless except where the parcel is directly bounded by conditional uses on two (2) or more side yards with no intervening rights -of -ways or waterways; and, except as provided in subparagraph 2., below; and, except for essential services, as described in paragraph a), above. • Recognizing the existing residential nature of the land uses surrounding the PlaRR8d 1 -75 interchange at Golden Gate Parkway, there shall be no further conditional uses for properties abutting Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional Subdistrict; and, except as provided in subparagraph 1., below; and, except for essential services, as described in paragraph a), above. • Further, no properties abutting streets accessing Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, Words underlined are added; words ^ ek through are deleted. 12 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. &B October 14, 2008 Page 52 of 104 segment shall be approved for conditional uses except as permitted within the Golden Gate Parkway Institutional Subdistrict; and, except as provided in subparagraph 1. , below; and except for essential services, as described in paragraph a), above. In consideration of the improvements associated with the pfepessd interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 66th Street S.W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 66th Street S.W., but the total project area shall not exceed approximately 9.22 9-.24 acres (see Golden Gate Parkway Interchange Conditional Uses Area Map 45). 2. The parcel located immediately south of the Commercial Western Estates Infill Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be eligible for a transitional conditional use designation. * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** 1. Interchange Activity Center Subdistrict [page 33] On the fringes of the Golden Gate Area Master Plan boundaries, there are several parcels that are located within the Interchange Activity Center # 10 at 1 -75 and Pine Ridge Road as detailed in the County -wide Future Land Use Element (FLUE). Parcels within this Activity Center are subject to the County -wide FLUE and not this Master Plan. See Activity Center and Pine Ridge Road Mixed Use Subdistrict Map &for a detailed map of this Activity Center. 2. Pine Ridge Road Mixed Use Subdistrict, bottom of page, last line [page 34] * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** See Activity Center and Pine Ridge Road Mixed Use Subdistrict Map & for a detailed map of this Subdistrict. 3. Randall Boulevard Commercial Subdistrict, first paragraph [page 35] Recognizing the unique development pattern and characteristics of surrounding land uses, the Randall Boulevard Commercial Subdistrict has been designated on the Golden Gate Area Future Land Use Map. The Subdistrict is comprised of the following properties: Tract 71, Golden Gate Estates, Unit 23; and the East 165 feet of Tract 54, Golden Gate Estates, Unit 23. See Randall Boulevard Commercial Subdistrict Map 44. 4. Commercial Western Estates Infill Subdistrict, paragraph a [pages 35 -36] a) Size and Location: The Subdistrict includes a 6.23 -acre parcel, located at the southwest corner of Vanderbilt Beach Road and Collier Boulevard (see Commercial Western Estates Infill Subdistrict Map 44). The parcel is identified as Tract 105, Unit 2, Golden Gate Estates. Words underlined are added; words str- ek t reu, gh are deleted. 13 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 8B October 14, 2008 Page 53 of 104 5. Golden Gate Estates Commercial Infill Subdistrict, first paragraph [page 37] This subdistrict consists of two infill areas. The two areas are located at the northwest corner of Collier Boulevard and Green Boulevard and at the northwest corner of Santa Barbara Boulevard and Golden Gate Parkway. Due to the existing zoning and land use pattern in proximity to the Estates Commercial In -fill Subdistrict (see Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map &) and the need to ensure adequate development standards to buffer adjacent land uses, commercial uses shall be permitted under the following criteria: [no further changes] ESTATES DESIGNATION, second paragraph [page 26] Generally, the The Estates Designation also accommodates future non - residential uses, including: • Conditional uses and essential services as defined in the Land Development Code. -, except as prohibited in the Neighborhood Center Subdistrict. Also, refer to the Conditional Uses Subdistrict. * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** 3. Conditional Uses Subdistrict, paragraph a) [page 31] a) Essential Services Conditional Use Provisions: Those Essential Services Conditional Uses, as identified within Section 2-6v-2 2.01.03G. of the Collier County Land Development Code, may be allowed anywhere within the Estates Zoning District, except as prohibited in certain Neighborhood Centers, and are defined as: [no further changes] 3. Conditional Uses Subdistrict, paragraph a), 7th bullet [page 31.1] a) Essential Services Conditional Use Provisions: • governmental facilities (except for those Permitted Uses identified in Section 29 2.01.03 of the Land Development Code) LAND USE DESIGNATION DESCRIPTION SECTION 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. [first three lines at top of page 18] Words underlined are added; words strueie three ,, are deleted. 14 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 813 October 14, 2008 Page 54 of 104 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. "...Collier County Land Development Code (Ordinance No. 94 102, adepted 0Gt968F 30, 1994 04 -41 adopted June 22, 2004, effective October 18, 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.) 2. ESTATES DESIGNATION, third bullet point [page 26] • Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 94-182 adopted QGteb8F 39, 04 -41 adopted June 22, 2004, effective October 18, 2004 ) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.). 2. Neighborhood Center Subdistrict, paragraph c, first bullet point [page 28] c) Criteria for land uses at the centers are as follows: • Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C- 1, C -2, or C -3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 91 102, adopted QGWIDeF 30, 4991, 04 -41 adopted June 22, 2004, effective October 18, 2004), except as prohibited below. [no further changes] e) Special Exceptions to Conditional Use Locational Criteria [page 32] 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall be required, and shall be subject to the provisions of Section 5.04.04B. and C. of the Collier County Land Development Code Ordinance No. 04 -41, as amended. Such conditional uses shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. Words underlined are added; words atirue - thr —eu—g are deleted. 15 Row of asterisks ( * ** * ** * * *) denotes break in text. NEW Future Land Use Map Series list Agenda Item No. 8B October 14, 2008 Page 55 of 104 [Page 40] FUTURE LAND USE MAP SERIES Golden Gate Area Master Plan Study Areas Golden Gate Area Future Land Use Map High Density Residential Subdistrict 1989 Boundaries of Activity Center Downtown Center Commercial Subdistrict Urban Mixed Use Activity Center /Golden Gate Parkway and Coronado Parkway Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Golden Gate Parkway Professional Office Commercial Subdistrict Collier Boulevard Commercial Subdistrict Pine Ridge Road Interchange Activity Center and Pine Ridge Road Mixed Use Subdistrict Golden Gate Estates Neighborhood Centers Wilson Boulevard /Golden Gate Boulevard Center Collier Boulevard /Pine Ridge Road Center Golden Gate Boulevard /Everglades Boulevard Center Immokalee Road /Everglades Boulevard Center Randall Boulevard Commercial Subdistrict Commercial Western Estates Infill Subdistrict Golden Gate Parkway Interchange Conditional Uses Area Golden Gate Parkway Institutional Subdistrict GOLDEN GATE AREA MASTER PLAN MAP SERIES Make modifications to the following maps, as described below. Golden Gate Parkway Professional Office Commercial Subdistrict Map. Amend map to remove property that was added to the Mixed Use Activity Center via a small scale GMP amendment in 2004 (petition CPSS- 2004 -1 ); property is now zoned Zone PUD and is described as Lot 1, Block 201, Golden Gate Unit 6. Map 1, Study Areas. Amend map to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, portion of Wilderness Country Club PUD commercial tract, Royal Poinciana Golf Course, and US -41 /Sandpiper Street. Revise the Golden Gate Estates Neighborhood Centers Map. Revise this map to reflect the approval of petition CP- 2005 -2 that expanded the southwest quadrant of the Wilson /Golden Gate Boulevards neighborhood center. Golden Gate Future Land Use Map. words underlined are added; words str:ue - thEak fl' are deleted. 16 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 813 October 14, 2008 Page 56 of 104 Amend map to remove RSF -3 property at northeast corner of the Mixed Use Activity Center to correlate with same change previously made to the Activity Center map in GGAMP and Activity Center #15 Map in the FLUE, and remove the Santa Barbara Square commercial plaza at northeast corner of Golden Gate Parkway /Santa Barbara Blvd. from the Golden Gate Parkway Professional Office Commercial Subdistrict to be consistent with the map for that Subdistrict. All Existing GGAMP Maps. Amend map to remove map number on each respective map: Map 1 Golden Gate Area Master Plan Study Areas Map 2 Golden Gate Area Future Land Use Map Map 3 High Density Residential Subdistrict 1989 Boundaries of Activity Center Mai 4 Downtown Center Commercial Subdistrict Map 5 Urban Mixed Use Activity Center /Golden Gate Parkway and Coronado Parkway Map 6 Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map 7 Santa Barbara Commercial Subdistrict Map 8 Golden Gate Parkway Professional Office Commercial Subdistrict Map 9 Collier Boulevard Commercial Subdistrict Map 10 Pine Ridge Road Interchange Activity Center and Pine Ridge Road Mixed Use Subdistrict Map 4 Golden Gate Estates Neighborhood Centers Map 42 Wilson Boulevard /Golden Gate Boulevard Center Map 13 Collier Boulevard /Pine Ridge Road Center Map 14 Golden Gate Boulevard /Everglades Boulevard Center Map 15 Immokalee Road /Everglades Boulevard Center Map 4 69 Randall Boulevard Commercial Subdistrict Map 17 Commercial Western Estates Infill Subdistrict Mai -4 9 Golden Gate Parkway Interchange Conditional Uses Area CPSP - 2006 -13 Exhibit A Text — Adoption 9 -24 -08 to BCC G:1ComprehensivelComp. Planning GMP DATA1Comp. Plan Amendments12006 Cycle PetitionslCPSP- 2006 -13 batch amendments\Exhibit A tg- dw/4 -30 -08 and mk- dw/9 -24 -08 Words underlined are added; words etrue'= th_e•_ J�, are deleted. 17 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item No. 8B 'Pade 57 of 104 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: AUGUST 1Q.2OD8 SUBJECT: 2006 CYCLE C)F{�ROVVTH MANAGEMENT PLAN AMENDMENTS (ADOPTION HEARING) ELEMENTS: FUTURE LAND USE ELEMENT (FLUE)AND FUTURE LAND USE MAP AND MAP SERI-ES: GOLDEN GATE AREA MASTER PLAN (GGAMP) ELEkIENTAIND FUTURE LAND USE MAP AND MAP SER}ES�TR4NSPORTAT0NELEK3EWT AND MAPS; RECREATION AND OPENSP4CEELEMENT� AND, EC{JNOk4}CELEMENT Tranernillta|hoadngson these ennendrnerds were heidonk4arch 17 and 28. 2008 (CCPC). and onApril 15 and 29. 2008 (BOCi. The respective Transmittal recornrDendaUon/�'adinns are presented below following each pedUnn nurnberand title, Nola This arnendnncn1cycle began with seven peVrions at Transmittal hearings but only inc|udesfive at Adoption, one was continued to the 20D7 cycle by the BC'C al (heir 4��-9/CGTrgnsnn|tta|heehng(CP-20O6-Q)` and one isno! being considered a, Adoption per request c" the petitioner ((_-,P-2OOB-1O). The narneininq five petitions approved for Transmittal by the BCC' are ��-Jressed henam. ex.-_eoltha1 s|aftis requesting a ccndn./ance of two politions� CP-20�O-7 and CP'_2006'8 For those two petitions, adidihona|Urne isneeded�(I }kzFeview and evaluate 'he rnarkvana|ysis for each nasDed/vepehbon' naqu/red at !IransrniUaito basubmiied in hnnekzrreview prior TO adoption heanngs(subrni8ed m|a|aJcne and eadyJu|yA (2)ito revem/ and eva|uatethe traffic impact study for esoh nesperhve pe|i�/on, peqoired a{transrniUa! tc�e submitted in dnne for review r)nor to heorin.;,,s aiu(y_Suumitled in nid-|oie Ju|y) � (3-, to eUoweach reepeC+ie ,ebtion�r�n con�uc� B second n�ighbnrhomd infonnnUon nneetinq (NWJ), necessita|ed bec�useeeoh peh1/oner�ro0o�ed nevi�/ons(m Jone an-i Juiy)deerned s^gnificant bvs|aM, ihus. per LDC, triggehng 1he requirernen� for second N|M,- <4`to review and evaluate these proposed changes-, ano. (511 to pnapane a response io the {]RC Repon {)b;echon applicable 1Othese two petitions (see be|oxv) Each ('-,CPC staff /e,,.)oi1 from 1he Tronunn��� hearings, which provides staff's dotajed analysis ofeach pet/limn. is )ocateo beh|nd the petition number 'tab, e�g. CP-2006-5, and in front of the petition package. FLORIDA DEPARTMENT OFCOK8KAUN|TY AFFAIRS ORCREPORT: After review of Transmitted GMP amendments, the Florida Department of Community Affaira(DCA) renders an Objections, Renonnrnende|ions and Connroen(s([>RC) Report Only Objections canforrn ,he bas`s of rnn-compliance determination, unless the adopted arnandrnents vary s(gni|icendyfrorn those transmitted, K8n Objection iSnot adequately addressed when adopted, men the DCA rnay(prmsunnab|ym/U}) find 'the Wards. underlined are added: words swo�_*4+;000 are deleted. Agenda Item No. 813 Agenda Items 4. A., B., @ct1)bqr.14, 2008 Wage 58 of 104 amendment to be "Not in Compliance" with Florida Statutes, and issue a Notice of Intent (NOI) to indicate such noncompliance. The County may respond to the ORC Report in one of four ways at Adoption: 1. not modify the amendment, but provide additional explanation of what the amendment is about, its purpose, what it will achieve [appropriate if we believe DCA simply does not understand /has misunderstood the amendment] and /or provide additional data and analysis to support the amendment; or 2. modify the amendment, so as to address the ORC issue; or, 3. modify the amendment, and provide additional explanation and /or provide additional data and analysis; or, 4. not adopt the amendment. In their July 14, 2008 ORC Report for the 2006 cycle of GMP amendments, DCA offers five Objections; three pertain to petition CP- 2006 -10, one pertains to both petitions CP- 2006-10 and CPSP- 2006 -13, and one pertains to both petitions CP- 2006 -7 and CP- 2006-8. Additionally, there are two Comments in the ORC Report; the first pertains to petition CP- 2006 -10, and the second pertains to petition CPSP - 2006 -13. These Objections and Comments are set forth below following each petition - and are contained in the attached 7/14/08 Objections, Recommendations and Comments (ORC) Response" document, along with staff response - except for the two petitions to be continued, and except for petition CP- 2006 -10 which, as previously noted, is not included in this adoption hearing. The entire ORC Report, which includes comments from other state and regional review agencies, is included in the CCPC binder. - PROPOSED AMENDMENT A. PETITION CP- 2006.5 Petition requesting an amendment to the Golden Gate Area Master Plan (GGAMP), to change the Conditional Uses Subdistrict by adding the 3.54 -acre subject site as an exception to the conditional use locational criteria so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway (CR 886), in Section 29, Township 49 South, Range 26 East, Collier County, Florida consisting of 3.54± acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Transmit to DCA. The Transmittal staff report is located in the CCPC binder behind the petition number tab immediately preceding the petition itself. CCPC RECOMMENDATION and COMMENTS: Transmit to DCA (vote: 610), subject to two text changes: (1) remove "church- related" in the phrase "Church- related day care use shall not be allowed "; and, (2) add the sentence "Development shall be limited to a maximum of 12,000 square feet of floor area" based upon application materials that indicated this was the maximum development proposed on the site. There were no speakers. NOTE: At the CCPC Transmittal hearing, staff did not object to the first change when asked by CCPC. After further consideration, staff recommended to the BCC not to Words underlined are added; words stFUGk through are deleted. Agenda Item No. 813 Agenda Items 4. A., B., ectAbt 1 of 08 00 approve the second change. The proposed amendment identifies the subject site as an exception to the locational criteria for conditional uses (CUs) as allowed in the E, Estates zoning district, but for one use only — church. Therefore, there is no need to identify any other [freestanding] "E" district CUs, such as day care, as those CUs are not excepted in this amendment. However, there is a need to identify "church- related" day care as that is a use that is associated with a church use and might otherwise be allowed. BCC ACTION: Transmit to DCA, subject to the CCPC's second modification only (vote: 4/0). ADOPTION HEARING STAFF RECOMMENDATION: That the CCPC forward petition CP- 2006 -5 to the BCC with a recommendation to adopt as transmitted. PROPOSED AMENDMENT B. PETITION CP- 2006 -7 Petition requesting an amendment to the Future Land Use Element, including the Future Land Use Map and Map Series (FLUE /FLUM), to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, for a 20,000 square foot clubhouse and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport- Pulling Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5± acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] STAFF IS REQUESTING THIS PETITION BE CONTINUED. PROPOSED AMENDMENT C. PETITION CP- 2006 -8 Petition requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE/FLUM) and Map Series, to change the Urban Residential Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services, and senior housing in the form of an assisted living facility and /or continuing care retirement center, or other similar housing for the elderly, consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport- Pulling Road (CR 31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5± acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] STAFF IS REQUESTING THIS PETITION BE CONTINUED. 3 Words underlined are added; words stFuGk thmugb are deleted. Agenda Item No. 8B Agenda Items 4. A., B., (�)c1��60 of 004 PROPOSED AMENDMENT D. PETITION CPSP- 2006 -12 Staff requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE/FLUM) and Map Series, to change the FLUM designation from Urban -Mixed Use District/Urban Coastal Fringe Subdistrict to Conservation Designation, and make a corresponding text change to reference a new map of the site, for the County -owned Mar -Good Park property located in Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 27, Range 52 East, Collier County, Florida consisting of 2.5± acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Transmit to DCA. CCPC RECOMMENDATION and COMMENTS: Transmit to DCA, as recommended by staff (vote: 610), subject to, by Adoption hearings: (1) petitioner to provide evidence that the agreement between Collier County and the State of Florida is still valid; (2) petitioner to provide any proposed deed restrictions for the site; and, (3) petitioner to explain the funding source for purchase of the site and site improvements beyond grant money received. (These stipulations were not included in the actual amendment text as it was not appropriate to do so.). There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 5/0). ADOPTION HEARING STAFF RECOMMENDATION: That the CCPC forward petition CPSP- 2006 -12 to the BCC with a recommendation to adopt as transmitted, and transmit to DCA. The Parks and Recreation Department has responded to the above -noted CCPC stipulations from their transmittal hearing; please see attached document titled "Responses to Mar -Good CCPC -06 -12 Hearing Questions on March 28, 2008." PROPOSED AMENDMENT E. PETITION CPSP- 2006 -13 Comprehensive Planning Department Staff requesting various amendments to the Transportation Element and Maps, Recreation and Open Space Element, Economic Element, Future Land Use Element and Future Land Use Map and Map Series (FLUE/FLUM), Golden Gate Area Master Plan and Golden Gate Future Land Use Map and Map Series, to include: a change to the allowance for model homes in Golden Gate Estates; an expansion of an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; extension of the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed Use District; and, making corrections of omissions and errors and other revisions so as to harmonize and update various sections of the various elements of the Growth Management Plan. [Coordinator: David Weeks, AICP, GMP Planning Manager] TRANSMITTAL HEARING STAFF RECOMMENDATION: Transmit to DCA. 4 Words underlined are added; words rAFusk-thmug# are deleted. Agenda item No. 8B Agenda Items 4. A., B., @c .Fotb 14, of 104 CCPC RECOMMENDATION and COMMENTS: Transmit to DCA (vote: 6/0), subject to two changes: (1) extend the early entry TDR bonus by a period of two years, not five years as proposed (FLUE) (vote: 5/1); and, (2) for model homes along Collier Blvd. in Golden Gate Estates, cap them at five years, then allow subsequent conditional uses to be requested but each such request would be limited to a maximum of five years at a time. (vote: 6/0) There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 5/0), except: (1) extend the early entry TDR bonus by a period of three and one -half (3 %) years (FLUE); (2) remove locational criteria and time limitations for model homes in Golden Gate Estates so as to allow them to simply be subject to the LDC provisions for model homes ( GGAMP), and staff to possibly initiate a subsequent LDC amendment to impose time limit for model homes in Golden Gate Estates located along arterial and collector roads; and, (3) make correction to an LDC reference, as requested by staff ( GGAMP). DCA ORC Report Objection: "B. The Department has identified the following objections to Amendments CP- 2006 -10 and CP- 2006 -13 (text amendments to the comprehensive plan): Objection 4: The Collier County Comprehensive Plan does not have a consistent time frame. The Future Land Use Map includes the years 2006 -2016, while the Rural Lands Stewardship Area (RLSA) Overlay Program has a planning time frame to 2025 (according to proposed FLUE, RLSA Policy 4.2) and the proposed text amendment will change the Transportation Element Map TR -3A's, Collier 2030 Functional Classification Map, planning time frame to year 2030. Pursuant to Rule 9J- 5.005(5)(a), F.A.C., the required elements and any optional elements shall be consistent with each other and where data are relevant to several elements, the same data shall be used, including population estimates and projections and public facility analysis. [Section 163.3177(2) & (5)(a), F.S. and Rule 9J- 5.005(4) and 9J- 5.005(5)(a), F.A.C.] Recommendation: Revise the comprehensive plan to have a consistent planning time frame." DCA ORC Report Comment: "Comment 2: The term Florida Intrastate Highway System (FIHS) should be replaced with the Strategic Intermodal System (SIS) in Transportation Element Policy 1.5 A. and 1.5 B." [Amendment CPSP- 2006 -13] See staff response to the Objection and Comment in the attached document titled 7/14/08 Objections, Recommendations and Comments (ORC) Response. ADOPTION HEARING Subsequent to Transmittal hearings, staff requested authorization from the BCC to add to this petition an amendment to the GGAMP pertaining to an exception to the locational criteria for conditional uses along that portion of Golden Gate Parkway within Golden Gate Estates. In short, during a past County- initiated amendment, staff proposed, and the BCC adopted, an incorrect acreage figure. This added amendment will correct that Words underlined are added; words staUsk-threUgh are deleted. Agenda Item No. 8B Agenda Items 4. A., B.,(�_-t�,abhg.,e 2 of 1008 acreage figure to reflect property ownership (which is the same today as it was at the time of that incorrect acreage figure adoption) of the specific church referenced in the GGAMP, and make related organizational and clarification changes. Please see attached Executive Summary to BCC for their July 22, 2008 hearing for further details. The added amendment is depicted below. Golden Gate Area Master Plan A. Estates -Mixed Use Subdistrict 3) Conditional Uses Subdistrict a) Essential Services Conditional Use Provisions b) Golden Gate Parkway and Collier Boulevard Special Provisions [page 31.11 b) Golden Gate Parkway and Collier Boulevard Special Provisions: • Conditional uses above) shall not be permitted on those parcels immediately adjacent to the west side of Collier Boulevard within the Estates Designated Area elms except where the parcel is directly bounded by conditional uses on two (2) or more side yards with no intervening rights -of -ways or waterways; and, except as provided in subparagraph 2., below: and, except for essential services, as described in paragraph a), above. • Recognizing the existing residential nature of the land uses surrounding the plawied 1 -75 interchange at Golden Gate Parkway, there shall be no further conditional uses for properties abutting Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional Subdistrict: and, except as provided in subparagraph 1., below: and, except for essential services, as described in paragraph a , above. • Further, no properties abutting streets accessing Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, within the abeve defiR8d segment shall be approved for conditional uses except as permitted within the Golden Gate Parkway Institutional Subdistrict: and, except as provided in subparagraph 1., below: and, except for essential services, as described in paragraph a), above. In consideration of the improvements associated with the proposed interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 66th Street S.W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 66`h Street S.W., but the total project area shall not exceed approximately 9.22 &.724 acres (see Golden Gate Parkway Interchange Conditional Uses Area Map 4-6). 2. The parcel located immediately south of the Commercial Western Estates Infill Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be eligible for a transitional conditional use designation. Words underlined are added; words stU& 114FOUgh are deleted. Agenda Item No. 8B October 14, 2008 :'agenda Items 4. A- B- (--PJ4gd:63 of 104 STAFF RECOMMENDATION: That the CCPC for-ward petition CPSP-2006-13 to the BCC with a recommendation to adopt Dt as transmitted. LESS the Transportation Element map and text amendments as noted in the ORC Response document, and PLUS the modification of three Transportation Element policies as noted in the ORC Response document, and PLUS the addition noted above modifying the GGAMP. and transmit to DCk STAFF RECOMMENDATION OVERALL: That the CCPC forward petitions CP-2006-5, CPSP-2006-12, and CPSP-2006-13 of the 2006 cvc1e of GMP amendments to the BCC with a recommendation to adopt - with modifications to CPSP-2006- 13 since Transmittal hearings. as noted in this Staff Report and lo transmit to the Florida Department of Community Affairs: and, continue petitions CP-2006-7 and CP-2006-8 to a subsequent CCPC hearing (date to be determined). Prepared By: Date: David Weeks, AICP, Planning Manager Comprehensive Planning Department Reviewed By: Date: Randall Cohen, AICPP, Director Comprehensive Planning Department Reviewed By: 61 Date: Marjorie Student - Stirling, Assistant Cotk rity At! ornev County Attorney Office A Approved By: Date: Joge'Dh K. Schrrritt. r"A,J rninistrator Community Development and Environmental Services Division COLLIER COUNTY PLANNING COMMISSION: MR. MARK STRAIN, CHAIRMAN 2006 cycle GNP arne,idnrients - Adoption ipeiitions CF-2006-5. 7, 8, CPSP-21006-12 anci 131 Staff Report for August 19. 2008 CCPC hearing. NIC)TE: This petition has been scheouted September 25. 2008 SCC hearing. CCP` Staff Report Adoptor. 20H cybe nr preheassv Gun Parv,,!T,0 GTIP DA 7 "lCorrp 111s, 4mcnJr9&nts\2006 Cycle Petitions Agenda Item No. 8B October 14, 2008 Page 64 of 104 �- Go +e-r 4Z;, twrKtty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: AUGUST 19, 2008 --> continued to August 29, 2008 SUBJECT, 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS — PETITIONS CP- 2006 -7 AND CP- 2006 -8 ONLY (Adoption Hearing) ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE MAP AND MAP SERIES Transmittal hearings for the 2006 cycle of Growth Management Plan (GMP) amendments were held on March 17 and 28, 2008 (CCPC), and on April 15 and 29, 2008 (BCC). The respective Transmittal recommendations /actions are presented below, following each petition number and title. Note: This amendment cycle began with seven petitions at Transmittal hearings but includes only five at Adoption; one was continued to the 2007 cycle by the BCC at their April 29 Transmittal hearing (CP- 2006 -9), and one is not being considered at Adoption per request of the — petitioner (CP- 2006 -10). Of the remaining five petitions approved for Transmittal by the BCC, three were heard at the CCPC's Adoption hearing on August 19 (CP- 2006 -5, CPSP- 2006 -12, and CPSP - 2006 -13). This staff report addresses the remaining two petitions, both of which were continued from the August 19 hearing, petitions CP- 2006 -7 and CP- 2006 -8. Each CCPC staff report from the Transmittal hearings, which provides staff's analysis of each petition, is located behind the petition number tab, e.g. CP- 2006 -7, and in front of the petition package. FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS ORC REPORT: After review of Transmitted GMP amendments, the Florida Department of Community Affairs (DCA) renders an Objections, Recommendations and Comments (ORC) Report. Only Objections can form the basis of a non - compliance determination, unless the adopted amendments vary significantly from those transmitted. If an Objection is not adequately addressed when adopted, then the DCA may (presumably will) find the amendment to be "Not in Compliance" with Florida Statutes, and issue a Notice of Intent (NOI) to indicate such noncompliance. The County may respond to the ORC Report in one of four ways at Adoption: 1. not modify the amendment, but provide additional explanation of what the amendment is about, its purpose, what it will achieve [appropriate if we believe DCA simply does not understand /has misunderstood the amendment] and/or provide additional data and analysis to support the amendment; or 2. modify the amendment, so as to address the ORC issue; or, 3. modify the amendment, and provide additional explanation and /or provide additional data and analysis; or, 4. not adopt the amendment. NZ Agenda Item No. 8B October 14, 2008 P ge 65 of 104 In their July 14, 2008 ORC Report for the 2006 cycle of GMP amendments, DCA oars five Objections and two Comments. One Objection pertains to both petitions CP- 2006 -7 and CP- 2006-8. That Objection is set forth below following each petition, and is contained in the attached 7/14/08 Objections, Recommendations and Comments (ORC) Response — Part Two" document, along with staff response. The entire ORC Report, which includes comments from other state and regional review agencies, is included in the CCPC binder for the August 19 hearing. PROPOSED AMENDMENT B. PETITION CP- 2006 -7 Petition requesting an amendment to the Future Land Use Element, including the Future Land Use Map and Map Series (FLUE/FLUM), to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, for a 20,000 square foot clubhouse and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport Road and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, consisting of 5± acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Not to transmit to DCA, for reasons stated in the Transmittal staff report. The Transmittal staff report is located in the CCPC binder behind the petition number tab immediately preceding the petition itself. The petitioner's agent proposed revisions to CP- 2006 -7 during their March 17, 2008 oral presentation to the CCPC. CCPC RECOMMENDATION and COMMENTS: That the BCC approve petition CP- 2006 -7 for transmittal to DCA (vote: 6/1) subject to text revisions in Exhibit "A" and the following: (1) Vehicular interconnection is required between the subject property and the property located adjacently south; (2) Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy; (3) Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed; and, (4) Revise language to the Subdistrict provision, to reflect changes presented by the applicant's agent and as made part of this motion, including staff clarification (as it now appears in the single - underlined portions of the provision language on pages 10 -12, below). -2- Agenda Item No. 8B October 14, 2008 Page 66 of 104 There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 4/0). DCA ORC Report Objection: C. The Department has identified the following objections to Amendments CP- 2006 -7 (Italian American Plaza and Clubhouse) and CP- 2006 -8 (Airport/Orange Blossom Commercial): Objection 5: The proposed amendments for the Italian American Plaza and Clubhouse and Airport/Orange Blossom Commercial will increase development intensities. The properties are proposed to change from the Urban Residential Subdistrict to the new Italian American Plaza and Clubhouse Subdistrict and the new Airport /Orange Blossom Commercial Subdistrict allowing commercial uses. The amendments are located within the Northwest Transportation Concurrency Management Area. However, data and analysis have not been provided demonstrating that with these amendments the adopted level of service standard for the TCMA will be achieved and maintained. [Section 163.3177(2), (9)(b), 163.3187(2), and 163.3180(7), F.S., and Rule 9J- 5.005(5), 9J- 5.0455(5), and 9J- 5.019(3)(f), F.A.C] Recommendation: Revise the data and analysis to demonstrate the level of service standard for the TCMA will achieved and maintained during the planning timeframe Staff Response to DCA Objection: See the attached 7/14/08 Obiections Recommendations and Comments (ORC) Response — Part Two ADOPTION HEARING Post - Transmittal Modifications Since the BCC approved transmittal of CP- 2006 -7 to the DCA, the petitioner has proposed: ■ Increasing the maximum office square footage allowed from 26,000 to 34,000 square feet; ...Comprehensive Planning staff has proposed: ■ Introducing an equivalency measure by stating in the Subdistrict provisions, "The intensity of uses within the Subdistrict shall be limited by the maximum Trip Generation equivalent to 171 total PM peak net new trips, as enumerated by the TR Transportation Consultants, Inc. Traffic Impact Statement dated July 21, 2008 "; Striking the term "commercial" from Subdistrict provision "a" stating, "...and must contain development standards to ensure that all commercial uses will be compatible... "; inserting the term "general" where listing office types; ...and, County Attorney staff has proposed: -3- Agenda Item No. 813 October 14, 2008 Page 67 of 104 ■ Introducing the clause "the cost of to the Subdistrict provisions, "...to pay a proportionate share of the cost of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 -year planning period, and the cost of improvements to the intersection... ", and; Replacing the term "adjacently" with "immediately to the" wherever it describes a neighboring property such as, "...to access properties immediately to the south..." throughout. ..all as now appearing on pages 10 -12, below. Supplemental Adoption Data & Analysis — Traffic Capacity/Traffic Circulation Analysis The firm of TR Transportation Consultants, Inc. conducted a Traffic Impact Statement which was submitted July 21, 2008 for considering Adoption of this petition, including updated analyses provided supplemental to the initial Growth Management Plan Amendment petition. The subject property is located at the southwest corner of Airport Road and Orange Blossom Drive and proposes 34,000 square feet of office space, and a 20,000 square foot clubhouse facility. The proposed maximum intensity for the Italian- American Plaza and Clubhouse Subdistrict is divided as follows: Italian- American Club 20,000 sq.ft. General Office Uses 22,500 sq.ft. Medical Office Uses 7,500 sq.ft. Drive -In Banking Facility 4,000 sq.ft. Levels of Service determinations were made based on Peak Hour, Peak Direction Service Volumes presented in the AUIR. Traffic generated by existing club activities is estimated to be 174 daily gross trips (2 -way) and 18 PM Peak Hour gross trips. Proposed offices and personal and business services uses and club activities would produce 1,854 daily gross new trips (2- way) and 263 PM Peak Hour gross new trips. Collier County allows for a maximum pass -by traffic reduction — for vehicles already traveling on the adjoining roadway system — of fifty percent (50 %) for bank uses. Applying this pass -by allowance produces 1,361 daily gross new trips (2 -way) and 171 PM Peak Hour gross new trips. All proposed uses will be limited to this 171 trip figure via the equivalency measure controlling intensity, stated above and appearing in the Subdistrict provisions. This limitation will be incorporated into the (PUD) rezone ordinance, then applied each time an SDP or other development order is issued. (In contrast, these traffic generation figures differ from those considered in the original proposal for 26,000 square feet of office and retail space, and the 20,000 square foot clubhouse facility — producing 2,296 daily gross new trips (2 -way) and 211 PM Peak Hour gross new trips.) Policy 5.1 of the Transportation Element of the GMP states, `[t]he County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment or if it impacts an adjacent roadway segment that is deficient, or which significantly impacts a roadway segment or adjacent roadway segment that -4- Agenda Item No. 813 October 14, 2008 P� e C8 of 104 is currently operating and /or is projected to operate below an adopted Level of Service t�anaaro within the five year planning period, unless specific mitigating stipulations are also approved. Traffic analyses to determine whether a petition or application has significant project impacts shall use the following to determine the study area: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and C. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume." The Collier County Transportation Planning Department reviewed the updated Traffic Impact Statement and provided the following comments: "Transportation staff has reviewed GMPA CP- 2006 -7, American Italian Plaza and Clubhouse Commercial Subdistrict, and can recommend that the GMPA petition be found consistent with policy 5.1 of the Transportation Element of the GMP. Although this project contributes to failure of the Orange Blossom Drive /Airport Road intersection, the adjacent roadway network has sufficient capacity on the first link to accommodate this project throughout the five -year planning period. Please note that the first link is not significantly impacted (below 2% of the service volume). The petitioner has proposed mitigation in the form of proportionate share payment for improvements that will be required to the Orange Blossom Drive /Airport Road intersection. The - proportionate share payment will be determined and required as a result of application for a development order (i.e. SDP, PPL) on this parcel." CP- 2006 -7 is not the only GMP amendment presently proposed where commercial offices and personal and business services development introduces unplanned traffic onto Airport Road, or into the intersection of Orange Blossom and Airport. Both proposed amendments to the FLUE (06 -7 and 06 -8) were experiencing difficulty accessing the adjacent roadway network that has insufficient capacity to accommodate the projects throughout the five -year planning period. The BCC required the following from the petitioner: ✓ Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy. ✓ Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed. The BCC also acted to make the following entry part of the Subdistrict provisions in the FLUE. • An Orange Blossom Drive - Airport Road intersection improvements plan must be approved prior to any development order approval and, construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner -5- Agenda Item No. 813 October 14, 2008 Page 9 of 104 enters into a Development Contribution Agreement with the Collier County Boar of Commissioners to pay a proportionate share of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 -year planning period, and the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and the local street network. These specific stipulations were made part of the BCC decision to Transmit CP- 2006 -7 to DCA. Commercial Inventory and Development Trends A trend toward commercial offices and personal and business services development is evident in the area immediately surrounding the proposed Subdistrict. Plus, offices and personal and business services activities are evident at a more - distant radius' planning area from the proposed Subdistrict, as follows: Longview Center PUD (14.73 acres /70,000 sq. ft. of C -1 through C -3 office uses [@ 70,000 sq. ft. /10 acre] and, a portion of the 73,500 sq. ft. of C -1 through C -3 commercial uses & services [@ 5,000 sq. ft. /acre]) in the Orange Blossom Mixed Use Subdistrict [immediately east] — 100% undeveloped and inactive since 2003 approval • Buckley Mixed Use PUD (22.84 acres /97,070 sq. ft. of C -1 through C -3 medical & general office uses [@ 4,250 sq. ft. /acre] and, a portion of the 74,230 sq. ft. of C -1 through C -3 commercial uses & services [@ 3,250 sq. ft. /acre]) in the Buckley Mixed Use Subdistrict [0.125 mile north] — 100% undeveloped and inactive since 2005 approval • Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acres /a portion of the 72,000 sq. ft. of C -1 through C -3 —type commercial uses, categorized by SIC codes only) in the southwest quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach — Airport intersection] — 100% developed by 2004 • Vineyards PUD /DRI (75.86 acres /a portion of 600,000 sq. ft. of C -1 through C -4 —type uses within this "retail and interchange commercial" development) in the southeast quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach — Airport intersection] — 75% developed and inactive since 2005 • Pelican Marsh PUD /DRI (80 acres /295,800 sq. ft. of C -1 through C-4 offices within this larger "activity center ", with 26,000 sq. ft. dedicated to medical offices) in the northwest and northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.75 mile north at the Vanderbilt Beach — Airport intersection] — 65% developed and inactive since 2007 (153,151 sq. ft. by 2004; 190,695 sq. ft. by 2006) • Pine Air Lakes PUD /DRI (104.29 acres /75,000 sq. ft. of C -1 through C -3 "office" uses) in the Mixed Use Activity Center Subdistrict (MUAC 13) [0.75 mile south at the Naples Boulevard — Airport intersection] — 40% developed and inactive since 2007 (13,489 sq. ft. by 2003; 29,489 sq. ft. by 2006) Source: June, 2008 Planned Unit Development (PUD) Master List (prepared and maintained by the Collier County Engineering Department) and individual PUD monitoring reports. Agenda Item No. 813 October 14, 2008 Pa e 70 of 104 'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistrictgs' are commercial components of the Future Land Use Element and are counted toward the inventory of land available for development, even if they are not yet zoned commercial. The six developments listed here are located within one mile of the subject property and approved for no less than 537,879 of gross leasable area (GLA) C -1 through C -3 uses. 220,184 sq. ft were developed by 2006, leaving 317,686 sq. ft. yet to be developed. The proportion that is developed or will be developed in identifiably C -1 uses has not been determined. Records do report, however, that the larger area encompassed by the North Naples and Urban Estates Planning Communities presently supply an inventoried 116,674 developed GLA (C -1 only). Supplemental Adoption Data & Analysis — Commercial Demand Analysis At the direction of the County Board, the firm of Fraser and Mohlke Associates, Inc. prepared a Market - Conditions Study analyzing market conditions influencing development of the CP- 2006 -7 subject property. This July 2008 analysis provides an overall context within the North Naples and Urban Estates Planning Communities for assessing the basic office and service needs of the emerging population within an area beginning at the Gulf of Mexico shoreline, extending easterly along the Lee - Collier County line to Collier Boulevard (CR 951), then the boundary turns south to run generally Collier Boulevard to Green Boulevard, then turns west to run generally along Green Boulevard, then Pine Ridge Road, to the Gulf, then north along the shoreline to complete the boundary — the "North Collier" project area. This project area geographically encompasses the primary market area selected for study and uses Collier County population estimates, growth projections and land -use inventories measured and reported by Planning Community. The July study reported: The Market - Conditions Study utilized land -use data from the 2007 Collier County Commercial Land -Use Inventory to document the need for new commercial offices and personal and business services in the studied North Collier area. The inventory indicated commercial office space and, personal and business services buildings with floor areas totaling 110,069 square feet are located along the 2 -mile Airport Road corridor, approximating one - seventh the 754,066 square feet of all commercial space recorded for the entire North Collier project area. This project market area is forecasted to grow 23.3 percent from 91,886 persons in 2005 to 113,321 persons in 2015 — an increase of 21,435 persons, based on June, 2008 estimates and projections provided by the County's Comprehensive Planning Department. Forecasting projects another 11,693 people will move into the area by 2020, for a population of 125,014. Another 7,858 people are projected to move into the area by 2030, for a population of 132,872. ■ The steady escalation of demand for office - building space in North Collier County, reflective of the area's population increases, is leading to an increasing demand for and supply of available office space within the well- defined Primary Trade Area for the proposed Italian- American Club Subdistrict. [Summary of Findings section] • The visibility and viability of the Italian- American Club site is enhanced significantly by additional traffic seeking access to the adjacent Headquarters Library and county - government services provided at the North Collier Government Center that generates additional traffic of as many as 12,000 vehicle trips passing by the present location of the -7- Agenda Item No. 8B October 14, 2008 Pa e 71 of 104 Italian- American Club during an average business day, Monday through Friday. [Summary of Findings section] • Assuming a countywide absorption of 62,563 square feet annually for the period 2000 — 2010, a normal 5% vacancy rate may be achieved in 36 months or less for new office buildings located in the primary area surrounding the Italian- American Club. [Summary of Findings section] • Office space needed to accommodate workers in service occupations that are forecasted to be employed in the project area by 2030 will require that a total of 410,496 square feet of freestanding office space will be needed to accommodate future service workers only, significantly greater than existing office space availability. [Summary of Findings section] The Fraser and Mohlke Associates study recommended: ■ The expansion plans of accounting professionals, financial institutions, insurance carriers, legal services, nursing & home - health care services, real estate brokers, security brokers and other professional services close to the present Italian American Club should be evaluated to encourage their relocation to a highly- visible, free - standing office building at a high - traffic location like (this) site. [Recommendations section] ■ The site also recommends itself as an appropriate site for an array of Conditional Uses: Schools, recreational facilities, social and fraternal organizations, day care centers, and convalescent and rehabilitation centers. [Recommendations section] ■ A plan should be developed that will, at a minimum, anticipate the response(s) of those living in adjacent neighborhoods to proposed commercial development on the italian- American Club site, and address neighborhood concerns likely to be expressed at public hearings held to consider a future zoning application. [Recommendations section] ■ Special attention should be given to the professional service needs of residents of the Carlisle, an upscale retirement community adjacent to the Italian- American Club site, that would be well served by a cadre of accounting, financial, insurance, legal, and other professional located in an easily - accessible office building next door to them. [Recommendations section] Demand Analysis and Findings Staff used this unique opportunity to compare and contrast the market studies prepared for both Transmittal and Adoption, and for both Subdistricts (CP- 2006 -7 and CP- 2006 -8). While a portion of each study is similar to the others, they were each different from one another in their approach, methodology and results. We found variations and differences within and among the analyses prepared for these Subdistrict proposals, but concluded these differences do not approach substantial inconsistencies. Certain findings summarized by the Market - Conditions Study have been discounted because they appear to represent characterizations or estimations which could not be verified with standard cross - referencing, e.g., while population is projected to grow by just 6.2% during out - years 2020 to 2030, demand for offices and services grows by 64.1%; and, the assumed absorption rate has likely flattened recently and a "normal" vacancy rate is no longer indicative I'� Agenda Item No. 8B October 14, 2008 Page 72 of 104 of actual vacancies. Such observations place an understandable amount of uncertainty in both these studies and the local economy itself. No one study however, negates or reverses the assumptions or findings of another. When taken as a whole, the market analyses provide sufficient support for additional offices and services in the market. Provided below are selected figures to assist in this inter -study comparison. The market area chosen to support one Subdistrict was smaller than the area studied for the other: one studying the smaller customer base, the other considering a larger employee commute -time area. Present inventories of developed and developable floor space available for C -1 offices and services are reported to be just over 110,000 square feet in the smaller market area to more than 10 Million square feet in the larger area studied. The smaller figure reflects solely the amount of office space inventoried in C -1 Zoning Districts. The larger figure correlates more to the amount of floor space available for C -1 offices and services throughout the range of commercial designations and planned unit developments. Although these measurements would not appear to represent actual office space, one is a proportional subset of the other, and both reasonably correlate with their Transmittal counterparts. Population forecasts for one Subdistrict were comparatively similar short -term (the present to 2020), with both market areas growing between 24% and 29 %; but long -range growth projections notably diverge from one another. The smaller -area customer -based forecast flattens out to just over 6% growth for 2030, while the larger -area employee -based forecast inflates by another 24% in the same period of time. This spread might be explained in part, as the result of the employment model accounting for office employees working in the area who do not reside in the area, and of employment growth not being a flatline projection. When comparing a demand model based directly on population growth with a supply model based on an employment- demand corollary, we find a steadily growing demand for offices and services nearly meeting all future demand. A proportionally - greater supply of employment opportunities is available to accommodate the influx of office and service workers until the relationship between workers needed and workers employed reaches a nearly 1:1 ratio in the future. This overabundance of floor space available for office and service employment raises some concern, and begs the question: Is a real demand for additional offices and services sufficiently demonstrated? One market study contends that this is the case. A sufficient amount of office space needs to be available for those seeking to occupy or work there. This approach produced figures consistently greater than those produced from the demand model, so the smaller figures are an acceptable baseline. The County uses a ten -year planning timeframe, with the horizon presently at 2016. Even if we advance this timeframe to reasonably account for passing time, sufficient demand for offices and services should be substantiated from an analysis by 2018 [or 2020, as figures are generally provided in five -year increments]. If sufficient need for the proposed land use cannot be ascertained until a considerably later date, then approval of the land use change is plainly premature. Limiting consideration to within this planning timeframe, it can reasonably be concluded: The smaller market area can absorb no more than another 85,000 square feet of offices and services. By 2020, just 48,000 more square feet will be needed [133,000 cumulative sq.ft.] to meet market demand. Longer -term projections were considered to be unreliable indicators. Agenda Item No. 86 October 14, 2008 Page 73 of 104 The figures increase to approximately 135,150 and 58,560 square feet, respectively, [193,710 cumulative sq.ft.] for allocating office space in order to serve the employment needs of the larger area studied. Neiahborhood Information Meetina Svnor)sis A supplemental Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was conducted August 7, 2008, after the agent/applicant duly noticed and advertised the meeting. Five people attended the supplemental NIM, held in the Naples Italian American Club clubhouse, and heard the following information: The subject property has been used as a club facility for a fraternal organization since the early 1970s. The petitioner proposes to replace the existing clubhouse with new construction, and construct a maximum of 34,000 square feet of building area for offices and personal services typically found in the C -1 Zoning District. The southerly abutting five -acre property was mentioned as another GMPA proposal for creating a commercial office, commercial use and, personal and business services subdistrict. Discussion took place about the potential intensity of offices and personal and business service land uses. More discussion surrounded traffic concerns, as the subject property is located at the Airport — Orange Blossom intersection. Petitioner's agent explained that addressing these problems includes contributing to the costs of intersection improvements at Airport and Orange Blossom. [Synopsis prepared by C. Schmidt, AlCP, Principal Planner] STAFF RECOMMENDATION: That the CCPC forward petition CP- 2006 -7 to the BCC with a recommendation to adopt as revised in the double - underlined portions of the provision language below, and transmit to DCA. Also refer to pages 22 -24, below for the staff - preferred alternative recommendation to forward petition CP- 2006 -7 to the BCC with a recommendation to adopt a combined CP- 2006 -7 and CP- 2006 -8 as a single Subdistrict, and transmit to DCA. (single underline denotes added text, as approved for Transmittal by BCC; double underline/ denotes staff recommended changes at Adoption] C. Urban Commercial District [Page 63] 11. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the southwest corner of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses, such as the Italian American Club clubhouse future institutional uses for a school and limited commercial, professional and general offices, and similar uses to serve the nearby community. - 10- Agenda Item No. 813 October 14, 2008 Pa e' 7�4�Qf 104 Development intensity for this Subdistrict shall be limited to a maximum of 24-9W UUU square feet of gross leasable area for financial institutions, schools, professional, medical and aeneral offices and personal and business services as allowed by right and by conditional use, and a maximum of 20,000 square feet for the clubhouse facility, all of which uses are allowed in the C -1 Zoning District as identified in the Collier County Land Development Code, Ordinance No 04 -41 as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all s9A4wm; 4 uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property immediately to the south is required, particularl to provide southbound traffic direct egress onto Airport Road. Traffic and parking areas, buildings and structures, landscape buffering and open areas, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the south to minimize the impacts on the surrounding street system. d. An Oranae Blossom Drive- Airport Road intersection improvements plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subiect property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of County Commissioners to pay a proportionate share of the cost of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 -year planning period, and the cost of improvements to the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and the local street network. e. Discontinuing any use of, and physically closing -off, the existing easternmost vehicular access drive onto Orange Blossom Drive must be completed by the property owner before a certificate of occupancy can be issued for any further development or redevelopment of the site. f. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height. g. Development within the Subdistrict shall have common site, signage and building architectural elements including on -site directional signs assisting motorists toward southbound egress onto Airport Road. h. The intensity of uses within the Subdistrict shall be limited by the maximum Tr'p Generation equivalent to 171 total PM peak net new trips. as enumerated by the TR Transportation Consultants. Inc. Traffic Impact Statement dated July 21. 2008. - 11 - Agenda Item No. 8B October 14, 2008 Page 75 of 104 (Intentionally left blank) WIM Agenda Item No. 813 October 14, 2008 Policy 1.1 Page 76 of 104 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Italian American Plaza and Clubhouse Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Italian American Plaza and Clubhouse Commercial Subdistrict include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do NOT number the inset map, only provide map title. 1. URBAN DESIGNATION [Page 27] Italian American Plaza and Clubhouse Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Italian American Plaza and Clubhouse Commercial Subdistrict • add name of that inset map in the FLUE where FLUM Series is listed. A SECOND ALTERNATIVE, preferred, agreeable to both petitioners, and still recommended by staff is that these two petitions be combined into a single Subdistrict comprised of a northerly and a southerly `parcel'. The requested uses and square footage for each parcel could remain the same as recommended in staff's alternative Adoption text appearing below, under CP- 2006 -08, including the clubhouse use and square footage for the subject site. However, use intensity for both tracts would be limited to C -1 — those uses most often associated with non - retail neighborhood services. PROPOSED AMENDMENT C. PETITION CP- 2006 -8 Petition requesting an amendment to the Future Land Use Element (FLUE) and Future Land Use Map (FLUM) and Map Series, to change the Urban Residential Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, for up to 40,000 square feet of gross leasable area for -- financial institutions, professional, medical and general offices, adult and child day care, -13- Agenda Item No. 813 October 14, 2008 Page 77 of 104 personal and business services, and senior housing in the form of an Adult Living Facility and/or Continuing Care Retirement Center, or other similar housing for the elderly, consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport Road, approximately 330 feet south of Orange Blossom Drive and immediately to the south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, consisting of 5± acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Not to transmit to DCA, for reasons stated in the Transmittal staff report. The Transmittal staff report is located in the CCPC binder behind the petition number tab immediately preceding the petition itself. The petitioner's agent proposed revisions to CP- 2006 -8 during their March 17, 2008 oral presentation to the CCPC. CCPC RECOMMENDATION AND COMMENTS: That the BCC approve petition CP- 2006 -8 for transmittal to DCA (vote: 7/0) subject to text revisions in Exhibit "A" and the following: (1) Vehicular interconnection is required between the subject property and the property located adjacently north; (2) Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy; (3) Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed; (4) Revise language to the Subdistrict provision, to reflect changes presented by the applicant's agent and as made part of this motion, including staff clarification (as it now appears below); and, (5) Properly reference the Collier County Land Development Code where discussing adult living facilities, assisted care living facilities, and other similar facilities (as it now appears in the single - underlined portions of the provision language on pages 20 -21, below). There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 410). DCA ORC Report Objection: See entry above, under petition CP- 2006 -7. -14- ADOPTION HEARING Post- Transmittal Modifications Agenda Item No. 8B October 14, 2008 Page 78 of 104 Since the BCC approved transmittal of CP- 2006 -8 to the DCA, the petitioner has proposed: ■ Increasing the maximum office square footage allowed from 12,000 to 40,000 square feet; ■ Adding "adult and child day care" (uses already allowed under the present FLUM designation) to the non -office uses listed in Subdistrict provisions; ■ Introducing an equivalency measure (as revised by staff) by stating in the Subdistrict provisions, "The intensity of uses within the Subdistrict shall be limited by the maximum Trip Generation equivalent to 203 total PM peak net new trips, as enumerated by the TR Transportation Consultants, Inc. Traffic Impact Statement dated July 21, 2008 "; ■ Introducing an equivalency measure (as revised by staff) by stating in the Subdistrict provisions, "The intensity of uses within the Subdistrict shall be limited by the maximum Trip Generation equivalent to 203 total PM peak net new trips, as enumerated by the TR Transportation Consultants, Inc. Traffic Impact Statement dated July 21, 2008 "; ...Comprehensive Planning staff has proposed: ■ Striking the term "commercial" from Subdistrict provision "a" stating, "...and must contain development standards to ensure that all commercial uses will be compatible... "; inserting the term "general" where listing office types; ■ Adding the parenthesized "(3)" following the word "three" in Subdistrict provision "e" to ensure a consistent formatting style, and; ...and, County Attorney staff has proposed: ■ Introducing the clause "the cost of to the Subdistrict provisions, "...to pay a proportionate share of the cost of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 -year planning period, and the cost of improvements to the intersection... ", and; ■ Replacing the term "adjacently" with "immediately to the" wherever it describes a neighboring property such as, "...to access properties immediately to the south..." throughout. ...all as now appearing on pages 20 -21, below. Supplemental Adoption Data & Analysis — Traffic Capacity/Traffic Circulation Analysis The firm of TR Transportation Consultants, Inc. conducted a Traffic Impact Statement which was submitted July 21, 2008 for considering Adoption review of this petition, including updated analyses provided supplemental to the initial Growth Management Plan Amendment petition. -15- Agenda Item No. 8B October 14; 2008 Pap 79 of 104 M The subject property is located approximately 330 feet south of the intersection of Airport ad and Orange Blossom Drive and proposes 40,000 square feet of office space. The proposed maximum intensity for the Airport/Orange Blossom Subdistrict is divided as follows: General Office Uses 6,000 sq.ft. Medical Office Uses 30,000 sq.ft. Drive -in Banking Facility 4,000 sq.ft. Levels of Service determinations were made based on Peak Hour, Peak Direction Service Volumes presented in the AUIR. Proposed offices and personal and business services uses would produce 2,222 daily gross new trips (2 -way) and 295 PM Peak Hour gross new trips. Collier County allows for a maximum pass -by traffic reduction — for vehicles already traveling on the adjoining roadway system — of fifty percent (50 %) for bank uses. Applying this pass -by allowance produces 1,729 daily gross new trips (2 -way) and 203 PM Peak Hour gross new trips. All proposed uses will be limited to this 203 trip figure via the equivalency measure controlling intensity, stated above and appearing in the Subdistrict provisions. This limitation will be incorporated into the (PUD) rezone ordinance, then applied each time an SDP or other development order is issued. (In contrast, these traffic generation figures differ from those considered in the original proposal for 50,000 square feet of office and retail space — producing 901 daily gross new trips (2 -way) and 90 PM Peak Hour gross new trips.) Policy 5.1 of the Transportation Element of the GMP states, "[t]he County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment or if it impacts an adjacent roadway segment that is deficient, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating andlor is projected to operate below an adopted Level of Service Standard within the five year planning period, unless specific mitigating stipulations are also approved. Traffic analyses to determine whether a petition or application has significant project impacts shall use the following to determine the study area: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and C. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume." The Collier County Transportation Planning Department reviewed the updated Traffic Impact Statement and provided the following comments: 'Transportation staff has reviewed GMPA CP- 2006 -8, Airport/Orange Blossom Commercial Subdistrict, and can recommend that the GMPA petition be found consistent with policy 5.1 of the Transportation Element of the GMP. Although this project contributes to failure of the Orange Blossom Drive /Airport Road intersection, the adjacent roadway network has sufficient capacity on the first link to accommodate this -16- project throughout the five -year planning period. Please note that significantly impacted (below 2% of the service volume). proposed mitigation in the form of proportionate share payment for will be required to the Orange Blossom Drive /Airport Road proportionate share payment will be determined and required as a for a development order (i.e. SDP, PPL) on this parcel." Agenda Item No. 8B October 14, 2008 P gp 80 of 104 the first linC is not The applicant has improvements that intersection. The result of application CP- 2006 -8 is not the only GMP amendment proposed where commercial offices and personal and business services development introduces unplanned traffic onto Airport Road, or into the intersection of Orange Blossom and Airport. Both proposed amendments to the FLUE (06 -8 and 06 -7) are experiencing difficulty accessing the adjacent roadway network that has insufficient capacity to accommodate the projects throughout the five -year planning period. The BCC required the following from the petitioner: ✓ Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy. ✓ Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed. The BCC also acted to make the following entry part of the Subdistrict provisions in the FLUE. • An Orange Blossom Drive - Airport Road intersection improvements plan must be approved prior to any development order approval and, construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of Commissioners to pay a proportionate share of improvements to Orange Blossom Drive, which is scheduled to fail inside the five -year planning period, and the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and the local street network. These specific stipulations were made part of the decision to Transmit CP- 2006 -8 to DCA. Commercial Inventory and Development Trends A trend toward commercial offices and personal and business services development is evident in the area immediately surrounding the proposed Subdistrict. Plus, offices and personal and business services activities are evident at a more - distant radius' planning area from the proposed Subdistrict, as follows: • Longview Center PUD (14.73 acres /70,000 sq. ft. of C -1 through C -3 office uses [@ 70,000 sq. ft. /10 acre] and, a portion of the 73,500 sq. ft. of C -1 through C -3 commercial uses & services [@ 5,000 sq. ft. /acre]) in the Orange Blossom Mixed Use Subdistrict [immediately east] — 100% undeveloped and inactive since 2003 approval -17- Agenda Item No. 8B October 14, 2008 Page 81 f104 • Buckley Mixed Use PUD (22.84 acres /97,070 sq. ft. of C -1 through C -3 meical general office uses [@ 4,250 sq. ft. /acre] and, a portion of the 74,230 sq. ft. of C -1 through C -3 commercial uses & services [@ 3,250 sq. ft. /acre]) in the Buckley Mixed Use Subdistrict [0.125 mile north] — 100% undeveloped and inactive since 2005 approval • Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acres /a portion of the 72,000 sq. ft. of C -1 through C -3 —type commercial uses, categorized by SIC codes only) in the southwest quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach — Airport intersection] — 100% developed by 2004 • Vineyards PUD /DRI (75.86 acres /a portion of 600,000 sq. ft. of C -1 through C -4 —type uses within this "retail and interchange commercial" development) in the southeast quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach —Airport intersection] — 75% developed and inactive since 2005 • Pelican Marsh PUD /DRI (80 acres /295,800 sq. ft. of C -1 through C-4 offices within this larger "activity center ", with 26,000 sq. ft. dedicated to medical offices) in the northwest and northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.75 mile north at the Vanderbilt Beach — Airport intersection] — 65% developed and inactive since 2007 (153,151 sq. ft. by 2004; 190,695 sq. ft. by 2006) • Pine Air Lakes PUD /DRI (104.29 acres /75,000 sq. ft. of C -1 through C -3 "office" uses) in the Mixed Use Activity Center Subdistrict (MUAC 13) [0.75 mile south at the Naples Boulevard — Airport intersection] — 40% developed and inactive since 2007 (13,489 sq. ft. by 2003; 29,489 sq. ft. by 2006) Source: June, 2008 Planned Unit Development (PUD) Master List (prepared and maintained by the Collier County Engineering Department) and individual PUD monitoring reports. 'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are commercial components of the Future Land Use Element and are counted toward the inventory of land available for development, even if they are not yet zoned commercial. The six developments listed here are located within one mile of the subject property and approved for no less than 537,879 of gross leasable area (GLA) C -1 through C -3 uses. 220,184 sq. ft were developed by 2006, leaving 317,686 sq. ft. yet to be developed. The proportion that is developed or will be developed in identifiably C -1 uses has not been determined. Supplemental Adoption Data & Analysis — Commercial Demand Analysis At the direction of the County Board, the firm of Fishkind & Associates, Inc. prepared an Office Needs Analysis analyzing market conditions influencing development of the CP- 2006 -8 subject property. This June 2008 analysis provides an overall context within the project area for assessing the basic office and service needs of the emerging population within an area extending from approximately two miles to nearly eight miles from the subject property — generally extending to one mile north of the Lee - Collier County line (N), beyond Collier Boulevard (E), beyond Davis Road (S), and beyond US 41 (W). The market area is defined by a 20- minute or less commute time. The June study reported: _18- Agenda Item No. 8B October 14, 2008 Page 82 of 104 The Office Needs Analysis utilized land -use data from the 2007 Collier County Commercial Land -Use Inventory combined with a Census -based employment conversion factor to document the need for new commercial offices and personal and business services in the project area. The inventory indicated commercial office space and, personal and business service properties totaling more than 10 Million square feet on 1,821 acres are located within the studied area. ■ A supply of 1,821 acres (in aggregate) are currently available for commercial office and, personal and business services land in the market area — while only 458 of these 1,821 acres comprise approximately 2.5 Million sq. ft. of existing commercial offices and services. The remaining 1,363 acres are developed but stand vacant, or with development potential for another 7.6 Million sq. ft. [Table 2.1.1] The project market area is forecasted to grow 29.6 percent from 192,944 persons in 2008 to 250,087 persons in 2020 — an increase of 57,143 persons, based on June, 2008 estimates and projections provided by the County's Comprehensive Planning Department, Another 60,351 people are projected to move into the area by 2030, for a population of 310,438. An allocation ratio is applied which aggregates commercial land supply to compare with demand. This ratio between workspace and workers diminishes from a 1.59 relationship in 2008, to 1.22 in 2020, then to 0.99 in 2030 — when supply and demand reaches equilibrium. The consultant explains that a desirable allocation ratio is below 2.0. [Demand for Commercial Office Space section and Table 2.2.4] ■ All employment in the project market area is projected to increase a corresponding 29.6 percent from 83,383 persons in 2008 to 108,078 persons in 2020 — an increase of 24,695 persons. Another 26,081 people are projected to work in the area by 2030, for a total projected employment of 134,159. [Total workforce calculated as a fixed 43.2% of population.] [Table 2.2. 1] These employment figures are allocated further -by- industry to represent workers employed only in information services, finance and insurance, real estate, professional services and public administration industry sectors, producing the following results: Office and, personal and business service employment in the project market area is projected to increase a corresponding 29.6 percent from 18,168 persons in 2008 to 23,548 persons in 2020 — an increase of 5,380 persons. Another 5,685 people are projected to work in the area by 2030, for an office and services projected employment of 29,232. [Office and services workforce calculated as a fixed 9.4% of population, or, 21.7% of total workforce.] [Table 2.2.2] A workspace allocation ratio is then applied to the number of people employed in these occupations, to ensure a sufficient supply of land is available. ■ There is demand for office space and services from an emerging population within a project area extending from approximately two miles to nearly eight miles defined by this 20- minute commute time — estimating that 10.1 Million square feet will be needed to accommodate this demand by 2030. The Fishkind & Associates analysis reported: -19- Agenda Item No. 8B October 14, 2008 P ge 83 f 104 ■ This market estimates a present surplus of 3,727,427 to 3,735,067 sq. ft. of office and, personal and business services space. [Table 2.2.4] ■ This market projects a surplus of 1,841,918 to 1,852,067 sq. ft. of office and, personal and business services space by 2020. [Table 2.2.4] This market eventually produces demand for an additional 137,333 to 149,431 sq. ft. of office and, personal and business services space on an additional 27.5 acres by 2030. [Table 2.2.4] The analysis concluded: There is not a reasonable degree of flexibility in the market's ability to accommodate future office demand. The 2030 office allocation ratio of 0.99 indicates the tight relationship between the demand for, and the supply of, office space in the future. Any ration below the minimum desired level of 2.0 warrants the addition of new office land to the market. The proposed commercial components of this project are designed to serve the community and neighborhood demand for commercial space. The location provides the access and visibility that are required for this type of development. [Conclusions, section 3.0] ■ The under - allocation of suitable office property supports the need for the additional office acreage. [Conclusions, section 3.0] Demand Analysis and Findings See above, under petition CP- 2006 -7. Neighborhood Information Meeting Synopsis A supplemental Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was conducted August 8, 2008, after the agent/applicant duly noticed and advertised the meeting. Four people attended the NIM, held in the North Collier Government Services Center. However, the applicants' agent was not present, nor was the applicant. Therefore, another supplemental NIM is scheduled for August 28, 2008. The synopsis could not be prepared before the remainder of this staff report, and will provided at the CCPC hearing. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] STAFF RECOMMENDATION: That the CCPC forward petition CP- 2006 -8 to the BCC with a recommendation to adopt as revised in the double - underlined portions of the provision language below, and transmit to DCA. Also refer to pages 22 -24, below for the staff - preferred alternative recommendation to forward petition CP- 2006 -8 to the BCC with a recommendation to adopt a combined CP- 2006 -7 and CP- 2006 -8 as a single Subdistrict, and transmit to DCA. [single underline denotes added text, as approved for Transmittal by BCC; double underline/ denotes staff recommended changes at Adoption] -20- Agenda Item No. 8B October 14, 2008 Page 84 of 104 C. Urban Commercial District [Page 63] 12. Airport/Orange Blossom Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the west side of Airport Road approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive This Subdistrict allows for limited commercial, professional and _eneral offices, and similar uses along with housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 4479A8 .000 square feet of gross leasable area for financial institutions, professional, medical and general offices adult and child day care aR4 personal and business services as allowed by right and by conditional use and senior housing in the form of an assisted living facility, continuing care retirement center, or other similar housing for the elderly, all of which uses are allowed in the C- 1 Zoning District as identified in the Collier County Land Development Code, Ordinance No. 04- 41 as amended Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Land Development Code, Ordinance No. 04- 41 in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses. - b. Pedestrian interconnections to access properties immediately to the south, west, and north must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property immediately to the north is required, particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. Traffic and parking areas buildings and structures, landscape buffering and open areas, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the north to minimize the impacts on the surrounding street system. An Orange Blossom Drive - Airport Road intersection improvements plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of ounty Commissioners to pay a proportionate share of the cost of improvements to Orange Blossom Drive which is scheduled to fail inside the 5 -year planning period, and the cost of improvements to the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and the local street network. e. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height with a minimum setback of fifteen (15) feet. Commercial professional and eneral offices and other uses shall be limited to three L31 stories. -21- Agenda Item No. 88 October 14, 2008 P- ge 85 of 104 f. Development within the Subdistrict shall have common site, signage and tuildinq architectural elements, including on -site directional signs assisting motorists toward northbound egress onto Orange Blossom Drive. g. The intensity of uses within the Subdistrict_ shall be limited by the maximum Trip Generation equivalent to 203 total PM peak net new trips, as enumerated by the TR Transportation Consultants, Inc. Traffic Impact Statement dated July 21, 2008. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 12. Airport/Orange Blossom Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Des ig nation s /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Airport/Orange Blossom Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do NOT number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Airport /Orange Blossom Commercial Subdistrict add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Airport/Orange Blossom Commercial Subdistrict add name of that inset map in the FLUE where FLUM Series is listed. A SECOND ALTERNATIVE, preferred, agreeable to both petitioners, and still recommended by staff is that these two petitions be combined into a single Subdistrict comprised of a northerly and a southerly `parcel'. The requested uses and square footage for each parcel could remain the same as recommended in staff's alternative Adoption text appearing below, including the clubhouse use and square footage for the northerly tract. However, use intensity for both tracts would be limited to C -1 — those uses most often associated with non - retail neighborhood services. -22- Agenda Item No. 8B October 14, 2008 Page 86 of 104 The initial CP- 2006 -7 and CP- 2006 -8 petitions were for two side -by -side five -acre properties. Staff recommended that the two small properties be combined into one, more manageable Subdistrict. Although this single ten -acre Subdistrict version was not transmitted to DCA, it remains part of staff's recommendation. Since Transmittal, all involved parties have worked together to craft provisions for the combined Subdistrict which accurately capture elements of each individual property and the overall acreage. STAFF PREFERRED RECOMMENDATION: That the CCPC forward the 2006 cycle GMP amendments (petitions CP- 2006 -7 and CP- 2006 -8) to the BCC with a recommendation to adopt - with the modifications prepared since Transmittal hearings, including combining the two into a single Subdistrict, as noted in this staff report - and transmit to DCA. [single underline denotes added text, as approved for Transmittal by BCC; double underline/dowbie sW1,944w denotes staff recommended changes at Adoption] C. Urban Commercial District [Page 63] This Subdistrict consists of two parcels comprising a_ pproximately 10 acres and is located on the southwest corner of Orange Blossom Drive and Airport Road. This Subdistrict allows for the nearby community, along with senior housing in the form of an Assisted Living Facility. Continuina Care Retirement Center, or other similar housina for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 74 000 square feet of aross leasable area for financial institutions schools professional medical and general offices Zonina District as identified in the Collier County Land Development Code Ordinance No 04- 41 as amended Uses will be further evaluated at the time of rezoning of each parcel to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Collier County Land Development Code Ordinance No 04 -41 in effect as of the effective date of this amendment • :•. • of The development of this Subdistrict shall be governed by the followjna criteria: share of - iL Rezones are encouraged contain development to standards be in the form of a_Elanned . - - that_3jLjuags Unit Development and will be compatible must -.1.. - .- b- An Oranae Blossom approved prior to plan must be completed parcel of - subject and institutional Drive any development prior property uses. - Airport Road intersection improvements order approval and, construction to the issuance of any -r cannot be issued certificates Dian per the approy(Id - of occupanw. of occupancy must be e until th-a • :•. • of • unty Commissione to pay a progortionate share of - cost of improvements to Orange Blossgm Drive, which is schedWipd IQ fail inside the 5-ye . planning period, and the cost of improvements to the intersection of Orange Blossom Drive a0d Airport Road, as mitigatign for their impacts tg the intprsection and the local street • -23- Agenda Item No. 88 October 14, 2008 Page 87 of 104 c. All principal buildings shall be set back a minimum of one 111 foot from the Subdistrict_ boundaries for each foot of building height. This approximately 5 -acre parcel is located on the southwest corner of Orange Blossom Drive and Airport Road. This parcel is limited to a maximum of 34.000 square feet of aross leasable area for financial institutions, schools, professional, medical and general offices, and personal and business services, in addition to a maximum of 20.000 square feet for the clubhouse facility. Parcel 1 is governed by the additional following criteria: i. Pedestrian interconnections to access Parcel_ 2 immediately to the west must be pursued by the property owner, and incorporated into the overall site design. ii. Vehicular interconnection with Parcel 2 is required, particularly to provide southbound traffic direct earess onto Airport Road. Traffic and parking areas, buildings and structures, landscape buffering and open areas. and other uses shall be designed in such a manner that does not impede or interfere with access from the adjacent parcel to the south to minimize the impacts on the surrounding street system. iii. Discontinuing any use of, and physically closing -off, the existing easternmost vehicular access drive onto Orange Blossom Drive must be completed by the property caner before a certificate of occupancy can be issued for any further development or redevelopment of the site. iv. Development within Parcel 1 shall have common site, sianaae and building architectural elements, including on -site directional sians assisting motorists toward southbound earess throuah Parcel 2 onto Airport Road. v. The intensity of uses within Parcel 1 shall be limited by the maximum Trip Generation equivalent to 171 total PM peak net new trips, as enumerated by the TR Transportation Consultants, Inc. Traffic Impact Statement dated July 21. 2008. e. Parcel This approximately 5 -acre parcel is located on the west sid of Airport Road. armroximatel 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This parcel is limited to a maximum of 40.000 square feet of gross leasable area for financial institutions professional, medical and general offices, adult and child day care, personal and business services, and an Assisted Living Facility, Continuing Care Retirement Center, or other similar housing for the elderly. Parcel 2 is governed by the additional following criteria: i. Pedestrian interconnections to access Parcel 1 and properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site desian. ii. Vehicular interconnection with Parcel 1 is reauired _particularly to provide eastbound traffic direct earess onto Oranae Blossom Drive. Traffic and parking areas, buildings and structures. landscape buffering and open areas. and other uses shall be desianed in such a manner that does not impede or interfere with access from the adjacent parcel to the north to minimize the impacts on the surrounding street system. -24- Agenda Item No. 813 October 14, 2008 Page 88 of 104 Try.... --u - — — - - - -- - -- -- -- iv, Development within Parcel 2 shall have common site. sianage and building architectural elements, includina on -site directional sians assisting motorists toward northbound earess through Parcel 1 onto Orange Blossom Drive. consultants Inc Traffic Impact Statement dated July 21 2008 Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES _. [added next in order] Oranae Blossom /Airport Cro55roads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do NOT number the inset map, only provide map title. 1. URBAN DESIGNATION [Page 27] Orange Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] • add name of that inset map in the FLUE where FLUM Series is listed. (As noted herein, petitions CP- 2006 -5, CPSP- 2006 -12, and CPSP- 2006 -13 were previously heard on August 19, 2008) -25- Agenda Item No. 8B October 14, 2008 Page 89 of 104 Prepared By: Reviewed By: Reviewed By: Approved By: David Weeks, AICP, Planning Manager Comprehensive Planning Department Randall Cohen, AICP, Director Comprehensive Planning Department Date: Date: Date: Marjorie Student - Stirling, Assistant County Attorney County Attorney Office Date: Joseph K. Schmitt, Administrator Community Development and Environmental Services Division COLLIER COUNTY PLANNING COMMISSION: MR. MARK STRAIN, CHAIRMAN 2006 cycle GMP amendments - Adoption (petitions CP- 2006 -7 & -8 only) Staff Report for August 29, 2008 CCPC hearing. NOTE: This petition has been scheduled for the September 25, 2008 BCC hearing. G: Comprehensive,Comp Planning GMP DATA%Comp Plan Amendments12006 Cycle Petitions\ CCPC Adoption Staff Report — for 06 -7 and 06 -8 dw /8- 21 -08 /cs -26- Agenda Item No. 813 October 14, 2008 P qe 90 of 104 7/14/08 Obiections, Recommendations and Comments (ORC1 Response — Part TWO Below are excerpts from the July 14, 2008 ORC Report from the Florida Department of Community Affairs (DCA) pertaining to the 2006 cycle of GMP amendments approved for transmittal in April 2008, followed by County staff response. ❖ DCA ORC Report Objection: C. The Department has identified the following objections to Amendments CP- 2006 -7 (Italian American Plaza and Clubhouse) and CP- 2006 -8 (Airport/Orange Blossom Commercial): Objection 5: The proposed amendments for the Italian American Plaza and Clubhouse and Airport/Orange Blossom Commercial will increase development intensities. The properties are proposed to change from the Urban Residential Subdistrict to the new Italian American Plaza and Clubhouse Subdistrict and the new Airport/Orange Blossom Commercial Subdistrict allowing commercial uses. The amendments are located within the Northwest Transportation Concurrency Management Area. However, data and analysis have not been provided demonstrating that with these amendments the adopted level of service standard for the TCMA will be achieved and maintained. [Section 163.3177(2), (9)(b), 163.3187(2), and 163.3180(7), F.S., and Rule 9J- 5.005(5), 97- 5.0055(5), and 9J- 5.019(3)(f), F.A.C] Recommendation: Revise the data and analysis to demonstrate the level of service standard for the TCMA will achieved and maintained during the planning timeframe Staff Response to DCA Objection 5: Staff begins by pointing out that this Adoption FLUE language is not the version of the Subdistrict provisions which was transmitted by the County Board on April 29, 2008. The Transmittal version is different from Subdistrict provisions being considered at this time. The Transmittal - related data and analysis is also different from the supplemental Market Analysis and Traffic Impact Statement being referenced during review for Adoption. Analyses considering the full intensity of an array of commercial uses proposed in the initial applications, for instance, are replaced by studies reviewing the impacts of limited professional, medical and general offices, personal and business services, and lower- intensity, property - specific uses. Commercial- retail uses are no longer part of these petitions or their data and analysis. These modifications suggest that a number of observations, comments or objections the DCA had with respect to Transmittal materials may no longer be applicable. To an extent, consideration of Adoption materials transpires independently from any findings or conclusions drawn during Transmittal reviews. The Collier County Transportation Planning Department reviewed the updated Traffic Impact Statement and provided the following comments: The Italian American Plaza & Clubhouse and Airport/Orange Blossom Commercial Subdistricts, GMPA petitions CP- 2006 -07 & 2006 -08, can be considered consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) subject to participation in the Board directed Intersection Improvement Project. Consistency with Policy 5.1 has been achieved in part, through the data and analysis demonstrating TCMA levels of service standards are met and maintained. Agenda Item No. 8B October 14, 2008 Pa e 91 of 104 Collier County data shows that 99.48% of the 219 lane miles contained within the NAhwest TCMA are currently operating at, or above, the adopted Level of Service (LOS). In addition to maintaining the TCMA's LOS, the uses are considered consistent with policy 5.1 of the Transportation Element of the GMP with consideration for the intersection improvement project pending Board of County Commissioners' approval. Transportation Planners recommended and the Board required that an Orange Blossom Drive - Airport Road intersection improvements plan must be approved prior to any development order approval and, construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of Commissioners to pay a proportionate share of improvements to Orange Blossom Drive, which is scheduled to fail inside the five -year planning period, and the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and the local street network. Policy 5.1 consistency is ensured by the following stipulations being applied to the two new Subdistricts: The intensity of uses within the Italian American Plaza & Clubhouse Subdistrict shall be limited by the maximum Trip Generation equal to; 20,000 square feet of Lodge /Fraternal Organization use, 7,500 square feet of medical office use, 22,500 square feet of general office use, and 4,000 square feet of drive -in bank use, which is equivalent to 171 total PM peak net new trips, as enumerated by the Traffic Impact Statement dated July 21, 2008. The intensity of uses within the Airport- Orange Blossom Subdistrict shall be limited by the maximum Trip Generation equal to; 30,000 square feet of medical office use, 6,000 square feet of general office use, and 4,000 square feet of drive -in bank use, which is equivalent to 203 total PM peak net new trips, as enumerated by the Traffic Impact Statement dated July 21, 2008. Agenda Item No. 813 October 14, 2008 Page 92 of 104 _ �a �v �ovt-vtty SUPPLEMENTAL STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION COMPREHENSIVE PLANNING DEPARTMENT CORBY SCHMIDT, AICP, PRINCIPAL PLANNER HEARING DATE: SEPTEMBER 18, 2008 (Continued from August 29, 2008) SUBJECT: 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS — PETITIONS CP- 2006 -7 AND CP- 2006 -8 ONLY (Adoption Hearing) ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE MAP AND MAP SERIES This staff report supplement addresses only two petitions, both of which were continued from the August 29 CCPC 2006 Cycle GMPA hearing, petitions CP- 2006 -7 and CP- 2006 -8. This staff report supplements its parent staff report, which also addressed petitions CP- 2006 -7 and CP- 2006-8 only. CCPC ADOPTION RECOMMENDATION and COMMENTS: At their August 29, 2008 hearing, the CCPC, by consensus vote, recommended that modifications be prepared, recognizing changes made since Transmittal hearings, including combining the two proposed subdistricts into the single, Orange Blossom /Airport Crossroads Commercial Subdistrict, as noted herein, and as proposed by petitioners' agents - (vote: 5/0) subject to text revisions appearing below, and the following: (1) Intersection work is to be under construction before a building permit is issued, and is to be completed before the issuance of a certificate of occupancy (CO); (2) Separate the responsibility for contributing to the cost of intersection improvements to each individual party, as entry now reads like one party's delay in entering into a DCA could hold up the others' on -site development; (3) Address FDOT question /concern in our ORC Response document, properly dismissing comments regarding consideration of traffic impacts extending to US 41 and 1 -75; [Single underline / siRgle stFike thFough entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] -1- Agenda Item No. 813 October 14, 2008 Page 9 of 104 (4) CP -06 -7 attorney, Rich Yovanovich's suggested revisions, including; how the vehicular interconnection is required "when it becomes available" between the one property and the other; scrutinize value of the phrase, "to minimize the impacts on the surrounding street system" in subsection (c); consider timing required by the phrase, "construction per the approved plan must be completed before the issuance of any certificate of occupancy' in subsection (d); consider timing required by the phrase, "prior to a certificate of occupancy can be issued' in subsection (e); scrutinize value of the provision, "All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height." as subsection (f); and, the use of the term, "interconnections" need not be in plural form; (5) Staff directed to consider and use best planning discretion to revise /remove the setback standards entry from Subdistrict provisions, Parcel 2 subsection (d)(iii); and whether the height limitation, from same subsection, should apply to entire Subdistrict, or revise /remove it; (6) Prior to further CCPC adoption consideration, CP -06 -7 and CP -06 -8 agents will prepare and submit to Transportation Planning staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must sufficiently accommodate project traffic through intersection design, including additional background failures as part of that design and be accepted by the Transportation Planning Director; and provide and present the accepted improvements plan (as it now appears as part of the supplemental materials provided to vort for your September 18 Adoption hearing) to the CCPC; (7) Prior to further CCPC adoption consideration, CP -06 -8 marketing consultant, Russ Weyer of Fishkind & Associates will prepare, submit to staff (and present) substantiating materials /text document (as it noiv appears as part of the supplemental materials provided to you for your September 18 Adoption hearing) to show justification for utilizing the analysis method which bases office allocation needs on a 2:1 ratio, particularly highlighting how this number /relationship was derived, and how it has been tailored to local area in their Office Needs Analysis; and, (8) Revise language to the Subdistrict provisions, reflecting changes presented by the applicant's agent and as made part of the motion, including a general reference to fraternal and civic associations other than the Italian American Club, the deletion or revision to, subsections (c)(v) and (d)(v) (as then now appear belola). Such revision may include the phrase "sufficient to accommodate its project traffic through intersection design, and its additional background failures as part of that design ". (Single underline / GiRgle stFike thFough entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] -2- C. Urban Commercial District 11. Orange Blossom /Airport Crossroads Commercial Subdistrict Agenda Item No. 8B October 14, 2003 Page 94 of 1 Q4 [Page 63] This Subdistrict consists of two parcels comprising approximately 10 acres and is located on the southwest corner of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses, such as the Italian American Club clubhouse or another fraternal or civic association, future institutional uses for a school, and limited commercial, professional and general offices, and similar uses to serve the nearby community, along with senior housing in the form of an Assisted Living Facility, Continuing Care Retirement Center, or other similar housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 74,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, adult and child day care, personal and business services, and a maximum of 20,000 square feet for the clubhouse facility, all of which uses are allowed by right or by conditional use in the C -1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04- 41, as amended. Uses will be further evaluated at the time of rezoning of each parcel to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Collier County Land Development Code, Ordinance No, 04 -41, in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses. b. An Orange Blossom Drive — Airport Road intersection improvements plan sufficient to accommodate project traffic and additional background failures through intersection design, must be approved prior to any development order approval. A development order shall not be approved unless it is made subiect to a Development Contribution Agreement with the Collier County Board of County Commissioners requiring the property owner of each parcel to pay a proportionate share of the cost of improvements to Orange Blossom Drive and the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and local street network. Construction per the approved Orange Blossom Drive — Airport Road intersection improvements plan must commence prior to the issuance of a building permit for a parcel and be completed prior to the issuance of any certificate of occupancy. C. [Single underline / entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] -3- Agenda Item No. 813 October 14, 2008 Page 95 of 104 c. Parcel This approximately 5 -acre parcel is located on the southwest corner of Orange Blossom Drive and Airport Road. This parcel is limited to a maximum of 34,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, and personal and business services, in addition to a maximum of 20,000 square feet for the clubhouse facility. Parcel 1 is governed by the additional following sr+teF'a requirements: i. Pedestrian interconnections to access Parcel 2 and property immediately to the west must be pursued by the property owner, and incorporated into the overall site design. ii. Vehicular interconnection with Parcel 2 must be secured with a formal commitment, and is required when it becomes available, particularly to provide southbound traffic direct egress onto Airport Road. Vehicular use areas, buildings and structures, landscape buffering and open areas space, and other uses shall be designed in such a manner that does not impede or interfere with access to or from the adjacent parcel to the south. iii. , The existing easternmost vehicular access drive onto Orange Blossom Drive be c.empleted shall be removed or permanently closed -off by the property owner befere prior to the issuance of any certificate of occupancy GaR be for any further development or redevelopment of the site. iv. Development within Parcel 1 shall have common site, signage and building architectural elements, including on -site directional signs assisting motorists toward southbound egress through Parcel 2 onto Airport Road. d. Parcel 2 This approximately 5 -acre parcel is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This parcel is limited to a maximum of 40,000 square feet of gross leasable area for financial institutions, professional, medical and general offices, adult and child day care, personal and business services, and an Assisted Living Facility, Continuing Care Retirement Center, or other similar housing for the elderly. Parcel 2 is governed by the additional following sr-iteria requirements: [Single underline I GiRgle stFike thFOugh entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] M Agenda Item No. 813 October 14, 2008 Pa e 9 of 104 i. Pedestrian interconnections to access Parcel 1 and properties immediately gto tie south and to the west must be pursued by the property owner, and incorporated into the overall site design. ii. Vehicular interconnection with Parcel 1 must be secured with a formal commitment, and is required when it becomes available, particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. Vehicular use areas, buildings and structures, landscape buffering and open areas space, and other uses shall be designed in such a manner that does not impede or interfere with access to or from the adjacent parcel to the north. iv. Development within Parcel 2 shall have common site, signage and building architectural elements, including on -site directional signs assisting motorists toward northbound egress through Parcel 1 onto Orange Blossom Drive. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Orange Blossom /Airport Crossroads Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Des ignations /Districts / Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Orange Blossom /Airport Crossroads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do NOT number the inset map, only provide map title. [Single underline ! GiRgIG 6#ike thFeugh entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] -5- Agenda Item No. 813 October 14, 2008 I. URBAN DESIGNATION Page 97 of 104 [Page 27] Orange Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Orange Blossom /Airport Crossroads Commercial Subdistrict add name of that inset map in the FLUE where FLUM Series is listed. [Planning Commissioners: Please note that the CP- 2006 -7 agent is not in full agreement with the revisions appearing above, and has prepared a memo to that effect with his version suggesting alternative revisions. Not all of the agent's suggested revisions were part of the August 29 CCPC motion and decision, and as a consequence, the proposed Subdistrict provisions appearing above do not include them. This memo, provided by Robert Duane, AICP is included as part of the supplemental materials provided to you for your September 18 Adoption hearing.] G:\Comprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments \2006 Cycle PetitionslCP- 2006 -7c FLUE combining 06 -7 & 06 -8 Subdistricts \Staff Reports\Supplemental CCPC Adoption Staff Report — for 06 -7c [Single underline I GiRgle stpike through entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] L� Agenda Item No. 813 October 14, 2008 Page 98 of 104 Co �-r 41Z >01 .-h-ty SUPPLEMENTAL STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT DAVID WEEKS, AICP, PLANNING MANAGER HEARING DATE: SEPTEMBER 18, 2008 (continued from August 29, 2008) SUBJECT: 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS, PETITION CPSP- 2006 -13 ONLY (Adoption Hearing) ELEMENT: GOLDEN GATE AREA MASTER PLAN ( GGAMP) ONLY - for this supplement CCPC ADOPTION RECOMMENDATION and COMMENTS: The CCPC discussed this petition at their August 29, 2008 hearing, and then continued it to September 18. There appeared to be consensus to recommend approval as Transmitted by BCC with one exception - the provision in the GGAMP pertaining to model homes in the Estates Designation (Golden Gate Estates). That provision is one of the exceptions to locational criteria for conditional uses. As approved for Transmittal by the BCC, it is intended to allow model homes - that have exhausted the three years allowance as a Temporary Use Permit - to be approved via the conditional use process and subject to the provisions of Section 5.04.04, Model Homes and Model Sales Centers, of the Land Development Code (LDC). However, the CCPC was concerned that major portions of Sec. 5.04.04 of the LDC (attached) might not be applicable - including the very requirement for conditional use approval - based upon the specific wording of Sec. 5.04.04B. where reference is made to "residential zoning districts." Staff has proposed the revisions noted below to specifically require conditional use approval and adherence to Sec. 5.04.04. e) Special Exceptions to Conditional Use Locational Criteria: [page 33] 1. Temporary use (TU) pen-nits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits ,.a..,.b _ t for the purpose of extending the time period for use of the structure as a model home shall he recu rcuy and shall he subiecl to t f Sect'on ',.04.04B. and Q of the C olic.zCounty Land De.elopnicnt C ode f ?lclj_n-ante No 04-41, Lis amended= Such_conditi_onal uses shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. T°, per-ary T se izmits f model homes shall have a dufatien of thfoe (3) yeaivs 40-m 44a, d-AN-2, of appr-eval- ,,ti t (2) Thy, total time period .- T .- . Use and ���CP. ttYYY� T`1`z0T"rpcJ� ; cv Tc °ziz'I�ivi" y f d't' 1 U pefmits together shall of ®_ ee A (5) `r' o z Words underlined are added; words Wig# are deleted — as approved for Transmittal by BCC. Words double underlined are added; words double eEwteli ii+w+og# are deleted — to address CCPC concern at Adoption. CCPC Adoption supplemental staff report CPSP- 2006 -13 G:1ComprehensivelComp. Planning GMP DATA1Comp. Plan Amendments12006 Cycle Petitions dw19 -10 -08 Agenda Item No. 8B October 14; 2008 Page 99 of 104 7/14/08 Obiections, Recommendations and Comments (ORC) Response Below are excerpts from the July 14, 2008 ORC Report from the Florida Department of Community Affairs (DCA) pertaining to the 2006 cycle of GMP amendments approved for transmittal in April 2008, followed by County staff response. ❖ DCA ORC Report Objection: B. The Department has identified the following Objections to Amendments CP- 2006-10 and CP- 2006 -13 (text amendments to the comprehensive plan): Objection 4: The Collier County Comprehensive Plan does not have a consistent time frame. The Future Land Use Map includes the years 2006 -2016, while the Rural Lands Stewardship Area (RLSA) Overlay Program has a planning time frame to 2025 (according to proposed FLUE. RLSA Policy 4.2) and the proposed text amendment will change the Transportation Element Map TR -'A's, Collier 2030 Functional Classification Map, planning time frame to year 2030. Pursuant to Rule 9J- 5.005(5)(a), F.A.C., the required elements and any optional elements shall be consistent with each other and where data are relevant to several elements, the same data shall be used, including population estimates and projections and public facility analysis. [Section 163.3177(2) & (5)(a), F.S. and Rule 9J- 5.005(4) and 9J- 5.005(5)(a), F.A.C.] Recommendation: Revise the comprehensive plan to have a consistent planning time frame. Staff Response to Objection 4 Below are the specific statutory and Rule references. Florida Statutes Chapter 163.3177 Required and optional elements of comprehensive plans; studies and surveys. (2) Coordination of the several elements of the local comprehensive plan shall be a major objective of the planning process. The several elements of the comprehensive plan shall be consistent, and the comprehensive plan shall be financially feasible. Financial feasibility shall be determined using professionally accepted methodologies. (5)(a) Each local government comprehensive plan must include at least two planning periods, one coverincy at least the first 5 -year period occurring after the plan's adoption and one covering at least a 10 -year period. Florida Administrative Code Rule 9J- 5.004(4) Planning Timeframe. Each local government comprehensive plan shall include at least two planning periods: one for at least the first five -year period subsequent to the plan's adoption and one for at least an overall ten -year period. Rule 9J- 5.005(5)(a) Internal Consistency. 'rhe required elements and any optional elements shall be consistent with each other. All elements of a particular comprehensive plan shall Agenda Item No. 8B October 14, 2008 Page 100 of 104 follow the same general format (see "Format Requirements "). Where data are relevant to several elements, the same data shall be used, including population estimates and projections. Discussions with DCA staff regarding the above Objection reveals their reading of the statutory and Rule requirement that comprehensive plan elements be consistent includes planning time frames - that all elements, plans, programs, etc. contained within the GMP must reflect the same time period. One way to resolve this Objection would be for the County to modify all such elements, plans, etc. to reflect the same time period — either by reducing all to the minimum required ten -year period, as reflected in the CIE (2007- 2017), or by extending all to the same more distant period, such as out to 2025 or 2030. However, doing either has risks (of a non - compliance finding by DCA) if not adequately supported by appropriate data and analysis. County staff is of the opinion that there simply isn't adequate time to compile and /or create such data and analysis at this time, nor is it a prudent use of limited resources to attempt to do so. Most particularly, if the time period was advanced to 2025 or 2030, more significant data and analysis would be necessary, and one or more new policies might be needed committing to conducting future studies to assess adequacy of land availability (especially non- residential) to support the necessary future population in the County to coincide with long term transportation maps, water and wastewater plans, the RLSA program, etc. While County staff does not necessarily agree with DCA's reading of the statute and Rule, and maintains that our elements, plans, etc. are consistent with one another in that they are all based upon the same population estimates and projections, the same 2005 build -out study, etc., we recommend not engaging this issue with DCA at this time. Instead, staff recommends an alternative approach to address the Objection: simply not to adopt the proposed amendments at issue. Specifically, not adopt the changes to Transportation Element maps - and correlating text - to extend them from 2025 to 2030, and not adopt chanaes to the RLSA program (petition CP -2006- 10 ). There is no harm in taking this non - action; the Transportation Element year changes are mere housecleaning revisions so as to reflect the latest dates contained in MPO documents, and the petitioner for CP- 2006 -10 has already requested this amendment not be adopted at this time. DCA has advised that should a future GMP amendment propose an increase in intensity or density, we should expect DCA to raise this inconsistent planning timeframe Objection again. The County will eventually need to address this issue directly - the staff recommended "not to adopt" option serves to postpone this issue to another time when it can be addressed more thoroughly. DCA ORC Report Objection: C. The Department has identified the following objections to Amendments CP- 2006 -7 (Italian American Plaza and Clubhouse) and CP- 2006 -8 (Airport /Orange Blossom Commercial): Objection 5: The proposed amendments for the Italian American Plaza and Clubhouse and Airport/Orange Blossom Commercial will increase development intensities. The properties are proposed to change from the Urban Residential Subdistrict to the new Italian American Plaza and Clubhouse Subdistrict and the new Airport/Orange Blossom Commercial Subdistrict allowing commercial uses. The amendments are located within the Northwest Transportation Concurrency Management Area. However, data and Agenda Item No. 88 October 14, 2008 Page 101 of 104 analysis have not been provided demonstrating that with these amendments the adopted level of service standard for the TCMA will be achieved and maintained. [Section 163.3177(2), (9)(b), 163.3187(2), and 163.3180(7), F.S., and Rule 9J- 5.005(5), 9J- 5.0055(5), and 9J- 5.019(3)(f), F.A.C] Recommendation: Revise the data and analysis to demonstrate the level of service standard for the TCMA will [be] achieved and maintained during the planning timeframe. Staff Response to Objection 5: The Adoption FLUE language is not the same version of the subdistricts as approved for transmittal by the Collier County Board of County Commissioners (BCC) on April 29, 2008. They are combined into a consolidated subdistrict; the allowable building area (square feet) has been increased for each petition (CP- 2006 -7 from 26,000 s.f. to 34,000 s.f., and CP- 2007 -8 from 12,000 s.f. to 40,000 s.f.); and, development of the two parcels is linked to construction of Airport Road /Orange Blossom Drive intersection improvements. Transmittal - related data and analysis is also different from the supplemental Market Analysis and Traffic Impact Statement referenced during review for Adoption. Studies analyzing the intensity of a wide array of commercial uses proposed in the initial applications, for instance, have been replaced by analyses of the impacts of limited professional, medical and general offices, personal and business services, and lower - intensity, property- specific uses. Commercial - retail uses were included in the original petitions and their data and analyses, as submitted to the County; however, all retail uses were eliminated in the subdistricts as approved for Transmittal - but not from the data and analyses. Now, retail uses are excluded from the data and analyses. These modifications suggest that a number of observations, comments or objections the DCA or other respondents had with respect to Transmittal materials may no longer be applicable. To an extent, the consideration of Adoption materials transpires independently from any findings or conclusions drawn during Transmittal reviews. The Collier County Transportation Planning Department reviewed the updated Traffic Impact Statement and provided the following comments: The Italian American Plaza & Clubhouse and Airport/Orange Blossom Commercial Subdistricts, GMPA petitions CP- 2006 -07 & 2006 -08, can be considered consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) subject to participation in the BCC directed Intersection Improvement Project. Consistency with Policy 5.1 has been achieved in part, through the data and analysis demonstrating TCMA levels of service standards are met and maintained. Agenda Item No. 8B October 14, 2008 Page 102 of 104 Collier County data shows that 99.48% of the 219 lane miles contained within the Northwest TCMA are currently operating at, or above, the adopted Level of Service (LOS). In addition to maintaining the TCMA's LOS, the uses are considered consistent with policy 5.1 of the Transportation Element of the GMP with consideration for the Intersection Improvement Project pending Board of County Commissioners' approval. Transportation Planners recommended, and the BCC required, that an Orange Blossom Drive - Airport Road Intersection Improvements Plan must be approved prior to any development order approval, and that construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. Policy 5.1 consistency is ensured by the following stipulation being applied to the new Subdistrict: Orange Blossom Drive — Airport Road intersection improvements shall be designed to be sufficient to accommodate project traffic and overall levels of service issues. The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised public meeting, and the approved plans shall be advertised for construction through the County's open bidding process. Construction per the approved Orange Blossom Drive — Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on a parcel and be completed prior to the issuance of any certificate of occupancy. In their decision to transmit CP- 2006 -7 and CP- 2006 -8 to the DCA, the Board of County Commissioners further directed that "[p]rior to adoption hearings, [the petitioners] prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy ". This Intersection Improvements Plan was prepared in accordance with the BCC directive, accepted by the Collier County Transportation Planning Director for consideration and approval before development commences, and is included as data and analysis supplemental to this ORC Response. DCA ORC Report Comment: Comment 1: The County should include a definition regarding the Open designation on the RLSA Overlay Map in the Future Land Use Element policies. Staff Response to Comment 2 The proposed amendment affecting the RLSA, CP- 2006 -10, is not being considered for adoption at this time, as requested by the petitioner. Further, the County is presently in the process of conducting the 5 -year review of the RLSA, as required by RLSA policy 1.22, which is expected to result in subsequent proposed amendments to the RLSA. Agenda Item No. 8B October 14, 2008 Page 103 of 104 Collier County agrees the addition of a definition of the "Open" designation is appropriate and will consider such as part of the RLSA review. DCA ORC Report Comment: Comment 2: The term Florida Intrastate Highway System (FIRS) should be replaced with the Strategic Intermodal System (SIS) in Transportation Element Policy 1.5 A. and 1.5 B. [Amendment CPSP - 2006 -13] Staff Response to Comment: Though the referenced policy (incorrectly stated as 1.5A. and B. — should be 5.4A. and B.) was not proposed for amendment as part of this petition, staff has no objection to DCA's recommended changes; staff recommends the DCA- recommended text change be made to all three affected policies in the Transportation Element (1.3, 1.4, and 5.4), as depicted below. TRANSPORTATION ELEMENT Policy 1.3 [page 13] County arterial and collector roads as well as State highways not on the Strategic Intermodal System (SIS) shall be maintained at Level of Service "D" or better as addressed in the Implementation Strategy of the Transportation Element except for the roadways listed below that have been widened to six (6) lanes and cannot be widened any further. The County will also adopt FDOT's LOS on roadway segments where the County has entered into a TRIP (a national transportation research group) agreement for funding. TRIP eligible facilities and SIS facilities are identified on Map TR -8 and Map TR -9. Policy 1.4 [page 13] Collier County sets and adopts the LOS standards for State Roads with the exception of those on the Strateaic Intermodal Svstem (SIS) Fes. In Collier County FDOT sets the LOS standards for 1 -75. The standards for 1 -75 are as follows: Policy 5.4 [page 16] Pursuant to Rule 9J- 5.0055(6)(a)3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in the Future Land Use Element of this Plan, the South U.S. 41 Transportation Concurrency Exception Area (TCEA) is hereby designated. Development located within the South U.S. 41 TCEA (MapTR -4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures below: A. Any proposed development within the concurrency exception area that would reduce the LOS on Strategic Intermodal System (SIS) SysteR; (F4454 roadways within the County by 5% or more of the capacity at the adopted LOS standard shall meet the transportation concurrency requirements specified in Capital Improvement Element, Policy 5.3. Agenda Item No. 813 October 14, 2008 Page 104 of 104 B. Any proposed development within the concurrency exception area that would reduce the LOS on S� ISM € HS roadways within the County by less than 5% of the capacity at the adopted LOS standard and meets the requirements identified below in Policy 5.6 are exempt from the transportation requirements of Capital Improvement Element, Policy 5.3. Words underlined are added; words strums are deleted. ❖ DCA ORC Report — Recommendation from FDOT. Recommendation: FDOT recommends that the traffic study be revised for CP- 2006 -7 [and CP- 2006 -8] to establish that adequate capacity will be available for project trips that will impact I -75 and US 41 in the horizon year 2030 and the interim year of 2013. Funding sources must be identified for improvements required to alleviate all short terin failures. For long term failures, appropriate policies should be identified in the Capital Improvement Element or Transportation Element of the local comprehensive plan and the needed improvements should be added to the appropriate plans and programs. Staff Response to FDOT Recommendation: Due to the location of the proposed Subdistricts at the intersection of Airport Road and Orange Blossom Drive, the nearest interchange with 1 -75 would be either Immokalee Road to the northeast of the subject properties, or Pine Ridge Road to the southeast. _._ These interchanges are located approximately 4.5 miles and 3.5 miles from the subject properties, respectively. The nearest intersections with US 41 would be either Vanderbilt Beach Road to the northwest of the subject properties, or Pine Ridge Road to the southwest. These intersections are located approximately 2.0 miles and 3.5 miles from the subject properties, respectively. Based on the uses currently proposed for the Subdistricts, it is very unlikely that a significant amount of traffic, if any, would impact 1 -75 or US 41 from these developments. The intensity of general, medical and professional offices and other uses allowed will attract the majority of their patrons from the neighboring residential communities and not from 1 -75 or US 41. 7 -14 -08 ORC Rpt Response Doc consolidated — to BCC G: Comprehensive \Comp Planning GMP DATA \Comp Plan Amendments \2006 Cycle Petitions dw/9 -24 -08 C:7 COLLIER COUNTY GROWTH MANAGEMENT PLAN 2006 CYCLE AMENDMENTS ADOPTION HEARINGS BCC: October 14, 2008 Agenda Item # 8.B (Tentative) lot) -r TABLE OF CONTENTS 2006 Cycle of GMP Amendments — BCC Adoption Hearing 1. TAB: Executive Summary. DOCUMENT: Executive Summary. 2. TAB: Staff Report Adoption. DOCUMENTS: CCPC Adoption Staff Report for August 19, 2008 hearing, with two attachments: (1) "Response to Mar -Good CCPC -06 -12 Hearing Questions on March 28, 2008" document; (2) Executive Summary seeking to add a GGAMP amendment to petition CPSP- 2006 -13 regarding an inaccurate acreage figure for a church site on Golden Gate Parkway. AND, CCPC Adoption Supplemental Staff Report for CPSP - 2006-13 only, with one attachment: LDC Sec. 5.04.04, Model Homes and Model Sales Centers. AND, CCPC Adoption Staff Report for August 19, 2008 hearing for CP- 2006 -7 and 8 only. AND, CCPC Adoption Supplemental Staff Report for CP- 2006 -7 and 8 only. 3. TAB: ORC Response. DOCUMENT: "7/14/08 Objections, Recommendations and Comments (ORC) Response" document. 4. TAB: ORC Report. DOCUMENT: ORC Report from Florida Department of Community Affairs dated July 14, 2008. 5. TAB: BCC Advertisement. DOCUMENT: BCC legal ad. 6. TAB: CCPC Advertisement. DOCUMENT: CCPC legal ad. 7. TAB: Ord. & Exhibit A CP- 2006 -5. DOCUMENT: CP- 2006 -5 Ordinance and Exhibit A text. 8. TAB: Ord. & Exhibit A CP- 2006 -7. DOCUMENT: CP- 2006 -7 Ordinance and Exhibit A text and two maps. 9. TAB: Ord. & Exhibit A CP- 2006 -8. DOCUMENT: CP- 2006 -8 Ordinance and Exhibit A text and two maps. 10. TAB: Ord. & Exhibit A CP- 2006 -7/8 Combined. DOCUMENT: CP- 2006 -7 /CP- 2006 -8 consolidated Ordinance and Exhibit A text and two maps. 11. TAB: Ord. & Exhibit A CPSP- 2006 -12. DOCUMENT: CPSP- 2006 -12 Ordinance and Exhibit A text and two maps. 12. TAB: Ord. & Exhibit A CPSP - 2006 -13. DOCUMENT: CPSP- 2006 -13 Ordinance and Exhibit A text and twenty -eight maps. 13. TAB: CP- 2006 -5 Petition. DOCUMENT: CP- 2006 -5 CCPC Transmittal Staff Report, and CP- 2006-5 Petition package. 14. TAB: CP- 2006 -7 Petition. DOCUMENT: CP- 2006 -7 CCPC Transmittal Staff Report, and CP- 2006-7 Petition package. 15. TAB: CP- 2006 -8 Petition. DOCUMENT: CP- 2006 -8 CCPC Transmittal Staff Report, and CP- 2006-8 Petition package. 16. TAB: CPSP- 2006 -12 Petition. DOCUMENT: CPSP- 2006 -12 CCPC Transmittal Staff Report. 17. TAB: CPSP- 2006 -13 Petition. DOCUMENT: CPSP- 2006 -13 CCPC Transmittal Staff Report. BCC Adoption 2006 cycle — binder Table of Contents G: Comprehensive\Comp. Planning GMP DAMComp. Plan Amendments\2006 cycle petitions dwl9 -26 -08 1_1A EXECUTIVE SUMMARY Public Hearing for the 2006 Cycle of Growth Management Plan Amendments. (Adoption Hearing) OBJECTIVE: For the Board of County Commissioners to review the 2006 cycle of amendments to the Collier County Growth Management Plan (GMP) and consider approving (adopting) said amendments for their transmittal to the Florida Department of Community Affairs, and consider directing staff to initiate an amendment to bring the various GMP components - including the Future Land Use Map - to the same time frame of 2025 and to compile or generate the necessary data and analysis to support that amendment. CONSIDERATIONS: • Chapter 163, F.S., provides for an amendment process for a local government's adopted Growth Management Plan. • Resolution 97 -431, as amended, provides for a public petition process to amend the Collier County GMP. • For this Adoption hearing, the 2006 cycle of GMP amendments now consists of five petitions - three private sector petitions and two County - initiated petitions. Eleven petitions was submitted in the 2006 cycle but three were withdrawn and one was moved up to the 2005 cycle by the Board of County Commissioners (BCC). The remaining seven petitions were presented to the BCC at their Transmittal hearing in April 2008; six were approved for Transmittal and one was continued by the BCC to the next (2007) cycle. More recently, the applicant for one petition requested it not be adopted with the 2006 cycle. The remaining five petitions are addressed herein. • The Environmental Advisory Council (EAC) held their transmittal hearings, for select petitions, on March 5/6, 2008. The Collier County Planning Commission (CCPC), sitting as the "local planning agency" under Chapter 163.3174, F.S., held their transmittal hearings on March 17 and 28, 2008. The BCC held their transmittal hearings on April 15 and 29, 2008. The Transmittal hearing recommendations of Staff, CCPC and BCC are contained in the CCPC adoption hearing Staff Reports. • The Objections, Recommendations and Comments (ORC) Report from the Florida Department of Community Affairs (DCA), dated July 14, 2008, contained Objections and Recommendations regarding three of the five petitions: CP- 2006 -7 and CP- 2006 -8, private sector petitions requesting re- designation to allow commercial development, and petition CPSP- 2006 -13, a County- initiated amendment that include proposed date changes to certain Transportation Element maps; and, contained two Comments. The ORC Report is contained in the back -up materials. The Florida Department of Transportation offered comments regarding impacts upon I -75 and US 41, pertaining to petitions CP- 2006 -7 and 8. • Staff s response to the ORC Report is contained in the CCPC Adoption Staff Reports and referenced ORC Report Response documents, and is reflected in revised text and map Ordinance exhibits. Three of the five petitions have been modified since being heard at BCC transmittal hearings (CP- 2006 -7, CP- 2006 -8, and CPSP- 2006 -13), as noted herein. This adoption hearing considers amendments to the following Elements of the Plan: 0 Future Land Use Element (FLUE) and Future Land Use Map and Map Series 0 Golden Gate Area Master Plan (GGAMP) and Future Land Use Map and Map Series 0 Transportation Element 0 Economic Element 0 Recreation and Open Space Element NOTE: Because the support material for these GMP amendment petitions is voluminous, and some exhibits are oversized, the Novus system only contains a portion of the back -up data. The entire Executive Summary package, including all support materials, is included in the binder provided separately to the BCC, and is available for review during regular business hours in the Comprehensive Planning Department, 2800 North Horseshoe Drive. LEGAL CONSIDERATIONS: This Executive Summary and GMP amendment ordinance has been reviewed by the County Attorney's office for legal sufficiency. FISCAL IMPACT: There are no fiscal impacts to Collier County as a result these amendments to the Growth Management Plan. Implementation of these amendments will occur through subsequent development orders (rezone or conditional use, site development plan, building permits, etc.) for which review fees are paid by the petitioner. Should the BCC direct staff to initiate an amendment to align time frames in the GMP, and compile /generate supporting data and analysis, as requested by staff, this is expected to be done utilizing existing staff resources. GROWTH MANAGEMENT IMPACT: This is an adoption public hearing for the 2006 cycle of amendments to the Collier County Growth Management Plan. The Florida Department of Community Affairs (DCA) will have 45 days to review the adopted Plan amendments for compliance with Chapter 163, F.S. and Rule 9J- 5 F.A.C., and to file a "Notice of Intent" to find the amendments "in compliance" or not "in compliance." If determined to be "in compliance ", and timely challenge to that determination is not filed by an affected party within 21 days, then the amendments will become effective. ENVIRONMENTAL ISSUES: No listed plant or animal species have been observed or are known to be on the sites encompassed by these amendments, and none of the sites contain jurisdictional wetlands. No particular issues have been identified relative to groundwater resources or soils. During review of subsequent development orders, the sites will be subject to all applicable local, state and federal environmental protection regulations. HISTORICAL /ARCHAEOLOGICAL IMPACT: Only one of these amendments contains lands identified as having historical or archaeological importance, petition CPSP- 2006 -12 (Mar -Good Park site). An Archaeological Assessment of the Mar -Good parcel was performed in May 2006 and an Historical Assessment of Mar -Good buildings was performed in August 2006. These assessments were conducted to develop historic and archaeological guidelines for a park management plan. The goal was to locate and evaluate any archaeological deposits on the parcel so that park development could be implemented without adversely impacting any significant archaeological resources. The Mar -Good archaeological assessment also included an archival review, pedestrian survey and subsurface testing of the entire parcel. During review of subsequent development orders, all of these petition sites will be subject to all applicable local, state and federal historical and archaeological protection regulations. COMPREHENSIVE PLANNING STAFF RECOMMENDATION: The Staff recommendation follows each individual petition listed below. Additionally, staff recommends the BCC provide direction to staff to initiate a GMP amendment to align time frames in the GMP, and compile /generate necessary supporting data and analysis. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: Growth Management Plan amendments such as these are not reviewed by the EAC. COLLIER COUNTY PLANNING COMMISSION (CCPQ RECOMMENDATION: The Collier County Planning Commission held its required public hearing on August 19 and 29, and September 18, 2008 (advertised for Aug. 19 but continued by action of the BCC due to declaration of emergency and closure of government offices in preparation for Tropical Storm Fay). The CCPC recommendation follows each individual petition listed below. 1. PETITION CP- 2006 -5, requesting an amendment to the Golden Gate Area Master Plan (GGAMP), to change the Conditional Uses Subdistrict by adding the 3.54 -acre subject site as an exception to the conditional use locational criteria so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway (CR 886), in Section 29, Township 49 South, Range 26 East, Collier County, Florida consisting of 3.54± acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] Staff Recommendation: That the CCPC forward petition CP- 2006 -5 to the BCC with a recommendation to adopt as transmitted, and transmit to DCA. CCPC Recommendation: That the BCC adopt petition CP- 2006 -5 per staff s recommendation, and transmit to DCA (vote: 510). There were no speakers. ME CM 0 2. PETITION CP- 2006 -7, requesting an amendment to the Future Land Use Element, including the Future Land Use Map and MqV Series (FLUE /FLUM), to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, for a 20,000 square foot clubhouse and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport- Pulling Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5± acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] Subsequent to Transmittal hearings, the petitioner proposed to increase the allowable commercial development from 26,000 square feet to 34,000 s.£, exclusive of the clubhouse facility. Also, as required by the BCC at Transmittal hearings, the petitioner submitted a commercial needs analysis for the project's commercial uses. Staff Recommendation: That the CCPC forward petition CP- 2006 -7, as modified by the petitioner, to the BCC with a recommendation to adopt, as outlined in the CCPC Adoption Staff Report and supplemental Staff Report — including combining this petition with CP- 2006 -8 to create a consolidated subdistrict, and transmit to DCA. The Ordinance Exhibit A reflects the subdistrict as modified per the CCPC recommendation (see below). Also, there is another Exhibit A that reflects petitions CP- 2006 -7 and CP- 2006 -8 combined into a single, consolidated subdistrict. Should the BCC approve both petitions, staff recommends the BCC approve their consolidation into a single subdistrict. CCPC Recommendation: That the BCC adopt petition CP- 2006 -7, as recommended by staff, and subject to the following eight items, and transmit to DCA (vote: 7/1): (1) Airport/Orange Blossom intersection work is to be under construction before a building permit is issued, and is to be completed before the issuance of a C.O., certificate of occupancy. (2) Include an exception to the preceding limitation for the clubhouse facility subject to demonstration that the transportation impacts of that facility do not require those intersection improvements. (3) Separate the responsibility for contributing to the cost of intersection improvements to each individual party (each of the two parcels comprising this combined subdistrict), so that one party's delay in entering into a developer contribution agreement would not hold up the others' on -site development. (4) Provide response in the ORC Response document to address the FDOT question/concem regarding consideration of traffic impacts extending to US 41 and I -75. (5) Revisions suggested by the petitioner, including; how the vehicular interconnection is required "when it becomes available " between the one property and the other; scrutinize value of the phrase, "to minimize the impacts on the surrounding street system " in subsection (c); consider timing required by the phrase, "construction per the approved plan must be completed prior to the issuance of any certificate of occupancy" in subsection (d); consider timing required by the phrase, "prior to the issuance of a certificate of occupancy" in subsection (e); scrutinize value of the provision, "All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height." as subsection (f); the use of the term, "interconnections" need not be in plural form; and, allow 0049 the clubhouse to be constructed prior to intersection improvements if the transportation impacts of the clubhouse do not require such improvements. (6) Direct staff to consider and use best planning discretion to revise /remove the setback standards entry from Subdistrict provisions, and whether the height limitation should apply to entire Subdistrict, or revise /remove it. (7) Prior to CCPC further adoption consideration, CP- 2006 -7 and CP- 2006 -8 agents to prepare and submit to Transportation Planning staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must sufficiently accommodate project traffic through intersection design, including additional background failures as part of that design and be accepted by the Transportation Planning Director; and provide and present the accepted improvements plan to the CCPC; revision modified further to read, "designed to be sufficient to accommodate project traffic and overall levels of service issues." [this CCPC direction occurred during August 29 hearing; the intersection improvement plan was prepared and submitted to Transportation Planning staff, accepted by the Transportation Planning Director, and provided and presented to the CCPC for their September 18 hearing]. (8) Revise Subdistrict language to reflect changes presented by the applicant's agent and as made part of the motion, including: a general reference to fraternal and civic associations rather than specific to the Italian American Club; and, the deletion or revision to subsections pertaining to allowable development intensity in relation to intersection improvements. Such revision may include the phrase "sufficient to accommodate its project traffic through intersection design, and its additional background failures as part of that design." [The general reference was added, the sufficiency statement was modified further to read, "sufficient to accommodate project traffic and overall levels of service issues" and provisions were added stipulating, "[t]his approval process must involve the public through an advertised meeting, and the approved plans shall be advertised for construction through the County's open bidding process. Construction per the approved Orange Blossom Drive - Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on the property and be completed prior to the issuance of any cert ificate of occupancy "] CCPC - recommended text revisions are reflected below; additionally, the subdistrict title would be revised in other text locations and on the Future Land Use Map and Subdistrict map — as reflected in Ordinance Exhibit A. The CCPC member opposed to the motion expressed concern regarding the market study for this petition. This is a new subdistrict so in the text below would ordinarily be single - underlined. However, for ease of viewing changes, the text as approved for transmittal by the BCC is not underlined; CCPC - recommended changes are noted in single underline /strike - through format. 11. Italian AmeFiran Plaza and Clubhouse Oranae Blossom/Airport Crossroads Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the southwest corner of the intersection of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses, such as the Italian American Club clubhouse or another social or fraternal organization, future institutional uses for a school, and limited commercial, professional and -general offices, and similar uses to serve the nearby community. Development intensity for this Subdistrict shall be limited to a maximum of 26,000 34,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, and personal and business services as allowed by right and by conditional use, aad in addition to a maximum of 20,000 square feet for the clubhouse facility, all of which uses are allowed in the C -1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04 -41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all ee+nFAersiat uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property immediately to the south is required, particularly to provide southbound traffic direct egress onto Airport Road. T-FafAG and- paFkieg Vehicular use areas, buildings and structures, landscape buffering and open areas space, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the south to minimize the iFnPaGtG OR the 6WFF9undIRg 64 System. d. An, Orange Blossom Drive - Airport Road intersection improvements shall be designed to be sufficient to accommodate proiect traffic and overall levels of service issues. The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised meeting, and the approved plans shall be advertised for construction through the County's open bidding process. aR4; Construction per the approved Orange Blossom Drive - Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on the property and be completed prior to the issuance of any certificate of occupancy. The clubhouse facility shall be excepted from the reauirements of this Subsection if it can be demonstrated that the transportation impacts of the facilitv do not require the initiation or construction of Orange Blossom Drive — Airport Road intersection improvements. e• The existing easternmost vehicular access drive onto Orange Blossom Drive Est shall be ' 6 h sempleted removed or Permanently closed -off by the property owner We% a prior to the issuance of a certificate of occupancy Gap - be- isseed for any further development or redevelopment of the site. g f. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site d+festienal signs assisting directing motorists toward southbound egress onto Airport Road. [Words with no underline are as approved for Transmittal by BCC; words underlined are added, words s#Fasl t} are deleted, as CCPC- recommended changes at Adoption] There were three public speakers, all expressing traffic safety /access concerns on Orange Blossom Drive. Also, one email was received and distributed to the CCPC expressing transportation concerns. 3. PETITION CP- 2006 -8, requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE /FLUM) and Map Series, to change the Urban Residential Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services, and senior housing in the form of an assisted living facility and/or continuing care retirement center, or other similar housing for the elderly, consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport- Pulling Road (CR 31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5f acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] Subsequent to Transmittal hearings, the petitioner proposed to increase the allowable commercial development from 12,000 square feet to 40,000 s.f., exclusive of the senior housing uses. Also, as required by the BCC at Transmittal hearings, the petitioner submitted a commercial needs analysis for the project's commercial uses. Staff Recommendation: That the CCPC forward petition CP- 2006 -8 to the BCC with a recommendation to adopt, as outlined in the CCPC Adoption Staff Report and supplemental Staff Report — including combining this petition with CP- 2006 -7 to create a consolidated subdistrict, and transmit to DCA. The Ordinance Exhibit A reflects the subdistrict as modified per the CCPC failed motion (see below). Also, there is another Exhibit A that reflects petitions CP- 2006 -7 and CP- 2006 -8 combined into a single, consolidated subdistrict. Should the BCC approve both petitions, staff recommends the BCC approve their consolidation into a single subdistrict. CCPC Recommendation: There is no official recommendation from the CCPC. A motion to recommend adoption of petition CP- 2006 -8 failed by vote of 4/4. The motion to approve reflected the same eight items as included for petition CP- 2006 -7, except as may only be - applicable to petition CP- 2006 -7 (e.g. reference to clubhouse facility), and except for text 7 JY revisions applicable to the first two paragraphs specific to this petition CP- 2006 -8. Text revisions to those two paragraphs, as included in the failed motion, are reflected below; additionally, the subdistrict title would be revised in other text locations and on the Future Land Use Map and Subdistrict map. The CCPC members opposed to the motion expressed concern regarding the market study for this petition, including that it did not demonstrate the need for 40,000 s.f. of commercial development and an ALF; and, concern over the increase in allowable commercial development since Transmittal from 12,000 s.f. to 40,000 s.f. This is a new subdistrict so in the text below would ordinarily be single- underlined. However, for ease of viewing changes, the text as approved for transmittal by the BCC is not underlined; the recommended changes as included in the CCPC motion are noted in single underline /strike- through format. As noted above, the below text is only the first two paragraphs of the consolidated subdistrict specific to this petition site; the balance of the subdistrict text would be the same as that recommended for petition CP- 2006 -7. 42: 11. AiFPGF9GFaR9e 1318668fa Orange Blossom/Airport Crossroads Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This Subdistrict allows for limited commercial, professional and general offices, and similar uses, along with housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 42,000 40.000 square feet of gross leasable area for financial institutions, professional, medical and ggneral offices, adult and child day care, and personal and business services as allowed by right and by conditional use, and senior housing in the form of an assisted living facility, continuing care retirement center, or other similar housing for the elderly, all of which uses are allowed in the C -1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04-41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Land Development Code, Ordinance No. 0441, in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: [Words with no underline are as approved for Transmittal by BCC; words underlined are added, words stFUSk t49WgI4 are deleted, as recommended changes at Adoption in the failed CCPC motion to approve] There were four public speakers, all expressing traffic safety /access concerns regarding Orange Blossom Drive, and one of those speakers also expressed concern over impacts on the Airport/Orange Blossom intersection. One of those speakers also sent an email, which was distributed to the CCPC, expressing similar transportation concerns. 4. PETITION CPSP- 2006 -12, Staff requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE /FL UM) and Map Series, to change the FLUM designation m,v I from Urban -Mixed Use District/Urban Coastal Fringe Subdistrict to Conservation Designation, and make a corresponding text change to reference a new map of the site, for the County -owned Mar -Good Park property located in Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 27, Range 52 East, Collier County, Florida consisting of 2.5+ acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] Staff Recommendation: That the CCPC forward petition CPSP- 2006 -12 to the BCC with a recommendation to adopt as transmitted, and transmit to DCA. CCPC Recommendation: That the BCC adopt petition CP- 2006 -12 per staff's recommendation, and transmit to DCA (vote: 510). There were no public speakers. 5. PETITION CPSP- 2006 -13, Comprehensive Planning Department Staff requesting various amendments to the Transportation Element and Maps, Recreation and Open Space Element, Economic Element, Future Land Use Element and Future Land Use Map and Map Series (FLUE /FLUM), Golden Gate Area Master Plan and Golden Gate Future Land Use Map and Map Series, to include: a change to the allowance for model homes in Golden Gate Estates; an expansion of an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; extension of the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed Use District; and, making corrections of omissions and errors and other revisions so as to harmonize and update various sections of the various elements of the Growth Management Plan. [Coordinator: David weeks, AICP, GMP - Planning Manager] Staff Recommendation: That the CCPC forward petition CPSP- 2006 -13 to the BCC with a recommendation to adopt as transmitted, with the following exceptions, and transmit to DCA: (1) not to adopt the change in year on Transportation Element policies and maps, in response to the ORC Report [reference pages 1 and 2 of the "7/14/08 Objections, Recommendations and Comments (ORC) Response" document]; (2) to add minor changes to Transportation Element policies, in response to the ORC Report [reference pages 5 and 6 of the "7/14/08 Objections, Recommendations and Comments (ORC) Response" document]; (3) to add an amendment, as authorized by the BCC on 7/22/08, to expand an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates in the GGAMP [reference CCPC Adoption Staff Report for August 19, 2008 hearing, page 6]; and, (4) to add text clarifying model homes in Golden Gate Estates are subject to the same LDC provision for model homes that is applicable to residential zoning districts, based upon CCPC discussion at their August 29, 2008 hearing [reference CCPC Adoption supplemental Staff Report for September 18, 2008 hearing for petition CPSP- 2006 -13 only]. CCPC Recommendation: That the BCC adopt petition CPSP- 2006 -13 as recommended by staff, and transmit to DCA (vote: 7/0). The CCPC's recommendation is reflected in the Adoption Ordinance Exhibit "A ". There were no public speakers. PREPARED BY: David Weeks, AICP, Planning Manager, Comprehensive Planning Dept. EX SUM Adoption 2006 cycle G: Comprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments \2006 cycle petitions dw /9 -24 -08 w Agenda Items 4. A., B., C., D., E. Co e--r CoH."ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: AUGUST 19, 2008 SUBJECT: 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS (ADOPTION HEARING) ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE MAP AND MAP SERIES; GOLDEN GATE AREA MASTER PLAN (GGAMP) ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES; TRANSPORTATION ELEMENT AND MAPS; RECREATION AND OPEN SPACE ELEMENT; AND, ECONOMIC ELEMENT Transmittal hearings on these amendments were held on March 17 and 28, 2008 (CCPC), and on April 15 and 29, 2008 (BCC). The respective Transmittal recommendations /actions are presented below, following each petition number and title. Note: This amendment cycle began with seven petitions at Transmittal hearings but only includes five at Adoption; one was continued to the 2007 cycle by the BCC at their 4/29/08 Transmittal hearing (CP- 2006 -9), and one is not being considered at Adoption per request of the petitioner (CP- 2006 -10). The remaining five petitions approved for Transmittal by the BCC are addressed herein, except that staff is requesting a continuance of two petitions: CP- 2006 -7 and CP- 2006 -8. For those two petitions, additional time is needed: (1) to review and evaluate the market analysis for each respective petition, required at transmittal to be submitted in time for review prior to adoption hearings (submitted in late June and early July); (2) to review and evaluate the traffic impact study for each respective petition, required at transmittal to be submitted in time for review prior to adoption hearings (combined study submitted in mid -late July); (3) to allow each respective petitioner to conduct a second neighborhood information meeting (NIM), necessitated because each petitioner proposed revisions (in June and July) deemed significant by staff, thus, per the LDC, triggering the requirement for a second NIM; (4) to review and evaluate these proposed changes; and, (5) to prepare a response to the ORC Report Objection applicable to these two petitions (see below). Each CCPC staff report from the Transmittal hearings, which provides staff's detailed analysis of each petition, is located behind the petition number tab, e.g. CP- 2006 -5, and in front of the petition package. FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS ORC REPORT: After review of Transmitted GMP amendments, the Florida Department of Community Affairs (DCA) renders an Objections, Recommendations and Comments (ORC) Report Only Objections can form the basis of a non - compliance determination, unless the adopted amendments vary significantly from those transmitted. If an Objection is not adequately addressed when adopted, then the DCA may (presumably will) find the Words underlined are added; words strask Hhreugh are deleted. M10 Agenda Items 4. A., B., C., D., E. �*91 amendment to be "Not in Compliance" with Florida Statutes, and issue a Notice of Intent (NOI) to indicate such noncompliance. The County may respond to the ORC Report in one of four ways at Adoption: 1. not modify the amendment, but provide additional explanation of what the amendment is about, its purpose, what it will achieve [appropriate if we believe DCA simply does not understand /has misunderstood the amendment] and /or provide additional data and analysis to support the amendment; or 2. modify the amendment, so as to address the ORC issue; or, 3. modify the amendment, and provide additional explanation and /or provide additional data and analysis; or, 4. not adopt the amendment. In their July 14, 2008 ORC Report for the 2006 cycle of GMP amendments, DCA offers five Objections; three pertain to petition CP- 2006 -10, one pertains to both petitions CP- 2006-10 and CPSP- 2006 -13, and one pertains to both petitions CP- 2006 -7 and CP- 2006-8. Additionally, there are two Comments in the ORC Report; the first pertains to petition CP- 2006 -10, and the second pertains to petition CPSP- 2006 -13. These Objections and Comments are set forth below following each petition - and are contained in the attached 7/14/08 Objections, Recommendations and Comments (ORC) Response" document, along with staff response - except for the two petitions to be continued, and except for petition CP- 2006 -10 which, as previously noted, is not included in this adoption hearing. The entire ORC Report, which includes comments from other state and regional review agencies, is included in the CCPC binder. PROPOSED AMENDMENT A. PETITION CP- 2006 -5 Petition requesting an amendment to the Golden Gate Area Master Plan (GGAMP), to change the Conditional Uses Subdistrict by adding the 3.54 -acre subject site as an exception to the conditional use locational criteria so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway (CR 886), in Section 29, Township 49 South, Range 26 East, Collier County, Florida consisting of 3.54± acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Transmit to DCA. The Transmittal staff report is located in the CCPC binder behind the petition number tab immediately preceding the petition itself. CCPC RECOMMENDATION and COMMENTS: Transmit to DCA (vote: 6/0), subject to two text changes: (1) remove "church- related" in the phrase "Church- related day care use shall not be allowed "; and, (2) add the sentence "Development shall be limited to a maximum of 12,000 square feet of floor area" based upon application materials that indicated this was the maximum development proposed on the site. There were no speakers. NOTE: At the CCPC Transmittal hearing, staff did not object to the first change when asked by CCPC. After further consideration, staff recommended to the BCC not to Words underlined are added; words str-U& thFoug# are deleted. Agenda Items 4. A., B., C., D., E. approve the second change. The proposed amendment identifies the subject site as an exception to the locational criteria for conditional uses (CUs) as allowed in the E, Estates zoning district, but for one use only — church. Therefore, there is no need to identify any other [freestanding] "E" district CUs, such as day care, as those CUs are not excepted in this amendment. However, there is a need to identify "church- related" day care as that is a use that is associated with a church use and might otherwise be allowed. BCC ACTION: Transmit to DCA, subject to the CCPC's second modification only (vote: 4/0). ADOPTION HEARING STAFF RECOMMENDATION: That the CCPC forward petition CP- 2006 -5 to the BCC with a recommendation to adopt as transmitted. PROPOSED AMENDMENT B. PETITION CP- 2006 -7 Petition requesting an amendment to the Future Land Use Element, including the Future Land Use Map and Map Series (FLUE /FLUM), to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, for a 20,000 square foot clubhouse and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport- Pulling Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] STAFF IS REQUESTING THIS PETITION BE CONTINUED. PROPOSED AMENDMENT C. PETITION CP- 2006 -8 Petition requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE/FLUM) and Map Series, to change the Urban Residential Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services, and senior housing in the form of an assisted living facility and /or continuing care retirement center, or other similar housing for the elderly, consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport- Pulling Road (CR 31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] STAFF IS REQUESTING THIS PETITION BE CONTINUED. 3 Words underlined are added: words stFUGk thFough are deleted. Agenda Items 4. A., B., C., D., E. PROPOSED AMENDMENT D. PETITION CPSP- 2006 -12 Staff requesting an amendment to the Future Land Use Element and Future Land Use Map (FLUE/FLUM) and Map Series, to change the FLUM designation from Urban -Mixed Use District/Urban Coastal Fringe Subdistrict to Conservation Designation, and make a corresponding text change to reference a new map of the site, for the County -owned Mar -Good Park property located in Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 27, Range 52 East, Collier County, Florida consisting of 2.5+ acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Transmit to DCA. CCPC RECOMMENDATION and COMMENTS: Transmit to DCA, as recommended by staff (vote: 6/0), subject to, by Adoption hearings: (1) petitioner to provide evidence that the agreement between Collier County and the State of Florida is still valid; (2) petitioner to provide any proposed deed restrictions for the site; and, (3) petitioner to explain the funding source for purchase of the site and site improvements beyond grant money received. (These stipulations were not included in the actual amendment text as it was not appropriate to do so.). There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 5/0) ADOPTION HEARING STAFF RECOMMENDATION: That the CCPC forward petition CPSP- 2006 -12 to the BCC with a recommendation to adopt as transmitted, and transmit to DCA. The Parks and Recreation Department has responded to the above -noted CCPC stipulations from their transmittal hearing; please see attached document titled "Responses to Mar -Good CCPC -06 -12 Hearing Questions on March 28, 2008." PROPOSED AMENDMENT E. PETITION CPSP- 2006 -13 Comprehensive Planning Department Staff requesting various amendments to the Transportation Element and Maps, Recreation and Open Space Element, Economic Element, Future Land Use Element and Future Land Use Map and Map Series (FLUE/FLUM), Golden Gate Area Master Plan and Golden Gate Future Land Use Map and Map Series, to include: a change to the allowance for model homes in Golden Gate Estates; an expansion of an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; extension of the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed Use District; and, making corrections of omissions and errors and other revisions so as to harmonize and update various sections of the various elements of the Growth Management Plan. [Coordinator: David Weeks, AICP, GMP Planning Manager] TRANSMITTAL HEARING STAFF RECOMMENDATION: Transmit to DCA. Words underlined are added; words struck thmugh are deleted. Agenda Items 4. A., B., C., D., E. 0 CCPC RECOMMENDATION and COMMENTS: Transmit to DCA (vote: 6/0), subject to two changes: (1) extend the early entry TDR bonus by a period of two years, not five years as proposed (FLUE) (vote: 5/1); and, (2) for model homes along Collier Blvd. in Golden Gate Estates, cap them at five years, then allow subsequent conditional uses to be requested but each such request would be limited to a maximum of five years at a time. (vote: 6/0) There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 5/0), except: (1) extend the early entry TDR bonus by a period of three and one -half (3'/2) years (FLUE); (2) remove locational criteria and time limitations for model homes in Golden Gate Estates so as to allow them to simply be subject to the LDC provisions for model homes ( GGAMP), and staff to possibly initiate a subsequent LDC amendment to impose time limit for model homes in Golden Gate Estates located along arterial and collector roads; and, (3) make correction to an LDC reference, as requested by staff ( GGAMP). DCA ORC Report Objection: "B. The Department has identified the following objections to Amendments CP- 2006 -10 and CP- 2006 -13 (text amendments to the comprehensive plan): Objection 4: The Collier County Comprehensive Plan does not have a consistent time frame. The Future Land Use Map includes the years 2006 -2016, while the Rural Lands Stewardship Area (RLSA) Overlay Program has a planning time frame to 2025 (according to proposed FLUE, RLSA Policy 4.2) and the proposed text amendment will change the Transportation Element Map TR -3A's, Collier 2030 Functional Classification Map, planning time frame to year 2030. Pursuant to Rule 9J- 5.005(5)(a), F.A.C., the required elements and any optional elements shall be consistent with each other and where data are relevant to several elements, the same data shall be used, including population estimates and projections and public facility analysis. [Section 163.3177(2) & (5)(a), F.S. and Rule 9J- 5.005(4) and 9J- 5.005(5)(a), F.A.C.] Recommendation: Revise the comprehensive plan to have a consistent planning time frame." DCA ORC Report Comment: "Comment 2: The term Florida Intrastate Highway System (FIHS) should be replaced with the Strategic Intermodal System (SIS) in Transportation Element Policy 1.5 A. and 1.5 B." [Amendment CPSP- 2006 -13] See staff response to the Objection and Comment in the attached document titled "7/14/08 Objections, Recommendations and Comments (ORC) Response. ADOPTION HEARING Subsequent to Transmittal hearings, staff requested authorization from the BCC to add to this petition an amendment to the GGAMP pertaining to an exception to the locational criteria for conditional uses along that portion of Golden Gate Parkway within Golden -- Gate Estates. In short, during a past County- initiated amendment, staff proposed, and the BCC adopted, an incorrect acreage figure. This added amendment will correct that Words underlined are added; words str & thredgh are deleted. Agenda Items 4. A., B., C., D., E. acreage figure to reflect property ownership (which is the same today as it was at the time of that incorrect acreage figure adoption) of the specific church referenced in the GGAMP, and make related organizational and clarification changes. Please see attached Executive Summary to BCC for their July 22, 2008 hearing for further details. The added amendment is depicted below. Golden Gate Area Master Plan A. Estates -Mixed Use Subdistrict 3) Conditional Uses Subdistrict a) Essential Services Conditional Use Provisions b) Golden Gate Parkway and Collier Boulevard Special Provisions [page 31.1] b) Golden Gate Parkway and Collier Boulevard Special Provisions: • Conditional uses above) shall not be permitted on those parcels immediately adjacent to the west side of Collier Boulevard within the Estates Designated Area UfTess except where the parcel is directly bounded by conditional uses on two (2) or more side yards with no intervening rights -of -ways or waterways; and, except as provided in subparagraph 2., below; and except for essential services as described in paragraph a), above. • Recognizing the existing residential nature of the land uses surrounding the played 1 -75 interchange at Golden Gate Parkway, there shall be no further conditional uses for properties abutting Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional Subdistrict; and, except as provided in subparagraph 1., below: and, except for essential services as described in paragraph a), above. • Further, no properties abutting streets accessing Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, WithiR the above defiRed segment shall be approved for conditional uses except as permitted within the Golden Gate Parkway Institutional Subdistrict; and except as provided in subparagraph 1. , below; and except for essential services as described in paragraph a), above. In consideration of the improvements associated with the prepeeed interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 661h Street S.W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 661h Street S.W., but the total project area shall not exceed approximately 9.22 844- acres (see Golden Gate Parkway Interchange Conditional Uses Area Map 4-6). 2. The parcel located immediately south of the Commercial Western Estates Infill Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be eligible for a transitional conditional use designation. Words underlined are added; words strask threugh are deleted. Agenda Items 4. A., B., C., D., E. STAFF RECOMMENDATION: That the CCPC forward petition CPSP- 2006 -13 to the BCC with a recommendation to adopt as transmitted, LESS the Transportation Element map and text amendments as noted in the ORC Response document, and PLUS the modification of three Transportation Element policies as noted in the ORC Response document, and PLUS the addition noted above modifying the GGAMP, and transmit to DCA. STAFF RECOMMENDATION OVERALL: That the CCPC forward petitions CP- 2006 -5, CPSP- 2006 -12, and CPSP- 2006 -13 of the 2006 cycle of GMP amendments to the BCC with a recommendation to adopt - with modifications to CPSP- 2006 -13 since Transmittal hearings, as noted in this Staff Report - and to transmit to the Florida Department of Community Affairs; and, continue petitions CP- 2006 -7 and CP- 2006 -8 to a subsequent CCPC hearing (date to be determined). Prepared By: I Date: A/2; F� David Weeks, AICP, Planning Manager Comprehensive Planning Department Reviewed By: Date: �" a Randall Cohen, AICIV, Director Comprehensive Planning Department Reviewed By: Date: Marjon Stud nt- Stirling, Assistant C my Attorney County Attorney Office Approved By: Date: r/10 & eph K. Schmitt, Administrator mmunity Development and Environmental Services Division COLLIER COUNTY PLANNING COMMISSION: MR. MARK STRAIN, CHAIRMAN 2006 cycle GMP amendments - Adoption (petitions CP- 2006 -5, 7, 8; CPSP- 2006 -12 and 13). Staff Report for August 19, 2008 CCPC hearing. NOTE: This petition has been scheduled for the September 25, 2008 BCC hearing. CCPC Staff Report Adoption 2006 cycle G: Comprehensive\Comp Planning GMP DATA1Comp Plan Amendments0006 Cycle Petitions dwl8 -7 -08 Res on to r- -06- 2 11garilig Qugliong n M h 28 2008 Q. According to the Grant, SDP was supposed to be submitted in July 2006 and completed by July 2007. Where are you with that? A. SDP submittal for this project is tentative scheduled on September 22, 2008. Q. Agreement for funding expired in June 1, 2005 unless extended by demonstration. Do you have any evidence that this agreement was extended? A The extension was granted for reimbursement to the County for the grant funds. Grant contract has been closed out since the County received their reimbursement from FCT. Q. Park was supposed to create deed restrictions for the property in line with the grant before it was enacted. Did you draft these deed restrictions? A. Yes. Deed restrictions were created and recorded in the Fini&l Dg&lKgion 2 f Restrictive Covenants dated March 2, 2006, Official Records of Collier County, book 3991 page 1737. Q. Park was supposed to have staffed Nature Center with 17 items required in the grant. Confirm that Parks can accommodate to budget these items. A. These 17 items are listed on page 9 to I 1 of the Grant Contract under Sectio, n VIII - Special Management Conditions. Parks & Recreation Department was obligated to meet the requirements of the grant. These items will be addressed and implemented as the project progresses. Q. Uthe project cost exceeds the value of the grant, how do we fund the balance? A. The grant from FCT purchased the land and the P & R has budgeted $1.3 million to renovate the site. This dollar amount is the anticipated cost to complete the planned renovation submitted to FCT for this grant. If cost exceeds the allowed cost estimate, Parks & Recreation will have to go to the BCC for approval for additional funding. EXECUTIVE SUMMARY Recommendation to the Board of County Commissioners to direct staff to add to the existing GMP amendment petition CPSP- 2006 -13 the revision of an acreage figure in the Golden Gate Area Master Plan pertaining to the Center Point Church Conditional Use, and text recognizing two existing exceptions to Conditional Use locational restrictions. OBJECTIVE: For the Board of County Commissioners (BCC) to consider directing staff to add a proposed amendment to the 2006 cycle of amendments to the Collier County Growth Management Plan (GMP). CONSIDERATIONS: Staff has become aware of an erroneous acreage figure in the Golden Gate Area Master Plan ( GGAMP). Research reveals the County listed an incorrect acreage figure during a County- initiated GMP amendment in 2004, as explained below. Also, staff is aware of an apparent conflict in text that restricts the location of Conditional Uses in Golden Gate Estates and text that sets forth two exceptions to that restrictive text. During the first phase of the GGAMP Restudy -based GMP amendments, an exception to a prohibition on conditional uses for parcels not bounded by conditional uses on two or more side yards (an infill provision) was included as part of the Golden Gate Parkway and Collier Boulevard special provisions under the Conditional Uses Subdistrict for the existing Conditional Use (Grace Bible Church n /k/a Center Point Community Church and related facilities), and this exception allowed the church use to expand, but not exceed 21 acres, between 66th Street S.W. and 64th Street S.W. Subsequently, during the second phase of GGAMP Restudy -based GMP amendments, the infill provision was deleted and the paragraph containing the exception for the Grace Bible Church was proposed for minor text changes. At the Planning Commission meeting held on May 20, 2004 to consider the second phase of the GGAMP Restudy -based GMP amendments, the Planning Commission recommendation was for staff to "look at adjusting Conditional Use for Grace Bible Church to omit the east 5 acres. ". Based upon review of the hearing transcript, staff concludes the basis for the Planning Commission recommendation was a public speaker's indication that the owner of the five acres east of the church's ownership did not give consent to include such parcel in the 21 -acre church expansion area. As a result of the Planning Commission recommendation, staff changed the acreage from 21 acres to 8.21 acres (there were /are two t5 -acre parcels east of the church's ownership) and the Board of County Commissioners approved this change without discussion. However, the church owned approximately 9.21 acres instead of 8.21 acres. Therefore, staff is now seeking authorization to add an amendment to the 2006 cycle of GMP amendments to correct this acreage figure to reflect the church's ownership. This request is made now, after transmittal hearings so that the amendment would only be heard at adoption hearings for the 2006 cycle of GMP amendments, because the church is now seeking a Conditional Use to allow expansion onto the balance of their property to include all ±9.21 acres. The paragraphs to be amended are shown below. b) Golden Gate Parkway and Collier Boulevard Special Provisions: • Conditional uses (except essential services, as described in Paragraph a), above) shall not be permitted on those parcels immediately adjacent to the west side of Collier Boulevard within the Estates Designated Area unless the parcel is directly bounded by conditional uses on two (2) or more side yards with no intervening rights -of -ways or waterways. [Amendment: insert exception for paragraph 2., below] Recognizing the existing residential nature of the land uses surrounding the planned 1 -75 interchange at Golden Gate Parkway, there shall be no further conditional uses for properties abutting Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, except as permitted within the Golden Gate Parkway institutional Subdistrict. Further, no properties abutting streets accessing Golden Gate Parkway within the above - defined segment shall be approved for conditional uses. This provision shall not be construed to affect the area described in Paragraph a), above. [Amendment: insert exception for paragraph 1., below] In consideration of the improvements associated with the proposed interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 66th Street S. W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 66th Street S. W., but the total project area shall not exceed 8.21 acres (see Map 15). [Amendment: revise the acreage figure] 2. The parcel located immediately south of the Commercial Western Estates Infill Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be eligible for a transitional conditional use designation. FISCAL IMPACT: The fiscal impact to Collier County is minimal, just the staff time to add this amendment to the existing petition CPSP- 2006 -13. LEGAL CONSIDERATIONS: The decision of the Board to direct Comprehensive Planning Staff to proceed with the above - referenced Growth Management Plan amendment is a policy decision. However, it should be noted that the previous decision of the Board to adopt the prior plan amendment discussed above was based upon staff error. This item is legally sufficient for Board action. (M MSS) GROWTH MANAGEMENT IMPACT: If the BCC grants the requested authorization, the proposed amendment will be drafted by staff and incorporated into the 2006 GMP amendment cycle during which this amendment will be heard and vetted through the required advertised (adoption) public hearings before the Collier County Planning Commission and BCC, scheduled for August and September 2008. STAFF RECOMMENDATION: That the BCC authorize staff to add the proposed amendment to the 2006 cycle of GMP amendments. PREPARED BY: Beth Yang, Principal Planner Comprehensive Planning Department, CDES Division s � fte 7' LiOLLH1ty SUPPLEMENTAL STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT DAVID WEEKS, AICP, PLANNING MANAGER HEARING DATE: SEPTEMBER 18, 2008 (continued from August 29, 2008) SUBJECT: 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS, PETITION CPSP- 2006 -13 ONLY (Adoption Hearing) ELEMENT: GOLDEN GATE AREA MASTER PLAN ( GGAMP) ONLY- for this supplement CCPC ADOPTION RECOMMENDATION and COMMENTS: The CCPC discussed this petition at their August 29, 2008 hearing, and then continued it to September 18. There appeared to be consensus to recommend approval as Transmitted by BCC with one exception — the provision in the GGAMP pertaining to model homes in the Estates Designation (Golden Gate Estates). That provision is one of the exceptions to locational criteria for conditional uses. As approved for Transmittal by the BCC, it is intended to allow model homes - that have exhausted the three years allowance as a Temporary Use Permit - to be approved via the conditional use process and subject to the provisions of Section 5.04.04, Model Homes and Model Sales Centers, of the Land Development Code (LDC). However, the CCPC was concerned that major portions of Sec. 5.04.04 of the LDC (attached) might not be applicable - including the very requirement for conditional use approval - based upon the specific wording of Sec. 5.04.04B. where reference is made to "residential zoning districts." Staff has proposed the revisions noted below to specifically require conditional use approval and adherence to Sec. 5.04.04. e) Special Exceptions to Conditional Use Locational Criteria: [page 33] 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits � for the purpose of extending the time period for use of the structure as a model home shall be required, and shall be subiect to the provisions of Section 5 04 04B and C of the Collier County Land Development Code Ordinance No 044L as amended. Such conditional uses shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. Conditional Use pefmits together- shall not emeeed five (5) yeafs, Words underlined are added; words straek thi-eegh are deleted — as approved for Transmittal by BCC. Words double underlined are added; words double ebuwinik e"k are deleted — to address CCPC concern at Adoption. CCPC Adoption supplemental staff report CPSP- 2006 -13 G:1ComprehensivelComp. Planning GMP DATA1Comp. Plan Amendments12006 Cycle Petitions dwl9 -10 -08 *TS Y" SUPPLEMENTAL STANDARDS 5. The applicant utilizing, for the bona fide commercial agricultural activity, a tract of land a minimum of five (5) acres in size. Any property lying within public road rights -of -way shall not be included in the minimum acreage calculations; and 6. A mobile home, for which a temporary use permit in conjunction with a bona fide commercial agricultural activity is requested, shall not be located closer than 100 feet from any county highway right -of -way line, 200 feet from any state highway right -of -way, or 500 feet from any federal highway right -of -way line. 5.04.03 Temporary Uses during Construction During the construction of any development for which at least a preliminary development order has been granted, as required below, the developer may request a temporary use permit for the below - listed activities. The temporary use permit shall be granted initially for a period not to exceed twenty -four (24) months in duration and may be renewed annually based upon demonstration of need and payment of a fee. A request for renewal shall be submitted to the County Manager or designee in writing thirty (30) days prior to the expiration of the temporary use permit. Temporary construction and development permits shall be allowed for the following uses: A. Temporary offices to be used for construction and administrative functions within the development B. Permits for temporary offices for single - family residential developments may be issued under the following circumstances: 1. Where the same developer or licensed building contractor performing the work has obtained a valid building permit to construct three or more homes in the same development. 2. Where a developer, owner - builder, or licensed building contractor performing the work has obtained a building permit for the construction of one single - family home which exceeds 2,500 square feet of air conditioned floor area and that a letter of justification of need is submitted to, and approved by, the County Manager or his designee (limited to one office). 3. The temporary offices shall be removed within 30 days of the issuance of a certificate of occupancy for the last home to have been issued a building permit. C. Temporary administrative offices to be used in conjunction with a bona fide agricultural use in the agricultural zoning district when located in the area designated agricultural on the Future Land Use Map of the Future Land Use Element of the GMP. D. Temporary classrooms on the site for existing nonprofit organizations, used to continue existing classroom activities, and in conjunction with an approved development order. Permits for such classrooms will be issued in conjunction with an approved site improvement plan. E. On -site storage of equipment and construction materials for use on the development site only. F. On -site mobile or manufactured home used as a temporary office or storage facility for persons engaged in the development of the site. G. On -site mobile radio and television equipment and antennae. H. On -site mobile or manufactured home for the use of a watchman or caretaker only. LDC5:17 COLLIER COUNTY LAND DEVELOPMENT CODE I. On -site temporary use of structures and equipment for the building of roads, public utilities, and government projects. J. Off -site temporary parking on property which is located contiguous to the subject development, or would be contiguous except for a roadway that is not designated as a collector or arterial in the Traffic Circulation Element of the GMP, with the written authorization of the property owner. K. Other on -site uses similar to the foregoing uses and determined by the County Manager or designee to meet the intent of Chapter 10. L. Proposed temporary structures identified above require the submission of a conceptual site plan that addresses the requirements of Chapter 10. 5.04.04 Model Homes and Model Sales Centers A. Model homes and model sales centers are intended to facilitate the sale of the model design or of products similar in design to the model. Model homes and model sales centers shall be of a temporary nature and may be allowed in the following zoning districts: 1. Any residential zoning district or residential component of a PUD, in the estates zoning district, and in the agricultural zoning district as part of a rural subdivision, by the issuance of a temporary use permit. 2. However, a model center as a permitted use within a PUD, and not located within a dwelling unit or a temporary structure, such as a trailer, shall not require a temporary use permit. B. Model homes and model sales centers located within residential zoning districts, or within a residential component of a PUD, shall be restricted to the promotion of a product or products permitted within the residential zoning district or PUD in which the model home or model sales center is located and further subject to the following: 1. Model homes shall only be permitted for dwellings that have not been previously used as a residence. 2. A model home or model sales center is not intended to allow the full scope of real estate activities and shall be restricted primarily to the sale and marketing of the model or products similar to the model. A model home shall not include offices for builders, contractors, developers, or similar activities. 3. Model homes may be "wet" or "dry." a. Model homes permitted as "dry" models (unoccupied by a sales office and/or representative) shall be limited to a conditional certificate of occupancy allowing the use of the structure as a model only, provided all required infrastructure is in place to service the unit. b. Model homes permitted as "wet' models (occupied by a sales office and /or representative) shall not be occupied until such time as all required infrastructure is available to service the unit and a permanent certificate of occupancy has been issued. LDC5:18 M; SUPPLEMENTAL STANDARDS C. Transportation to and from unoccupied model homes shall be provided at a sales center, which also provides required parking and handicapped accommodations in accordance with section 5.04.04(C). d. Model homes occupied by a sales office and /or representative must have all required landscaping, parking, and handicapped access on site. e. A temporary use permit for a model home (occupied or unoccupied) shall be issued initially for a period of three (3) years. Extensions in excess of this period shall require submittal and approval of a conditional use petition in accordance with Chapter 10 of this Code. 4. Model sales centers may be located in either a temporary structure, usually a mobile home, or a permanent structure which is either a residential dwelling unit or a non - residential structure. Temporary use permits shall be issued as follows: a. A temporary use permit for a sales center in a temporary structure shall be issued initially for a period of three (3) years and may be renewed annually based upon demonstration of need. b. A temporary use permit for a sales center in a permanent structure which is a residential dwelling unit shall be issued initially for a period of three (3) years. Extensions in excess of this period shall require submittal and approval of a conditional use petition in accordance with Chapter 10 of this Code. C. A temporary use permit for a sales center in a permanent structure other than a residential dwelling unit shall be issued initially for a period of three (3) years and may be renewed annually on demonstration of need. 5. Temporary use permits for model homes or model sales centers to be located within a proposed single - family development prior to final plat approval may be requested by the applicant and require: a. Administrative approval of a plat and construction plans showing all required infrastructure for the lot(s) on which the model home or model sales center is to be located. b. A site development plan (SDP) pursuant to Chapter 10. C. A maximum of five (5) models, or a number corresponding to ten (10) percent of the total number of platted lots, whichever is less, per platted, approved development shall be permitted prior to final plat approval as specified above. d. The applicant shall provide documentation that all required utilities will be available to the subject site, and, where required, shall depict such utilities in detail on the SDP. e. The parcels on which the models are located must abut a privately owned and maintained road, temporary in nature or permanently constructed to Collier County roadway standards. LDC5:19 COLLIER COUNTY LAND DEVELOPMENT CODE f. The boundaries depicted on the preliminary subdivision plat shall be depicted on the SDP in order to ensure compliance with the applicable development standards in effect on the subject property. g. Final lot grading and drainage conveyance shall be in conformance with the master grading plan for the project as depicted on the preliminary subdivision plat submittal documents. 6. Temporary use permits for model units or units used for sales centers in multi - family projects shall not be issued prior to plat recordation and final approval of the project site development plan. 7. All other temporary use requests for model homes shall require the submission of a conceptual plan which demonstrates that provisions will be made to adequately address the requirements of section 5.04.04(C). 8. Temporary use permits for a model sales center within an existing subdivision shall require a site plan as follows: a. In the case of a permanent structure which is a dwelling unit, a site improvement plan (SIP) per section 10.02.04 of this Code; b. In the case of a permanent structure which is other than a dwelling unit, a site development plan (SDP); C. In the case of a temporary structure (mobile home or sales trailer), either a conceptual site plan (CSP) which addresses the requirements of section 5.04.04(C), d. A SIP, depending on the extent of the work required. 9. Temporary use permits for model homes to be located within a proposed single - family development may be approved following administrative approval of a plat and construction drawings for all required infrastructure encompassing the lots on which the models are to be constructed pursuant to section 4.03.00, and a CSP which addresses the requirements of section 5.04.04(C) of this Code. Unoccupied (dry) model homes will be permitted only in conjunction with an approved SDP for a model sales center which provides adequate parking to support the model(s). 10. Temporary use permits for occupied (wet) model homes following subdivision approval shall require a CSP which addresses the requirements of section 5.04.04(C) of this Code. Temporary use permits for unoccupied model homes following subdivision approval shall require a CSP and shall be issued only in conjunction with an approved SDP or SIP for a model sales center which provides adequate parking to support the model(s). C. All model home site plans shall adequately address the following standards: 1. Traffic circulation and safety within the site as follows: All parking spaces shall be arranged in a manner for convenient and safe access for vehicles and pedestrians. No parking spaces shall be arranged to cause vehicles to be moved in order for other vehicles to enter or exit a site. LDC5:20 , SUPPLEMENTAL STANDARDS 2. Minimum parking requirements: a. Four (4) parking spaces for the first model unit and one and one -half (1.5) spaces for each additional model unit (for dimensions see section 4.05.02 of this Code). b. One (1) paved parking space for disabled persons per parking lot shall be provided (included as part of the number of required parking spaces), along with a paved access aisle and barrier -free access to the unit (for dimensions, see section 4.05.07 of this Code). C. All parking spaces shall be constructed of a concrete, asphalt, or other dustless material as may be approved by the County Manager or designee. driveways and handicapped spaces shall be paved. 3. Screening, buffering, and landscaping of the temporary use to reduce potential impacts on adjacent properties as required in section 4.06.00 and approval by the County Manager or designee as follows: a. One (1) canopy tree per thirty (30) linear feet around the perimeter of the vehicular use areas. b. A staggered double row of hedges between the right -of -way and the parking area and a single row of hedges to screen the driveway. 4. Vehicular use areas shall be set back a minimum of ten (10) feet from the property line. 5. Lighting. 6. Sanitary facilities. 7. Fire protection. B. Environmental impacts. 9. Stormwater management. 10. Any other requirements determined by the County Manager or designee to be necessary for the public health and safety. 5.04.05 Temporary Events A. Temporary Sales. 1. In the case of temporary sales, such as grand openings, going out of business sales, special promotional sales, or other similar uses (exclusive of garage sales, lawn sales, and similar private home sales), the County Manager or designee may grant nonrenewable permits of up to fourteen (14) days duration, such that during any calendar year the sum total of all permits for such events for that location does not exceed twenty -eight (28) days. A multi- tenant building of ten (10) or more businesses with annual leases may utilize a maximum of forty -two (42) days per calendar year for temporary sales. Temporary use permits may be permitted for up to an additional four (4) weeks when approved by the BCC. Such special approval shall be subject to stipulations or additional constraints deemed necessary and LDC5:21 COLLIER COUNTY LAND DEVELOPMENT CODE appropriate to the request. Such stipulations or constraints deemed necessary by the BCC shall be noted as conditions to the issuance of said permits, and the permittee shall be required to sign a notarized agreement to said stipulations or constraints. 2. Temporary sales permits may, in support of the use being permitted, include the placement of one (1) sign, a maximum of thirty-two (32) square feet, or two (2) such signs for properties containing more than one (1) street frontage. In addition to the allowable signs, merchan- dise, temporary structures, and equipment may be placed on the site. All temporary structures and equipment, merchandise, or placement and parking of vehicles in conjunction with the temporary sale, shall conform to the minimum yard requirements of the district in which it is located. If the temporary use is not discontinued upon expiration of the permit, it shall be deemed a violation of this LDC and shall be subject to the penalties herein. 3. Temporary sales permits may be issued to the owner(s) of a commercial establishment, or to the tenant(s) operating within a commercial establishment with the approval of the property owner or property manager, provided said tenant provides documentation of a current annual lease with the property owner. Uses permitted by an approved temporary sales permit shall be operated by the property owner or tenant(s), except as provided for in sections 5.04.05(A)(5) and 5.04.05(A)(6) below. 4. Temporary sales permits shall be restricted to those zoning districts in which the sale of the items would normally be permitted. Further, the sales activity permitted by the temporary use permit shall be related to the principal commercial activities in operation on the subject property, except as provided for in sections 5.04.05(A)(5) and 5.04.05(A)(5) below. The issuance of a temporary use permit shall not be issued for undeveloped properties. 5. The County Manager or designee may issue temporary use permits for satellite locations subject to the applicable restrictions set forth in this section, provided the applicant currently operates a business from a permanent, approved commercial location within the County. Additionally, the purpose of the temporary sale shall be the same as the principal purpose of the existing commercial business of the applicant. 6. The County Manger or designee may, in determining a specific benefit to the public, grant a temporary use permit to facilitate the sale of an item or items not generally available within a specific planning community, subject to the applicable restrictions set forth in this section. 7. A temporary sales permit shall meet the procedural requirements of Chapter 10. The applicant shall demonstrate that provision will be made to adequately address each of the following: a. Vehicular and pedestrian traffic safety measures. b. Additional parking requirements. A maximum of ten (10) percent of the parking required by section 4.04.00 of this Code may be occupied or otherwise rendered unusable by the placement of temporary structures, equipment, signs, and merchan- dise. The minimum required number of handicapped parking spaces pursuant to section 4.04.00 shall remain available for usage. C. Limited activity hours. LDC5:22 Co e- -r STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: AUGUST 19, 2008 4 continued to August 29, 2008 SUBJECT: 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS — PETITIONS CP- 2006 -7 AND CP- 2006 -8 ONLY (Adoption Hearing) ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE MAP AND MAP SERIES Transmittal hearings for the 2006 cycle of Growth Management Plan (GMP) amendments were held on March 17 and 28, 2008 (CCPC), and on April 15 and 29, 2008 (BCC). The respective Transmittal recommendations /actions are presented below, following each petition number and title. Note: This amendment cycle began with seven petitions at Transmittal hearings but includes only five at Adoption; one was continued to the 2007 cycle by the BCC at their April 29 Transmittal hearing (CP- 2006 -9), and one is not being considered at Adoption per request of the petitioner (CP- 2006 -10). Of the remaining five petitions approved for Transmittal by the BCC, three were heard at the CCPC's Adoption hearing on August 19 (CP- 2006 -5, CPSP- 2006 -12, and CPSP- 2006 -13). This staff report addresses the remaining two petitions, both of which were continued from the August 19 hearing, petitions CP- 2006 -7 and CP- 2006 -8. Each CCPC staff report from the Transmittal hearings, which provides staff's analysis of each petition, is located behind the petition number tab, e.g. CP- 2006 -7, and in front of the petition package. FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS ORC REPORT: After review of Transmitted GMP amendments, the Florida Department of Community Affairs (DCA) renders an Objections, Recommendations and Comments (ORC) Report. Only Objections can form the basis of a non - compliance determination, unless the adopted amendments vary significantly from those transmitted. If an Objection is not adequately addressed when adopted, then the DCA may (presumably will) find the amendment to be "Not in Compliance" with Florida Statutes, and issue a Notice of Intent (NOI) to indicate such noncompliance. The County may respond to the ORC Report in one of four ways at Adoption: 1. not modify the amendment, but provide additional explanation of what the amendment is about, its purpose, what it will achieve [appropriate if we believe DCA simply does not understand /has misunderstood the amendment] and /or provide additional data and analysis to support the amendment; or 2. modify the amendment, so as to address the ORC issue; or, 3. modify the amendment, and provide additional explanation and /or provide additional data and analysis; or, 4. not adopt the amendment. - 1 - ;10 A In their July 14, 2008 ORC Report for the 2006 cycle of GMP amendments, DCA offers five Objections and two Comments. One Objection pertains to both petitions CP- 2006 -7 and CP- 2006-8. That Objection is set forth below following each petition, and is contained in the attached 7/14/08 Objections, Recommendations and Comments (ORC) Response — Part Two" document, along with staff response. The entire ORC Report, which includes comments from other state and regional review agencies, is included in the CCPC binder for the August 19 hearing. PROPOSED AMENDMENT B. PETITION CP- 2006 -7 Petition requesting an amendment to the Future Land Use Element, including the Future Land Use Map and Map Series (FLUE /FLUM), to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, for a 20,000 square foot clubhouse and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport Road and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, consisting of 5± acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Not to transmit to DCA, for reasons stated in the Transmittal staff report. The Transmittal staff report is located in the CCPC binder behind the petition number tab immediately preceding the petition itself. The petitioner's agent proposed revisions to CP- 2006 -7 during their March 17, 2008 oral presentation to the CCPC. CCPC RECOMMENDATION and COMMENTS: That the BCC approve petition CP- 2006 -7 for transmittal to DCA (vote: 6/1) subject to text revisions in Exhibit "A" and the following: (1) Vehicular interconnection is required between the subject property and the property located adjacently south; (2) Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy; (3) Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed; and, (4) Revise language to the Subdistrict provision, to reflect changes presented by the applicant's agent and as made part of this motion, including staff clarification (as it now appears in the single - underlined portions of the provision language on pages 10 -12, below). -2- There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 4/0). DCA ORC Report Objection: C. The Department has identified the following objections to Amendments CP- 2006 -7 (Italian American Plaza and Clubhouse) and CP- 2006 -8 (Airport/Orange Blossom Commercial): Objection 5: The proposed amendments for the Italian American Plaza and Clubhouse and Airport/Orange Blossom Commercial will increase development intensities. The properties are proposed to change from the Urban Residential Subdistrict to the new Italian American Plaza and Clubhouse Subdistrict and the new Airport/Orange Blossom Commercial Subdistrict allowing commercial uses. The amendments are located within the Northwest Transportation Concurrency Management Area. However, data and analysis have not been provided demonstrating that with these amendments the adopted level of service standard for the TCMA will be achieved and maintained. [Section 163.3177(2), (9)(b), 163.3187(2), and 163.3180(7), F.S., and Rule 9J- 5.005(5), 9J- 5.0055(5), and 9J- 5.019(3)(f), F.A.C] Recommendation: Revise the data and analysis to demonstrate the level of service standard for the TCMA will achieved and maintained during the planning timeframe Staff Response to DCA Objection: See the attached 7/14/08 Objections. Recommendations and Comments (ORC) Response — Part Two ADOPTION HEARING Post - Transmittal Modifications Since the BCC approved transmittal of CP- 2006 -7 to the DCA, the petitioner has proposed: ■ Increasing the maximum office square footage allowed from 26,000 to 34,000 square feet; ...Comprehensive Planning staff has proposed: ■ Introducing an equivalency measure by stating in the Subdistrict provisions, "The intensity of uses within the Subdistrict shall be limited by the maximum Trip Generation equivalent to 171 total PM peak net new trips, as enumerated by the TR Transportation Consultants, Inc. Traffic Impact Statement dated July 21, 2008 "; Striking the term "commercial' from Subdistrict provision "a" stating, "...and must contain development standards to ensure that all commercial uses will be compatible... "; inserting the term "general" where listing office types; ...and, County Attorney staff has proposed: -3- ■ Introducing the clause "the cost of to the Subdistrict provisions, "...to pay a proportionate share of the cost of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 -year planning period, and the cost of improvements to the intersection... ", and; Replacing the term "adjacently" with "immediately to the" wherever it describes a neighboring property such as, "...to access properties immediately to the south..." throughout. ...all as now appearing on pages 10 -12, below. Supplemental Adoption Data & Analysis — Traffic Capacity/Traffic Circulation Analysis The firm of TR Transportation Consultants, Inc. conducted a Traffic Impact Statement which was submitted July 21, 2008 for considering Adoption of this petition, including updated analyses provided supplemental to the initial Growth Management Plan Amendment petition. The subject property is located at the southwest corner of Airport Road and Orange Blossom Drive and proposes 34,000 square feet of office space, and a 20,000 square foot clubhouse facility. The proposed maximum intensity for the Italian- American Plaza and Clubhouse Subdistrict is divided as follows: Italian - American Club 20,000 sq.ft. General Office Uses 22,500 sq.ft. Medical Office Uses 7,500 sq.ft. Drive -In Banking Facility 4,000 sq.ft. Levels of Service determinations were made based on Peak Hour, Peak Direction Service Volumes presented in the AUIR. Traffic generated by existing club activities is estimated to be 174 daily gross trips (2 -way) and 18 PM Peak Hour gross trips. Proposed offices and personal and business services uses and club activities would produce 1,854 daily gross new trips (2- way) and 263 PM Peak Hour gross new trips. Collier County allows for a maximum pass -by traffic reduction — for vehicles already traveling on the adjoining roadway system — of fifty percent (50 %) for bank uses. Applying this pass -by allowance produces 1,361 daily gross new trips (2 -way) and 171 PM Peak Hour gross new trips. All proposed uses will be limited to this 171 trip figure via the equivalency measure controlling intensity, stated above and appearing in the Subdistrict provisions. This limitation will be incorporated into the (PUD) rezone ordinance, then applied each time an SDP or other development order is issued. (In contrast, these traffic generation figures differ from those considered in the original proposal for 26,000 square feet of office and retail space, and the 20,000 square foot clubhouse facility — producing 2,296 daily gross new trips (2 -way) and 211 PM Peak Hour gross new trips.) Policy 5.1 of the Transportation Element of the GMP states, `(tJhe County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment or if it impacts an adjacent roadway segment that is deficient, or which significantly impacts a roadway segment or adjacent roadway segment that -4- is currently operating and /or is projected to operate below an adopted Level of Service Standard within the five year planning period, unless specific mitigating stipulations are also approved. Traffic analyses to determine whether a petition or application has significant project impacts shall use the following to determine the study area: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project tragic is equal to or exceeds 2% of the adopted LOS standard service volume; and C. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume." The Collier County Transportation Planning Department reviewed the updated Traffic Impact Statement and provided the following comments: "Transportation staff has reviewed GMPA CP- 2006 -7, American Italian Plaza and Clubhouse Commercial Subdistrict, and can recommend that the GMPA petition be found consistent with policy 5.1 of the Transportation Element of the GMP. Although this project contributes to failure of the Orange Blossom Drive /Airport Road intersection, the adjacent roadway network has sufficient capacity on the first link to accommodate this project throughout the five -year planning period. Please note that the first link is not significantly impacted (below 2% of the service volume). The petitioner has proposed mitigation in the form of proportionate share payment for improvements that will be required to the Orange Blossom Drive /Airport Road intersection. The proportionate share payment will be determined and required as a result of application for a development order (i.e. SDP, PPL) on this parcel." CP- 2006 -7 is not the only GMP amendment presently proposed where commercial offices and personal and business services development introduces unplanned traffic onto Airport Road, or into the intersection of Orange Blossom and Airport. Both proposed amendments to the FLUE (06 -7 and 06-8) were experiencing difficulty accessing the adjacent roadway network that has insufficient capacity to accommodate the projects throughout the five -year planning period. The BCC required the following from the petitioner: ✓ Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive- Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy. ✓ Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed. The BCC also acted to make the following entry part of the Subdistrict provisions in the FLUE. • An Orange Blossom Drive - Airport Road intersection improvements plan must be approved prior to any development order approval and, construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner -5- enters into a Development Contribution Agreement with the Collier County Board of Commissioners to pay a proportionate share of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 -year planning period, and the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and the local street network. These specific stipulations were made part of the BCC decision to Transmit CP- 2006 -7 to DCA. Commercial Inventory and Development Trends A trend toward commercial offices and personal and business services development is evident in the area immediately surrounding the proposed Subdistrict. Plus, offices and personal and business services activities are evident at a more - distant radius' planning area from the proposed Subdistrict, as follows: • Longview Center PUD (14.73 acres /70,000 sq. ft. of C -1 through C -3 office uses [@ 70,000 sq. ft. /10 acre] and, a portion of the 73,500 sq. ft. of C -1 through C -3 commercial uses & services [@ 5,000 sq. ft. /acre]) in the Orange Blossom Mixed Use Subdistrict [immediately east] — 100% undeveloped and inactive since 2003 approval • Buckley Mixed Use PUD (22.84 acres /97,070 sq. ft. of C -1 through C -3 medical & general office uses [@ 4,250 sq. ft. /acre] and, a portion of the 74,230 sq. ft. of C -1 through C -3 commercial uses & services [@ 3,250 sq. ft. /acre]) in the Buckley Mixed Use Subdistrict [0.125 mile north] — 100% undeveloped and inactive since 2005 approval • Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acres /a portion of the 72,000 sq. ft. of C -1 through C -3 —type commercial uses, categorized by SIC codes only) in the southwest quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach — Airport intersection] — 100% developed by 2004 • Vineyards PUD /DRI (75.86 acres /a portion of 600,000 sq. ft. of C -1 through C -4 —type uses within this "retail and interchange commercial" development) in the southeast quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach — Airport intersection] — 75% developed and inactive since 2005 • Pelican Marsh PUD /DRI (80 acres /295,800 sq. ft. of C -1 through C-4 offices within this larger "activity center', with 26,000 sq. ft. dedicated to medical offices) in the northwest and northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.75 mile north at the Vanderbilt Beach — Airport intersection] — 65% developed and inactive since 2007 (153,151 sq. ft. by 2004; 190,695 sq. ft. by 2006) • Pine Air Lakes PUD /DRI (104.29 acres /75,000 sq. ft. of C -1 through C -3 "office" uses) in the Mixed Use Activity Center Subdistrict (MUAC 13) [0.75 mile south at the Naples Boulevard — Airport intersection] — 40% developed and inactive since 2007 (13,489 sq. ft. by 2003; 29,489 sq. ft. by 2006) Source: June, 2008 Planned Unit Development (PUD) Master List (prepared and maintained by the Collier County Engineering Department) and individual PUD monitoring reports. M� 'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are commercial components of the Future Land Use Element and are counted toward the inventory of land available for development, even if they are not yet zoned commercial. The six developments listed here are located within one mile of the subject property and approved for no less than 537,879 of gross leasable area (GLA) C -1 through C -3 uses. 220,184 sq. ft were developed by 2006, leaving 317,686 sq. ft. yet to be developed. The proportion that is developed or will be developed in identifiably C -1 uses has not been determined. Records do report, however, that the larger area encompassed by the North Naples and Urban Estates Planning Communities presently supply an inventoried 116,674 developed GLA (C -1 only). Supplemental Adoption Data & Analysis — Commercial Demand Analysis At the direction of the County Board, the firm of Fraser and Mohlke Associates, Inc. prepared a Market - Conditions Study analyzing market conditions influencing development of the CP- 2006 -7 subject property. This July 2008 analysis provides an overall context within the North Naples and Urban Estates Planning Communities for assessing the basic office and service needs of the emerging population within an area beginning at the Gulf of Mexico shoreline, extending easterly along the Lee - Collier County line to Collier Boulevard (CR 951), then the boundary turns south to run generally Collier Boulevard to Green Boulevard, then turns west to run generally along Green Boulevard, then Pine Ridge Road, to the Gulf, then north along the shoreline to complete the boundary — the "North Collier' project area. This project area geographically encompasses the primary market area selected for study and uses Collier County population estimates, growth projections and land -use inventories measured and reported by Planning Community. The July study reported: The Market - Conditions Study utilized land -use data from the 2007 Collier County Commercial Land -Use Inventory to document the need for new commercial offices and personal and business services in the studied North Collier area. The inventory indicated commercial office space and, personal and business services buildings with floor areas totaling 110,069 square feet are located along the 2 -mile Airport Road corridor, approximating one - seventh the 754,066 square feet of all commercial space recorded for the entire North Collier project area. This project market area is forecasted to grow 23.3 percent from 91,886 persons in 2005 to 113,321 persons in 2015 — an increase of 21,435 persons, based on June, 2008 estimates and projections provided by the County's Comprehensive Planning Department. Forecasting projects another 11,693 people will move into the area by 2020, for a population of 125,014. Another 7,858 people are projected to move into the area by 2030, for a population of 132,872. ■ The steady escalation of demand for office- building space in North Collier County, reflective of the area's population increases, is leading to an increasing demand for and supply of available office space within the well - defined Primary Trade Area for the proposed Italian- American Club Subdistrict. [Summary of Findings section] • The visibility and viability of the Italian- American Club site is enhanced significantly by additional traffic seeking access to the adjacent Headquarters Library and county - government services provided at the North Collier Government Center that generates additional traffic of as many as 12,000 vehicle trips passing by the present location of the sIM Italian - American Club during an average business day, Monday through Friday. [Summary of Findings section] • Assuming a countywide absorption of 62,563 square feet annually for the period 2000 — 2010, a normal 5% vacancy rate may be achieved in 36 months or less for new office buildings located in the primary area surrounding the Italian- American Club. [Summary of Findings section] • Office space needed to accommodate workers in service occupations that are forecasted to be employed in the project area by 2030 will require that a total of 410,496 square feet of freestanding office space will be needed to accommodate future service workers only, significantly greater than existing office space availability. [Summary of Findings section] The Fraser and Mohlke Associates study recommended: • The expansion plans of accounting professionals, financial institutions, insurance carriers, legal services, nursing & home - health care services, real estate brokers, security brokers and other professional services close to the present Italian American Club should be evaluated to encourage their relocation to a highly- visible, free - standing office building at a high - traffic location like (this) site. [Recommendations section] • The site also recommends itself as an appropriate site for an array of Conditional Uses: Schools, recreational facilities, social and fraternal organizations, day care centers, and convalescent and rehabilitation centers. [Recommendations section] • A plan should be developed that will, at a minimum, anticipate the response(s) of those living in adjacent neighborhoods to proposed commercial development on the Italian - American Club site, and address neighborhood concerns likely to be expressed at public hearings held to consider a future zoning application. [Recommendations section] • Special attention should be given to the professional service needs of residents of the Carlisle, an upscale retirement community adjacent to the Italian American Club site, that would be well served by a cadre of accounting, financial, insurance, legal, and other professional located in an easily- accessible office building next door to them. [Recommendations section] Demand Analysis and Findings Staff used this unique opportunity to compare and contrast the market studies prepared for both Transmittal and Adoption, and for both Subdistricts (CP- 2006 -7 and CP- 2006 -8). While a portion of each study is similar to the others, they were each different from one another in their approach, methodology and results. We found variations and differences within and among the analyses prepared for these Subdistrict proposals, but concluded these differences do not approach substantial inconsistencies. Certain findings summarized by the Market- Conditions Study have been discounted because they appear to represent characterizations or estimations which could not be verified with standard cross - referencing, e.g., while population is projected to grow by just 6.2% during out - years 2020 to 2030, demand for offices and services grows by 64.1%; and, the assumed absorption rate has likely flattened recently and a "normal' vacancy rate is no longer indicative -8- L-O "000 of actual vacancies. Such observations place an understandable amount of uncertainty in both these studies and the local economy itself. No one study however, negates or reverses the assumptions or findings of another. When taken as a whole, the market analyses provide sufficient support for additional offices and services in the market. Provided below are selected figures to assist in this inter -study comparison. The market area chosen to support one Subdistrict was smaller than the area studied for the other: one studying the smaller customer base, the other considering a larger employee commute -time area. Present inventories of developed and developable floor space available for C -1 offices and services are reported to be just over 110,000 square feet in the smaller market area to more than 10 Million square feet in the larger area studied. The smaller figure reflects solely the amount of office space inventoried in C -1 Zoning Districts. The larger figure correlates more to the amount of floor space available for C -1 offices and services throughout the range of commercial designations and planned unit developments. Although these measurements would not appear to represent actual office space, one is a proportional subset of the other, and both reasonably correlate with their Transmittal counterparts. Population forecasts for one Subdistrict were comparatively similar short -term (the present to 2020), with both market areas growing between 24% and 29 %; but long -range growth projections notably diverge from one another. The smaller -area customer -based forecast flattens out to just over 6% growth for 2030, while the larger -area employee -based forecast inflates by another 24% in the same period of time. This spread might be explained in part, as the result of the employment model accounting for office employees working in the area who do not reside in the area, and of employment growth not being a flatline projection. When comparing a demand model based directly on population growth with a supply model based on an employment- demand corollary, we find a steadily growing demand for offices and services nearly meeting all future demand. A proportionally- greater supply of employment opportunities is available to accommodate the influx of office and service workers until the relationship between workers needed and workers employed reaches a nearly 1:1 ratio in the future. This overabundance of floor space available for office and service employment raises some concern, and begs the question: Is a real demand for additional offices and services sufficiently demonstrated? One market study contends that this is the case. A sufficient amount of office space needs to be available for those seeking to occupy or work there. This approach produced figures consistently greater than those produced from the demand model, so the smaller figures are an acceptable baseline. The County uses a ten -year planning timeframe, with the horizon presently at 2016. Even if we advance this timeframe to reasonably account for passing time, sufficient demand for offices and services should be substantiated from an analysis by 2018 [or 2020, as figures are generally provided in five -year increments]. If sufficient need for the proposed land use cannot be ascertained until a considerably later date, then approval of the land use change is plainly premature. Limiting consideration to within this planning timeframe, it can reasonably be concluded: The smaller market area can absorb no more than another 85,000 square feet of offices and services. By 2020, just 48,000 more square feet will be needed [133,000 cumulative sq.ft.] to meet market demand. Longer -term projections were considered to be unreliable indicators. The figures increase to approximately 135,150 and 58,560 square feet, respectively, [193,710 cumulative sq.ft.] for allocating office space in order to serve the employment needs of the larger area studied. Neighborhood Information Meeting Svnopsis A supplemental Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was conducted August 7, 2008, after the agent/applicant duly noticed and advertised the meeting. Five people attended the supplemental NIM, held in the Naples Italian American Club clubhouse, and heard the following information: The subject property has been used as a club facility for a fraternal organization since the early 1970s. The petitioner proposes to replace the existing clubhouse with new construction, and construct a maximum of 34,000 square feet of building area for offices and personal services typically found in the C -1 Zoning District. The southerly abutting five -acre property was mentioned as another GMPA proposal for creating a commercial office, commercial use and, personal and business services subdistrict. Discussion took place about the potential intensity of offices and personal and business service land uses. More discussion surrounded traffic concerns, as the subject property is located at the Airport — Orange Blossom intersection. Petitioner's agent explained that addressing these problems includes contributing to the costs of intersection improvements at Airport and Orange Blossom. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] STAFF RECOMMENDATION: That the CCPC forward petition CP- 2006 -7 to the BCC with a recommendation to adopt as revised in the double - underlined portions of the provision language below, and transmit to DCA. Also refer to pages 22 -24, below for the staff - preferred alternative recommendation to forward petition CP- 2006 -7 to the BCC with a recommendation to adopt a combined CP- 2006 -7 and CP- 2006 -8 as a single Subdistrict, and transmit to DCA. [single underline denotes added text, as approved for Transmittal by BCC; double underline/ denotes staff recommended changes at Adoption] C. Urban Commercial District [Page 63] 11. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the southwest corner of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses such as the Italian American Club clubhouse future institutional uses for a school and limited commercial, professional and oeneral offices, and similar uses to serve the nearby community. -10- Development intensity for this Subdistrict shall be limited to a maximum of 2&QW 34.0 square feet of gross leasable area for financial institutions, schools professional medical and aeneral offices, and personal and business services as allowed by right and by conditional use and a maximum of 20.000 square feet for the clubhouse facility, all of which uses are allowed in the C -1 Zoning District, as identified in the Collier County Land Development Code Ordinance No. 04 -41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all ee @%W uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property immediately to the south is required particularly to provide southbound traffic direct egress onto Airport Road. Traffic and parking areas buildings and structures, landscape buffering and open areas and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent Property to the south to minimize the impacts on the surrounding street system d. An Orange Blossom Drive - Airport Road intersection improvements plan must be approved prior to any development order approval and, construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of CgUaly Commissioners to pay a proportionate share of the cost of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 -year planning period and the cost of imorovernents to the intersection of Orange Blossom Drive and Aimort Road as mitigation for their impacts to the intersection and the local street network e. Discontinuing any use of, and physically closing -off, the existing easternmost vehicular access drive onto Orange Blossom Drive must be completed by the property owner before a certificate of occupancy can be issued for any further development or redevelopment of the site. f. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height. g. Development within the Subdistrict shall have common site signage and building architectural elements, including on -site directional signs assisting motorists toward southbound egress onto Airport Road. Q -19- m +b" (Intentionally left blank) -12- rr" Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Italian American Plaza and Clubhouse Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts / Subdistrcts. FUTURE LAND USE MAP SERIES [added next in order] Italian American Plaza and Clubhouse Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do NOT number the inset map, only provide map title. I. URBAN DESIGNATION Italian American Plaza and Clubhouse Commercial Subdistrict [Page 271 • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES Italian American Plaza and Clubhouse Commercial Subdistrict [Page 124] • add name of that inset map in the FLUE where FLUM Series is listed. A SECOND ALTERNATIVE, preferred, agreeable to both petitioners, and still recommended by staff is that these two petitions be combined into a single Subdistrict comprised of a northerly and a southerly 'parcel'. The requested uses and square footage for each parcel could remain the same as recommended in staff's alternative Adoption text appearing below, under CP- 2006 -08, including the clubhouse use and square footage for the subject site. However, use intensity for both tracts would be limited to C -1 — those uses most often associated with non - retail neighborhood services. PROPOSED AMENDMENT C. PETITION CP- 2006 -8 Petition requesting an amendment to the Future Land Use Element (FLUE) and Future Land Use Map (FLUM) and Map Series, to change the Urban Residential Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, for up to 40,000 square feet of gross leasable area for financial institutions, professional, medical and general offices, adult and child day care, - 13- personal and business services, and senior housing in the form of an Adult Living Facility and /or Continuing Care Retirement Center, or other similar housing for the elderly, consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport Road, approximately 330 feet south of Orange Blossom Drive and immediately to the south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, consisting of 5± acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] TRANSMITTAL HEARING STAFF RECOMMENDATION: Not to transmit to DCA, for reasons stated in the Transmittal staff report. The Transmittal staff report is located in the CCPC binder behind the petition number tab immediately preceding the petition itself. The petitioner's agent proposed revisions to CP- 2006 -8 during their March 17, 2008 oral presentation to the CCPC. CCPC RECOMMENDATION AND COMMENTS: That the BCC approve petition CP- 2006 -8 for transmittal to DCA (vote: 7/0) subject to text revisions in Exhibit "A" and the following: (1) Vehicular interconnection is required between the subject property and the property located adjacently north; (2) Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy; (3) Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed; (4) Revise language to the Subdistrict provision, to reflect changes presented by the applicant's agent and as made part of this motion, including staff clarification (as it now appears below); and, (5) Properly reference the Collier County Land Development Code where discussing adult living facilities, assisted care living facilities, and other similar facilities (as it now appears in the single - underlined portions of the provision language on pages 20 -21, below). There were no speakers. BCC ACTION: Transmit to DCA, per CCPC recommendation (vote: 4/0). DCA ORC Report Objection: See entry above, under petition CP- 2006 -7. -14- ADOPTION HEARING Post - Transmittal Modifications Since the BCC approved transmittal of CP- 2006 -8 to the DCA, the petitioner has proposed: • Increasing the maximum office square footage allowed from 12,000 to 40,000 square feet; • Adding "adult and child day care" (uses already allowed under the present FLUM designation) to the non - office uses listed in Subdistrict provisions; • Introducing an equivalency measure (as revised by staff) by stating in the Subdistrict provisions, "The intensity of uses within the Subdistrict shall be limited by the maximum Trip Generation equivalent to 203 total PM peak net new trips, as enumerated by the TR Transportation Consultants, Inc. Traffic Impact Statement dated July 21, 2008 "; • Introducing an equivalency measure (as revised by staff) by stating in the Subdistrict provisions, "The intensity of uses within the Subdistrict shall be limited by the maximum Trip Generation equivalent to 203 total PM peak net new trips, as enumerated by the TR Transportation Consultants, Inc. Traffic Impact Statement dated July 21, 2008 "; ...Comprehensive Planning staff has proposed: • Striking the term "commercial" from Subdistrict provision "a" stating, "...and must contain development standards to ensure that all commercial uses will be compatible... "; inserting the term "general" where listing office types; • Adding the parenthesized "(3)" following the word "three" in Subdistrict provision "e" to ensure a consistent formatting style, and; ...and, County Attorney staff has proposed: • Introducing the clause "the cost of to the Subdistrict provisions, "...to pay a proportionate share of the cost of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 -year planning period, and the cost of improvements to the intersection... ", and; • Replacing the term "adjacently" with "immediately to the" wherever it describes a neighboring property such as, "...to access properties immediately to the south..." throughout. ...all as now appearing on pages 20 -21, below. Supplemental Adoption Data & Analysis — Traffic Capacity/Traffic Circulation Analysis The firm of TR Transportation Consultants, Inc. conducted a Traffic Impact Statement which was submitted July 21, 2008 for considering Adoption review of this petition, including updated analyses provided supplemental to the initial Growth Management Plan Amendment petition. -15- The subject property is located approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive and proposes 40,000 square feet of office space. The proposed maximum intensity for the Airport/Orange Blossom Subdistrict is divided as follows: General Office Uses 6,000 sq.ft. Medical Office Uses 30,000 sq.ft. Drive -In Banking Facility 4,000 sq.ft. Levels of Service determinations were made based on Peak Hour, Peak Direction Service Volumes presented in the AUIR. Proposed offices and personal and business services uses would produce 2,222 daily gross new trips (2 -way) and 295 PM Peak Hour gross -new trips. Collier County allows for a maximum pass -by traffic reduction — for vehicles already traveling on the adjoining roadway system — of fifty percent (50 %) for bank uses. Applying this pass -by allowance produces 1,729 daily gross new trips (2 -way) and 203 PM Peak Hour gross new trips. All proposed uses will be limited to this 203 trip figure via the equivalency measure controlling intensity, stated above and appearing in the Subdistrict provisions. This limitation will be incorporated into the (PUD) rezone ordinance, then applied each time an SDP or other development order is issued. (In contrast, these traffic generation figures differ from those considered in the original proposal for 50,000 square feet of office and retail space — producing 901 daily gross new trips (2 -way) and 90 PM Peak Hour gross new trips.) Policy 5.1 of the Transportation Element of the GMP states, "jtlhe County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment or if it impacts an adjacent roadway segment that is deficient, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and /or is projected to operate below an adopted Level of Service Standard within the five year planning period, unless specific mitigating stipulations are also approved. Traffic analyses to determine whether a petition or application has significant project impacts shall use the following to determine the study area: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and C. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume." The Collier County Transportation Planning Department reviewed the updated Traffic Impact Statement and provided the following comments: "Transportation staff has reviewed GMPA CP- 2006 -8, Airport/Orange Blossom Commercial Subdistrict, and can recommend that the GMPA petition be found consistent with policy 5.1 of the Transportation Element of the GMP. Although this project contributes to failure of the Orange Blossom Drive /Airport Road intersection, the adjacent roadway network has sufficient capacity on the first link to accommodate this -16- project throughout the five -year planning period. Please note that the first link is not significantly impacted (below 2% of the service volume). The applicant has proposed mitigation in the form of proportionate share payment for improvements that will be required to the Orange Blossom Drive /Airport Road intersection. The proportionate share payment will be determined and required as a result of application for a development order (i.e. SDP, PPL) on this parcel." CP- 2006 -8 is not the only GMP amendment proposed where commercial offices and personal and business services development introduces unplanned traffic onto Airport Road, or into the intersection of Orange Blossom and Airport. Both proposed amendments to the FLUE (06 -8 and 06 -7) are experiencing difficulty accessing the adjacent roadway network that has insufficient capacity to accommodate the projects throughout the five -year planning period. The BCC required the following from the petitioner: ✓ Prior to adoption hearings, prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy. ✓ Prior to adoption hearings, prepare and submit to staff new data and analysis, including a Market Conditions Study and a Comparative Traffic Analysis consistent with the revised amount, intensity and types of uses allowed. The BCC also acted to make the following entry part of the Subdistrict provisions in the FLUE. *An Orange Blossom Drive- Airport Road intersection improvements plan must be approved prior to any development order approval and, construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of Commissioners to pay a proportionate share of improvements to Orange Blossom Drive, which is scheduled to fail inside the five -year planning period, and the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and the local street network. These specific stipulations were made part of the decision to Transmit CP- 2006 -8 to DCA. Commercial Inventory and Development Trends A trend toward commercial offices and personal and business services development is evident in the area immediately surrounding the proposed Subdistrict. Plus, offices and personal and business services activities are evident at a more- distant radius' planning area from the proposed Subdistrict, as follows: • Longview Center PUD (14.73 acres /70,000 sq. ft. of C -1 through C -3 office uses [@ 70,000 sq. ft. /10 acre] and, a portion of the 73,500 sq. ft. of C -1 through C -3 commercial uses & services [@ 5,000 sq. ft. /acre]) in the Orange Blossom Mixed Use Subdistrict [immediately east] —100% undeveloped and inactive since 2003 approval -17- Mwrllro 41 • Buckley Mixed Use PUD (22.84 acres /97,070 sq. ft. of C -1 through C -3 medical & general office uses [@ 4,250 sq. ft. /acre] and, a portion of the 74,230 sq. ft. of C -1 through C -3 commercial uses & services [@ 3,250 sq. ft. /acre]) in the Buckley Mixed Use Subdistrict [0.125 mile north]— 100% undeveloped and inactive since 2005 approval • Fountain Park PUD, Walgreen's PUD and Venetian Plaza PUD (10.14 acres /a portion of the 72,000 sq. ft. of C -1 through C -3 —type commercial uses, categorized by SIC codes only) in the southwest quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach — Airport intersection] — 100% developed by 2004 • Vineyards PUD /DRI (75.86 acres /a portion of 600,000 sq. ft. of C -1 through C -4 —type uses within this "retail and interchange commercial" development) in the southeast quadrant of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.50 mile north at the Vanderbilt Beach — Airport intersection] — 75% developed and inactive since 2005 • Pelican Marsh PUD /DRI (80 acres /295,800 sq. ft. of C -1 through C-4 offices within this larger "activity center ", with 26,000 sq. ft. dedicated to medical offices) in the northwest and northeast quadrants of the Mixed Use Activity Center Subdistrict (MUAC 11) [0.75 mile north at the Vanderbilt Beach — Airport intersection] — 65% developed and inactive since 2007 (153,151 sq. ft. by 2004; 190,695 sq. ft. by 2006) • Pine Air Lakes PUD /DRI (104.29 acres /75,000 sq. ft. of C -1 through C -3 "office" uses) in the Mixed Use Activity Center Subdistrict (MUAC 13) [0.75 mile south at the Naples Boulevard — Airport intersection] — 40% developed and inactive since 2007 (13,489 sq. ft. by 2003; 29,489 sq. ft. by 2006) Source: June, 2008 Planned Unit Development (PUD) Master List (prepared and maintained by the Collier County Engineering Department) and individual PUD monitoring reports. 'Mixed Use Activity Centers', 'Mixed Use Subdistricts' and 'Commercial Subdistricts' are commercial components of the Future Land Use Element and are counted toward the inventory of land available for development, even if they are not yet zoned commercial. The six developments listed here are located within one mile of the subject property and approved for aY no less than 537,879 of gross leasable area (GLA) C -1 through C -3 uses. 220,184 sq. ft were developed by 2006, leaving 317,686 sq. ft. yet to be developed. The proportion that is developed or will be developed in identifiably C -1 uses has not been determined. Supplemental Adoption Data & Analysis — Commercial Demand Analysis At the direction of the County Board, the firm of Fishkind & Associates, Inc. prepared an Office Needs Analysis analyzing market conditions influencing development of the CP- 2006 -8 subject property. This June 2008 analysis provides an overall context within the project area for assessing the basic office and service needs of the emerging population within an area extending from approximately two miles to nearly eight miles from the subject property — generally extending to one mile north of the Lee - Collier County line (N), beyond Collier Boulevard (E), beyond Davis Road (S), and beyond US 41 (W). The market area is defined by a 20- minute or less commute time. The June study reported: -18- The Office Needs Analysis utilized land -use data from the 2007 Collier County Commercial Land -Use Inventory combined with a Census -based employment conversion factor to document the need for new commercial offices and personal and business services in the project area. The inventory indicated commercial office space and, personal and business service properties totaling more than 10 Million square feet on 1,821 acres are located within the studied area. ■ A supply of 1,821 acres (in aggregate) are currently available for commercial office and, personal and business services land in the market area — while only 458 of these 1,821 acres comprise approximately 2.5 Million sq. ft. of existing commercial offices and services. The remaining 1,363 acres are developed but stand vacant, or with development potential for another 7.6 Million sq. ft. [Table 2.1.1] ■ The project market area is forecasted to grow 29.6 percent from 192,944 persons in 2008 to 250,087 persons in 2020 — an increase of 57,143 persons, based on June, 2008 estimates and projections provided by the County's Comprehensive Planning Department. Another 60,351 people are projected to move into the area by 2030, for a population of 310,438. An allocation ratio is applied which aggregates commercial land supply to compare with demand. This ratio between workspace and workers diminishes from a 1.59 relationship in 2008, to 1.22 in 2020, then to 0.99 in 2030 — when supply and demand reaches equilibrium. The consultant explains that a desirable allocation ratio is below 2.0. [Demand for Commercial Office Space section and Table 2.2.41 ■ All employment in the project market area is projected to increase a corresponding 29.6 percent from 83,383 persons in 2008 to 108,078 persons in 2020 — an increase of 24,695 persons. Another 26,081 people are projected to work in the area by 2030, for a total projected employment of 134,159. [Total workforce calculated as a fixed 43.2% of population.] [Table 2.2. 11 These employment figures are allocated further -by- industry to represent workers employed only in information services, finance and insurance, real estate, professional services and public administration industry sectors, producing the following results: Office and, personal and business service employment in the project market area is projected to increase a corresponding 29.6 percent from 18,168 persons in 2008 to 23,548 persons in 2020 — an increase of 5,380 persons. Another 5,685 people are projected to work in the area by 2030, for an office and services projected employment of 29,232. [Office and services workforce calculated as a fixed 9.4% of population, or, 21.7% of total workforce.] [Table 2.2.2] A workspace allocation ratio is then applied to the number of people employed in these occupations, to ensure a sufficient supply of land is available. ■ There is demand for office space and services from an emerging population within a project area extending from approximately two miles to nearly eight miles defined by this 20- minute commute time — estimating that 10.1 Million square feet will be needed to accommodate this demand by 2030. The Fishkind & Associates analysis reported: -19- I ■ This market estimates a present surplus of 3,727,427 to 3,735,067 sq. ft. of office and, personal and business services space. [Table 2.2.41 • This market projects a surplus of 1,841,918 to 1,852,067 sq. ft. of office and, personal and business services space by 2020. [Table 2.2.4] ■ This market eventually produces demand for an additional 137,333 to 149,431 sq. ft. of office and, personal and business services space on an additional 27.5 acres by 2030. [Table 2.2.4] The analysis concluded: There is not a reasonable degree of flexibility in the market's ability to accommodate future office demand. The 2030 office allocation ratio of 0.99 indicates the tight relationship between the demand for, and the supply of, office space in the future. Any ration below the minimum desired level of 2.0 warrants the addition of new office land to the market. The proposed commercial components of this project are designed to serve the community and neighborhood demand for commercial space. The location provides the access and visibility that are required for this type of development. [Conclusions, section 3.0] ■ The under - allocation of suitable office property supports the need for the additional office acreage. [Conclusions, section 3.01 Demand Analysis and Findings See above, under petition CP- 2006 -7. Neighborhood Information Meeting Synopsis A supplemental Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05 F was conducted August 8, 2008, after the agent/applicant duly noticed and advertised the meeting. Four people attended the NIM, held in the North Collier Government Services Center. However, the applicants' agent was not present, nor was the applicant. Therefore, another supplemental NIM is scheduled for August 28, 2008. The synopsis could not be prepared before the remainder of this staff report, and will provided at the CCPC hearing. [Synopsis prepared by C. Schmidt, AICP, Principal Planner] STAFF RECOMMENDATION: That the CCPC forward petition CP- 2006 -8 to the BCC with a recommendation to adopt as revised in the double - underlined portions of the provision language below, and transmit to DCA. Also refer to pages 22 -24, below for the staff - preferred alternative recommendation to forward petition CP- 2006 -8 to the BCC with a recommendation to adopt a combined CP- 2006 -7 and CP- 2006 -8 as a single Subdistrict, and transmit to DCA. (single underline denotes added text, as approved for Transmittal by BCC; double underline/ denotes staff recommended changes at Adoption] -20- C. Urban Commercial District 12. Airport/Orange Blossom Commercial Subdistrict [Page 63] This Subdistrict consists of approximately 5 acres and is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This Subdistrict allows for limited commercial, professional and general offices and similar uses, along with housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 4 jQW 40 000 square feet of gross leasable area for financial institutions, professional. medical and general offices, adult and child day care. 9PA personal and business services as allowed by right and by conditional use, and senior housing in the form of an assisted living facility, continuing care retirement center, or other similar housinq for the elderly, all of which uses are allowed in the C- 1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No 04- 41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Land Development Code, Ordinance No 04- 41, in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all eeffwAe%W uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties immediately to the south west and north must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property immediately to the north is required particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. Traffic and parking areas, buildings and structures, landscape bufferinq and open areas and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the north to minimize the impacts on the surrounding street system. d. An Orange Blossom Drive - Aiprort Road intersection improvements plan must be approved prior to any development order approval and, construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of County Commissioners to pay a proportionate share of the cost of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 -year planning period and The cost of improvements to the intersection of Orange Blossom Drive and Aiprort Road as mitigation for their impacts to the intersection and the local street network. e. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height, with a minimum setback of fifteen (15) feet Commercial, professional and apmeral offices, and other uses shall be limited to three (3) stories. -21- f. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site directional signs assisting motorists toward northbound egress onto Orange Blossom Drive. • O 1 67 � � � �- .. �. •- �� -. . �- u.. a .0 _. -- Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 12. Airport/Orance Blossom Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Airport/Orange Blossom Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do NOT number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Airport/Orange Blossom Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Airport/Oranoe Blossom Commercial Subdistrict add name of that inset map in the FLUE where FLUM Series is listed. A SECOND ALTERNATIVE, preferred, agreeable to both petitioners, and still recommended by staff is that these two petitions be combined into a single Subdistrict comprised of a northerly and a southerly 'parcel'. The requested uses and square footage for each parcel could remain the same as recommended in staff's alternative Adoption text appearing below, including the clubhouse use and square footage for the northerly tract. However, use intensity for both tracts would be limited to C -1 — those uses most often associated with non - retail neighborhood services. -22- The initial CP- 2006 -7 and CP- 2006 -8 petitions were for two side -by -side five -acre properties. Staff recommended that the two small properties be combined into one, more manageable Subdistrict. Although this single ten -acre Subdistrict version was not transmitted to DCA, it remains part of staff's recommendation. Since Transmittal, all involved parties have worked together to craft provisions for the combined Subdistrict which accurately capture elements of each individual property and the overall acreage. STAFF PREFERRED RECOMMENDATION: That the CCPC forward the 2006 cycle GMP amendments (petitions CP- 2006 -7 and CP- 2006 -8) to the BCC with a recommendation to adopt - with the modifications prepared since Transmittal hearings, including combining the two into a single Subdistrict, as noted in this staff report - and transmit to DCA. [single underline denotes added text, as approved for Transmittal by BCC; ouble underline/ denotes staff recommended changes at Adoption] C. Urban Commercial District Orange • • 11 • • 1 Crosgroadn • 11 11 -. 1- a 1.0,191111 • - •-1 -'I IL& a--- •_I - • `I 6 :1•- • •II ORNM NOWE M, Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] granae Blossom /Airnort Crossroads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do NOT number the inset map, only provide map title. 1. URBAN DESIGNATION [Page 27] • 1 • • • 11 • • • • • • 11 11 • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] �ranae Blossom /Airnort Crossroads Commercial Subdistriat • add name of that inset map in the FLUE where FLUM Series is listed. (As noted herein, petitions CP- 2006 -5, CPSP- 2006 -12, and CPSP- 2006 -13 were previously heard on August 19, 2008) -25- Prepared By: Date: David Weeks, AICP, Planning Manager Comprehensive Planning Department Reviewed By: Date: Randall Cohen, AICP, Director Comprehensive Planning Department Reviewed By: Date: _ Marjorie Student - Stirling, Assistant County Attorney County Attorney Office Approved By: Date: Joseph K. Schmitt, Administrator Community Development and Environmental Services Division COLLIER COUNTY PLANNING COMMISSION: MR. MARK STRAIN, CHAIRMAN 2006 cycle GMP amendments -Adoption (petitions CP- 2006 -7 & -8 only) Staff Report for August 29, 2008 CCPC hearing. NOTE: This petition has been scheduled for the September 25, 2008 BCC hearing. G: Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments12006 Cycle Petitions\ CCPC Adoption Staff Report — for 06 -7 and 06 -8 dw /8- 21 -08 /cs -26- � � I C+cn e-Ir �o141- l.ty SUPPLEMENTAL STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION COMPREHENSIVE PLANNING DEPARTMENT CORBY SCHMIDT, AICP, PRINCIPAL PLANNER HEARING DATE: SEPTEMBER 18, 2008 (Continued from August 29, 2008) SUBJECT 2006 CYCLE OF GROWTH MANAGEMENT PLAN AMENDMENTS — PETITIONS CP- 2006 -7 AND CP- 2006 -8 ONLY (Adoption Hearing) ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AND FUTURE LAND USE MAP AND MAP SERIES This staff report supplement addresses only two petitions, both of which were continued from the August 29 CCPC 2006 Cycle GMPA hearing, petitions CP- 2006 -7 and CP- 2006 -8. This staff report supplements its parent staff report, which also addressed petitions CP- 2006 -7 and CP- 2006-8 only. CCPC ADOPTION RECOMMENDATION and COMMENTS: At their August 29, 2008 hearing, the CCPC, by consensus vote, recommended that modifications be prepared, recognizing changes made since Transmittal hearings, including combining the two proposed subdistricts into the single, Orange Blossom /Airport Crossroads Commercial Subdistrict, as noted herein, and as proposed by petitioners' agents - (vote: 5/0) subject to text revisions appearing below, and the following: (1) Intersection work is to be under construction before a building permit is issued, and is to be completed before the issuance of a certificate of occupancy (CO); (2) Separate the responsibility for contributing to the cost of intersection improvements to each individual party, as entry now reads like one party's delay in entering into a DCA could hold up the others' on -site development; (3) Address FDOT question /concern in our ORC Response document, properly dismissing comments regarding consideration of traffic impacts extending to US 41 and 1 -75; [Single underline / GiA& Gt&8 thFOugh entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.) -I - (4) CP -06 -7 attorney, Rich Yovanovich's suggested revisions, including; how the vehicular interconnection is required "when it becomes available" between the one property and the other; scrutinize value of the phrase, "to minimize the impacts on the surrounding street system" in subsection (c); consider timing required by the phrase, "construction per the approved plan must be completed before the issuance of any certificate of occupancy' in subsection (d); consider timing required by the phrase, "prior to a certificate of occupancy can be issued' in subsection (e); scrutinize value of the provision, "All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height." as subsection (f); and, the use of the term, "interconnections" need not be in plural form; (5) Staff directed to consider and use best planning discretion to revise /remove the setback standards entry from Subdistrict provisions, Parcel 2 subsection (d)(iii); and whether the height limitation, from same subsection, should apply to entire Subdistrict, or revise /remove it; (6) Prior to further CCPC adoption consideration, CP -06 -7 and CP -06 -8 agents will prepare and submit to Transportation Planning staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must sufficiently accommodate project traffic through intersection design, including additional background fai lures as part of that design and be accepted by the Transportation Planning Director; and provide and present the accepted improvements plan (as it now appears as part of the supplemental materials provided to you for your September 18 Adoption hearing) to the CCPC; (7) Prior to further CCPC adoption consideration, CP -06 -8 marketing consultant, Russ Weyer of Fishkind & Associates will prepare, submit to staff (and present) substantiating materials /text document (as it now appears as part of the supplemental materials provided to _you for your September 18 Adoption hearing) to show justification for utilizing the analysis method which bases office allocation needs on a 2:1 ratio, particularly highlighting how this number /relationship was derived, and how it has been tailored to local area in their Office Needs Analysis; and, (8) Revise language to the Subdistrict provisions, reflecting changes presented by the applicant's agent and as made part of the motion, including a general reference to fraternal and civic associations other than the Italian American Club, the deletion or revision to, subsections (c)(v) and (d)(v) (as they now appear below). Such revision may include the phrase "sufficient to accommodate its project traffic through intersection design, and its additional background failures as part of that design ". [Single underline / siRgle StFiW thF9UOh entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] ME C. Urban Commercial District M-41; [Page 63] 11. Orange Blossom /Airport Crossroads Commercial Subdistrict This Subdistrict consists of two parcels comprising approximately 10 acres and is located on the southwest corner of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses, such as the Italian American Club clubhouse or another fraternal or civic association, future institutional uses for a school, and limited commercial, professional and general offices, and similar uses to serve the nearby community, along with senior housing in the form of an Assisted Living Facility, Continuing Care Retirement Center, or other similar housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 74,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, adult and child day care, personal and business services, and a maximum of 20,000 square feet for the clubhouse facility, all of which uses are allowed by right or by conditional use in the C -1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04- 41, as amended. Uses will be further evaluated at the time of rezoning of each parcel to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Collier County Land Development Code, Ordinance No. 04-41, in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must _. contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses. b. An Orange Blossom Drive — Airport Road intersection improvements plan sufficient to accommodate project traffic and additional background failures through intersection design. must be approved prior to any development order approval. A development order shall not be approved unless it is made subiect to a Development Contribution Agreement with the Collier County Board of County Commissioners requiring the property owner of each parcel to pay a proportionate share of the cost of improvements to Orange Blossom Drive and the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and local street network. Construction per the approved Orange Blossom Drive — Airport Road intersection improvements plan must commence prior to the issuance of a building permit for a parcel and be completed prior to the issuance of any certificate of occupancy. C. All pFiRrSipal buildings shall be set bask a m-Rimum of eRe (I) feet fFeFn the Subdir*ist [Single underline / entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] -3- c. Parcel WOR, This approximately 5 -acre parcel is located on the southwest corner of Orange Blossom Drive and Airport Road. This parcel is limited to a maximum of 34,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, and personal and business services, in addition to a maximum of 20,000 square feet for the clubhouse facility. Parcel 1 is governed by the additional following criteria requirements: i. Pedestrian interconnections to access Parcel 2 and property immediately to the west must be pursued by the property owner, and incorporated into the overall site design. ii. Vehicular interconnection with Parcel 2 must be secured with a formal commitment, and is required when it becomes available, particularly to provide southbound traffic direct egress onto Airport Road. -aREI P Vehicular use areas, buildings and structures, landscape buffering and open aFeas space, and other uses shall be designed in such a manner that does not impede or interfere with access to or from the adjacent parcel to the south. iii. , The existing easternmost vehicular access drive onto Orange Blossom Drive must be Gem shall be removed or permanently closed -off by the property owner beer$ prior to the issuance of any certificate of occupancy sari -be issue for any further development or redevelopment of the site. iv. Development within Parcel 1 shall have common site, signage and building architectural elements, including on -site directional signs assisting motorists toward southbound egress through Parcel 2 onto Airport Road. d. Parcel 2 This approximately 5 -acre parcel is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This parcel is limited to a maximum of 40,000 square feet of gross leasable area for financial institutions, professional, medical and general offices, adult and child day care, personal and business services, and an Assisted Living Facility, Continuing Care Retirement Center, or other similar housing for the elderly. Parcel 2 is governed by the additional following er+ter+a requirements: [Single underline / siRgle StFike thFeugh entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] -4- i. Pedestrian interconnections to access Parcel 1 and properties immediately to the " south and to the west must be pursued by the property owner, and incorporated into the overall site design. ii. Vehicular interconnection with Parcel 1 must be secured with a formal commitment and is required when it becomes available, particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. Tra#iG aad paFkinq Vehicular use areas, buildings and structures, landscape buffering and open areas space, and other uses shall be designed in such a manner that does not impede or interfere with access to or from the adjacent parcel to the north. iv. Development within Parcel 2 shall have common site, signage and building architectural elements, including on -site directional signs assisting motorists toward northbound egress through Parcel 1 onto Orange Blossom Drive. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Orange Blossom/Airport Crossroads Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Orange Blossom /Airport Crossroads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do NOT number the inset map, only provide map title. [Single underline / entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] -5- I. URBAN DESIGNATION a [Page 27] Orange Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, 1(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Orange Blossom /Airport Crossroads Commercial Subdistrict add name of that inset map in the FLUE where FLUM Series is listed. [Planning Commissioners: Please note that the CP- 2006 -7 agent is not in full agreement with the revisions appearing above, and has prepared a memo to that effect with his version suggesting alternative revisions. Not all of the agent's suggested revisions were part of the August 29 CCPC motion and decision, and as a consequence, the proposed Subdistrict provisions appearing above do not include them. This memo, provided by Robert Duane, AICP is included as part of the supplemental materials provided to you for your September 18 Adoption hearing.] G \Comprehensive \Comp. Planning GMP DATA \Comp- Plan Amendments \2006 Cycle Petitions \CP - 2006 -7c FLUE combining 06 -7 & 06 -8 Subdistricts \Staff Repo rts \Supplemental CCPC Adoption Staff Report — for 06 -7c [Single underline / siRgle 644148 thF91149h entries denote August 29 CCPC consensus action for formal Adoption consideration on September 18.] CUP, 7/14/08 Objections. Recommendations and Comments (ORC) Resaonse Below are excerpts from the July 14, 2008 ORC Report from the Florida Department of Community Affairs (DCA) pertaining to the 2006 cycle of GMP amendments approved for transmittal in April 2008, followed by County staff response. ❖ DCA ORC Report Objection: B. The Department has identified the following Objections to Amendments CP- 2006-10 and CP- 2006 -13 (text amendments to the comprehensive plan): Objection 4: The Collier County Comprehensive Plan does not have a consistent time frame. The Future Land Use Map includes the years 2006 -2016, while the Rural Lands Stewardship Area (RLSA) Overlay Program has a planning time frame to 2025 (according to proposed FLUE, RLSA Policy 4.2) and the proposed text amendment will change the Transportation Element Map TR -3A's, Collier 2030 Functional Classification Map, planning time frame to year 2030. Pursuant to Rule 9J- 5.005(5)(a), F.A.C., the required elements and any optional elements shall be consistent with each other and where data are relevant to several elements, the same data shall be used, including population estimates and projections and public facility analysis. [Section 163.3177(2) & (5)(a), F.S. and Rule 9J- 5.005(4) and 9J- 5.005(5)(a), F.A.C.] Recommendation: Revise the comprehensive plan to have a consistent planning time frame. Staff-Respbnse WObjec9044 Below are the specific statutory and Rule references. Florida Statutes Chapter 163.3177 Required and optional elements of comprehensive plans; studies and surveys. (2) Coordination of the several elements of the local comprehensive plan shall be a major objective of the planning process. The several elements of the comprehensive plan shall be consistent, and the comprehensive plan shall be financially feasible. Financial feasibility shall be determined using professionally accepted methodologies. (5)(a) Each local government comprehensive plan must include at least two planning periods, one covering at least the first 5 -year period occurring after the plan's adoption and one covering at least a 10 -year period. Florida Administrative Code Rule 9J- 5.004(4) Planning Timeframe. Each local government comprehensive plan shall include at least two planning periods: one for at least the first five -year period subsequent to the plan's adoption and one for at least an overall ten -year period. Rule 9J- 5.005(5)(a) Internal Consistency. The required elements and any optional elements shall be consistent with each other. All elements of a particular comprehensive plan shall CA ma follow the same general format (see "Format Requirements "). Where data are relevant to several elements, the same data shall be used, including population estimates and projections. Discussions with DCA staff regarding the above Objection reveals their reading of the statutory and Rule requirement that comprehensive plan elements be consistent includes planning time frames - that all elements, plans, programs, etc. contained within the GMP must reflect the same time period. One way to resolve this Objection would be for the County to modify all such elements, plans, etc. to reflect the same time period — either by reducing all to the minimum required ten -year period, as reflected in the CIE (2007- 2017), or by extending all to the same more distant period, such as out to 2025 or 2030. However, doing either has risks (of a non - compliance finding by DCA) if not adequately supported by appropriate data and analysis. County staff is of the opinion that there simply isn't adequate time to compile and /or create such data and analysis at this time, nor is it a prudent use of limited resources to attempt to do so. Most particularly, if the time period was advanced to 2025 or 2030, more significant data and analysis would be necessary, and one or more new policies might be needed committing to conducting future studies to assess adequacy of land availability (especially non- residential) to support the necessary future population in the County to coincide with long term transportation maps, water and wastewater plans, the RLSA program, etc. While County staff does not necessarily agree with DCA's reading of the statute and Rule, and maintains that our elements, plans, etc. are consistent with one another in that they are all based upon the same population estimates and projections, the same 2005 build -out study, etc., we recommend not engaging this issue with DCA at this time. Instead, staff recommends an alternative approach to address the Objection: simply not to adopt the proposed amendments at issue. Specifically, not adopt the changes to Transportation Element maps - and correlating text - to extend them from 2025 to 2030, and not adopt chanties to the RLSA program (petition CP -2006- 10 ). There is no harm in taking this non - action; the Transportation Element year changes are mere housecleaning revisions so as to reflect the latest dates contained in MPO documents, and the petitioner for CP- 2006 -10 has already requested this amendment not be adopted at this time. DCA has advised that should a future GMP amendment propose an increase in intensity or density, we should expect DCA to raise this inconsistent planning timeframe Objection again. The County will eventually need to address this issue directly - the staff recommended "not to adopt" option serves to postpone this issue to another time when it can be addressed more thoroughly. ❖ DCA ORC Report Objection: C. The Department has identified the following objections to Amendments CP- 2006 -7 (Italian American Plaza and Clubhouse) and CP- 2006 -8 (Airport/Orange Blossom Commercial): Objection 5: The proposed amendments for the Italian American Plaza and Clubhouse and Airport/Orange Blossom Commercial will increase development intensities. The properties are proposed to change from the Urban Residential Subdistrict to the new Italian American Plaza and Clubhouse Subdistrict and the new Airport/Orange Blossom Commercial Subdistrict allowing commercial uses. The amendments are located within the Northwest Transportation Concurrency Management Area. However, data and 2 analysis have not been provided demonstrating that with these amendments the adopted level of service standard for the TCMA will be achieved and maintained. [Section 163.3177(2), (9)(b), 163.3187(2), and 163.3180(7), F.S., and Rule 9J- 5.005(5), 9J- 5.0055(5), and 9J- 5.019(3)(f), F.A.C] Recommendation: Revise the data and analysis to demonstrate the level of service standard for the TCMA will [be] achieved and maintained during the planning timeframe. The Adoption FLUE language is not the same version of the subdistricts as approved for transmittal by the Collier County Board of County Commissioners (BCC) on April 29, 2008. They are combined into a consolidated subdistrict; the allowable building area (square feet) has been increased for each petition (CP- 2006 -7 from 26,000 s.f. to 34,000 s.f., and CP- 2007 -8 from 12,000 s.f. to 40,000 s.f.); and, development of the two parcels is linked to construction of Airport Road /Orange Blossom Drive intersection improvements. Transmittal - related data and analysis is also different from the supplemental Market Analysis and Traffic Impact Statement referenced during review for Adoption. Studies analyzing the intensity of a wide array of commercial uses proposed in the initial applications, for instance, have been replaced by analyses of the impacts of limited professional, medical and general offices, personal and business services, and lower - intensity, property- specific uses. Commercial - retail uses were included in the original petitions and their data and analyses, as submitted to the County: however, all retail uses were eliminated in the subdistricts as approved for Transmittal - but not from the data and analyses. Now, retail uses are excluded from the data and analyses. These modifications suggest that a number of observations, comments or objections the DCA or other respondents had with respect to Transmittal materials may no longer be applicable. To an extent, the consideration of Adoption materials transpires independently from any findings or conclusions drawn during Transmittal reviews. The Collier County Transportation Planning Department reviewed the updated Traffic Impact Statement and provided the following comments: The Italian American Plaza & Clubhouse and Airport/Orange Blossom Commercial Subdistricts, GMPA petitions CP- 2006 -07 & 2006 -08, can be considered consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) subject to participation in the BCC directed Intersection Improvement Project. Consistency with Policy 5.1 has been achieved in part, through the data and analysis demonstrating TCMA levels of service standards are met and maintained. MEMO Collier County data shows that 99.48% of the 219 lane miles contained within the Northwest TCMA are currently operating at, or above, the adopted Level of Service (LOS). In addition to maintaining the TCMA's LOS, the uses are considered consistent with policy 5.1 of the Transportation Element of the GMP with consideration for the Intersection Improvement Project pending Board of County Commissioners' approval. Transportation Planners recommended, and the BCC required, that an Orange Blossom Drive - Airport Road Intersection Improvements Plan must be approved prior to any development order approval, and that construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. Policy 5.1 consistency is ensured by the following stipulation being applied to the new Subdistrict: Orange Blossom Drive — Airport Road intersection improvements shall be designed to be sufficient to accommodate project traffic and overall levels of service issues. The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised public meeting, and the approved plans shall be advertised for construction through the County's open bidding process. Construction per the approved Orange Blossom Drive — Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on a parcel and be completed prior to the issuance of any certificate of occupancy. In their decision to transmit CP- 2006 -7 and CP- 2006 -8 to the DCA, the Board of County Commissioners further directed that "[p]rior to adoption hearings, [the petitioners] prepare and submit to staff a unified analysis, design, funding and construction plan for Orange Blossom Drive - Airport Road intersection improvements. Such plan must be approved prior to any development order approval and construction per the approved plan must be completed prior to any certificate of occupancy ". This Intersection Improvements Plan was prepared in accordance with the BCC directive, accepted by the Collier County Transportation Planning Director for consideration and approval before development commences, and is included as data and analysis supplemental to this ORC Response. DCA ORC Report Comment: Comment 1: The County should include a definition regarding the Open designation on the RLSA Overlay Map in the Future Land Use Element policies. Staff Response to Comment 1: The proposed amendment affecting the RLSA, CP- 2006 -10, is not being considered for adoption at this time, as requested by the petitioner. Further, the County is presently in the process of conducting the 5 -year review of the RLSA, as required by RLSA policy 1.22, which is expected to result in subsequent proposed amendments to the RLSA. WN Collier County agrees the addition of a definition of the "Open" designation is appropriate and will consider such as part of the RLSA review. ❖ DCA ORC Report Comment. Comment 2: The term Florida Intrastate Highway System (FIHS) should be replaced with the Strategic Intermodal System (SIS) in Transportation Element Policy 1.5 A. and 1.5 B. [Amendment CPSP- 2006 -13] Though the referenced policy (incorrectly stated as 1.5A. and B. — should be 5.4A. and B.) was not proposed for amendment as part of this petition, staff has no objection to DCA's recommended changes; staff recommends the DCA recommended text chance be made to all three affected Policies in the Transportation Element (1.3. 1.4. and 5.41, as depicted below. TRANSPORTATION ELEMENT Policy 1.3 [page 13] County arterial and collector roads as well as State highways not on the Strategic Intermodal System (SIS) shall be maintained at Level of Service "D" or better as addressed in the Implementation Strategy of the Transportation Element except for the roadways listed below that have been widened to six (6) lanes and cannot be widened any further. The County will also adopt FDOT's LOS on roadway segments where the County has entered into a TRIP (a national transportation research group) agreement for funding. TRIP eligible facilities and SIS facilities are identified on Map TR -8 and Map TR -9. Policy 1.4 [page 13] Collier County sets and adopts the LOS standards for State Roads with the exception of those on the Strategic Intermodal _System (SIS) }. In Collier County FDOT sets the LOS standards for 1 -75. The standards for 1 -75 are as follows: Policy 5.4 [page 16] Pursuant to Rule 9J- 5.0055(6)(a)3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in the Future Land Use Element of this Plan, the South U.S. 41 Transportation Concurrency Exception Area (TCEA) is hereby designated. Development located within the South U.S. 41 TCEA (MapTR -4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures below: A. Any proposed development within the concurrency exception area that would reduce the LOS on Strategic Intermodal System (SIS) roadways within the County by 5% or more of the capacity at the adopted LOS standard shall meet the transportation concurrency requirements specified in Capital Improvement Element, Policy 5.3. B. Any proposed development within the concurrency exception area that would reduce the LOS on S� IS) i PIWR roadways within the County by less than 5% of the capacity at the adopted LOS standard and meets the requirements identified below in Policy 5.6 are exempt from the transportation requirements of Capital Improvement Element, Policy 5.3. Words underlined are added; words 64bl6k thF9w9h are deleted. ❖ DCA ORC Report — Recommendation from FDOT.• Recommendation: FDOT recommends that the traffic study be revised for CP- 2006 -7 [and CP- 2006 -8] to establish that adequate capacity will be available for project trips that will impact I -75 and US 41 in the horizon year 2030 and the interim year of 2013. Funding sources must be identified for improvements required to alleviate all short term failures. For long term failures, appropriate policies should be identified in the Capital Improvement Element or Transportation Element of the local comprehensive plan and the needed improvements should be added to the appropriate plans and programs. Staff Response to MOT Recommendation: Due to the location of the proposed Subdistricts at the intersection of Airport Road and Orange Blossom Drive, the nearest interchange with 1 -75 would be either Immokalee Road to the northeast of the subject properties, or Pine Ridge Road to the southeast. These interchanges are located approximately 4.5 miles and 3.5 miles from the subject properties, respectively. The nearest intersections with US 41 would be either Vanderbilt Beach Road to the northwest of the subject properties, or Pine Ridge Road to the southwest. These intersections are located approximately 2.0 miles and 3.5 miles from the subject properties, respectively. Based on the uses currently proposed for the Subdistricts, it is very unlikely that a significant amount of traffic, if any, would impact 1 -75 or US 41 from these developments. The intensity of general, medical and professional offices and other uses allowed will attract the majority of their patrons from the neighboring residential communities and not from 1 -75 or US 41. 7 -1408 ORC Rpt Response Doc consolidated — to BCC G: ComprehensivelComp Planning GMP DATA1Comp Plan Amendments12006 Cycle Petitions dw /9 -2408 r STATE OF FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS "Dedicated to making Florida a better place to call home" CHARLIE CRlST Governor THOMAS G. PELHAM Secretary July 14, 2008 The Honorable Tom Henning Chairman, Collier County 3301 East Tamiami Trail Naples, Florida 34112 Dear Chairman Henning: The Department has reviewed the proposed Comprehensive Plan Amendment for Collier County (DCA No. 08 -1), which was received on May 13, 2008. Based on Chapter 163, Part 11, Florida Statutes, Rule 9.1-5, Florida Administrative Code, and the adopted Collier County Comprehensive Plan, we have prepared the attached report that outlines our findings concerning the amendment. Collier County is proposing five Future Land Use Map Amendments and related text amendments to update the Comprehensive Plan. The Department is raising several objections to the Half Circle L Ranch amendment relating to need and environmental protection. In additions, the Department believes this particular amendment is premature given the evaluation of the Rural Land Stewardship program currently underway and recommends it be deferred until after the results of the review are in. Other objections relate to the use of a consistent planning timeframe in the plan, and the need to demonstrate that level of service standards can be achieved and maintained for the Italian American Plaza and Clubhouse and Airport /Orange Blossom Commercial Districts amendments. The attached Objections, Recommendations, and Comments Report is intended to assist the County in responding to the issues we have raised in a manner that is in compliance with state growth management requirements. We have also included a copy of local, regional and state agency comments for your consideration. Within the next 60 days, the County should act by choosing to adopt, adopt with changes or not adopt the proposed amendments. For your assistance, our report outlines procedures for the final adoption and transmittal. 2555 SHUMARD OAK 80ULEVARD • TALLAHASSEE, FL 32399 -2100 850- 488 -8466 (p) • 850 - 921 -0781 (f) ♦ Website: w,,vwm dca state ti us • COMMUNITYPLANNING 850 - 488- 23356(p) 850.488- 3309(f) • HOUSING AND COMMUNITY DEVELOPMENT 850- 488 -7959 (p) 850.922 -5623 (1) The Honorable Tom Henning July 14, 2008 Page 2 The Department's staff is available to assist the County in responding to the report. If you have any questions regarding this matter. please contact Jeannette Hallock- Solomon, Senior Planner. at (850) 922 -1809 or Brenda Winningham. Regional Planning Administrator at (850) 922 -1800. Sincer-ly, r Mike McDaniel, Chief t Office of Comprehensive Planning MME j hs Enclosures cc: Mr. David Weeks, AICP, Planning Manager, Comprehensive Planning, Collier County Mr. Ken Heatherington, AICP, Executive Director, Southwest Florida RPC The Honorable Tom Henning July 14, 2008 Page 3 TRANSMITTAL PROCEDURES *- fs 3 This letter and the enclosed external agency comments are being issued pursuant to Rule 9.1- 11.010, Florida Administrative Code. Upon receipt of this letter, the County has 60 days in which to adopt, adopt with changes, or determine that the County will not adopt the proposed amendment. The process for adoption of local comprehensive plan amendments is outlined in s.163.3184, Florida Statutes, and Rule 9J -1 1.01 1, Florida Administrative Code. Within ten working days of the date of adoption, the County must submit the following to the Department: Three copies of the adopted comprehensive plan amendments; A listing of additional changes not previously reviewed; A listing of findings by the local governing body, if any, which were not included in the ordinance; and A statement indicating the relationship of the additional changes to the Department's Objections, Recommendations and Comments Report. The above amendment and documentation are required for the Department to conduct a compliance review, make a compliance determination and issue the appropriate notice of intent. Please be advised that the Florida Legislature amended Section 163.3184(8)(c), Florida Statutes, requiring the Department to provide a courtesy information, statement regarding the Department's Notice of Intent to citizens who furnish their names and addresses at the local government's plan amendment transmittal (proposed) or adoption hearings. In order to provide this courtesy information statement, local governments are required by the law to furnish to the Department the names and addresses of the citizens requesting this information. Please provide these required names and addresses to the Department when you transmit your adopted amendment package for compliance review. In the event no names or addresses are submitted, please provide this information as well. For efficiency, we encourage the submittal information sheet in an electronic format. M� DEPARTMENT OF COMMUNITY AFFAIRS OBJECTIONS, RECOMMENDATIONS AND COMMENTS REPORT COLLIER COUNTY COMPREHENSIVE PLAN AMENDMENT DCA No. 08 -1 July 14, 2008 Division of Community Planning This report is prepared pursuant to Rule 9J- 11.010, F.A.C, INTRODUCTION The following objections, recommendations and comments are based upon the Department's review of Collier County's proposed comprehensive plan amendment (DCA 08 -I), pursuant to Section 163.3184. Florida Statutes (F.S). The objections relate to specific requirements of relevant portions of Chapter 9J -5, Florida Administrative Codes (F.A.C.), and Chapter 163, Part II, F.S. The objections include a recommendation of approaches that might be taken to address the cited objections. Other approaches may be more suitable in specific situations. Some of these objections may have initially been raised by one of the other external review agencies. If there is a difference between the Department's objection and the external agency advisory objection or comment, the Department's objection would take precedence. The County should address each of these objections when the amendment is resubmitted for our compliance review. Objections that are not addressed may result in a determination that the amendment is not in compliance. The Department may have raised an objection regarding missing data and analysis items that the County considers not applicable to its amendment. If that is the case, a statement, justifying its non - applicability, pursuant to Rule 9J- 5.002(2), F.A.C., must be submitted. The Department will make a determination on the non - applicability of the requirement, and if the justification is sufficient, the objection will be considered addressed. The comments that follow the objections and recommendations are advisory in nature. Comments will not form bases of a determination of non - compliance. They are included to call attention to items raised by our reviewers. The comments can be substantive, concerning planning principles, methodology or logic, as well as editorial in nature dealing with grammar, organization, mapping, and reader comprehension. Appended to the back of the Department's report are the comment letters from the other state review agencies and other agencies, organizations and individuals. These comments are advisory to the Department and may not form the bases of Departmental objections unless they appear under the "Objections" heading in this report. 7) OBJECTIONS, RECOMMENDATIONS AND COMMENTS REPORT FOR COLLIER COUNTY PROPOSED COMPREHENSIVE PLAN AMENDMENT 08 -1 1. CONSISTENCY WITH CHAPTER 163, F.S. AND CHAPTER 9J -5, F.A.C. Overview On May 13, 2008 the Department of Community Affairs received proposed comprehensive plan amendment number 08 -1 from Collier County. The County is proposing four future land use amendments and several text amendments. The Department has objections to three of the proposed amendments; the Italian American Plaza and Clubhouse (CP- 2006 -7), the Airport/Orange Blossom Commercial (CP- 2006 -8), and Half Circle L Ranch (CP- 2006 -10). A. The Department has identified the following Objections to Amendment CP- 2006 -10 (Half Circle L Ranch): Objection 1: The amendment increases the potential number of stewardship credits available to the Half Circle L Ranch by redesignating it from Open to Habitat Stewardship Area. The redesignation will allow more stewardship credits to be earned than were originally included in the Rural Land Stewardship program when it was established five years ago. That increase will undermine the incentive for property owners to create and sell stewardship credits because it will make more credits available than needed and their value will be reduced. That in turn will weaken the system for protecting agriculture and natural resources in the Rural Land Stewardship Area. Creating too many credits will devalue them, reduce opportunities for their sale, weaken incentives to establish stewardship easements, and result in fewer agricultural lands and natural resources being protected. No data and analysis was provided demonstrating that more stewardship credits are needed and that more credits would not undermine the incentives for protecting agriculture and natural resources. [Section 163.3177(2), (6)(a) & (d) , (8), (9)(b), & 163.3187(2) F.S., and Rule 9J- 5.005(2) & (5), 9J- 5.006(3)(b)4 & (c)6 & 9, 9J- 5.013(2)(b)4, (2)(c)6 & 9, (3)(a) & (b) F.A.C.] Recommendation: This amendment is premature and should be deferred until after the completion of the live -year review of the Rural Land Stewardship program. Once that evaluation is completed and before any additional opportunities for generating more stewardship credits are created, data and analysis should be prepared demonstrating that the creation of more credits is consistent with the recommendations of the review. that they are needed. and that they will not degrade the system of agriculture and natural resource protections of the Rural Land Stewardship program. Objection 2: Data and analysis were not provided to demonstrate that more stewardship credits are needed to accommodate projected growth in the planning timeframe, or that there is or will be a lack of stewardship credits. The data and analysis do not show how much development is possible in the RLSA based on the current number of credits allowed as well as the additional credits made possible by this amendment. The data and analysis do not demonstrate a need for the amount of development possible within the RLSA. Moreover, the need for development in the RLSA is a subset of the need for development county -wide. The data and analysis do not demonstrate the need for the amount of development allowed by the County plan as it currently exists and as it would be changed by this amendment. [Section 163.3177(2), (6)(a), (8), (9)(b) and 163.3187(2), F.S. and Rules 9J- 5.005(2)(a) and 9J- 5.005(5)(a), 9J- 5.006(2)(c), F.A.C.] Recommendation: This amendment should be deferred as recommended under Objection #l. Once the five -year evaluation of the Rural Land Stewardship program is completed, and if the creation of more credits is consistent with its recommendations, then provide data and analysis to demonstrate the need for the additional development that would be allowed by this amendment. The demonstration of need must take into account the amount of development allowed in the RLSA, as well as county -wide, relative to the projected demand for such development during the planning period. The analysis must calculate the amount of development that would be possible based on the maximum number of credits currently available, that could be available, as well as the additional amount the amendment will make possible. Objection 3: Increasing the development allowed in the RLSA will place increased urban development in a rural area and within the Big Cypress Area of Critical State Concern (ACSC) where it will have multiple impacts on the surrounding landscape ecology, including agricultural uses. Although existing policies in the RLSA amendment will serve to mitigate some impacts, the quantitative extent of this development must be analyzed to determine if the existing policies are sufficient or if this amount of additional development will harm natural and environmental resources and agriculture. The data and analysis fail to demonstrate how the large amount of development allowed by this amendment will avoid damaging natural, environmental and economic resources and the scenic beauty of the Big Cypress ACSC. Therefore, this amendment is not consistent with the purpose of the Big Cypress Area of Critical State Concern Regulations, Rule 28- 25.002, Florida Administrative Code. In addition, the amendment is inconsistent with FLUE RLSA Policy 4.21 of the Collier County comprehensive plan which states that the RLSA Overlay is not to be used to increase the development potential within the ACSC but instead is to be used to promote a more compact form of development as an alternative to the Baseline Standards already allowed within the ACSC. Also, this amendment is not consistent with Goal VII and the underlying FLSA Groups 2 and 3 policies. [Section 163.3177(2), (4)(a), (6)(a), (8), (9)(b), 163.3187(2), 380.055, F.S and Rules 91- 5.005(2) & (5); 9J- 5.006(2); 9J- 5.006(3)(b)4; 9J- 5.006(3) (c)6 & 9 and Rule 28- 25.002, F.A.C.] 4 MW -0 W W iv, 10 Recommendation: This amendment should be deterred as recommended under Objection #1. Once the five -year evaluation of the Rural Land Stewardship program is completed,. and if the creation of more credits is consistent with its recommendations, then provide data and analysis to demonstrate that the potential development to be added with the proposed amendment would not result in increased urban development in the rural area and have negative impacts on natural resources and agriculture inconsistent with the intent of the RLSA and the County's comprehensive plan, including RLSA Goal VII and underlying RLSA Groups 2 and 3 and FLUE RLSA Policy 4.21. In addition, demonstrate how the amendment is consistent with the Big Cypress Area of Critical State Concern Regulations. B. The Department has identified the following objections to Amendments CP- 2006 -10 and CP- 2006 -13 (tent amendments to the comprehensive plan): Objection 4: The Collier County Comprehensive Plan does not have a consistent time frame. The Future Land Use Map includes the years 2006 -2016, while the Rural Lands Stewardship Area (RLSA) Overlay Program has a planning time frame to 2025 (according to proposed FLUE, RLSA Policy 4.2) and the proposed text amendment will change the Transportation Element Map TR -3Xs, Collier 2030 Functional Classification Map, planning time frame to year 2030. Pursuant to Rule 9J- 5.005(5)(a), F.A.C., the required elements and any optional elements shall be consistent with each other and where data are relevant to several elements, the same data shall be used, including population estimates and projections and public facility analysis. [Section 163.3177(2) & (5)(a), F. S. and Rule 9J- 5.005(4) and 9J- 5.005(5)(a), F.A.C.] Recommendation: Revise the comprehensive plan to have a consistent planning time frame. C. The Department has identified the following objections to Amendments CP- 2006 -7 (Italian American Plaza and Clubhouse) and CP- 2006 -8 (Airport/Orange Blossom Commercial): Objection 5: The proposed amendments for the Italian American Plaza and Clubhouse and Airport/Orange Blossom Commercial will increase development intensities. The properties are proposed to change from the Urban Residential Subdistrict to the new.ltalian American Plaza and Clubhouse Subdistrict and the newAirport/Orange Blossom Commercial Subdistrict allowing commercial uses. The amendments are located within the Northwest Transportation Concurrency Management Area. However, data and analysis have not been provided demonstrating that with these amendments the adopted level of service standard for the TCMA will be achieved and maintained. [Section 163.3177(2), (9)(b). 1633 187(2), and 163.3180(7), F.S., and Rule 9J- 5.005(5), 9J- 5.0055(5), and 9J- 5.019(3)(t). F.A.C) 5 IM-101 Recommendation: Revise the data and analysis to demonstrate the level of service standard for the TCMA will achieved and maintained during the planning timeframe. D. The Department has the following comments regarding the Collier County comprehensive plan: Comment 1: The County should include a definition regarding the Open designation on the RLSA Overlay Map in the Future Land Use Element policies. Comment 2: The term Florida Intrastate Highway System (FIRS) should be replaced with the Strategic Intermodal System (SIS) in Transportation Element Policy 1.5 A. and 1.5 B. II. CONSISTENCY WITH THE STATE COMPREHENSIVE PLAN The proposed amendment is not consistent with the State Comprehensive Plan including the following goals and policies: Goal (9) Natural Systems and Recreational Lands, Policy (b) 3: protect endangered species habitat (Objections 1 - 3) Goal (15) Land Use, Policy (b) 1: regarding the promoting of efficient development which will have capacity to service new population and commerce. (Objections 1 - 5) Goal (19) Transportation, Policy (b) 9, 13: ensuring that the transportation system provides Florida's citizens and visitors with timely and efficient access to services, jobs, markets, and attractions. (Objection 5) Goal (21) Economy, Policy (b) 3: maintain, as one of the state's primary economic assets, the environment including agricultural and natural resources. (Objections 1 - 3) Recommendation: Revise the proposed amendments, as indicated in the objections and recommendations of this report in order to further the above goals and policies of the State Comprehensive Plan. 6 U ,� "IS M Florida Department f)j 1 ruri yortatrnn ( fl tlzI 11. ( lils't (;Ot t:h`Of; June 18, 2008 Mr. Ray Eubanks Plan Review and Processing Administrator Department of Community Affairs (DCA) Division of Community Planning 2555 Shumard Oaks Blvd. Tallahassee, FL 32399 11.f.1,U''I1OL+U, RE: Collier County Large Scale Plan Amendments (DCA 1o. 08 -01) — FDOT Recommendations and Comments Dear Mr. Eubanks: The Florida Department of Transportation, District Ore.. has reviewed the Collier County Large Scale Plan Amendments (DCA No. 08 -01) in accordance with the requirements of Florida Statutes (F.S.) Section 163 and Chapter 9J -I 1 of the Florida Administrative Code (F.A.C.). The Department offers DCA the following comments and recommendations for your consideration in reviewing the amendments. CP- 2006 -5 (FLUM Amendment) The subject property is located on the west of Santa Ba.bara Boulevard, and nor-,h of Golden Gate Parkway in Collier County, Florida. The amendment for this location proposes a conditional approval to the Existing Future Land Use designation from Estates — Mixed Use District (E) to allow a church without daycare on the 3.54 acre property. According to the Existing Future Land Use designation, the maximum development that can occur for the 3.54 acres of E is 2 single - family dwelling units (1 DU 2.25 Acres) which will result in 28 daily trips and 3 p.m. peak hour trips. Per the Proposed Future Land Use designation and according to the applicant's request, the maximum development floor area of the church will be Iimited to 12,000 square feet, which will result in 109 daily trips and 8 p.m. peak hour trips. The proposed amendment will result in a net increase of 81 more daily trips and 5 more p.m. peak hour trips. Therefore, the amendment is not expected to have a significant impact on any state facilities. 1. Trip generation based on FDOT TIPS Software. FDOT has no further comments for CP- 2006 -5. \ta :lmUm Size of Development Scenario Land Use Alloned Densin / ITE Land Allowed Daily Tit s' p P11 Peak Trips' Designation Intensity Use Code Acres Develo ment Ad [ed E i DL " -?5Acm 2l0 3.54 I '- 28 3 Proposed E NA 560 1 3.54 12.000 109 3 Change +81 +5 in Trips 1. Trip generation based on FDOT TIPS Software. FDOT has no further comments for CP- 2006 -5. I=, Mr. Ray Eubanks Collier Co. (08 -01) — FDOT Recommendations and Comments June 18, 2008 Page 2 of 4 CP- 2006 -7 (Text Amendment) - FDOT has no comments on the proposed text amendment to create the Italian American Plaza and Clubhouse Commercial Sub - district (L-�C) for a total of 5.00 acres within the Future Land Use element and allo«ing for the development of 26,00;Q, square feet of commercial and a 20,000 square foot clubhouse. CP- 2006 -7 (FLUM Amendment) The subject property is located at the southwest comer of the intersection of Airport Pulling Road (CR 31) and Orange Blossom Drive, in Collier County, Florida. The amendment for this location proposes a change of the Existing Future Land Use designation from Urban Residential Sub- district (UR) to a new Italian American Plaza and Clubhouse Commercial Sub - district (IAC) for a total of 5.00 acres. According to the Existing Future Land Use designation, the maximum development that can occur for the 5.00 acres of L-R is 15 single- family dwelling units (3 DUslAcre) which Avill result in 182 daily trips and 19 p.m. peak hour trips. Per the Proposed Future Land Use designation and according to the text amendment, the maximum development that can occur for the 5.0 acres of IAC is 26,000 square feet of commercial and a 20,000 square foot clubhouse (600 members), which will result in 2,295 daily trips and 211 p.m. peak hour trips. The proposed amendment i ill result in a net increase of 2,113 more daily trips and 192 more p.m. peak hour trips. Scenario Land Use Designation Maximum Allowed / Intensity slh 1TE Land Use Code Size of Development Daily Trips PM Peak Trips , Acr Allowed es Develo mtnt Adopted UR 3DUs /Acre 210 5.0 I is 182 19 Proposed IAC N'A 820 5.0 26.000 2.829 257 Proposed NA 591 600 174 18 25% Reduction of Commercial Traffic for Passer-by Tr-s -708 Change in Tri s +2,113 +192 1. Trip generation bayed on FDOT TIPS Software. 1 -75 is a state road in the vicinity of the study area and is designated as a Florida Interstate Highway System (FIHS) and Strategic Intermodal System (SIS) facility with Level of Service (LOS) "C" as the adopted standard. US 41 is a state road in the vicinity of the study area with LOS "D" as the adopted standard. 1 -75 is a 4 lane facility north of CR 896/Pine Ridge Road, currently carries approximately 62,001 trips per day, and is found to operate at LOS "D ". US 41 is a 6 lane facility nosh of CR 896 /Pine Ridge Road, and currently carries approximately 49,000 trips per day and is found to operate at LOS "C ". FDOT recommends that the traffic study be revised for CP- 2006 -7 to establish that adequate capacity will be available for project trips that will impact I -75 and US 41 in the horizon year of 2030 and the interim year of 2013. Funding sources must be identified for improvements required to alleviate all short term failures. For long term failures, appropriate policies should be indentified in the Capital Improvement Element or Transportation Element of the local comprehensive plan and the needed Improvements should be added to the appropriate plans and programs. CP- 2006 -8 (Text Amendment) — FDOT has no comments on the proposed text amendment to create the Airport/Orange Blossom Commercial Sub- district (AOB) for a total of 5.00 acres, within the Future Land Use element, allowing for the development of 30,000 square feet of commercial and 20,000 square feet of office. CP- 2006 -8 (FLUM Amendment) The subject property is located at the southwest corner of the intersection of Airport Pulling Road (CR 31) and Orange Blossom Drive, in Collier County, Florida. The amendment for this location proposes a change of the Existing Future Land Use designation from Urban Residential Sub - district (UR) to Airport/Orange Blossom District One, Southwest Area Wee 2295 Victoria Avenue * Post office Box 1030 * Fort Myers, FL 33902 -1030 (239) 4614300 * (239) 338 -2353 (Fax) * AIS 1 -98 ,w %v% v.dots:atc.fl.us Mr. Ray Eubanks Collier Co. (08 -01) — FDOT Recommendations and Comments June 18, 2008 Page 3 of Commercial Sub - district (.AOB) for a total of 5.00 acres. According to the Existing Future Land Use designation. the maximum development that can occur for the 5.00 acres of UR is 15 single - family dwelling units (3 DUs /Acre) which will result in 182 daily trips and 19 p.m. peak hour trips. Per the Proposed Future Land Use designation and according to the applicant's request, the maximum development that will occur for the 5.0 acres of AOB is 30,000 square feet of commercial and 20,000 square feet of office, which will result in 2,715 daily trips and 313 p.m. peak hour trips. The proposed amendment will result in a net increase of 2,533 more daily trips and 294 more p.m. peak hour trips. Scenario Land Use Designation Maximum Allowed Density f Intensity 1TE Land Usc Code Size of Development Daily Trips P \1 Peak Trips' Acres Allowed Development Adopted UR 3 DUs) Acre 210 5.0 1 15 18] 1 19 Proposed A013 NA 820 5.0 30.000 3,105 283 Proposed NA 71 0 1 201000 386 1 101 25% Reduction of Commercial Traffic for Passer -b y Trips -776 -71 Change in Tri s +2533 +294 1. Trip generation based on FDOT TIPS Soft ware. I -75 is a state road in the vicinity of the study area and is designated as a Florida Interstate Highway System (FIRS) and Strategic Intermodal System (SIS) facility with Level of Service (LOS) "C" as the adopted standard. US 41 is a state road in the vicinity of the study area with LOS "D" as the adopted standard. 1 -75 is a 4 lane facility north of CR 896,Tine Ridge Road and currently carries approximately 62,001 trips per day and is found to operate at LOS "D ". US 41 is a 6 lane facility north of CR 896.`Pine Ridge Road and currently carries approximately 49,000 trips per day and is found to operate at LOS "C ". FDOT recommends that the traffic study be revised for CP- 2006 -8 to establish that adequate capacity kill be available for project trips that will impact 1 -75 and US 41 in the horizon year of 2030 and the interim year of 2013. Funding sources must be identified for improvements required to alleviate all short term failures. For long term failures, appropriate policies should be indentified in the Capital Improvement Element or Transportation Element of the local comprehensive plan and the needed improvements should be added to the appropriate plans and programs. CP- 2006 -10 (Teat Amendment) — FDOT has no comments on the proposed text amendment to the Future Land Use Element to adjust the credits given for properties not developed and modify the acreage listed as Habitat Stewardship Areas with Collier County. CP- 2006 -10 (FLUM Amendment) The subject property is located to the east of Immokalee in Collier County, Florida. The amendment for this location proposes a conditional approval to the Existing Future Land Use designation from Agriculture/Rural Mixed Use District — Open Lands (OP) to Agriculture/Rural Mixed Use District — Habitat Stewardship Area (HSA) for a total of 2,431.8 acres. According to the Existing Future Land Use designation, the maximum development that can occur for the 2,431.8 acres of OP is 486 single - family dwelling units (1 DU15 Acres) which will result in 4,453 daily trips and 445 p.m. peak hour trips. Per the Proposed Future Land Use designation, the maximum development that can occur for the 2,431.8 acres of HSA is 486 single- family dwelling units (I DU /5 Acres) which will result in 4,453 daily trips and 445 p.m. peak hour trips. The proposed amendment `rill result in a net increase of 0 daily trips and 0 p.m. Deak hour trips. Therefore, the amendment is not expected to have a significant impact on any state facilities. Scenario I Land Use I Maximum I 1TE Land Size of Development Daiiv Trips' PNI Peak Tri s District One, Southwest Area Office 2295 Victoria Avenue * Post Office Box 1030 * Fort !dyers, FL 33902 -1030 (239) 461.4300 * (239) 338 -2353 (Fax) * AIS 1 -98 %Nivi .dot.state.tl.us Mr. Ray Eubanks Collier Co. (08 -01) — FDOT ReconimendatiQns and Comments June 18.2008 Paize 4 of 4 1. Tripgerrerarion based on FDOT TIPS Software. FDOT has no further comments for CP- 2006 -10. CPSP - 2006 -12 (FLUINI Amendment) The subject property is located on Goodland and Abuts Papaya Street, Pear Free Avenue and Pettit Street in Collier County, Florida. The amendment for this location proposes a change of the Existing Future Land Use designation from Urban Costal Fringe Sub- district (CF) to Conservation (CON) for a total of 2.50 acres. According to the Existing Future Land Use designation, the maximum development that can occur for the 2.50 acres of CF is 10 single - family dwelling units (4 DUVAcre) which will result in 125 daily trips and 13 p.m. peak hour trips. Per the Proposed Future Land Use designation, the maximum development that can occur for the 2.5 acres of CON is t single- family dwelling unit (1 DU15 Acres) which will result in 15 daily trips and 2 p.m. peak hour trips. The proposed amendment will result in a net decrease of 110 less daily trips and 11 less D.m. peak hour trips. Scenario Designation Allossed Density / Intensiri Use Code Acres allowed Development PM Peak Trips r Acres Ado led OP I I DG 5Azrzs 210 2,431.3 436 4,453 445 Proposed HSA 1 DC �Atres 210 2.431.8 1 486 4,453 445 Change in Trips Change in Trips +0 +0 1. Tripgerrerarion based on FDOT TIPS Software. FDOT has no further comments for CP- 2006 -10. CPSP - 2006 -12 (FLUINI Amendment) The subject property is located on Goodland and Abuts Papaya Street, Pear Free Avenue and Pettit Street in Collier County, Florida. The amendment for this location proposes a change of the Existing Future Land Use designation from Urban Costal Fringe Sub- district (CF) to Conservation (CON) for a total of 2.50 acres. According to the Existing Future Land Use designation, the maximum development that can occur for the 2.50 acres of CF is 10 single - family dwelling units (4 DUVAcre) which will result in 125 daily trips and 13 p.m. peak hour trips. Per the Proposed Future Land Use designation, the maximum development that can occur for the 2.5 acres of CON is t single- family dwelling unit (1 DU15 Acres) which will result in 15 daily trips and 2 p.m. peak hour trips. The proposed amendment will result in a net decrease of 110 less daily trips and 11 less D.m. peak hour trips. Scenario Land Use Designation Malimum Allossed Densiri / Intensiri' ITE Land Use Code Size or Development Daily Trips t PM Peak Trips r Acres Allowed Development Adopted CF 4 DUs .Acre 210 2.50 10 125 13 Proposed COX I DU 5 Acres 210 2.50 1 15 2 Change in Trips -110 It 1. Trip generation based on FDOT TIPS Software. FDOT has no further comments for CP- 2006 -12. CP- 2006 -13 (Text Amendment) — FDOT has no comments on the proposed text amendment to update references and terminology in the various Elements of the Collier County Comprehensive Plan. If you have any questions or need additional information, please contact me at (239) 461 -4300 or LLM1Wgmb Sincerely, i Lawrence Massey Growth Management Coordinator District One, Southwest Area Office 2295 Victoria Avenue * Post Office Sox 103D * Fort Myers, FL 33902 -1030 (239) 4614300 * (239) 338 -2353 (Fax) * NIS 1 -98 w,ww.dot.statc.fl.us � 83 Southwest Florida Regional Planning Council 1926 Victoria Avenue, Fort Myers, Florida 33901 -3414 (239)338 -2550 FAX (239)338 -2560 SUNCOM 39)748-F550 1 ew) June 11, 2005 Mr. D. Ray Eubanks , Community Program Administrator i ' Department of Community Affairs 2555 Shumard Oak Boulevard Tallahassee, Florida 32399 -2100 Re: Collier County / DCA 08 -2 Dear Mr. Eubanks: Staff of the Southwest Florida Regional Planning Council reviewed the proposed amendments (DCA 08 -2) to the Collier County Comprehensive Plan. These reviews were performed according to the requirements of the Local Government Comprehensive PIanning and Land Development Regulation Act. The Council Nvill review the proposed amendment at its June 19, 2008 meeting. Of the seven requested amendments, Council staff has recommended that Council find all but t-,vo to be not regionally significant; three of the amendments to be procedural; and all of the amendments to be consistent with the Strategic Regional Policy Plan. A copy of the official staff report explaining the Council staff's recommendation is attached. If Council action differs from the staff recommendation, we will notify you. Sincerely, SouthN-t-est Florida Regional Planning Council Kenneth atherington Executive Director DYB/DEC Attachment Cc: Joseph K. Schmitt, Administrator, Community Development & Environmental Services Di,dsion, Collier County LOCAL GOVERNMENT COMPREHENSIVE PLAN AMENDMENTS COLLIER COUNTY The Council staff has reviewed proposed amendments to the Collier County Comprehensive Plan (DCA 08 -2). These amendments «were developed under the Local Government Comprehensive Planning and Land Development Regulation Act. A synopsis of the requirements of the Act and Council responsibilities is provided as Attachment I. Comments are provided in Attachment H. Site location maps can be reviewed in Attachment III. Staff review of the proposed amendments was based on Nvhether they were likely to be of regional concern. This was determined through assessment of the following factors: 1. Location - -in or near a regional resource or regional activity center, such that it impacts the regional resource or facility; on or within one mile of a county boundary; generally applied to sites of five acres or more; size alone is not necessarily a determinant of regional significance; 2. Magnitude - -equal to or greater than the threshold for a Development of Regional Impact of the same type (a DRI- related amendment is considered regionally significant); and 3. Character - -of a unique type or use, a use of regional significance, or a change in the local comprehensive plan that could be applied throughout the local jurisdiction; updates, editorial revisions, etc. are not regionally significant. A summary of the results of the review follows: Proposed Factors of Regional Significance Amendment Location Magnitude Character Consistent CP- 2006 -5 no no no (1) not regionally significant; and (2) consistent with SRPP CP- 2006 -7 no no no (1) not regionally significant; and (2) consistent with SRPP CP- 2006 -8 no no no (1) not regionally significant; and (2) consistent with SRPP CP- 2006 -9 no no no (1) procedural; (2) regionally significant; and (3) consistent with SRPP CP- 2006 -10 no no yes (1) procedural; (2) regionally significant; and (3) consistent with SRPP CP- 2006 -12 no no yes (1) not regionally significant; and (2) consistent with SRPP CP- 2006 -13 no no no (1) procedural; (2) not regionally significant; and (3) consistent with SRPP RECOMMENDED ACTION: Approve staff comments. Authorize staff to forward comments to the Department of Community Affairs and Collier County. 06/08 2 �6 �2.4 Attachment I LOCAL GOVERNMENT- COMPREHENSIVE PLANNING AND LAND DEVELOPMENT REGULATION ACT Local Government Comprehensive Plans The Act requires each municipal and county government to prepare a comprehensive plan that must include at least the following nine elements: 1. Future Land Use Element; 2. Traffic Circulation Element; A local government with all or part of its jurisdiction within the urbanized area of a Metropolitan Planning Organization shall prepare and adopt a transportation element to replace the traffic circulation; mass transit; and ports, aviation, and related facilities elements. [9J- 5.019(1), FAC] 3. General Sanitary Sewer, Solid Waste, Drainage, and Potable Water and Natural Groundwater Aquifer Recharge Element; 4. Conservation Element; 5. Recreation and Open Space Element; 6. Housing Element; 7. Coastal Management Element for coastal jurisdictions; 8. Intergovernmental Coordination Element; and 9. Capital Improvements Element. The local government may add optional elements (e. g., community design, redevelopment, safety, historical and scenic preservation, and economic). All local governments in Southwest Florida have adopted revised plans: Charlotte County, Punta Gorda Collier County, Everglades City, Marco Island, Naples Glades County, Moore Haven Hendry County, Clewiston, LaBelle Lee County, Bonita Springs, Cape Coral, Fort Myers, Fort Myers Beach, Sanibel Sarasota County, Longboat Key, North Port, Sarasota, Venice Page 1 Attachment I Comprehensive Plan Amendments A local government may amend its plan twice a year. (Amendments related to developments of regional impact, certain small developments, compliance agreements, and the Job Siting Act are not restricted by this limitation.) Six copies of the amendment are sent to the Department of Community Affairs for review. A copy is also sent to the regional planning council, the water management district, the Florida Department of Transportation, and the Florida Department of Environmental Protection. [s. 163.3184(3)(a)] The proposed amendment will be reviewed by DCA in two situations. In the first, there must be a written request to DCA. The request for review must be received within forty - five days after transmittal of the proposed amendment. [s. 163.3184(6)(a)] Review can be requested by one of the following: • the local government that transmits the amendment, • the regional planning council, or • an affected person. In the second situation, DCA can decide to review the proposed amendment without a request. In that case, DCA must give notice within thirty days of transmittal. [(s. 163.3184(6)(b)] Within five working days after deciding to conduct a review, DCA must forward copies to various reviewing agencies, including the regional planning council. [s. 163.3184(4)] Regional Planning Council Review The regional planning council must submit its comments in writing within thirty days of receipt of the proposed amendment from DCA. It must specify any objections and may make recommendations for changes. The review of the proposed amendment by the regional planning council must be limited to "effects on regional resources or facilities identified in the strategic regional policy plan and extra jurisdictional impacts which would be inconsistent with the comprehensive plan of the affected local government." [s. 163.3184(5)] After receipt of comments from the regional planning council and other reviewing agencies, DCA has thirty days to conduct its own review and determine compliance with state law. Within that thirty -day period, DCA transmits its written comments to the local government. NOTE: THE ABOVE IS A SIMPLIFIED VERSION OF THE LAW. REFER TO THE STATUTE (CH. 163, FS) AND THE RULE (9J -11, FAC) FOR DETAILS. Page 2 Em Attachment II SWFRPC COMMENTS Collier County Comprehensive Plan Amendments 1. Petition CP- 2006 -5 This requested is an amendment to the Golden Gate Area Master Plan (GGAMP) to change the Conditional Uses Subdistrict by adding the subject site as an exception to the locational criteria so as to allow expansion of the existing church use on the adjacent property to the subject site. The property affected by this request is a 3.54± acre site located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway. Issues of Regional Concern 1. Affordable Housing: This request will have no impact on the need for affordable housing in the region. 2. Water Quality: This request will have no significant impact on the water quality in the region. Regional Significance and Consistency Based on the application's information and the County staff comments, Council staff finds that subject site does not have the magnitude, location or character to significantly impact regional resources and therefore the Council staff finds that this request is not regionally significant. The provision allowing the expansion of the church use provides for a more livable community in the region is found by Council staff to be consistent with the following Goal, Strategy and Action of the Strategic Regional Policy Plan, July 4, 2002: Livable Communities Goal 2: Southwest Florida will develop (or redevelop) communities that are livable and offer residents a wide range of housing and employment opportunities. Strategy: Develop livable, integrated communities that offer residents a high quality of life. 2. Petition CP- 2006 -7 This request is an amendment to the Future Land Use Element (FLUE), including the Future Land Use Map (FLUM), to change the FLUM designation on the subject site from Urban Residential Subdistrict in the Urban Commercial District to NEW Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, to allow a clubhouse not to exceed 20,000 square feet and up to 26,000 square feet of gross leaseable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the Commercial Professional and General Office (C -1) zoning district of the Collier County Land Development Code. The site is a 5± acre parcel located at the southwest corner of Airport Road and Orange Blossom Drive. �rs3 Attachment II Issues of Regional Concern 1. Affordable Housing: This request will have no impact on the need for affordable housing in the region. 2. Water Quality: This request will have no significant impact on the water quality in the region. Regional Significance and Consistency Based on the application's information and the County staff comments, Council staff finds that subject site does not have the magnitude, location or character to significantly impact regional resources and therefore the Council staff finds that this request is not regionally significant Council staff also finds that the amendment request is consistent with the following Goal, Strategy and Action of the Strategic Regional Policy Plan, July 4, 2002: Livable Communities Goa! 2: Southwest Florida will develop (or redevelop) communities that are livable and offer residents a wide range of housing and employment opportunities. Strategy. Develop livable, integrated communities that offer residents a high quality of life. 3. Petition CP- 2006 -8 This request is for an amendment to the FLUE and FLUM and Map Series to change the FLUM designation from Urban Residential Subdistrict to NEW Airport/Orange Blossom Commercial Subdistrict in the Urban Commercial District, to allow up to 12,000 square feet of gross leaseable space for financial institutions, professional and medical offices, and personal and business services, along with senior housing in the form of an Adult Living Facility and/or Continuing Care Retirement Center, or other similar housing for the elderly, consistent with the Commercial Professional and General Commercial (C -1) zoning district of the Collier County Land Development Code. The subject site is a 5t parcel located on the east side of Airport Road, 330 feet south of Orange Blossom Drive and adjacent to south of the Italian Club. Issues of Regional Concern 1. Affordable Housing: This request will have no impact on the need for affordable housing in the region. 2. Water Quality: This request will have no significant impact on the water quality in the region. Regional Significance and Consistency Council staff finds that because the requested changes to the Comprehensive Plan FLUE and FLUM do not have the magnitude, location or character to significantly impact regional resources, the Council staff finds that this request is not regionally significant. Council staff also finds that the amendment request is consistent with the following Goal, Strategy and Action of the Strategic Regional Policy Plan, July 4, 2002: PA --k-6-0 Attachment II Livable Communities Goal 2: Southwest Florida will develop (or redevelop) communities that are livable and offer residents a wide range of housing and employment opportunities. Strategy: Develop livable, integrated communities that offer residents a high quality of life. 4. Petition CP- 2006 -09 This request is for an amendment to the FLUE and FLUM and Map Series to change the FLUM designation from rural Lands Stewardship Area (RLSA) Open to Habitat Stewardship Area and to make corresponding changes to acreage figures in the RLSA Policies, and to increase the cap on early entry bonus Stewardship Credits in RLSA Policy 1.21. The subject site is located west of Lake Trafford in the RLSA. Issues of Regional Concern 1. Affordable Housing: This request will have no impact on the need for affordable housing in the region. 2. Water Quality: This request will have a positive impact on the water quality in the region by increasing the cap on credits for environmental lands. Regional Significance and Consistency Council staff finds that theses changes are regional in scope and procedural in nature and will provide for better future development due to the correction made to the various aspects of the RLSA planning documents. The proposed changes to the County's Comprehensive Plan will assist on lessening the impacts of future development on the regional resources, therefore the amendment is found by Council staff to be consistent with the following Goal, Strategy and Action of the Strategic Regional Policy Plan, July 4, 2002: Natural Resources Goal 2: The diversity and extent of the Region's protected natural systems will increase consistently beyond that existing in 2001. Strategy: Identify and include within a land conservation or acquisition program, those lands identified as being necessary for the sustainability of Southwest Florida, utilizing all land preservation tools available. 5. Petition CP- 2006 -10 This request is for an amendment to the FLUE, including the FLUM and Map Series to change the FLUM designation from Rural Lands Stewardship Area (RLSA) Open to Habitat Stewardship Area to make corresponding changes to acreage figures in RLSA, and to increase the cap on early entry bonus Stewardship Credits in RLSA Policy 1.21, for property located east of Immokalee in the RLSA and within the Area of Critical State Concern. �s b Attachment II Issues of Regional Concern 1. Affordable Housing: This request will have no impact on the need for affordable housing in the region. 2. Water Quality: This request will have a positive impact on the water quality in the region by increasing the cap on credits for environmental lands. Regional Significance and Consistency Council staff finds that theses FLUE changes are regional scope and procedural in nature and will provide for better preservation in the RLSA. The proposed policy changes to the County's Comprehensive Plan will assist on lessening the impacts of existing and future development on the regional resources, therefore the amendment is found by Council staff to be consistent with the following Goal, Strategy and Action of the Strategic Regional Policy Plan, July 4, 2002: Natural Resources Goal 2: The diversity and extent of the Region's protected natural systems will increase consistently beyond that existing in 2001. Strategy: Identify and include within a land conservation or acquisition program, those lands identified as being necessary for the sustainability of Southwest Florida, utilizing all land preservation tools available. 6. Petition CP- 2006 -12 This request is for an amendment to the FLUM to change the FLUM designation from Urban- Mixed Use District/Urban Coastal Fringe Subdistrict to Conservation Designation, and make correlating text change to reference a new map of the site. This request is for the County -owned Mar -Good Park. The subject site is 2.5± acres in size and is located on Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street. Issues of Regional Concern 1. Affordable Housing: This request will have no impact on the need for affordable housing in the region. 2. Water Quality: This request will have a positive impact on the water quality in the region by increasing the cap on credits for environmental lands. Regional Significance and Consistency Council staff finds that because the subject requested changes to the Comprehensive Plan FLUE and FLUM do not have the magnitude, location or character to significantly impact regional resources, the Council staff finds that this request is not regionally significant. Council staff also finds that the amendment request is consistent with the following Goal, Strategy and Action of the Strategic Regional Policy Plan, July 4, 2002: 4 - =19T Attachment II Natural Resources Goal 2: The diversity and extent of the Region's protected natural systems will increase consistently beyond that existing in 2001. Strategy: Identify and include within a land conservation or acquisition program, those lands identified as being necessary for the sustainability of Southwest Florida, utilizing all land preservation tools available. 7. Petition CP- 2006 -13 This request is for staff generated amendments to the FLUE and FLUM and Map Series, Capital Improvement Element, Transportation Element and Maps, Recreation and Open Space Element, Economic Element, Golden Gate Area Master Plan Element and FLUM Series to change the allowance for model homes in Golden Gate Estates; to extend the Transfer of Development Rights (TDR) early bonus in the Rural Fringe Mixed Use District; and, to make corrections of omissions and errors and other housecleaning revisions so as to harmonize and update the various sections. Issues of Regional Concern 1. Affordable Housing: This request will have no impact on the need for affordable housing in the region. 2. Water Quality: This request will have no significant impact on the water quality in the region. Regional Significance and Consistency Council staff has reviewed the proposed changes and find that they are not regionally significant and procedural in nature and will provide for better future development due to the correction made to the various aspects of the planning documents. The proposed changes to the County's Comprehensive Plan will assist on lessening the impacts of existing and future development on the regional resources, therefore the amendment is found by Council staff to be consistent with the following Goal, Strategy and Action of the Strategic Regional Policy Plan, July 4, 2002: Livable Communities Goal 2: Southwest Florida will develop (or redevelop) communities that are livable and offer residents a wide range of housing and employment opportunities. Strategy: Develop livable, integrated communities that offer residents a high quality of life. Attachment II Conclusion . Of the seven (7) proposed amendments requested in these petitions, two (2) were found by Council staff not to be regionally significant; all were determined to be to be consistent with the SRPP, and three (3) of the proposed amendments were found by Council staff to be procedural in nature. :1 t � FLORIDA DEPARTMENT OF STATE Kurt S. Browning Secretary of State DIVISION OF HISTORICAL RESOURCES June 12, 2008 Mr. Ray Eubanks Department of Community Affairs Bureau of State Planning 2555 Shumard Oak Boulevard Tallahassee, Florida 32399 -2100 Re: Historic Preservation Review of the Collier County (08 -1) Comprehensive Plan Amendment Dear Mr. Eubanks: yew According to this agency's responsibilities under Sections 163.3177 and 163.3178, Florida Statutes, and Chapter 9J -5, Florida Adriiinistratiae Code, we reviewed the above document to determine if data regarding historic resources have been given sufficient consideration in the request to amend the Collier County Comprehensive Plan. We reviewed six proposed amendments to the Collier County Comprehensive Plan, both land use changes and text amendments, to consider the potential effects of these actions on historic resources. Several of these amendment parcels have been previously reviewed by this agency. Nevertheless, while our cursory review suggests that the proposed changes may have no adverse effects on historic resources, it is the counh's responsibility to ensure that the proposed revisions will not have an adverse effect on significant archaeological or historic resources in Collier County. If you have any questions regarding our comments, please feel free to contact Susan M. Harp of the Division's Compliance Review staff at (850) 245 -6333. Sincerely, Frederick P. Gaske, Director xc: Ms. Brenda Winningham 5M S. Bronough Street e Tallahassee, FL 32399 -0250 . http: //www.fiheritage.com O Director's Office 0 Archaeological Research V Historic Preservation O Historical Museums (850) 245-6.900 • FAX 245 -64.M (850) 2456444 • FAX 245 -6452 (850) 2456333 • FAX: 2454437 (8513) 24561M • FAX: 245.64.93 O South Regional Office O North Regional Office O Central Regional Office MA11 d1l.A719; . FAY- A1&')1AQ (Ar.111 7Aq- 4;"F.1FAY- ')JgAAV; !R1'41777 Slid. RAY- -M-? lfl 11 VIM June 6, 2008 Florida Department of Environmental Protection Marjory Stoneman Douglas Building 3900 Commonwealth Boulevard Tallahassee, Florida 32399 -3000 Mr. D. Ray Eubanks Plan Review and DRI Processing Team Florida Department of Community Affairs 2555 Shumard Oak Boulevard Tallahassee, Florida 32399 -2100 RE: Collier County 08 -1 Dear Mr. Eubanks: Clrt?-lic Grist GoN er? ?or .i.tt Kottl:,u ?a� Lt (.i rnor (516 On behalf of the Department of Environmental Protection, the Office of Intergovernmental Programs has reviewed the Collier County comprehensive plan amendments in accordance with the provisions of Chapter 163, Florida Stahetes. As required by law, the scope of our comments and recommendations is limited to the environmental suitability of the proposed changes in light of the Department's regulatory and proprietary responsibilities. Based on our review of the report, the Department has found no provision that requires comment, recommendation or objection under the laws that form the basis of the - Department's jurisdiction and authority. If the report pertains to changes in the future land use map or supporting text, please be advised that at such time as specific lands are proposed for development, the Department will review the proposal to ensure compliance with environmental rules and regulations in effect at the time such action is proposed. In addition, any development of the subject lands will have to comply with local ordinances, other comprehensive plan requirements and restrictions, and applicable rules and regulations of other state and regional agencies. Thank you for the opportunity to comment on this proposal. If I may be of further assistance, please call me at (850) 245 -2169. Sincerely, C 4- W. Christopher J. Stahl Environmental Specialist Office of Intergovernmental Programs CJs/ i DATE: TO: FROM: e-r October 3, 2008 Board of County Commissioners Marcia R. Kendall/Senior Planner RE: BCC Advertisement Affidavit for Growth Management Plan Amendments Please be advised that due to the timeframe a copy of the advertisement affidavit is not available at this time. As soon as received, a copy of the affidavit will be placed in the notebooks prior to delivery for the Department of Community Affairs. Thank you. NOTICE OR INTENT TO CONSIDER ORDINANCE —- Notice Is haaby given that on Tuesday October t 2008 In ttla Boerdroomr3 F7oor'Adminbbetbn. CofNer poyarrynwt 330f E.° Tamlami Trait Naples, Fbrida tl» Boeni of County Cortunleelonere win ho�'a putt a hearing to. oar the edopNeri'of for AnaxMmenta to tAe Gaiter County GraMlt Mertegxnsnt Plan. The meetYtg wAl oomnerrca at 900 AM.' The purpose of the hewing a to consider recommendations on the adoption of amendrftents to jM bament and Mepa. Recreation and Open S den Element, Economic Element Future Land Use Ebment end Futrae Land Uas Map'and and the Golden GaW Area Master Plan . end Bolden Bete Arse Master Plan Future Land Use Map and Map Series, of "rises Growth Msoe�erp�rL i. The Ordkrnce tines are as follows: . ORDINANCE NO.OB _ .' ".IORDRNANCE NO. 06 _ . AN ORDINANCE AMENDING ORDINANCE NO. AN ORDINANCE AMENDING - ORDINANCE NO, .89-06, AS.AMENDED, THE COLDER COUNTY AB,AMENDFD. THE CQ COUNTY 'GROWTH MANAGEMl3d'T PLAN •FOR TWE GROWTH MANA�OEMENT . F.OR THE .. UNINCORPORATED AREA" COWER'COUNTY, UNINCORPORATED AREA OF COWER COUNTY, FLORIDA BV PROVIDING FOR AN AMENDMENT FLORIDA BY.PROVIDING FOR-AN AMENDMENT TO.' THE GOLDEN GATE AREAMASTER PLAN. _ TO THE FUTURE•LAND USE "BEMENT FUTURE - PR0IADING FOR SEVERABILITY AND PROVIDING LAND USES MAP AND MAP FOR AN EFFECTIVE DATE. PROVIDING EFOR MERABILIT'Y ONO- FOR AN FFECTNEDATE � �:. ,, . > OF. 21 IS-5 Petition an amendment chgea m the s CPSP.2008.14, Parks and Recreation Dapelirtwt3 11 pall8cn I' not by•a�t sMs,m an�. w'�rwidrMm to tlw the eondtlanai use lotatlarrd rdlarh w as to ebw etwNionof fO yN M) the exiafirtg church use on the adjacent LaopBearrt6yarao Bothrissswurbdl Urban Frkga Subdspdct to the Caneervalbn DaeNneff n, PrDperty, located an the west aide of Sa(n(;taR , and to make a m� 29 Township Ulm% north 4 of Gate Parkway.lCR 868►, In Sectlon. . Of the site far th6 �kAa dip eftren Pea newatued consletlrg ol 3.fi4s Range CoNNr County. Florida In Goodlardt do" Drive Pow Tr" Avenue and'Papays (Coordinator:- Tlrsrnaa GYaanwsod, AICP, Street, fn Sectlan IS, o pp S2 Bolrtif, Rai *g7 gW CclMai. PrYw9pal Plarnarl County. Fkkids aormfNira 2:5+ adarL ORDINANCE NO. 08- AN ORDINANCE. AMENDING ORDINANCE NO. 88-06.''AS AMENDED, THE' COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE M .. UNCORPORAND AREA OF COLLIER COUNTY, . FLORIDA BY PROVIDING FOR AN -AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND NCi FOR USE MAP AND AIDDPP�DINNG' FOR AN EFFECTIVE DATE.. - ORDINANCENO;�W_ _ ORDINANCE NO. .08- AN ORDINANCE- AMENDING ORDINANCE NO. 80-05. AS AMENDED. THE COWER COUNTY GRDINTMc.. i MANMWENT - "PLAN : FOR THE �TORIDiA BV-P NG FOR AN AFAENDMENi TO THE FUTURE LAND USE ELEMENT.AND- FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABIUfY AND PROVIDING FOR AN' EFFECTVE DATE- Should the Collier County Board of County Commissioners combine the above two pef8bns CP -2006-7 and CP- 2W5 -8, the Ordnance and.Pstition True Aiculd read at klows: .. ORDINANCE NO.OB-_ AN ORDINANCE AMENDING ORDINANCE NO. 89-05.. AS AMENDED, THE COWER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED'AREA OF COWER COUNTY FLORIDA THE L BY FUTURE LAND USE ELEMENT D FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE > Il a parson decides to appeal any ideclalon made by the Board of County COmmNelonem with respect to any matter conaldeted at such meeting or haMng, he will need a record otrp andJor. ouch Zwposs heed n��esaadd k emus the a verbelMn of kdudes the teetlrnary and v*Ience upon whichlhe appwl Is to be based. If you we a person with a disability who rwmKb any eccarimodetion In order to pardolpale in this prpcsedtrp; you are antltled, at no ow to you, m the provision OOff cceartaiins�k�ncoL PMass owtaotAtA Cooky- Facilities . 34. 1i 2, 2- 8980Asebfad- ibr'ihs.lW� .ere evMeble In ilu County Comrissbnrs . BOARD OF COUNTY COMMISSION&*, COLLIER COUNTY, FLORIDA TOM HENNING, CHAIRMAN DWIGHT E. BROCK, CLERK By: /s/Pabicia Morgan Deputy Clerk - NAPLES DAILY NEWS Published DailN Naplcs. FL .34 102 Affidavit. of Publication State of Florida County of Collier Before the undersigned they serve as the authorit, p, appeared B. Lamb_ NN ho on oath saes that tlicti scn e as the Assistant Corporate Secretar.N of the 1` a dail. llCMpaper published at Naples. in Collier Florida: distributed in Collier and Lee counties of FI the attached cope of the advertising. being a PUBLIC NOTICE in the matter of PUBLIC NOTICE «as published in said nexAspaper 1 time in the issue On August 7 "'. 2008 \11- roil ILrther says that the said Naples Dail) News is it newspaper Puhlishcd at Naples. in collier count%, Florida and that the said nc�,,paper has heretofore been continuously published in said Coll Count Florida: distributed in Collier and Lee counties of Florida, each dac and has been entered as second class mail matter at the l odic, in Naples, in said Collier County, Florida, for a period of rear next preceding the first publication ofthe attached copy c .rig ertiscment and aftiant further says that lie has neither paid t promised any person, firm or corporation any discount, rebate, conttnission or refund for the purpose of securing this advertisenten publication in the Said newspaper ( Signal rc of afGant) S�\orn to and subscribed before me This 7 "'. Da. Of August, 2008 (Signal re of n a public * :P JUDY JANES ' F-" Commission DD 675029 Expires May 16, 2011 F„ or ryS' Bonded Th. Troy Fain Insurance 000385.7019 FEi 59- 2578327 r4r PUBLIC NOTICE PUBLIC NOT (T F't!8t]C V/JT1l'E PUBLIC vOT](:F PUBLIC '. NOTICE PUBLIC NOTICE NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearirg will be held by the Collier County Planning Commission on Tuesday, August 19, 2008 at 8.30 A.M. in the Board of County Commissioners Meeting Room, 310 Floor, Administration Building, County Governmert Carter, East Naples, Florida The purpose of the hearing is to consider adoption of amendments to the Transponatior Element and Maps. Recreation and Open Space Element, Economic Element, Future Land Use Element and Future Land Use Map and Map Series, aid the Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series, of the Growth Management Plan. The Ordinance titles are as follows: ORDINANCE NO I AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE GOLDEN GATE AREA MASTER PLAN, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. CP- 2008 -5, Petition requesting an amendment to the Golden Gate Area Master P)gn (GGAMP), to change the Conditional Uses Subdistrict by adding the 3.54x subject site as an exceptior to the conditional use locational criteria for conditional uses so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway (OR 866). in Section 29. Township 49 South. Range 26 East, Collier County, Florida consisting of 3.54 t acres. [Coordinator: Thomas Greenwood, AICP, Principal Planner] ORDINANCE NO 08- AN ORDINANCE AMENDING ORDINANCE NO 89- 05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENTTO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES. PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. CP- 2008 -7, Petition requesting an amendment to the Future Land Use Element Includiro the Fitureland l sg Mao antl Map Series (FLUE/FLUM), to change the Urban Residential Subdistrict designation in order to establish the Italian American Plaza and Clubhouse Commercial Subdistrict in the Urban Commercial District, for a 20,000 square foot clubhouse and up to 34,000 square feet of gross leasable area for `. nancial institutions, schools, professional and medical offices, and personal and business services consistent wiff, the General Office (C-11 Zoning District of the Collier County Land Development Code, for property located at the southwest comer of the intersection of Airport- Pulling Road (CR 31) and Orange Blossom Drive. in Section 2, Township 49 South. Range 25 East, Collier County, Florida consisting of 5s acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] ORDINANCE NO 08- AN ORDINANCE AMENDING ORDINANCE NO. 89- 05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. CP- 2006-8, Petition requesting an amendment to the EL re Land Use Element including the Future_Litnjil,. Use Mao and Map_ Series (FLUE/FLUM), to change the Urban Residential Subdistrict designation in order to establish the Airport/Orange Blossom Commercial Subdistrict in the Urban, Commercial District, for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services, and senior housing in the form of an assisted Iii facility and /or continuing care retirement center, or other similar housing for the elderly, consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport- Pulling Road ICR31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Italian American Club, in Section 2. Township 49 South, Range 25 East, Collier County, Florida consisting of 5, acres. [Coordinator: Corby Schmidt, AICP, Principal Planner] ORDINANCE NO I AN ORDINANCE AMENDING ORDINANCE NO 89- 05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY. FLORIDA BY PROVIDING FORAN AMENDMENTTO THE FUTURE LAND USE ELEMENT FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. CPSP- 2006 -12, Comprehensive Planning Department staff petition requesting an amendment to the Future Lend Use Element including the Fu urn 1 eTd Uso_Map_4nd Map Series (FLUF/FLUM), to change the FLUM designation from Urban -Mixed Use District/Urban Coastal Fringe Subdistrict to the Conservatior Designation, and to make a corresponding text change to reference a new map of the site for the County -owned Mar -Good Park property located in Goodland. adjoining Pettit Drive. Pear Tree Avenue. and Papaya Street, in Section 1 B, Township 27, Range 52 Collier County, Florida consisting of 2.5+ acres. [Coordinator: Tom Greenwood, AICP, Principal Planner] ORDINANCE NO. 08-- AN ORDINANCE AMENDING ORDINANCE NO. 89- 05, AS AMENDED THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AMENDMENTS TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, TRANSPORTATION ELEMENT AND MAPS. RECREATION AND OPEN SPACE ELEMENT, ECONOMIC ELEMENT, AND GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE AREA MASTER PLAN FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. CPSP - 2008 -13, Comprehensive Planning Department staff petition requesting amendments to the Future Land Use Elemert and Future Land Use Mao and Map Series (FLUE /FLUME Transportation Bannert_ and Maps Recreation and Open Space Element Economic Element and Golden Gate Area Master Plan Element and Golden Gate Area Ma er Plan Future Land Use Maw and Map Series to change the allowance for model homes in Golden Gate Estates; to expand air area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; to extend the Transfer of Developmert Rights early entry [onus in the Rural Fringe Mixed Use District, and, to make corrections of omissions and errors and other revisions so as to harmonize and update various sections of these elements of the Growth Management Plan, [Coordinator: Dairid Weeks, AICP, Planning Manager) All interested parties are invited to appear and be oeard. Copies of the proposed amendment are available for inspection at the Comprehensive Planning Section, 2800 N. Horseshoe Drive. Naples. Florida between the hours of 8:00 A.M. and 500 PM., Monday through Friday. Any questions pertaining to these documents should be directed to the Comprehensive Planning Department. (239- 252 - 2400), Written comments filed with the Comprehensive Planning Section prior to August 19, 2008, 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 reed 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 — _ w�.r ,. Collier County I - ; florid■ 4i.. ,g; _ 7 =ss l::- - ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE GOLDEN GATE AREA MASTER PLAN, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Dwight Nadeau of RWA, Inc., requested an amendment to the Golden Gate Area Master Plan, to change the Conditional Uses Subdistrict by adding the subject site as an -' exception to the conditional use locational criteria so as to allow expansion of the existing church use on the adjacent property onto the subject property, located on the west side of Santa Barbara Boulevard, 1/3 mile north of Golden Gate Parkway (CR 886), in Section 29, Township 49 South, Range 26 East, Collier County, Florida consisting of 3.54± acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Golden Gate Area Master Plan to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Golden Gate Area Master Plan to the Growth Management Plan on September 25, 2008; and Words underlined are additions; words stFUek-##reegh are deletions 1 WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts the amendment to the Golden Gate Area Master Plan, in accordance with Section 163.3184, Florida Statutes. The text of the amendment is attached hereto as Exhibit "A" and is incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2008. Words underlined are additions; words stfus# are deletions 2 Flom ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal suffiency: 12 Marjorie M. Student - Stirling Assistant County Attorney Petition CP- 2006 -5 - Golden Gate Area Master Plan Words underlined are additions; words strursk thFeL4gh are deletions 3 Exhibit A CP- 2006 -5 Golden Gate Area Master Plan: [pages 42, 43] e) Special Exceptions to Conditional Use Locational Criteria: 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. Temporary Use permits for model homes shall have a duration of three (3) years from the date of approval. No subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years. 2. Conditional Use permits for excavation, as provided for in the Estates zoning district, are not subject to the locational criteria for Conditional Uses and may be allowed anywhere within the Estates -Mixed Use District. 3. Conditional Use for a church or place of worship as allowed in the Estates zoning district is allowed on Tract 22, GGE Unit 97. 4. Conditional Use for a church or place of worship as allowed in the Estates Zoning District is allowed on the north 180 feet of Tract 107 Unit 30 Golden Gate Estates. Church - related day care use shall not be allowed Development shall be limited to a maximum of 12,000 square feet of floor area. CP -06 -5 Exhibit A Transmittal - per BCC GAComprehensivelComp. Planning GMP DATAIComp. Plan Amendments12006 Cycle PetibonslExhibit A Transmittal - as approved by BCC 4 -15 & 4 -29-08 — only those modified from CCPC dwl4 -30 -08 Words underlined are added; words 6tFUGk thmugh are deleted. ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Robert L. Duane of Hole Montes and Associates requested an amendment to the Future Land Use Element and the Future Land Use Map and Map Series to change the Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to part of a new subdistrict entitled the Orange Blossom /Airport Crossroads Commercial Subdistrict, within the Urban Commercial District, and to make a corresponding text change to allow for a 20,000 square foot clubhouse, and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element and Future Land Use Map and Map series, to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and Words underlined are additions; words s#wsk h Gu0 are deletions 1 W A WAY s 11 WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Future Land Use Element and Future Land Use Map and Map Series to the Growth Management Plan on October 14, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, August 29, 2008 and September 18, 2008, and the Collier County Board of County Commissioners held on October 14, 2008; and met. WHEREAS, all applicable substantive and procedural requirements of law have been NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series, in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. Words underlined are additions; words s#FUGkc thmuo are deletions 2 EM; SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of ATTEST: DWIGHT E. BROCK, Clerk BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: 4010 Marjorie M. Student - Stirling Assistant County Attorney Petition CP- 2006 -7- Future Land Use Element and Future Land Use Element Future Land Use Map and Map Series Words underlined are additions; words stizusk thFough are deletions 3 Exhibit A C. Urban Commercial District 11. Commercial Subdistrict CP- 2006 -7 [Page 63] Oranne Blossom /Airport Crossroads This Subdistrict consists of approximately 5 acres and is located on the southwest corner of the intersection of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses, such as the Italian American Club clubhouse or another social or fraternal _organization, future institutional uses for a school, and limited commercial, professional and general offices, and similar uses to serve the nearby community. Development intensity for this Subdistrict shall be limited to a maximum of 26,000 34.000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, and personal and business services as allowed by right and by conditional use, and in addition to a maximum of 20,000 square feet for the clubhouse facility, all of which uses are allowed in the C -1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04 -41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all seslal uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property immediately to the south is required, particularly to provide southbound traffic direct egress onto Airport Road. king Vehicular use areas, buildings and structures, landscape buffering and open areas space, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the south t9 minimize the impasts on the d. Aa Orange Blossom Drive - Airport Road intersection improvements shall be designed to be sufficient to accommodate proiect traffic and overall levels of service issues The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised meeting and the approved plans shall be advertised for construction through the County's open bidding process. ate; Construction per the approved Orange Blossom Drive - Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on the property and be completed prior to the issuance of any certificate of occupancy. The clubhouse facility shall be excepted from the requirements of this subsection if it can be demonstrated that the transportation impacts of the facility do not require the initiation or construction of Orange Blossom Drive — Airport Road intersection improvements. [plain text denotes provisions, as approved for Transmittal by BCC; single underline /single -e i denotes CCPC recommended changes at Adoption] Exhibit A C P- 2006 -7 W3 gla, e• The existing easternmost vehicular access drive onto Orange Blossom Drive nest shall be sempleted removed or permanently closed -off by the property owner befeFe ,a prior to the issuance of a certificate of occupancy Abe +ssusd for any further development or redevelopment of the site. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site dffeGtleflal signs assisting directing motorists toward southbound egress onto Airport Road. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Italian Amedoan Plaza and Clubhouse Orange Blossom /Airport Crossroads Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Italian Amffirwan Plaza and Clubhouse Oranue Blossom /Airport Crossroads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do not number the inset map, only provide map title. I. URBAN DESIGNATION Italian AmeFiean Plaza and Clubheuse [Page 27] Orange Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). [plain text denotes provisions, as approved for Transmittal by BCC; single underline/single GtFike thF u denotes CCPC recommended changes at Adoption] Exhibit A FUTURE LAND USE MAP SERIES CP- 2006 -7 [Page 124] Italian AmeFiran Plaza and Clubhouse Orange Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in the FLUE where FLUM Series is listed. G:\Comprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments\2006 Cycle Petitions \CP - 2006 -7c FLUE combining 06 -7 & 06 -5 Subdistricts \ExhibitA — Adoption \06 -7c (7) 5 acre FINAL BCCAdoption Exhibit A text.doc [plain text denotes provisions, as approved for Transmittal by BCC; single underline /single GtFike thFu denotes CCPC recommended changes at Adoption] O O Z O_ t 1- W a I.) 2 LLJ a m s 46 S I T 47 S I T 46 0 r Z € 111 aC H [A one Hlw iso Nil 'I w a g � r T 49 S I T 50 S T 51 S T 52 S T 53 S r +rio; uavmoea' -4 yu C r. W N W W I— a p p 1 p a o r +rio; uavmoea' -4 yu N � N El ti = r N W U p w U) N U) paw CO U. o f Mex� � tr S 94 1 S L4 1 S 99 1 9 64 1 S 05 1 S l5 1 S Z5 1 S E4 1 C r. W N W W N � N El ti = r N W U p w U) N U) paw CO U. o f Mex� � tr S 94 1 S L4 1 S 99 1 9 64 1 S 05 1 S l5 1 S Z5 1 S E4 1 EXHIBIT A � 9 / PETITION CP -9nns -n7 ORANGE BLOSSOM /AIRPORT CROSSROADS COMMERCIAL SUBDISTRICT pR COLLIER COUNTY, FLORIDA t VANDERBILT BEACH ROAD onioM���N�� ■���N������N������ �■ ■� ■1111111! �� �����■M�N����■�M������� LEGEND ®SUBDISTRICT PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION sCA,c COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISIDN o DATE 9/2006 FILE: CP- 2006 -07C -DWG soa (T. nn fl. 4�-3 ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. seg., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Dwight Nadeau of RWA, Inc., requested an amendment to the Future Land Use Element and the Future Land Use Map and Map Series to change the Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to part of a new subdistrict entitled the Orange Blossom /Airport Crossroads Commercial Subdistrict, within the Urban Commercial District, and to make a corresponding text change to allow for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care , personal and business services, and senior housing in the form of an assisted living facility and /or continuing care retirement center, or other similar housing for the elderly, consistent with General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport Road (CR 31), approximately 330 feet south of Orange Blossom Drive and immediately south of the Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element and Future Land Use Map and Map series, to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and Words underlined are additions; words stFUGk tkFeugh are deletions 1 i` 1W WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Future Land Use Element and Future Land Use Map and Map Series to the Growth Management Plan on October 14, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, September 29, 2008 and September 18, 2008, and the Collier County Board of County Commissioners held on October 14, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series, in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. Words underlined are additions; words s#FUelFthFGw # are deletions 2 M& SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of ATTEST: DWIGHT E. BROCK, Clerk 2008. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA ( TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: roeMarjorie M. Student - Stirling Assistant County Attorney Petition CP- 2006 -8 - Future Land Use Element and Future Land Use Element Future Land Use Map and Map Series Words underlined are additions; words StFUslh are deletions 3 Exhibit A C. Urban Commercial District =6 CP- 2006 -8 [Page 63] 42-. 11. Orange Blossom /Airport Crossroads Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This Subdistrict allows for limited commercial, professional and general offices, and similar uses, along with housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 12,000 40,000 square feet of gross leasable area for financial institutions, professional, medical and general offices, adult and child day care, and personal and business services as allowed by right and by conditional use, and senior housing in the form of an assisted living facility, continuing care retirement center, or other similar housing for the elderly, all of which uses are allowed in the C- 1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04- 41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Land Development Code, Ordinance No. 04- 41, in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all seFnFnersial uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties immediately to the south, west, and north must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property immediately to the north is required, particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. TFaffis -and paFk-ing Vehicular use areas, buildings and structures, landscape buffering and open areas space, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the north the SUFFOunding StFeet system. d. An Orange Blossom Drive - Airport Road intersection improvements shall be designed to be sufficient to accommodate project traffic and overall levels of service issues The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised meeting and the approved plans shall be advertised for construction through the County's open bidding process. and Construction per the approved Orange Blossom Drive - Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on the property and be completed prior to the issuance of any certificate of occupancy. [plain text denotes provisions, as approved for Transmittal by BCC; single unde rline /s4q#e -ft ilFe -tl denotes CCPC recommended changes at Adoption] Exhibit A I .:1G v CP- 2006 -8 • - WREN FM e. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site difeetieRal signs assisting directing motorists toward northbound egress onto Orange Blossom Drive. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 42-. 11. Orange Blossom /Airport Crossroads Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES AiFPGFVQFaRqe Blossom [added next in order] Orange Blossom /Airport Crossroads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do not number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] A*FPGWOFange Blossom Orange Blossom /Airport Crossroads Commercial Subdistrict add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Orange Blossom /Airport Crossroads Commercial Subdistrict add name of that inset map in the FLUE where FLUM Series is listed. G: \Comprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments \2006 Cycle Petitions \CP - 2006 -7c FLUE combining 06 -7 & 06 -8 Subdistricts \Exhibit A — Adoption \06 -7c (8) 5 acre FINAL BCC Adoption Exhibit A text.doc [plain text denotes provisions, as approved for Transmittal by BCC; single underline(gingle StFike thF u denotes CCPC recommended changes at Adoption] 00 O c0 O N U Z O i- H W CL r. i W ¢ ¢ 48 S I T47 S T T 48 I 0 Y Zp 2 i bl F a w y k § O l l i M y 3 Y w p p Yai ¢p A7W x E$ H �� o i7 i Y � 3 H ■ ■era r rest■ I Ol I ■o® $I ijj 0 w T $ ME i� b S�au YS =as Q �axR ■o ■�M��I asp � 2qr E €e N-voin T 48 S T 50 S T 51 S T 52 S T 53 5 ' Swf�U7 UbvMUeB ' d�•U j ¢ ¢ jW Z N n A W LU W C J C 'i III Iii: j r N i Zs W , c. -finy� LU ui o 1H u W cc M �,, Ro N iL �� Lf f'�'I,Ly.id.�yw -_-. . --_ "_ C 0 a'� off of N Gulf S 84 1 S 14 1 S 94 1 S 64 1 S OS 1 S LS 1 S ZB 1 S E5 1 in EXHIRIT A vw �r- GVVo-UO It ORANGE BLOSSOM /AIRPORT CROSSROADS COMMERCIAL SUBDISTRICT QR COLLIER COUNTY, FLORIDA ■�■� �1111111�= == =���� IM�a�■��■���lol LEGEND SUBDISTRICT PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION �,(iin COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION o soc rt. i000 n. GATE: 9/2008 FILE: CP- 20D6— OBB.DWG ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Robert L. Duane of Hole Montes and Associates requested an amendment to the Future Land Use Element and the Future Land Use Map and Map Series to change the Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to part of a new subdistrict entitled the Orange Blossom /Airport Crossroads Commercial Subdistrict, within the Urban Commercial District, and to make a corresponding text change to allow for a 20,000 square foot clubhouse, and up to 34,000 square feet of gross leasable area for financial institutions, schools, professional and medical offices, and personal and business services consistent with the General Office (C -1) Zoning District of the Collier County Land Development Code, for property located at the southwest corner of the intersection of Airport Road (CR 31) and Orange Blossom Drive, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5t acres; and WHEREAS, Dwight Nadeau of RWA, Inc., requested an amendment to the Future Land Use Element and the Future Land Use Map and Map Series to change the Future Land Use Map (FLUM) designation from the Urban Residential Subdistrict to part of a new subdistrict entitled the Orange Blossom /Airport Crossroads Commercial Subdistrict, within the Urban Commercial District, and to make a corresponding text change to allow for up to 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care , personal and business services, and senior housing in the form of an assisted living facility and /or continuing care retirement center, or other similar housing for the elderly, consistent with General Office (C -1) Zoning District of the Collier County Land Development Code, for property located on the west side of Airport Road (CR 31), approximately 330 feet south of Orange Blossom Drive and immediately south of the M-02 Italian American Club, in Section 2, Township 49 South, Range 25 East, Collier County, Florida consisting of 5± acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element and Future Land Use Map and Map series, to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this amendment to the Future Land Use Element and Future Land Use Map and Map Series to the Growth Management Plan on October 14, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meetings of the Collier County Planning Commission held on August 19, 2008, August 29, 2008 and September 18, 2008, and the Collier County Board of County Commissioners held on October 14, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series, in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY If any phrpse or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE �e) The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of _ '2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: Marjorie M. Student - Stirling Assistant County Attorney GAComprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments \2006 Cycle Petitions\CP- 2006 -7c FLUE combining 06 -7 & 06 -8 Subdistricts \Exhibit A - Adoption \Combo 06 -7 & 06 -8 Ordinance Exhibit A C. Urban Commercial District CP- 2006 -7 /CP- 2006 -8 11. Oranae Blossom /Airport Crossroads Commercial Subdistrict [Page 63] This Subdistrict consists of two parcels comprising approximately 10 acres and is located on the southwest corner of the intersection of Orange Blossom Drive and Airport Road This Subdistrict allows for existing institutional uses such as the Italian American Club clubhouse or another social or fraternal organization future institutional uses for a school and limited commercial, professional and general offices and similar uses to serve the nearby community along with senior housing in the form of an assisted living facility, continuing care retirement center, or other similar housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 74.000 sauare feet of gross leasable area for financial institutions schools professional medical and general offices adult and child day care, personal and business services and a maximum of 20 000 square feet for the clubhouse facility, all of which uses are allowed by right or by conditional use in the C-1 Zoning District, as identified in the Collier County Land Development Code Ordinance No 04 41, as amended. Uses will be further evaluated at the time of rezoning of each parcel to ensure compatibility with surrounding properties Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Collier Countv Land Development Code, Ordinance No. 04 -41 in effect as of the effective date of this amendment The development of this Subdistrict shall be governed by the following criteria: - a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses b. Orange Blossom Drive — Airport Road intersection improvements shall be designed to be sufficient to accommodate project traffic and overall levels of service issues The improvement plans must be approved prior to any development order approval This approval process must involve the public through an advertised public meeting and the approved plans shall be advertised for construction through the County's open bidding process. Construction per the approved Orange Blossom Drive Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on a parcel and be completed prior to the issuance of anv certificate of occupancy. c. Parcel 1 This approximately 5 -acre parcel is located on the southwest corner of the intersection of Orange Blossom Drive and Airport Road This parcel is limited to a maximum of 34.000 square feet of gross leasable area for financial institutions schools professional medical and general offices, and personal and business services in addition to a maximum of 20,000 square feet for the clubhouse facility, Parcel 1 is -governed by the additional following requirements: i. Pedestrian interconnection to access Parcel 2 and property immediately to the west must be pursued by the property owner, and incorporated into the overall site design [plain text denotes provisions, as approved for Transmittal by BCC; single underline /si+ngte- &t+4ee thFu denotes CCPC recommended changes at Adoption] Exhibit A CP- 2006 -7 /CP- 2006 -8 ii. Vehicular interconnection with Parcel 2 is required, particularly to provide southbound traffic direct egress onto Airport Road. Vehicular use areas, buildings and structures, landscape buffering and open space, and other uses shall be designed in such a manner that does not impede or interfere with access to or from the adiacent parcel to the south. iii. The existing easternmost vehicular access drive onto Orange Blossom Drive shall be removed or permanently closed -off by the property owner prior to the issuance of a certificate of occupancy for any further development or redevelopment of the site. iv. Development within Parcel 1 shall have common site, signage and building architectural elements, including on -site signs directing motorists toward southbound egress through Parcel 2 onto Airport Road. v. The clubhouse facility shall be excepted from the requirements of subsection "b" above if it can be demonstrated that the transportation impacts of the facility do not require the initiation or construction of Orange Blossom Drive —Airport Road intersection improvements. d. Parcel This approximately 5 -acre parcel is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This parcel is limited to a maximum of 40,000 square feet of gross leasable area for financial institutions professional, medical and general offices, adult and child day care, personal and business services, and an assisted living facility, continuing care retirement center, or other similar housing for the elderly. Parcel 2 is governed by the additional, following requirements: i. Pedestrian interconnection to access Parcel 1 and properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site desiqn. ii. Vehicular interconnection with Parcel 1 is required, particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. Vehicular use areas, buildings and structures, landscape buffering and open space, and other uses shall be designed in such a manner that does not impede or interfere with access to or from the adiacent parcel to the north. iii. Development within Parcel 2 shall have common site, signage and building architectural elements, including on -site signs directing motorists toward northbound egress through Parcel 1 onto Orange Blossom Drive. [plain text denotes provisions, as approved for Transmittal by BCC; single underline /S'Rgle- etr+IEe -thFu denotes CCPC recommended changes at Adoption] Exhibit A Policy 1.1 IM- CP- 2006 -7 /CP- 2006 -8 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Orange Blossom /Airport Crossroads Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES Orange Blossom /Airport Crossroads Commercial Subdistrict [added next in order] • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do not number the inset map, only provide map title. I. URBAN DESIGNATION Orange Blossom /Airport Crossroads Commercial Subdistrict [Page 27] • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES Orange Blossom /Airport Crossroads Commercial Subdistrict [Page 124] • add name of that inset map in the FLUE where FLUM Series is listed. G: \Comprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments\2006 Cycle Petitions \CP - 2006 -7c FLUE combining 06 -7 & 06 -8 Subdistricts\Exhibit A —Adoption\06-7c 10 acre FINAL BCC Adoption Exhibit A text.doc [plain text denotes provisions, as approved for Transmittal by BCC; single underline /siRgle stFike thFu denotes CCPC recommended changes at Adoption] 2 C r LL a t= CO W �g T 46 S T 47 S T 49 S T 49 S T 50 S T 51 S I T 52 S -T5 3 S 0 z 's s ALWX A WW wro Cr K �g �u �9 Y;�$�S� <� I imam Ai WA in w EM �tla qq� w � � agn E a g E Z5p`r's n x 1 . N I �r$ t N Qc + I � � iL• n W X55 5 La Go LU N J p F m N N m ' ry �CO mgry � gi cc .N3 G uZ f 0 J vi a S 94 1 S CY 1 S 9f 1 S Bt 1 S as 1 S l9 1 S Z9 1 S E5 1 EXHIBIT A o rinr��l nn _ ORANGE BLOSSOM /AIRPORT CROSSROADS COMMERCIAL SUBDISTRICT OR� COLLIER COUNTY, FLORIDA 1 VANDERBILT BEACH ROAD VANn FRRII T Rcnru LEGEND ®PREPARED BY GRAPHICS AND TECHNICAL SUPPORT SECTION SCALE SUBDISTRICT COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 912008 FILE; CP- 2006- 076.DWG o soo rT. ­Q ri. 48rl� ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AN AMENDMENT TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Parks and Recreation Department staff initiated an amendment to the Future Land Use Element and Future Land Use Map and Map Series, to change the Future Land Use Map (FLUM) designation from Urban -Mixed Use District/Urban Coastal Fringe Subdistrict to the Conservation Designation, and to make a corresponding text change to reference a new map of the site for the County -owned Mar -Good Park property located in Goodland, adjoining Pettit Drive, Pear Tree Avenue, and Papaya Street, in Section 18, Township 52 South, Range 27 East, Collier County, Florida consisting of 2.5t acres; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendment to the Future Land Use Element Future Land Use Map and Map series to the Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of this Words underlined are additions; words stFusl( theugh are deletions 1 amendment to the Future Land Use Element and Future Land Use Map and Map Series to the Growth Management Plan on September 25, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of this amendment, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and met. WHEREAS, all applicable substantive and procedural requirements of law have been NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this amendment to the Future Land Use Element and Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendment are attached hereto as Exhibit "A" and are incorporated by reference herein. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this amendment shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, this amendment may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be Words underlined are additions; words StFUGk thFGugh are deletions 2 sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3`d Floor, Tallahassee, Florida 32399 -2100. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2008. ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: TOM HENNING, CHAIRMAN Approved as to form and legal suffiency: V Marjorie M. Student - Stirling Assistant County Attorney Petition CPSP - 2006 -12 - Future Land Use Element Future Land Use Map and Map Series Words underlined are additions; words s Funk t hough are deletions 3 � T Exhibit A FUTURE LAND USE MAP SERIES (page 1241 Future Land Use Map Mixed Use & Interchange Activity Center Maps Properties Consistent by Policy (5.9 ,5.10,5.11,5.12,5.13,5.14,5.15) Maps Collier County Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map Rivers and Floodplains Map Estuarine Bays Map Soils Map 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 Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map Existing Sites for Future Public Educational Plants and Ancillary Plants 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 Mai) Urban — Rural Fringe Transition Zone Overlay Map Orange Blossom Mixed Use Subdistrict Map Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map Davis Boulevard/County Barn Road Mixed Use 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 Words underlined are added; words 6tFUGk thFGUqh are deletions T 46 S -F T 47 S T 48 wow. ■iM T 49 S T 50 S T 51 S T 52 S T 53 S o U W Lu 05 A- Me Zlco CL -ji 0 C, ul f o f S Lt I S go I S 6v I S as I S is I S zg 1 8 CS L Ell ua I Z LU L) cc all, S ev I iY _Ed I swim I "iP ge o U W Lu 05 A- Me Zlco CL -ji 0 C, ul f o f S Lt I S go I S 6v I S as I S is I S zg 1 8 CS L Ell ua I Z LU L) cc S ev I o U W Lu 05 A- Me Zlco CL -ji 0 C, ul f o f S Lt I S go I S 6v I S as I S is I S zg 1 8 CS L L m am, N r tb O O N a a OZ W mQ H Z7 w .a W W N a C7 U) 1B W N 'a mm U� 1 V 5'a s '3 '80 ONY 0009 Ll z -- 0 o r i3 Q CA~ z u E � �15 YAYdYd m W ,Z west X F.a Q I GOOOt V 1 1 ` 1 V W i O U w 6 p M Ci Q U � i7. y,iao .3zNn5 � 1 �. Q O O L% Q z 0 N _S O O FN W U �^ 5 r- 0' O� �aJ a� v'zo a�n UZ ZOI U � O H W � Q p I zZN aaa N ti V V_ � Qp4 l7 W m �>O � Z n 4 � a� ¢oa auo 06V ORDINANCE NO. 08- AN ORDINANCE AMENDING ORDINANCE NO. 89 -05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY PROVIDING FOR AMENDMENTS TO THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, TRANSPORTATION ELEMENT AND MAPS, RECREATION AND OPEN SPACE ELEMENT, ECONOMIC ELEMENT, AND GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE AREA MASTER PLAN FUTURE LAND USE MAP AND MAP SERIES, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Collier County, pursuant to Section 163.3161, et. sea., 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 Local Government Comprehensive Planning and Land Development Regulation Act of 1985 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans pursuant to Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, Comprehensive Planning Department staff initiated amendments to the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element, and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series, to change the allowance for model homes in Golden Gate Estates; to expand an area excepted from the conditional use locational criteria along Golden Gate Parkway within Golden Gate Estates; to extend the Transfer of Development Rights early entry bonus in the Rural Fringe Mixed -Use District; and, to make corrections of omissions and errors and other revisions so as to harmonize and update various sections of these various elements of the Growth Management Plan; and WHEREAS, Collier County did submit this Growth Management Plan amendment to the Department of Community Affairs for preliminary review on May 12, 2008; and WHEREAS, the Department of Community Affairs did review the amendments to the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element, and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series to the Words underlined are additions; words stFUGk##rOugh are deletions 1 Growth Management Plan and transmitted its findings in writing to Collier County within the time provided by law; and WHEREAS, Collier County has 60 days from receipt of the Objections, Recommendations, and Comments Report from the Department of Community Affairs to adopt, adopt with changes or not adopt the proposed amendment to the Growth Management Plan; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and did hold a public hearing concerning the adoption of the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series to the Growth Management Plan on September 25, 2008; and WHEREAS, Collier County has gathered and considered additional information, data and analysis supporting adoption of these amendments, including the following: the Collier County Staff Report; the document entitled Collier County Growth Management Plan amendment, and other documents, testimony and information presented and made a part of the record at the meeting of the Collier County Planning Commission held on August 19, 2008, and the Collier County Board of County Commissioners held on September 25, 2008; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts these amendments to the Future Land Use Element and Future Land Use Map and Map Series, Transportation Element and Maps, Recreation and Open Space Element, Economic Element and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text and maps of the amendments are attached hereto as Exhibit "A" and are incorporated by reference herein. Words underlined are additions; words 6tFuek thFOugh are deletions 2 ►14 SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of these amendments shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendment in compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. If a final order of noncompliance is issued by the Administration Commission, these amendments may nevertheless be made effective by adoption of a Resolution affirming its effective status, a copy of which Resolution shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399 -2100. _. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of lial ATTEST: DWIGHT E. BROCK, Clerk 2008. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: Approved as to form and legal suffiency: Marjorie M. Student - Stirling Assistant County Attorney TOM HENNING, CHAIRMAN Petition CPSP- 2006 -13 - Future Land Use Element and Future Land Use Map and Map Series, Capital Improvement Element, Transportation Element and Maps, Recreation and Open Space Element, Economic Element and Golden Gate Area Master Plan and Golden Gate Area Master Plan Future Land Use Map and Map Series Words underlined are additions; words stFUsl -h are deletions 3 EXHIBIT A CPSP- 2006 -13 TRANSPORTATION ELEMENT Policy 1.3 [page 131 County arterial and collector roads as well as State highways not on the Strategic Intermodal System (SIS) shall be maintained at Level of Service "D" or better as addressed in the Implementation Strategy of the Transportation Element except for the roadways listed below that have been widened to six (6) lanes and cannot be widened any further. The County will also adopt FDOT's LOS on roadway segments where the County has entered into a TRIP (a national transportation research group) agreement for funding. TRIP eligible facilities and SIS facilities are identified on Map TR -8 and Map TR -9. Policy 1.4 [page 13] Collier County sets and adopts the LOS standards for State Roads with the exception of those on the Strategic Intermodal System (SIS) (FINS). In Collier County FDOT sets the LOS standards for 1 -75. The standards for 1 -75 are as follows: Policy 5.4 [page 16] Pursuant to Rule 9J- 5.0055(6)(a)3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in the Future Land Use Element of this Plan, the South U.S. 41 Transportation Concurrency Exception Area (TCEA) is hereby designated. Development located within the South U.S. 41 TCEA (MapTR -4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures below: A. Any proposed development within the concurrency exception area that would reduce the LOS on Strategic Intermodal System ]SIS System (F449) roadways within the County by 5% or more of the capacity at the adopted LOS standard shall meet the transportation concurrency requirements specified in Capital Improvement Element, Policy 5.3. B. Any proposed development within the concurrency exception area that would reduce the LOS on (SIS ) FIHS, roadways within the County by less than 5% of the capacity at the adopted LOS standard and meets the requirements identified below in Policy 5.6 are exempt from the transportation requirements of Capital Improvement Element, Policy 5.3. Words underlined are added; words are deleted. Row of asterisks ( * ** * ** * * *) denotes break in text. IPA RECREATION AND OPEN SPACE ELEMENT Policy 1.4.2 [page 4] Collier County shall continue to coordinate the provision of recreational facilities and activities with other governmental jurisdictions that own or operate such facilities and activities within, or adjacent to, Collier County. Said governmental entities shall include, but not necessarily be limited to: Miami -Dade County, Florida Policy 3.1.6 3.1.7 (second listed policy 3.1.6) [page 6] By the year 2010, the Parks and Recreation Department and the ... [no further changes] ECONOMIC ELEMENT Policy 344 3.13 [page 41 Collier County will continue to support programs designed to ... [no further changes] FUTURE LAND USE ELEMENT Table of Contents, Section II. [page 1] * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** II. *IMPLEMENTATION STRATEGY page GOALS, OBJECTIVES AND POLICIES 11 -25 * FUTURE LAND USE DESIGNATION DESCRIPTION SECTION 26 -124 Urban Designation Density Rating System AgriculturaURural Designation Estates Designation Conservation Designation Overlays and Special Features FUTURE LAND USE MAP SERIES 125 * Future Land Use Map " Mixed Use & Interchange Activity Centers Maos " Properties Consistent by Policy (5.9, 5.10, 5.11) Maas Collier County NatUFal ReGGWFees Wetlands Map Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs Map * Rivers and Floodplain Map Estuarine Bays Map Words underlined are added; words are deleted. 2 Row of asterisks ( * ** * ** * * *) denotes break in text. 4�3 ` * oils Ma * Existina 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 Existing Sites for Future Public Educational Plants and Ancillary Plants MaD * Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map * Copeland Urban Designated Area Map * Plantation Island Urban Designated Area MaD * Railhead Scrub Perserve - Conservation Designation Map Lely Mitigation Park - Conservation Designation Map * Urban - Rural Fringe Transition Zone Overlay Map * Orange Blossom Mixed Use Subdistrict Mag * Vanderbilt Beach /Collier Boulevard Commercial Subdistrict Man * Davis Boulevard /County Barn Road Mixed Use Subdistrict Map Goodlette /Pine Ridge Commercial Infill Subdistrict Map * Henderson Creek Mixed Use Subdistrict Map * Buckley Mixed Use Subdistrict Mag * Livinaston /Pine Ridge Commercial Infill Subdistrict Map * Vanderbilt Beach Road Neighborhood Commercial Subdistrict Map " Livinaston Road /Eatonwood Lane Commercial Infill Subdistrict Mao Livingston Road Commercial Infill Subdistrict Map " Livingston Road/Veteran's Memorial Boulevard Commercial Subdistrict Ma,_p Corkscrew Island Neighborhood Commercial Subdistrict Map * Collier Boulevard Community Facility Subdistrict Mao A OVERVIEW, C. UNDERLYING CONCEPTS, Attainment of High Quality Urban Design, second paragraph, fourth line [page 61 OVERVIEW C. UNDERLYING CONCEPTS Attainment of High Quality Urban Design ... level and it relates to aesthetics and sense of place. Within the Transportation Element ... ". [no further changes] OVERVIEW, D. SPECIAL ISSUES, Coordination of Land Use and Public Facility Planning, fourth paragraph, second line [page 81 OVERVIEW D. SPECIAL ISSUES Coordination of Land Use and Public Facility Planning " .. and through process oriented commitments. First, the Transportation Element includes an ...." [no further changes] B. DENSITY RATING SYSTEM, 2. Density Bonuses, e. Roadway Access, second line [page 49] B. DENSITY RATING SYSTEM 2. Density Bonuses e. Roadway Access Words underlined are added; words are deleted. 3 Row of asterisks ( * ** * ** * * *) denotes break in text. WER If the project has direct access to two 2 or more arterial or collector roads as identified in the TFaffiG QFG.Ulatien Transportation Element, one 4 residential dwelling ...." [no further changes] D. Urban Industrial District, seventh line [page 63] "... classified as an arterial or collector in the Transportation Element, or access may be ...." [no further changes] Overview, E. FUTURE LAND USE MAP, second paragraph [page 10] Overview E. FUTURE LAND USE MAP The Future Land Use Map series includes additional map series: North Belle Meade Overlay Map Future Land Use Map - Mixed Use Activity Centers and Interchange Activity Centers Future Land Use Map - Properties Consistent by Policy (5.9, 5.10, 5.11) Future Land Use Map - NatUFal Re6GUFGe6.- Collier County Wetlands; Policy 1.1 [page 11] A. URBAN - MIXED USE DISTRICT 1. Urban Residential Subdistrict 17. Collier Boulevard Community Facility Subdistrict. Policy 1.2 [page 12] A. AGRICULTURAL /RURAL- MIXED USE DISTRICT 1. Rural Commercial Subdistrict 2. Corkscrew Island Neighborhood Commercial Subdistrict Policy 2.4 [page 13] Pursuant to Rule 9J- 5.0055(6)(a) 3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in this Element, development located within the South U.S. 41 Transportation Concurrency Exception Area (TCEA) (See Map TR -4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures set forth in Relisies Police 5.5 and 5.6 of the Transportation Element. Words underlined are added; words are deleted. 4 Row of asterisks ( * ** * ** * * *) denotes break in text. 4W Developments within the South U.S. 41 TCEA that obtain an exception from concurrency requirements for transportation pursuant to the certification process described in Transportation Element, Policy 5.5 and that include affordable housina (as per Section 2.06.00 the Collier County Land Development Code as amended) as part of their plan of development shall not be subject to the Traffic Congestion Density Reduction requirement as contained in the Density Rating Svstem of this Element Developments within the Northwest and East - Central TCMAs that meet the requirements of FLUE Policies 6.1 through 6.5. and Transportation Policies 5.7 and 5.8. and that include affordable housing (as per Section 2 06 00 of the Collier County Land Development Code, as amended) as part of their plan of development shall not be subject to the Traffic Congestion Density Reduction requirement as contained in the Density Ratina System of this Element Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to Policy 5.5 of the Transportation Element shall meet all concurrency requirements. Whether or not a concurrency exception is requested, developments shall be subject to a concurrency review for the purpose of reserving capacity for those trips associated with the development and maintaining accurate counts of the remaining capacity on the roadway network. 3. Urban Coastal Fringe Subdistrict [page 31] The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located-to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises those Urban areas south of US 41, generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed in the Density Rating System to exceed 4 units per acre through provision of Affordable Housing and Transfers of Development Riahts and except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development. d. Residential In -fill [page 49] To encourage residential in -fill in urban areas of existing development outside of the Coastal High Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if the following criteria are met: (a) The project is 20 acres or less in size; (b) At time of development, the project will be served by central public water and sewer; (c) The project is compatible with surrounding land uses; Words underlined are added; words are deleted. 5 Row of asterisks ( * ** * ** * * *) denotes break in text. =-i (d) The property in question has no common site development plan with adjacent property; (e) There is no common ownership with any adjacent parcels-..-. (f) The parcel in question was not created to take advantage of the in -fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 1989 -; (g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred from Sending Lands.. and (h) Projects qualifying under this provision may increase the density administratively by a maximum of one dwelling unit per acre by transferring that additional density from Sending Lands. a. Traffic Congestion Area [pages 50 -51] If the project lies within the Traffic Congestion Area, an area identified as subject to long range traffic congestion, one dwelling unit per gross acre would be subtracted from the eligible base density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a boundary marked by Airport- Pulling Road (including an extension north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent with the Mixed Use Activity Center's residential density band located at the southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to the east, but exclusive of the outlying Urban designated areas of Copeland Port of the Islands Plantation Island, and Chokoloskee). Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic Congestion Area if their only access is to a fead road forming the boundary of the Area; however, if that property also has an ... [no further changes] II. AGRICULTURAURURAL DESIGNATION, third paragraph [page 64] The following uses and densities are generally permitted under this Designation — but may not be permitted in all Districts and Subdistricts, and may be subject to specific criteria, conditions, development standards; permitted densities may be greater, or lesser, than that stated below, in some Districts and Subdistricts. Alternatively, the Rural Lands Stewardship Area Overlay contains specific provisions for uses, intensities and residential densities for Stewardship Receiving Areas participating in the Stewardship Credit System. a. Agricultural uses such as farming, ranching, forestry, bee - keeping; I. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict, Corkscrew Island Neighborhood Commercial Subdistrict and Rural Villages within the Rural Fringe Mixed Use District, and based upon the criteria set forth therein, respectively; Words underlined are added; words :*- ,-iiek tl -ir-e qy t are deleted. Row of asterisks (* * * ** * * *) denotes break in text. ROW Early Entry TDR Bonus [page 76] C) Sending Lands 6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of an additional one TDR Credit for each base TDR Credit severed from Sending Lands from March 5, 2004, onward for a period of t#Fee six and one -half years after the adoption of the LDC amendment implementing this provision. - or until March 27, 2012. Early Entry TDR Bonus Credits may be used after the termination of the bonus period. Policy 5.5, 2.a.i.4 of the Rural Lands Stewardship Overlay [page 115] D. Rural Lands Stewardship Overlay Policy 5.5, 2.a.i. 4. Ecology and Development - Related Habitat Requirements of the Florida Scrub Jay (Aphelocoma coerulescens), Technical Report No.8, Florida Game and Fresh Water Fish Commission, 1991. Future Land Use Map Series list [page 1241 FUTURE LAND USE MAP SERIES Future Land Use Map Mixed Use & Interchange Activity Center Maps Livingston Road Commercial Infill Subdistrict Map Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map Corkscrew Island Neighborhood Commercial Subdistrict Map Collier Boulevard Community Facility Subdistrict Map FUTURE LAND USE MAP (countywide) Make modifications to the Future Land Use Map, as described or depicted below. • Modify Future Land Use Map to add interchange symbol to the countywide FLUM map for the new Golden Gate Parkway /1 -75 interchange. • Modify Future Land Use Map to expand Incorporated Areas to reflect City of Naples annexations of Moorings Park PUD and portion of Wilderness Country Club PUD commercial tract. Words underlined are added; words strtlek }?� -e:, h are deleted. 7 Row of asterisks ( * ** * ** * * *) denotes break in text. • In Future Land Use Map legend, under Overlays and Special Features, add the word "Overlay" after three entries so as to read: Area of Critical State Concern Overlay, Natural Resource Protection Area (NRPA) Overlay, and Airport Noise Area Overlay. • In Future Land Use Map legend, delete second note: AGtiVity Gente Fs aFe e id tif'ed in the C F Land d 1 E! - • In Future Land Use Map legend, relocate and re- number fourth note as second note, and modify to read: (4) Q The Future Land Use Map series includes numerous maps in addition to this Countywide Future Land Use Map. ; These maps are listed and located at the end of the Future Land Use Element text." • In Future Land Use Map legend, add new third note to read: (3) Most Subdistricts as depicted may not be to scale. The Future Land Use Map series depicts these Subdistncts to scale. • In Future Land Use Map legend, re- number existing third note as the fourth note: (} ,(41 The Conservation designation is subject to change as areas are acquired and may include outparcels. Stewardship Overlay Map. Amend the Stewardship Overlay Map to add all nine approved Stewardship Sending Areas, as required by Policy 1.6 of the Rural Lands Stewardship Area Overlay. Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map. Create a new Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map for inclusion in the Future Land Use Map Series. FUTURE LAND USE MAP — MAP SERIES Make modifications to the following maps, as described below. Map 5A, Goodlette /Pine Ridge Commercial Infill Subdistrict Map. Amend to delete "Map 5A" and to depict the City of Naples boundary as result of Moorings Park PUD annexation in 2005 (located on east side of Goodlette Road, south of Pine Ridge Road, and north of Solana Road). Map FLUE -10, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation of Royal Poinciana Golf Course (located east of Goodlette Road, west of Poinciana subdivision, and north of Grey Oaks PUD [Estuary]), Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract (site of Eagle View Professional Park, located on east side of Goodlette Road and north of Golden Gate Parkway). Map FLUE -11, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation at southeast corner of US -41 East and Sandpiper Street. Activity Center Index Map. Amend to depict the City of Naples boundary as result of previous annexations at southeast corner of US -41 East and Sandpiper Street, Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Rivers and Floodplains Map. Words underlined are added; words are deleted. 8 Row of asterisks ( * ** * ** * * *) denotes break in text. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Estuarine Bays Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Soils Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Existing Commercial Mineral Extraction Sites Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. GOLDEN GATE AREA MASTER PLAN iii. Affordable - workforce Housing Bonus [pages 18 -191 As used in this density bonus provision the term "affordable" shall be as defined in Chapter 420.9071, F.S. To encourage the provision of affordable workforce housing within certain Districts and Subdistricts in the Urban Desiqnated Area a maximum of up to 8 residential units per gross acre may be added to the base density if the groiect meets the requirements of the Affordable- workforce Housing Density Bonus Ordinance (Section 2 06 00 of the Land Development Code Ordinance #04 -41, as amended adopted June 22 2004 and effective October 18 2004). and if the affordable- workforce housing units are targeted for families earning no greater than 150% of the median income for Collier County Table of Contents, LIST OF MAPS [page 1] Table of Contents LIST OF MAPS 4- Golden Gate Area Master Plan Study Areas 2 Golden Gate Area Future Land Use Map 3 High Density Residential Subdistrict 4 Urban Mixed Use Activity Center a Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict 6 Activity Center and Pine Ridge Road Mixed Use Subdistrict Words underlined are added; words are deleted. 9 Row of asterisks ( * ** * ** * * *) denotes break in text. --i-T - Ile, I - if As used in this density bonus provision the term "affordable" shall be as defined in Chapter 420.9071, F.S. To encourage the provision of affordable workforce housing within certain Districts and Subdistricts in the Urban Desiqnated Area a maximum of up to 8 residential units per gross acre may be added to the base density if the groiect meets the requirements of the Affordable- workforce Housing Density Bonus Ordinance (Section 2 06 00 of the Land Development Code Ordinance #04 -41, as amended adopted June 22 2004 and effective October 18 2004). and if the affordable- workforce housing units are targeted for families earning no greater than 150% of the median income for Collier County Table of Contents, LIST OF MAPS [page 1] Table of Contents LIST OF MAPS 4- Golden Gate Area Master Plan Study Areas 2 Golden Gate Area Future Land Use Map 3 High Density Residential Subdistrict 4 Urban Mixed Use Activity Center a Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict 6 Activity Center and Pine Ridge Road Mixed Use Subdistrict Words underlined are added; words are deleted. 9 Row of asterisks ( * ** * ** * * *) denotes break in text. 7 Santa Barbara Commercial Subdistrict 8 Golden Gate Parkway Professional Office Commercial Subdistrict 9 Golden Gate Estates Neighborhood Centers 40 Wilson Boulevard /Golden Gate Boulevard Center 44 Collier Boulevard /Pine Ridge Road Center 42 Golden Gate Boulevard /Everglades Boulevard Center 43 Immokalee Road /Everglades Boulevard Center 44 Randall Boulevard Commercial Subdistrict 4.5 Golden Gate Parkway Interchange Conditional Uses Area 48 Commercial Western Estates Infill Subdistrict 47 Downtown Center Commercial Subdistrict 48 Collier Boulevard Commercial Subdistrict Introduction, first paragraph [page 2] I. INTRODUCTION As part of the revised Growth Management Plan, the County adopted the original Golden Gate Area Master Plan ( GGAMP) in 1991. The GGAMP was further revised in 1997. The Golden Gate Area Master Plan provides growth management regulations for the designated Golden Gate Area (see Golden Gate Area Master Plan Study Areas Map 4). 2. High Density Residential Subdistrict [page 19] To encourage higher density residential and promote mixed uses in close proximity to Activity Centers, those residential zoned properties permitting up to 12 dwelling units per acre which were located within and consistent with the Activity Center designation at Golden Gate Parkway and Coronado Parkway established by the 1989 Collier County Growth Management Plan and subsequently removed by the creation of a new Activity Center via the adoption of the Golden Gate Area Master Plan are recognized as being consistent with this Master Plan and are outlined on the High Density Residential Subdistrict Map 3. 3. Downtown Center Commercial Subdistrict [page 19] The primary purpose of the Downtown Center Commercial Subdistrict (see Downtown Center Commercial Subdistrict Map 4-7) is to encourage redevelopment along Golden Gate Parkway in order to improve the physical appearance of the area and create a viable downtown district for the residents of Golden Gate City and Golden Gate Estates. [no further changes] 1. Mixed Use Activity Center Subdistrict [page 22] The Activity Center designated on the Future Land Use Map is intended to accommodate commercial zoning within the Urban Designated Area. Activity Centers are intended to be mixed -use (commercial, residential, institutional) in character. The Activity Center concept is designed to concentrate new and existing commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community. The size and configuration of the Activity Center is outlined on the Urban Mixed Use Activity Center - Golden Gate Parkway and Coronado Parkwav Map 4-. Words underlined are added; words stridek threugh are deleted. 10 Row of asterisks ( * * ** * * *) denotes break in text. �L 2. Golden Gate Urban Commercial Infill Subdistrict [page 22] This Subdistrict is located at the southwest quadrant of C.R. 951 and Golden Gate Parkway. Due to the existing zoning and land use pattern in proximity to the Commercial In -fill Subdistrict (see Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map S) and the need to ensure adequate development standards to buffer adjacent land uses, commercial uses shall be permitted under the following criteria: [no further changes] 3. Santa Barbara Commercial Subdistrict [page 23] The boundaries of the Subdistrict are hereby expanded to include the former Commercial Subdistrict and also to extend approximately one (1) block to the east of the former boundary (see Santa Barbara Commercial Subdistrict Map 7). The intent of the Santa Barbara Commercial Subdistrict is to provide Golden Gate City with an area that is primarily commercial, with an allowance for certain conditional uses. The types of uses permitted within this Subdistrict are low intensity retail, offices, personal services, and institutional uses, such as churches and day care centers. Such development is intended to serve the needs of residents within the Subdistrict and surrounding neighborhoods and persons traveling nearby. [no further changes] 4. Golden Gate Parkway Professional Office Commercial Subdistrict [page 24] The provisions of this Subdistrict (see Golden Gate Parkway Professional Office Commercial Subdistrict Map 8) are intended to provide Golden Gate City with a viable professional office district with associated small -scale retail as identified under item A, below. This Subdistrict has two purposes: • to serve as a bona -fide entry way into Golden Gate City; and • to provide a community focal point and sense of place. S. Collier Boulevard Commercial Subdistrict [page 25] The. primary purpose of the Collier Boulevard Commercial Subdistrict (see Collier Boulevard Commercial Subdistrict Map 48) is to encourage redevelopment along Collier Boulevard in order to improve the physical appearance of the area. This Subdistrict is intended to allow a mix of uses, including heavy commercial within those areas presently zoned C -5. [no further changes] 2. ESTATES DESIGNATION A. Estates Mixed Use District 2. Neighborhood Center Subdistrict, paragraph b, and first bullet point [pages 27 -28] 2. Neighborhood Center Subdistrict b) Locations [no further changes] Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates. (See Golden Gate Words underlined are added; words are deleted. 11 Row of asterisks ( * ** * ** * * *) denotes break in text. 0 Oak Estates Neighborhood Centers Map 9). The centers are designed to ... [no further changes] • Wilson Boulevard and Golden Gate Boulevard Center. This center consists of all four quadrants at the intersection of Wilson and Golden Gate Boulevards (See Wilson Boulevard /Golden Gate Boulevard Center Map 40). The NE and SE quadrants ... [no further changes] • Collier Boulevard and Pine Ridge Road Center. The center at Collier Boulevard and Pine Ridge Road is located on both sides of the intersection. Tracts 109 -114, Unit 26, Golden Gate Estates are included in this center as eligible for commercial development. (See Collier Boulevard /Pine Ridge Road Center Map 44). The E1/2 of Tract 107, Unit 26 is also ... [no further changes] • Everglades Boulevard and Golden Gate Boulevard Center. This Center consists of all four quadrants at the intersection of Everglades and Golden Gate Boulevards (See Golden Gate Boulevard /Everglades Boulevard Center Map 4-2). The NE quadrant ... [no further changes] 3. Conditional Uses Subdistrict b. Golden Gate Parkway and Collier Boulevard Special Provisions [page 31.1] • Conditional uses abeam shall not be permitted on those parcels immediately adjacent to the west side of Collier Boulevard within the Estates Designated Area ►less except where the parcel is directly bounded by conditional uses on two (2) or more side yards with no intervening rights -of -ways or waterways; and. except as provided in subparagraph 2., below; and except for essential services as described in paragraph a) above. • Recognizing the existing residential nature of the land uses surrounding the $lanfled 1 -75 interchange at Golden Gate Parkway, there shall be no further conditional uses for properties abutting Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, except as permitted within the Golden Gate Parkway Institutional Subdistrict ; and. except as provided in suboaragraph 1., below; and except for essential services as described in Paragraph a). above. • Further, no properties abutting streets accessing Golden Gate Parkways between Livinaston Road and Santa Barbara Boulevard Words underlined are added; words are deleted. Row of asterisks * ** * ** y 12 * * *) are break in text. r segment shall be approved for conditional uses except as permitted within the Golden Gate Parkway Institutional Subdistrict: and except as provided subparagraph 1., below. and except for essential services as described in paragraph a), above. In consideration of the improvements associated with the prepesed interchange at Interstate 75 and Golden Gate Parkway, the existing conditional use (church and related facilities) located at the southeast corner of Golden Gate Parkway and 66th Street S.W. may be expanded in acreage and intensity along the south side of Golden Gate Parkway to the east of 66th Street S.W., but the total project area shall not exceed approximately 9.22 6-.24 acres (see Golden Gate Parkway Interchange Conditional Uses Area Map 445). 2. The parcel located immediately south of the Commercial Western Estates Infill Subdistrict, on the west side of Collier Boulevard, and at the southwest quadrant of the intersection of Vanderbilt Beach Road and Collier Boulevard, shall be eligible for a transitional conditional use designation. 1. Interchange Activity Center Subdistrict [page 331 On the fringes of the Golden Gate Area Master Plan boundaries, there are several parcels that are located within the Interchange Activity Center # 10 at 1 -75 and Pine Ridge Road as detailed in the County -wide Future Land Use Element (FLUE). Parcels within this Activity Center are subject to the County -wide FLUE and not this Master Plan. See Activity Center and Pine Ridge Road Mixed Use Subdistrict Map 6 for a detailed map of this Activity Center. 2. Pine Ridge Road Mixed Use Subdistrict, bottom of page, last line [page 34] See Activity Center and Pine Ridge Road Mixed Use Subdistrict Map 6 for a detailed map of this Subdistrict. 3. Randall Boulevard Commercial Subdistrict, first paragraph [page 35] Recognizing the unique development pattern and characteristics of surrounding land uses, the Randall Boulevard Commercial Subdistrict has been designated on. the Golden Gate Area Future Land Use Map. The Subdistrict is comprised of the following properties: Tract 71, Golden Gate Estates, Unit 23; and the East 165 feet of Tract 54, Golden Gate Estates, Unit 23. See Randall Boulevard Commercial Subdistrict Map 44. 4. Commercial Western Estates Infill Subdistrict, paragraph a [pages 35 -36] a) Size and Location: The Subdistrict includes a 6.23 -acre parcel, located at the southwest corner of Vanderbilt Beach Road and Collier Boulevard (see Commercial Western Estates Infill Subdistrict Map 4-6). The parcel is identified as Tract 105, Unit 2, Golden Gate Estates. Words underlined are added; words atiFtiek thi=eiag}3 are deleted. Row of asterisks ( * ** * ** * * *) denotes break in text. 13 5. Golden Gate Estates Commercial Infill Subdistrict, first paragraph [page 37] This subdistrict consists of two infill areas. The two areas are located at the northwest corner of Collier Boulevard and Green Boulevard and at the northwest corner of Santa Barbara Boulevard and Golden Gate Parkway. Due to the existing zoning and land use pattern in proximity to the Estates Commercial In -fill Subdistrict (see Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map 5) and the need to ensure adequate development standards to buffer adjacent land uses, commercial uses shall be permitted under the following criteria: [no further changes] ESTATES DESIGNATION, second paragraph [page 26] Generally, the T#e Estates Designation also accommodates future non - residential uses, including: • Conditional uses and essential services as defined in the Land Development Code..., except as prohibited in the Neighborhood Center Subdistrict Also refer to the Conditional Uses Subdistrict. * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** 3. Conditional Uses Subdistrict, paragraph a) [page 31] * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** a) Essential Services Conditional Use Provisions: Those Essential Services Conditional Uses, as identified within Section 2�2 2.01.03G. of the Collier County Land Development Code, may be allowed anywhere within the Estates Zoning District,_ except as prohibited in certain Neighborhood Centers, and are defined as: [no further changes] 3. Conditional Uses Subdistrict, paragraph a), 7th bullet [page 31.1] a) Essential Services Conditional Use Provisions: • governmental facilities (except for those Permitted Uses identified in Section 2:6.9 2.01.03 of the Land Development Code) LAND USE DESIGNATION DESCRIPTION SECTION 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. [first three lines at top of page 18] Words underlined are added; words stfuek threugh are deleted. 14 Row of asterisks ( * ** * ** * * *) denotes break in text. 4(S(3 - 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. "...Collier County Land Development Code (Ordinance No. 9;- ;02, adep# -d 04 -41. adopted June 22 2004 effective October 18 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.) 2. ESTATES DESIGNATION, third bullet point [page 261 * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** • Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. ° adGpted QGtebeF 30, 4991 _04 -41. adopted June 22 2004 effective October 18 2004) and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.). 2. Neighborhood Center Subdistrict, paragraph c, first bullet point [page 281 c) Criteria for land uses at the centers are as follows: • Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C- 1, C -2, or C -3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 1991, 04 -41. adopted June 22 2004 effective October 18 2004), except as prohibited below. [no further changes] e) Special Exceptions to Conditional Use Locational Criteria [page 321 1. Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits meted for the purpose of extending the time period for use of the structure as a model home shall be required, and shall be subject to the provisions of Section 5.04.04B. and C of the Collier County Land Development Code Ordinance No 04 -41 as amended Such conditional uses shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. Words underlined are added; words EtEueiE threugh are deleted. 15 Row of asterisks ( * ** * ** * * *) denotes break in text. * ** * ** * ** * ** NEW Future Land Use Map Series list [Page 40] FUTURE LAND USE MAP SERIES Golden Gate Area Master Plan Study Areas Golden Gate Area Future Land Use Maa Hinh Density Residential Subdistrict 1989 Boundaries of Activity Center Downtown Center Commercial Subdistrict Urban Mixed Use Activit Center /Golden Gate Parkway and Coronado Parkway Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Golden Gate Parkway Professional Office Commercial Subdistrict Collier Boulevard Commercial Subdistrict Pine Ridae Road Interchange Activity Center and Pine Ridae Road Mixed Use Subdistrict Golden Gate Estates Neighborhood Centers Wilson Boulevard /Golden Gate Boulevard Center Collier Boulevard /Pine Ridae Road Center Golden Gate Boulevard/Everalades Boulevard Center Immokalee Road /Everglades Boulevard Center Randall Boulevard Commercial Subdistrict Commercial Western Estates Infill Subdistrict Golden Gate Parkway Interchange Conditional Uses Area Golden Gate Parkwav Institutional Subdistrict GOLDEN GATE AREA MASTER PLAN MAP SERIES Make modifications to the following maps, as described below. Golden Gate Parkway Professional Office Commercial Subdistrict Map. Amend map to remove property that was added to the Mixed Use Activity Center via a small scale GMP amendment in 2004 (petition CPSS- 2004 -1); property is now zoned Zone PUD and is described as Lot 1, Block 201, Golden Gate Unit 6. Map 1, Study Areas. Amend map to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, portion of Wilderness Country Club PUD commercial tract, Royal Poinciana Golf Course, and US -41 /Sandpiper Street. Revise the Golden Gate Estates Neighborhood Centers Map. Revise this map to reflect the approval of petition CP- 2005 -2 that expanded the southwest quadrant of the Wilson /Golden Gate Boulevards neighborhood center. Golden Gate Future Land Use Map. Words underlined are added; words S rig Row of asterisks are deleted. 16 � * ** �` ** '` * *) denotes break in text. MEJ Amend map to remove RSF -3 property at northeast corner of the Mixed Use Activity Center to correlate with same change previously made to the Activity Center map in GGAMP and Activity Center #15 Map in the FLUE, and remove the Santa Barbara Square commercial plaza at northeast corner of Golden Gate Parkway /Santa Barbara Blvd. from the Golden Gate Parkway Professional Office Commercial Subdistrict to be consistent with the map for that Subdistrict. All Existing GGAMP Maps. Amend map to remove map number on each respective map: Map —1 Golden Gate Area Master Plan Study Areas Map 2 Golden Gate Area Future Land Use Map Map 3 High Density Residential Subdistrict 1989 Boundaries of Activity Center Map 4 Downtown Center Commercial Subdistrict Map T6 Urban Mixed Use Activity Center /Golden Gate Parkway and Coronado Parkway Asap 6 Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Map -7 Santa Barbara Commercial Subdistrict Map 8 Golden Gate Parkway Professional Office Commercial Subdistrict Map 9 Collier Boulevard Commercial Subdistrict Map 10 Pine Ridge Road Interchange Activity Center and Pine Ridge Road Mixed Use Subdistrict Map 11 Golden Gate Estates Neighborhood Centers Map 12 Wilson Boulevard /Golden Gate Boulevard Center Map 13 Collier Boulevard /Pine Ridge Road Center Map 14 Golden Gate Boulevard /Everglades Boulevard Center Map a Immokalee Road /Everglades Boulevard Center Map 16 Randall Boulevard Commercial Subdistrict Map 7 Commercial Western Estates Infill Subdistrict Map -16 Golden Gate Parkway Interchange Conditional Uses Area CPSP - 2006 -13 Exhibit A Text - Adoption 9 -24 -08 to BCC GAComprehensivelComp, Planning GMP DATAIComp, Plan Amendments12006 Cycle PetitionslCPSP- 2006 -13 batch amendmenWExhibit A tg- dw /4 -30 -08 and mk- dwl9 -24 -08 Words underlined are added; words are deleted. 17 Row of asterisks ( * ** * ** * * *) denotes break in text. -ihsb EXHIBIT "A" PETITION CPSP-2006-13 T 48 S i —T5 3 S T 47 S T 40 S T 49 S T 50 S T 51 S T 52 S IN — va LU LL Z =0 -0 Lu ■ nor -0 0 Ell lk- L6 0 f MOXIGO Gulf S 9v I S CV i s ov I S 64 1 S os I I s L9 1 s zq 1 S E9 1 O T Le WW � Elm l E3 16 92 ;gag h MM HE 0 long iij IN — va LU LL Z =0 -0 Lu ■ nor -0 0 Ell lk- L6 0 f MOXIGO Gulf S 9v I S CV i s ov I S 64 1 S os I I s L9 1 s zq 1 S E9 1 T 1 IN — va LU LL Z =0 -0 Lu ■ nor -0 0 Ell lk- L6 0 f MOXIGO Gulf S 9v I S CV i s ov I S 64 1 S os I I s L9 1 s zq 1 S E9 1 gh_ 7 } u �� a m_ A MiZ6 SOS1 fu R a N a U i LA w. LA x.• W N N [ _ ! It IA i i ` 1z U N _ !- - ! 0 L L2 ! / m 0 f J, W LL W J LL z a a� 00 1• t t y may. IL w J N r 1 N O Zrc W o J 1 N ry N d a� u / i N .j z _ Ix F K ... ' ie v ��d E .n@ la T50S EXHIBIT "A" COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT CPSP_2nnr,_vs AMENDED - JANUARY 15, 20 0] o.a. NP. zooT -la PREPARED at, OFFICE OF ORAPNICS -0 TECHNICAL SUPPORT COMMUNITY DEVELOPMENT AND ENMONMENI` E SERMCES DIVISION DAIS: 3/200a FILE: CCRAAASOM- 200a.ONG bg*nd Open ® SODRReabmWn Zone ® Water Retention Area (WRA) - Big Cypress National Fomet © Fl—ay SlewerdeNp Ama (FSA) O Area of Cdtical State C-1t, - Habitat Stewardship Ana (HSA) StmwdsNp Receiving Ana (BRA) StewardsNp Sanding Area (SSA) �c;;, , § B BROWARD COUNTY _ _E mm 9 C COLLIER COUNTY C COLLIER COUNTY L m m § _ _z & < / � � \ O / O O \ \ ° j g u u 2 < < / c c \ \ / / LLJ / >_ ( § # 2 N ; | § § ����ƒ }} / ;����,��� y u / � § �. %§§�\ §| � �!ƒd) }� /'� \j�) \ \}�j� a. Q m 4�s3 CD BROWARD COUNTY DADE COUNTY O NCOLLIER COUNTY COLLIER COUNTY a � � w z CQ L LO uz 5 W C v z Q Q U J U U LLJ O !nn 1 0 11 V �IJ z_ Lo 1. Y z X W - u yy"11 W O J �ZZ O O V Z Wy 0 O • W O Q lz z • ez a'S ol z z 0 0 V V W WU Y K � W z _ 00 a ¢o m Q • 0 uj • Q o o (moo • • o • J o0 U U W U C 5 W ~ W F Z u as z �Z Z ° � SL -I a g c� w W U ZO J 0 = 5 w O Z V ".z z O U.S. 41 u01 o ddb 3 N o Z Q, � Q I ry W Z J O U Z F W Y r S m w J o (L a J o tD�a U N D� Mo, Ln z x z m 4 . O O O = m , O p °o dr-� wzn o a�W O Q W Z W D oQ O a U 0 VI w FW- O � a � � z ; � � w X Q Z dJ O Q J W O N � �3 (wit • O W U Q � o � vl Q �- N > N N � Q 7 z N w I'll 12, � W O W Q 4 J �az�v~i< U 3�'� a =g w w � z m Z w in m � �n � a � � Z � W O W Q 4 J �az�v~i< U 3�'� a =g w w � z m Z w in m � �n � a � � Z 0 5 � B BROWARO COUNTY D DADE COUNTY L � C COLDER COUNTY C COLDER COUNTY L i � Q m Q p q m J " �}m�. Z h ((LW L W L y J J ?m>}amj J T) mU>a p OZ4>a U V1 U U U S W a S ? i u w .p tN Q > ez a s o V K K > ( asy O a n! Q d 1a m 4 a � s � aW J JZ ¢ U ¢ s P. O O z J � z o o 00 �Q a o ca N �d D ° N N J J S w J V O OZ u w V 10 6 63 ° U.S 41 I In w Z v w 1 � 1q � � � z o N � w N 9 U a z � 9 ° � a wa � m EXHIBIT "A" CPSP- 2006 -13 FUTURE LAND USE MAP SOILS Western Collier County, Florida HENDRY COUNTY SOURCE: U.S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE, JUNE 1988 EACH AREA OUTLINED ON THIS MAP CONSISTS OF PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION MORE THAN ONE KING OF SOIL. THE MAP IS THUS COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION MEANT FOR GENERAL PLANNING RATHER THAN A BASIS DATE: 312008 FILE: LU- 94- 2008.DWG FOR DECISIONS ON THE USE OF SPECIFIC TRACTS. b A v F N A v N O b F N b F C t MIXED USE S I ACTIVITY C INDEX A O 0 1 MI. SCALE AMENDED — JANU (Ord. No. 200: AMENDED — JU (Ord. No. 200` PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: ACCESS- INDEX- 2008.DWC DATE: 3/2008 R 25 E EXHIBIT "A" R 25 E 1 R 26 E R as E *56 rpcp_gnna_l z N b r N T v N O N H N N F EXHIBIT A LIVINGSTON ROAD / VETERANS MEMORIAL BOULEVARD COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA OCTITil1A1 nne.n nnnn ... PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 312008 FILE: CP- 2003- 3A- 2008.DwG LEGEND SCALE ® SUBDISTRICT 0 300 FT. 600 ,f T. A� ~FD f RR� BI � FAST StELLA CT 0 3 r VI LANE rc i n b MEOITERRA 5 � 3 2 MEOITERRA O FELICITA CT CE��tNt LA"IE CELEBRITA COURT BUONA T VETERANS MEMORIAL BOVLEVARO SUBJECT SITE VETERANS MEMORIAL BOVLEVARO CPSP- 2D08 -13 b s PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 312008 FILE: CP- 2003- 3A- 2008.DwG LEGEND SCALE ® SUBDISTRICT 0 300 FT. 600 ,f T. r -VUIQM A I't I I I IUN CPSP- 2006 -13 GOODLETTE /PINE RIDGE COMMERCIAL INFILL SUBDISTRICT COLLIER COUNTY, FLORIDA SCALE T I� 0 200 R. 400 ET. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION DATE: 3/2008 FILE: CPSP - 2006- 13A.DWG - - 7 LEGEND GOODLETTE /PINE RIDGE COMMERCIAL INFILL SUBDISTRICT e `o d a U a H m x_ W � g a� ory [ �I of a RE op p 9 CL w a ❑ $g IAO xrnnnoe r O` W W 7 a HHr� a p . a � as Y � T �3 q e 9 a� ko CL IN W v LL O O� U Ln pm a y a ^ : Mm! E ME .0--ft e) a z o � m O � __ os Z ° �N W U N y z � a w a� I � LL N C - � U z U � Q W c� z U) r~ � _E �z x W U F¢� Q � Q p U O � Q � W W Q Q W W z z a a, z 0 z� ow U w � W N � O r� oQn o n 0 0 �w Li v o nza � moo° o m u� s 0 n W O a 0 u a U I � � 00 �O voa Z W Zm Z U Q Q ?Z H EL p U 4 w W Y a a= CL, IAO xrnnnoe r O` W W 7 a HHr� a p . a � as Y � T �3 q e 9 a� ko CL IN W v LL O O� U Ln pm a y a ^ : Mm! E ME .0--ft e) a z o � m O � __ os Z ° �N W U N y z � a w a� I � LL N C - � U z U � Q W c� z U) r~ � _E �z x W U F¢� Q � Q p U O � Q � W W Q Q W W z z a a, z 0 z� ow U w � W N � O r� oQn o n 0 0 �w Li v o nza � moo° o m u� s 0 n W O a 0 u a U I � � 00 �O voa Z W Zm Z U Q Q ?Z H EL p U 4 -0 E - EXHIBIT "A' LEGEND URBAN DESIGNATION ESTATES DESIGNATION AGRICULTURAUAUR4L DESIGNATION IA.. .. —.1 5 MI, PREPARED BY GIS/CAD MAPPING 5ECTION AYI AND PRE' GGFLU-2008-2DWG DATE: 3/2D08 T .. 3 R 27 E I—— mwuoM ­CT ULl"D C.-- Os 0 0 rn O \ SCALE I zpmmmm�-� I ML 2 .1 3 .1, 4 MI 5 MI, PREPARED BY GIS/CAD MAPPING 5ECTION COMMUNITY DEY L—ENT AND E—RONMENTAL SE—CES DIMSION PRE' GGFLU-2008-2DWG DATE: 3/2D08 R 26 E I R 27 E *�b rp.qpz-nnA. GOLDEN GATE AREA FUTURE LAND USE MAP IMMOKALEE ROAD R 28 E N, PREPARED BY COMMUNITY DE FILE: GGMP- 9B- 2008.OWG DATE: 3/2008 EXHIBIT "A" GOLDEN GATE AREA MASTER PLAN STUDY AREAS COLLIER COUNTY, FLORIDA HENDRY CO. w r CPSP- 2006 -13 EXHIBIT "A" HIGH DENSITY RESIDENTIAL SUBDISTRICT 1989 BOUNDARIES OF ACTIVITY CENTER IL i PREPARED BY. GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 68- 2008.DWG DATE: 3/2008 MEMO cPSP_gnnF_i z Y CENTER 0 SDOFT 7000fT EXHIBIT "A" SANTA BARBARA COMMERCIAL SUBDISTRICT COLLIER COUNTY, FLORIDA GOLDEN GATE PARKWAY 9 J71 1 113 SCALE O 20OFT COOFT PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: CPSP- 2004- 7G- 2008.DWG DATE: 3/2008 �sr NONE ®� m - m® m ae eeei 0 111-110 Em m m CORONADO PARKWAY —tt—O-6 races- ,3nna_4,a 72ND PLACE S.W. IJ +� rl v ST. EUZARETN 5E TON UUR CH 6; 5C 001. a ZF R IDE ZAP �F G dTf. x F UNO . , AZA 6 3 AMENDED - OCTOBER 25, 2004 94 99 115 AMENDED - JUNE 7. 2005 95 98 116 117 SUBDISTRICT EXPANSION ® 24TH AVENUE S.W. 96 97 118 119 8 1 2 26TH AVENUE S.W. 8 101 106 8 1 0 LOT 1 LOT 2 LOT 2 TR 108 REPLAT 28TH AVENUE S.W. 9 c 9 -roT- 110 91 98 1 112 GOLDEN GATE PARKWAY 9 J71 1 113 SCALE O 20OFT COOFT PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: CPSP- 2004- 7G- 2008.DWG DATE: 3/2008 �sr NONE ®� m - m® m ae eeei 0 111-110 Em m m CORONADO PARKWAY —tt—O-6 races- ,3nna_4,a 72ND PLACE S.W. IJ +� rl v ST. EUZARETN 5E TON UUR CH 6; 5C 001. a ZF R IDE ZAP �F G dTf. x F UNO . , AZA 6 3 AMENDED - OCTOBER 25, 2004 SANTA --AAA COYMLR 1 SUBD -1- (Ord. No. 2004 -71) LEGEND AMENDED - JUNE 7. 2005 (Ord. No. 2005 -25) EM ORIGINAL SUBDISTRICT SUBDISTRICT EXPANSION ® MIR EXHIBIT "A" roco_onnc 41 t = w, EXHIBIT "A" URBAN MIXED USE ACTIVITY CENTER GOLDEN GATE PARKWAY AND CORONADO PARKWAY COLLIER COUNTY, FLORIDA it AMENDED — JANUARY 25, 2005 Ord. No. 2005 -3 URBAN MIXED USE ACTIVITY CENTER GOLDEN GATE PARKWAY AND CORONADO PARKWAY AMENDED — JANUARY 25, 2007 LEGEND (Ord. No. 2007 -19) ® ACTIVITY PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION SCALE CENTER COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION BOUNDARIES FILE: CPSS- 2004- TB- 2008.DWC DATE: 3/2008 0 50OFT 100CIFr AMEN[ AMENDED — OCTOBER 26, 2004 (Ord. No. 2004 -71) AMENDED — JANUARY 25, 2007 (Ord. No. 2007 -19) EXHIBIT "A" CPSP - 2006 -13 GOLDEN GATE ESTATES NEIGHBORHOOD CENTERS Collier County, Florida IMMOKALEE ROAD PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 47- 2008.DWG DATE: 3/2008 F GOLDEN GATE ESTATES NEIGHBORHOOD CEN.1 LEGEND NEIGHBORHOOD CENTERS 0 1 MI 2 MI � J EXHIBIT "A" GOLDEN CATE PARKWAY PROFESSIONAL OFFICE COMMERCIAL SUBDISTRICT Collie County, Florid. CORONADO PARKWAY P� aG GOLDEN GATE PARKWAY GOLDEN GATE AMENDED - (Ord. AMENDED (Ord. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION scALE COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: CPSP- 2004- 7F- 2008.DWG DATE: 3/2008 0 20OFT 40OFT MIDDLE SCHOOL y f m x w mo cfl a 0 N a U I � MS 133at 1— Tj LZ i, - � - aarn33rwe a3m0i W C U � 8 M 5 133u15 'M's 3JVaa31 s �! YJ 35iYNrvs I �, '� T Gp Q G v J 5 133tl15 ONL. � � � � S 133ells JrvL. � � w 1 9 l i ~ � sox, •�La `� V \ z _ 133a1s oac. J � y I c 's 3Jbab31 H S 3JYbtl31 H Hls, 'MS 133Y15 HIS. I 9 � Z O � Ms 3JYaa31 lust I'S in K \ L—LIll \ \•� 'IT ^T UI W O Ms 13— W o] u Q O O � J co N m I �a G H � Z ae Q 4 2 � W o J Q� p J d Uti EXHIBIT "A" COLLIER BOULEVARD COMMERCIAL SUBDISTRICT COLLIER COUNTY. FLORIDA F-- LTj- T GM.- 'nh iN I coi:NTV aue I � G CPSP- 2006 -13 ADOPTED - OCTpeER ZODa [Drd. No. 2uoa -7171) LEGEND AMENDED - JANUARY 25, 2007 (Ord. No 2007 -79) COLLIER BOULEVARD PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION SCALE COMMERCIAL COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION SUBDISTRICT FILE: GGMP -57A -2008 DWG DATE: 3/2008 0 2ODFT <ODFT EXHIBIT "A" c M6 rnco nnne — GOLDEN GATE PARKWAY INTERCHANGE CONDITIONAL USES AREA Collier County, Florida ADOPTED - SEPTEMBER 10, 2003 (Ord. No. 2003 -44) AMENDED - JANUARY 25, 2007 (Ord. No. 2007 -19) 0 112 MI. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 49- 2005.DWG DATE: 3/2006 LEGEND GOLDEN GATE ESTATES GOLDEN GATE PARKWAIi GOLDEN GATE PARKWAY INTERCHANGE CONDITIONAL USES AREA RADIO ROAD ADOPTED - SEPTEMBER 10, 2003 (Ord. No. 2003 -44) AMENDED - JANUARY 25, 2007 (Ord. No. 2007 -19) 0 112 MI. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 49- 2005.DWG DATE: 3/2006 LEGEND GOLDEN GATE ESTATES EXHIBIT "A" GOLDEN GATE BOULEVARD /EVERGLADES BOULEVARD CENTER Collier County, Florida ]MMOKALEE ADOPTED — SEPTEMBER 10, 2003 (Ord. No. 2003 -44) AMENDED — JANUARY 25, 2007 (Ord. No. 2007 -19) 0 1/2 MI. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 45- 2008.DWG DATE: 3/2008 LEGEND GOLDEN GATE ESTATES NEIGHBORHOOD CENTER SETTLEMENT AREA EXHIBIT "A" r000_7nna_4.3 COLLIER BOULEVARD /PINE RIDGE ROAD CENTER Collier County, Florida r/N. T BEACH ROAD EXT. a D G T O D a PINE RIDG I V R a > E a ca a w< a G 4 F z LEGEND ADOPTED - SEPTEMBER 10, 2003 (Ord. No. 2003 -44) AMENDED - JANUARY 25, 2007 GOLDEN GATE NEIGHBORHOOD (Ord. No. 2007 -19) ESTATES CENTER I I ::::� a 0 1/2 MI. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 46- 2008.DWG DATE: 3/2008 EXHIBIT "A" RANDALL BOULEVARD COMMERCIAL SUBDISTRICT Collier County, Florida IMMOKALEE AMENDED — SEPTEMBER 10, 2003 (Ord. No. 2003 -44) AMENDED — JANUARY 25, 2007 (Ord. No. 2007 -19) 0 112 ML 1 ML PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GCMP- 21- 2008.DWG DATE: 3/2008 sm CPFP_9nnR_t Z LEGEND GOLDEN GATE SETTLEMENT ESTATES AREA EXHIBIT "A" rroco onnc 4a WILSON BOULEVARD /GOLDEN GATE BOULEVARD CENTER Collier County, Florida /FA/ IMMOKALEE D A O O a G A V R T/z 0 1/2 MI. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 43- 2008.DWG DATE: 3/2008 ADOPTED — S SEPTEMBER 10, 2003 AMENDED — — JANUARY 25, 2007 AMENDED — — DECEMBER 4, 2007 NEIGHBORHOOD CENTER EXHIBIT "A" CPSp_9n0R_13 COMMERCIAL WESTERN ESTATES INFILL SUBDISTRICT Collier County, Florida V3 n NAPLES- IMMOKALEE ROAD w q F � a a F � F COMMERCIAL ? WESTERN ESTATES ° INF/LL SUBDISTRICT w a J O B T BEACH ROAD EXT. U q a G L a PINE RIDG O E U q a 0 U LEGEND AMENDED - SEPTEMBER 10, 2003 (Ord. No. 2003 -44) AMENDED - OCTOBER 26, 2004 (Ord. No. 2004 -71) AMENDED - JANUARY 25, 2007 GOLDEN CATE (Ord. No. 2007 -19) ESTATES 0 1/2 MI. 1 MI. PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 48- 2008,DWG DATE: 3/2008 EXHIBIT "A" IMMOKALEE ROAD /EVERGLADES BOULEVARD CENTER Collier County, Florida IMMOKALEE AMENDED — SEPTEMBER 10, 2003 (Ord. No. 2003 -44) AMENDED — OCTOBER 26, 2004 (Ord. No. 2004-71) AMENDED — JANUARY 25, 2007 (Ord. No. 2007 -19) 0 1/2 MI. 1 MI. PREPARED BY, GRAPHICS AND TECHNICAL SUPPORT SECTION COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION FILE: GGMP- 44- 2008.OWG DATE: 3/2008 cpsp_2nna_ia IMMOKALEE ROAD LEGEND GOLDEN GATE SETTLEMENT ESTATES AREA NEIGHBORHOOD CENTER mi�,-Ki7guy First Baptist Church of Golden Gate Growth Management Plan Amendment CP=2006=5 —P"W/ Aye. Engineers, CONS UI;- r.I.NG- Surveyors & Mappers, �. T • 1. AL Planners, & Project Managers 6610 Willow Park Drive, Suite 200, Naples, Florida 34109 • (239) 597 -0575, fax: (239) 597 -0578 • www.consult- rwa.com 1 J First Baptist Church of Golden Gate Growth Management Plan Amendment (CP- 2006 -5) Collier County, FL TABLE OF CONTENTS GMP Amendment Application Form Affidavit /Letter of Authorization Basis for Approval Letter Dated January 10, 2008 EXHIBIT V.A.1 - Vicinity Map EXHIBIT V.A.2 - Aerial Photo of Subject Property EXHIBIT V.A.3 - Existing Zoning and Land Use Map EXHIBIT V.B.1 - Future Land Use Map EXHIBIT V.C.2 — Preliminary Environmental Assessment EXHIBIT V.C.3 - Historical /Archeological Probability Map State Division of Historical Resources Letter Collier County Historical Archaeological Probability Map EXHIBIT V.D.5 — Suitability of Proposed Land Use EXHIBIT V.E.1 — Traffic Impact Analysis Report Dated February 28, 2008 EXHIBIT V.E.2 — Public Facilities Map Warranty Deed Sufficiency Response Letter Dated January 10, 2008 1\ f it \ Si�nerin� APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER DATE RECEIVED PRE - APPLICATION CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941) 403 -2300; Fax: (941) 643- 6869. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97 -431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 239 - 403 -2300. SUBMISSION REQUIREMENTS I. GENERAL INFORMATION A. Name of Applicant(s) First Baptist Church of Golden Gate Cindy Crytzer — (239) 280 -6713, Paul Beatty — (239) 597 -0575 Company N/A Mailing Address 2741 Santa Barbara Blvd. City Naples State Fl. Zip Code 34116 Phone Number 239 - 455 -6682 Fax Number B. Name of Agent* Dwight Nadeau, Planning Manager Company RWA, Inc. Mailing Address 6610 Willow Park Drive Suite 200 City Naples State FL Zip Code 34109 Phone Number 239 - 597 -0575 1 02/2002 *_i�;6 E -mail Address dhn(a) consult- rwa.com * THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. C. Name of Owner(s) of Record First Baptist Church of Golden Gate Mailing Address 2741 Santa Barbara Blvd. City Naples State Fl. Zip Code 34116 Phone Number 239 - 455 -6682 Fax Number D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Agent/ Planning Consultant Traffic Consultant Environmental Consultant Dwight Nadeau, Planning Manager RWA, Inc 6610 Willow Park Drive, Suite 200 Naples, Florida 34109 Reed Jarvi, Vanasse & Daylor LLP 12730 New Brittany Blvd., Ste. 600 Fort Myers, FL 33907 Julie Anne Arrison, Ecologist Arrison Environmental, Inc. 12380 Eagle Point Circle Fort Myers, FL 33913 II. DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so. Name and Address, and Officers Percentage of Stock 2 02/2002 C W, w-Ol First Baptist Church of Golden Gate, Inc. 100% NON PROFIT CORPORATION 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 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 contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. Name and Address Percentage of Ownership F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address G. Date subject property acquired (X) leased ( ):12/1/1993 Terms of lease yrs /mos. If Petitioner has option to buy, indicate date of option:_ and date option terminates: _, or anticipated closing date _. H. NOTE: Should any changes of ownership or changes in contracts for purchase 3 02/2002 =my P, ON 6� 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 The North 180 feet of Tract 107, Unit 30, Golden Gate Estates, according to the Plat thereof recorded in Plat book 7. Page 58 of the Public Records of Collier County, Florida. B. Section: 29 Township: 49 Range: 26 C. Tax I.D. Number (Folio #) 38169640001 D. General Location West of Santa Barbara Boulevard north of Golden Gate Parkway in Section 29, Township 49 South, Range 26 East, Collier County, Florida E. Planning Community Golden Gate F. TAZ 193 G. Size in Acres ±3.54 acres H. Zoning E, Estates Present Future Land Use Map Designation (s) Estates Designation IV. TYPE OF REQUEST A. Growth Management Plan Element(s) OR Sub - Element(s) to be amended: Future Land Use _ Immokalee Area Master Plan Transportation _ Coastal & Conservation _ Intergovernmental Coord. _ Sanitary Sewer _ Drainage X Golden Gate Area Master Plan _ Capital Improvement _ Housing Recreation & Open Space _ Potable Water Solid Waste Natural Groundwater Aquifer B. Amend Page(s) _ of the GGAMP Element As Follows: ( Use to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: LAND USE DESIGNATION DESCRIPTION SECTION 2 ESTATES DESIGNATION 3 CONDITIONAL USES SUBDISTRICT e) Special Exceptions to Conditional Use Locational Criteria: 4. Conditional Use for a church or place of worship as allowed in the Estates Zoning District is allowed on the N 180' of Tract 107, Golden Gate Estates Unit 30. 4 0212002 C. Amend Future Land Use Map(s) designation, FROM: N/A District, Subdistrict TO: District, Subdistrict [If new District and /or Sub - district proposed, include Future Land Use Map with legend depicting it]. D. Amend other Map(s) and Exhibits as follows: (Name & Page #) E. Describe additional changes requested: V. REQUIRED INFORMATION Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to 8'/2 x 11 shall be provided of all aerials and /or maps. A. LAND USE 1. Exhibit V.A.1 Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. 2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries, source, and date. 3. Exhibit V.A.3 Provide a map and summary table of existing land use and zoning within a radius of 500 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION 1. Exhibit V.B.1 Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL 1. Exhibit V.A.2 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 SYSTEMM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AEIRAL IN "A" ABOVE. 2. Exhibit V.C.2 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and /or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). 3. Exhibit V.C.3 Identify historic and /or archaeological sites on the subject property. Provide copy of County's Historical /Archaeological Probability Map and correspondence from Florida Department of State. 5 02/2002 D. GROWTH MANAGMENT Reference 9J- 11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J- 11.006(1)(a)7.a, F.A.C.) If so, identify area located in ACSC. 2. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S.? 3. N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187(1)(c), F.S.? (Reference 9J- 11.006(1)(a)7.b, F.A.C.) 4. N Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 5. Y 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 /subdistrict identified (commercial, industrial, etc.), or is the proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J- 5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J- 1.007, F.A.C.). Please see Exhibit V.D.5., Suitability of Proposed Land Use. E. PUBLIC FACILITIES 1. _ Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on that Standard, for each of the following public facilities: a) Potable Water: No impact. On well system. b) Sanitary Sewer: No impact. On septic tank system. c) Arterial & Collector Roads - Name of specific road and LOS: Exhibit V.E.1.c —Traffic Impact Analysis Report d) Drainage: 25 yr, 3 day storm. Impact on -site treatment prior to discharge into Santa Barbara Blvd. right of way. Negligible impact. e) Solid Waste: LOS 0.75 tons /yr /capita a- 364,970 population = 273,727 tons /yr. Available capacity 3,661,672. No impact. f) Parks - Community and Regional N/A If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and /or industrial development 6 02/2002 that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1. 1.2 and 1.1.5). 2. Exhibit V.E.2 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services). 3. N/A Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: 1. "X" Flood zone based on Flood Insurance Rate Map data (FIRM). Flood Zone "X" 2. N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). 3. N/A Traffic Congestion Boundary, if applicable 4. N/A Coastal Management Boundary, if applicable 5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION 1. X $16,700.00 non - refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. 2,— $9,000.00 non - refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 3. X Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. X Proof of ownership (Copy of deed). 5. X Notarized Letter of Authorization if Agent is not the Owner (see attached form). 6. X 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may be required. * Maps, aerials, sketches shall include: North arrow; name and location of principal roadways; shall be at scale of 1" = 400' or at a scale as determined during the pre - application meeting; identification of the subject site; legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal -size folder. For all oversized exhibits, at least one copy must be submitted at 8 -1/2 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. 7 02/2002 r►? �'� AFFIDAVIT I, Cynthia Smith Crytzer. Trustee of First Baptist Church of Golden Gate, Inc., being first duly sworn, depose and say that First Baptist Church of Golden Gate, Inc. is the property owner of the property described herein, and which is the subject matter of the proposed hearing; that all the answers to the questions in this application, including the disclosure of interest information, all sketches, data, and other supplementary matter attached to and made a part of this application, are honest and true to the best of my knowledge and belief. I understand that the information requested on this application must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be significantly altered. Public hearings will not be advertised until this application is deemed complete, and all required information has been submitted. As Trustee of First Baptist Ch ch of Golden Gate, Inc. I further authorize Dwight Nadeau, Planning Manager of RWA, I . to ct as agent in any matters regarding this Petition. LR of Property Owner / Con Cynthia Smith Crytzer, Trustee Typed or Printed Name of Property Owner /Contract Purchaser The foregoing instrument was acknowledged before me this J— day of December 2007, by Cynthia Smith Crytzer, who is personally known to me iripulificati,on. r— - State of Florida County of Collier (Print, MY COMMMM! DD 827965 ' � EXPWES: ApYtl 30.2Qi1 ewa.d 7rou raomy ad�ie � of Notary Pub is )_ Type, or Stamp Commissioned Name) 02/2002 First Baptist Church of Golden Gate 2741 Santa Barbara Blvd. Naples, Florida 34116 (239) 465 -6682 January 10, 2008 Collier County Board of County Commissioners Collier County Government Center 3301 E. Tamiami Trail Naples, Florida 34112 Dear Commissioners: Subject: Growth Management Plan Amendment Application CP- 2006 -5 First Baptist Church of Golden Gate, Proposed "Golden Gate Area Master Plan" In April, 2006, First Baptist Church of Golden Gate, Inc. filed an application for an amendment to the Golden Gate Area Master Plan. This letter is to explain our plans for the subject property. First Baptist Church of Golden Gate was incorporated in March, 1989. Our original facility, which consisted of a one story building, was completed in 1991. The buildout of the second floor was completed inl998. The square footage of our current facility is approximately 7,675. Average attendance for Sunday services is 149. Services are provided in both English and Spanish. English Services are held as follows: Sunday School - Sunday 9:30 am Morning Worship - Sunday 10:45 a.m. Evening Worship - Sunday 7:00 p.m. Youth Group - Sunday 7:00 p.m. Bible Study - Wednesday 7:00 p.m. Spanish Services are held as follows: Sunday School - Sunday 1:00 p.m. Morning Worship - Sunday 2:00 p.m. Evening Worship - Wednesday 7:00 p.m. Bible Study - Friday 8:00 p.m. A' i Collier County Board of County Commissioners January 10, 2008 Page 2 Through the week there are miscellaneous meetings and bible studies held during the day and in the evenings, usually at 7:00 p.m. We have no gatherings scheduled during peak travel times. The current church facility is too small to accommodate our growing needs and we expect attendance to increase 10% within the next 12 months. Our goal is to expand by adding a Family Life Center on the property immediately adjacent to our facility. At this time, our growth is limited only by the size of our facility. We are proposing a facility of approximately 12,000 square feet, consisting of an activity room or multi - purpose room, fellowship hall, Sunday school classrooms and meeting rooms. With the additional space in the new building to be used as mentioned above, our current facility would be remodeled and used solely as a worship center. This additional facility would allow us to have more spiritual and social events for people of all ages. A gymnasium or multi- purpose room would provide a space for the young people in Golden Gate to safely assemble and enjoy the activities our church could offer. Additional office and meeting space give us the opportunity to provide additional counseling opportunities for the residents of Golden Gate. We have several grocers who provide us with canned goods, cereal, miscellaneous food items, and baked goods to distribute to those in need in our community. A larger facility would allow us to support this community service much more efficiently. Thank you for considering our request. if you have any questions regarding our application, feel free to contact me at your convenience. Sincerely, thia Smith Crytzer, Tru e SUBJECT PROPERTY COLONADES AT SANTA BARBARA _. 29 GOLDEN GATE ESTATES UNIT 30 GREEN BLVD. PUD i i 21 GOLDEN i 0 GOLDEN GATE FOUNDERS VILLAS P LAZA m PARKWAY PROMENADE �f JACARANDA op CENTER ZONE CEO Q�� Q Q 'PARKWAY z I PLACE r U) I PARKWAY I CENTER BERKSHIRE III (DARK ES FOUNDERS PLAZA HERON LAKES INTERSTATE-75 ASHLEY CI1 MAGNOL PONE (S\, .ro...y n, zone ..vn ru slzaoTamzexoaoo .r., eevo� cn.2. cv.,oao c.�.w ro...nowe. \>cnnxorou °a.a.o ]' INC. ti CLIENT: FIRST BAPTIST CHURCH vnon OF GOLDEN GATE W Z ts� �l Z eyyy$lvtapping 1-- TITLE: FBCGG GMP AMENDMENT Q 6610 Willow Sufte 200 F-- ples, orida3, Naples, Florida 34109 U) sec: Twa: RcE: PROBER 070293.00.00 W 20 FILE 702930000X01 z GOLDEN GATE ESTATES NUMBER: : UNIT 31 SUBJECT PROPERTY COLONADES AT SANTA BARBARA _. 29 GOLDEN GATE ESTATES UNIT 30 GREEN BLVD. PUD i i 21 GOLDEN i 0 GOLDEN GATE FOUNDERS VILLAS P LAZA m PARKWAY PROMENADE �f JACARANDA op CENTER ZONE CEO Q�� Q Q 'PARKWAY z I PLACE r U) I PARKWAY I CENTER BERKSHIRE III (DARK ES FOUNDERS PLAZA HERON LAKES INTERSTATE-75 ASHLEY CI1 MAGNOL PONE (S\, .ro...y n, zone ..vn ru slzaoTamzexoaoo .r., eevo� cn.2. cv.,oao c.�.w ro...nowe. \>cnnxorou °a.a.o ]' INC. DATE DEC., 2007 CLIENT: FIRST BAPTIST CHURCH vnon OF GOLDEN GATE 1 °�E= 1600' Z ts� �l Z eyyy$lvtapping DRAWN B TITLE: FBCGG GMP AMENDMENT CHECKED 6610 Willow Sufte 200 EXHIBIT V.A.1: VICINITY MAP ples, orida3, Naples, Florida 34109 H. D.H.N. sec: Twa: RcE: PROBER 070293.00.00 SHEET � 1 FILE 702930000X01 PFAX: (239) 597 05785 29 49S 26E NUMBER: : NUMBER: OF NUMBER. mo r - P •'�' i ,�Y l r Y p 'L• ~ �, X17 ` tt ' ' r. ti. r' ' � e,.. o"• x!t '• N♦�i :'( y.. y{ .r6 ,w. t - i3• `+`'y� '"1 aw Tr ' r t tiY' • . �j' m •'�� 1 ..{{ ':att".r..• 1 4 1 x �q � A sc ?"� �? ti � ; � , p' r ti �. _ . � C� ° I �, �1h * � ,1 j � • ,--'4 "?�' � �„'v.. �'. \� i"�� , ti' �S at.�, � 4�'% �.� }�,�•�q Kt,'Ai�;t 1 ' 1t'1� ' 1 � '0. � ' 41 1 � �_r{,�yyR!7, gel';'`' l t:.. e..'i /' • 4 :. ^.F' i� #33 — URBANLAN,Q�.Q r, `• , ;. ` i' 3,� Y ASIN R c mpP t .EX 1. � •h`� '`.; :., ,y 9f h7 Y. i,; ,1 f ., H •.. tY `'+T y�' o !ti t �,� s t •\ is �M•g .i** x , ii ,g, 1� +r" ,o P o • _+ 1.Ij r `� A, 'it ! F,3� r *. 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F L' t k 4 ' rl kv, rf r 1 ±cy FLUCFCS LEGEND: ;7 6425, E2 — PINE /CYPRESS /CABBAGE PALM, DRAINED AND MOWED 62495 — PINE /CYPRESS /CABBAGE PALM, DRAINED (25 -509 EXOTICS) DATE FLOWN: JANUARY 2007 AREIAL SOURCE: COLLIER COUNTY APPRAISERS OFFICE ✓v�uvy., 2— "moe MI 9� \TOOnW0293.00.OJ Finl Be ➢� cn^,m —\­, c. —, c.,,.,m.vw, \�oxwvvocwnx e.p 191VAT INC. DATE DEC., 2007 CLIENT: FIRST BAPTIST CHURCH wig SCALE: _ 400, OF GOLDEN GATE LS; ;l Z Civil B '_^rp s &MOB DRAWN BY: P.W.B. TITLE: FBCGG GMP AMENDMENT 6810Naple,Flore Drive, 200 CHECKED BY: EXHIBIT V.A.2: AERIAL PHOTOGRAPH 4109Suite Naples, Florida 34109 Phone: (239)597-0575 FAX (239)597-0578 D . H. N. SEC: n9 RcE: PROJECT 070293.00.00 SHEET FILE 702930000X02 29 49S 26E NUMBER: NUMBER: OF NUMBER. 0 m CORONADO PARKWAY PAINTED LEAF LANE EXISTING ZONING & LAND USE WITHIN 500' OF SUBJECT PARCEL ZONING AREA (AC.) LAND USE E, ESTATES 31.40 SINGLE FAMILY HOUSES RMF- I2 -SBCO 3.20 DUPLEX & MULTI- FAMILY DWELLINGS RMF -6 4.58 DUPLEX ^ &MULTI-FAMILY m. a 14 — — w —1 B. - c..— —k-1 c .,a c...�,nmm. \roaae000aro�.e.q 500, DATE DEC., 2007 CLIENT: FIRST BAPTIST CHURCH IT � -DIXINC. S1 = 400 OF GOLDEN GATE i i i i i i g E, ESTATES o DRAWN MB. 500 GMP AMENDMENT 6610Wipow Park Drive, Suite 200 CHECKED BY. 4 Lj o in = vi w U x cr- ° m N w o I_w m Naples, 34109 Phone: Florida (239) 597.0575 FAX: (239) 597-0578 D.H.N. SEC: TWP: RGE: E. ESTATES SUBJECT PROPERTY o E, P. U. FILE E, ESTATES 29 49S 26E NUMBER: OF NUMEIER70293000OX03 PAINTED LEAF LANE EXISTING ZONING & LAND USE WITHIN 500' OF SUBJECT PARCEL ZONING AREA (AC.) LAND USE E, ESTATES 31.40 SINGLE FAMILY HOUSES RMF- I2 -SBCO 3.20 DUPLEX & MULTI- FAMILY DWELLINGS RMF -6 4.58 DUPLEX ^ &MULTI-FAMILY m. a 14 — — w —1 B. - c..— —k-1 c .,a c...�,nmm. \roaae000aro�.e.q DATE DEC., 2007 CLIENT: FIRST BAPTIST CHURCH IT � -DIXINC. S1 = 400 OF GOLDEN GATE i i i i i i g DRAWN MB. TITLE: FBCGG GMP AMENDMENT 6610Wipow Park Drive, Suite 200 CHECKED BY. EXHIBIT V.A.3: EXISTING LAND USE MAP Naples, 34109 Phone: Florida (239) 597.0575 FAX: (239) 597-0578 D.H.N. SEC: TWP: RGE: PROJECT 070293.00.00 NUMBER: SHEET I 1 1 FILE 29 49S 26E NUMBER: OF NUMEIER70293000OX03 a�SPj w \A //\ v� CONSULTING Civil Hnslo mnx LEGEND INFILL COMMERCIAL ❑ ESTATES DESIGNATION ■ ACTIVITY CENTER ■ GOLDEN GATE PARKWAY PROFESSIONAL OFFICE ( RESIDENTIAL COMMERCIAL SUBDISTRICT DENSITY BAND SANTA BARBARA v COMMERCIAL SUBDISTRICT URBAN RESIDENTIAL NOTE: THIS MAP CANNOT BE INTERPRETED WITHOUT THE GOALS, El OBJECTIVES, POLICIES AND LAND USE DESIGNATION DESCRIPTION SECTION OF THE GOLDEN GATE AREA MASTER PLAN. w \A //\ v� CONSULTING Civil Hnslo mnx Exhibit V.C.2 FIRST BAPTIST CHURCH OF GOLDEN GATE UNIT 30, TRACT 107, N180' PRELIMINARY ENVIRONMENTAL ASSESSMENT Revised December 19, 2007 March 29, 2006 INTRODUCTION M A On March 29, 2006 and December 19, 2007, Arrison Environmental, Inc. went on -site to conduct a preliminary environmental assessment of Unit 30, Tract 107, N180' (parcel). The assessment included vegetation mapping as well as reviewing the soils on the property to delineate potential U.S. Army Corps of Engineers (COE) and Florida Department of Environmental Protection (FDEP) jurisdictional wetlands. In addition to the mapping, a cursory review for listed plant and wildlife species was conducted. The assessment did not address any subsurface environmental issues. The parcel is 3.54± acres in size and is located in Section 29, Township 49 South, Range 26 East, Collier County. More specifically, the parcel is found on the west side of Santa Barbara Boulevard between Copper Leaf Lane and Painted Leaf Lane. The parcel's surrounding land uses are an undeveloped single - family lot to the north, single - family residences and Santa Barbara Boulevard to the east, a single - family residence to the west, and First Baptist Church of Golden Gate to the south. CURRENT CONDITIONS Vegetation — The vegetation mapping consisted of delineating all major upland and potential wetland communities on -site based on photo interpretation and ground actualization conducted in March 2006 and December 2007. Lines were drawn in the field on 2007 Collier County Property Appraiser aerials (scale 1" = 200') and classified based on the Florida Land Use, Cover and Forms Classification System ( FLUCFCS), Level III and IV (FDOT 1999). Level IV was used to indicate hydric communities or areas of disturbance (i.e., physical disturbance, hydrologic alterations, exotic plant species invasion, etc.). Two vegetative communities were delineated on the project and are depicted on Figure 1. A brief description of each of the FLUCFCS codes is as follows: Pine /Cypress /Cabbage Palm, Drained and Mowed ( FLUCFCS Code 62495 This potential upland is found on the majority of the property. There are some wetland species present in this habitat but there are no signs of hydrology above ground or - signs of hydric conditions within the soils. The majority of the wetland species are found in the canopy (cypress), indicating that this area may be experiencing drainage, most Arrison Environmental, Inc. 1 of 6 #06FBC326 Revised 12/20/2007 �i -1. J Exhibit V.C.2 likely due to Santa Barbara Boulevard to the east and surrounding development. The canopy contains slash pine (Pines elliotth), live oak (Quercus virginiana), cypress (Taxodium distichum), and cabbage palm (Saba/ palmetto). The sub - canopy is open. The ground cover contains mowed saw palmetto (Serenoa repens), wiregrass (Aristida stricta), earleaf acacia (Acacia auriculiformis), pinewoods dropseed (Pityopsis graminifolia), swamp fern (Blechnum serrulatum), frog -fruit (Phyla nodiflora), St. Augustine grass (Stenotaphrum secundatum), beggar -ticks (Bidens alba), beaksedge (Rhynchospora sp.), broomsedge (Andropogon virginicus), bracken fern (Pteridium aquilinum), little blue maidencane (Amphicarpum muhlenbergianum), dogfennel (Eupatorium capillifolium), poison ivy (Toxicodendron radicans), grapevine (Vitis rotundifolia), and greenbriar (Smilax sp.). Pine /Cypress /Cabbage Palm, Drained (25 — 50% Exotics) (FLUCFCS Code 6245 E2) This potential upland is found on the majority of the property. There are some wetland species present in this habitat but there are no signs of hydrology above ground or signs of hydric conditions within the soils. The majority of the wetland species are found in the canopy (cypress), indicating that this area may be experiencing drainage, most likely due to Santa Barbara Boulevard to the east and surrounding development. The canopy contains slash pine, cypress, and cabbage palm. The sub - canopy contains Brazilian pepper (Schinus terebinthifolius), carrotwood (Cupaniopsis anacardioides), winged sumac (Rhus copallinum), and myrsine (Rapanea punctata). The ground cover is dominated by vines such as poison ivy, grapevine, and greenbriar but also contains saw palmetto, wiregrass, pennyroyal (Piloblephis rigida), earleaf acacia, pinewoods dropseed, swamp fern ceasar weed (Urena lobata), beggar- ticks, broomsedge, bracken fern, little blue maidencane, and dogfennel. Soils — Soils for this project area were mapped the Natural Resource Conservation Service (NRCS). The NRCS soil delineations are general in character but do provide a guideline as well as a precursory review regarding possible presence of wetlands on- site based on their hydric or non - hydric status. The soil classifications for the site include Boca Fine Sand (Soil No. 21) and Pineda Fine Sand, Limestone Substratum (Soil No. 14). Boca Fine Sand is classified as a non - hydric soil type while Pineda Fine Sand, Limestone Substratum is classified as a hydric soil type by the Hydric Soils of Florida Handbook (Carlisle 2000). Hydrology — The site was reviewed for signs of hydrology. Recording signs of hydrology is required during the wetland determination process for the regulatory agencies. Signs of hydrology indicate the habitat contains standing water or has saturated soils during the wet season (i.e., June to October). Some signs of hydrology include inundation; saturated conditions within the soil's upper 12 inches; algal mats on the ground; water stains, moss collars, and /or lichen lines on vegetation; buttressing at the base of tree trunks; and remnant crayfish chimneys on the ground. There were no signs of hydrology or hydric conditions in the soils. Cypress trees were present but appeared to be in poor condition. The bases of the cypress trees were decaying and no cypress knees were present. Arrison Environmental, Inc. 2 of 6 #06FBC326 Revised 12/20/2007 Exhibit V.C.2 WETLANDS C M6 It is the opinion of Arrison Environmental, Inc. that there are no jurisdictional wetlands or jurisdictional "Other Surface Waters" on the subject property. Although there is wetland vegetation present, the majority is present in the canopy, indicating that there is drainage occurring. The wetland species present (cypress) appear to be in poor condition. No signs of hydrology were present above ground and it was noted that cypress knees were not present indicating long -term drainage of the site. In addition, no hydric conditions were observed in the soils (salt and pepper to >6 "). LISTED SPECIES Field surveys were conducted on March 29, 2006, with additional observations made on December 19, 2007 to determine whether the project was being utilized by state or federal listed species. The listed wildlife species survey included, but was not limited to, Florida scrub jay (Aphelocoma coerulescens), red- cockaded woodpecker (Picoides borealis) (RCW), Southeastern American kestrel (Falco sparverius Paulus), bald eagle (Haliaeetus leucocephalus), wood stork (Mycteria americana), Big Cypress fox squirrel (Sciurus niger avicennia), Florida black bear (Ursus americanus floridanus), Florida panther (Fells concolor coryi), gopher tortoise (Gopherus Polyphemus) and their commensals, such as the Eastern Indigo snake (Drymarchon corals couperl) and gopher frog (Rana areolata). The listed plant species survey included species typical to forested upland and wetland habitats in this geographical region, as well as listed epiphytes and terrestrial orchids common in Southwest Florida. The survey was conducted by walking meandering transects through all suitable habitat within the project area. Transects were spaced 15 to 25 feet apart depending on habitat and visibility due to the density of the vegetation. Habitats were inspected for listed plant and wildlife species. At regular intervals the ecologist stopped, remained quiet, and listened for wildlife vocalizations. The listed species review also included a literature search of available information on listed species in the project's geographical region. The literature sources reviewed included Florida's Endangered Species, Threatened Species and Species of Special Concern, Official Lists (FFWCC 2007b); the Florida Fish and Wildlife Conservation Commission's Eagle Nest Locator (FFWCC 2007a); Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991); Status and Distribution of the Florida Scrub Jay (Cox 1987); and the Florida Panther Habitat Preservation Plan (HPP) (Logan et al. 1993). There were no listed wildlife species observed on site. Species that have the potential to occur on the project site are listed in Table 1. Information used in assessing the potential occurrence of these species included Rare and Endangered Biota of Florida Volume I. Mammals (Humphrey 1992), Volume III; Amphibians and Reptiles (Moler Arrison E_nvironmental, Inc. 3 of 6 #06FBC326 Revised 12/20/2007 '.L Exhibit V.C.2 1992); Volume V. Birds (Rodgers et al. 1996); and personal experience and knowledge of the geographic region. Table 1. Listed Wildlife That Could Potentially Occur on the First Baptist Church of Golden Gate Property Scientific Name Common Name Designated Status Habitat (FLUCFCS Code) FWCC USFWS Birds Falco sparverius pau/us Southeastern American Kestrel T - 6245E2/62495 Haliaeetus leucocephalus Bald Eagle T T 6245E2/62495 Picoides borealis Red - cockaded Woodpecker T E 6245E2/62495 Mammals Sciurus niger a vicennia Big Cypress Fox Squirrel T - 6245E2/62495 Felis concolorcoryi Florida Panther E E 6245E2/62495 Ursus americanus f/oridanus Florida Black Bear T - 6245E2/62495 FWCC — Florida Fish and Wildlife Conservation Commission USFWS — U.S. Fish and Wildlife Service T — Threatened E — Endangered Listed plant species that were not observed but which have the potential to occur on the project site are listed in Table 2. Information used in assessing the potential occurrence of these species included personal experience and knowledge of the geographic region. Table 2. Listed Plant Species That Could Potentially Occur on the First Baptist Church of Golden Gate Property Scientific Name Common Name Designated Status Habitat (FLUCFCS Code) FDA USFWS Lilium catesbaei Catesb 's Lily T - 6245E2/62495 Tillandsia balbisiana Inflated Wild Pine T - 6245E2/62495 Tillandsia fasciculata Common Wild Pine E - 6245E2/62495 Tillandsia flexuosa Twisted Air Plant E - 6245E2/62495 Tillandsia pruinosa Fuzzy-wuzzy air plant E - 6245E2162495 Tillandsia utriculata Giant Wild Pine E - 6245E2/62495 Zephyranthes simpsoni/ Simpson's Zephyr Lily T - 6245E2/62495 FDA — Florida Department of Agriculture USFWS — U.S. Fish and Wildlife Service T — Threatened E - Endangered Arrison Environmental, Inc. 4 of 6 #06FBC326 Revised 12/2012007 Exhibit V.C.2 SUMMARY The results of the preliminary assessment for the Unit 30, Tract 107, N180' parcel identified two vegetative communities or cover types within the project limits. There are no jurisdictional wetlands on the property due to drainage, most likely caused by development surrounding the property. No listed species were found during the cursory survey of the site. Based on the results of this preliminary site assessment, it is the opinion of Arrison Environmental, Inc. that no Environmental Resource Permits from the South Florida Water Management District or the U.S. Army Corps of Engineers will be required. Arrison E_nvironmental, Inc. 5 of 6 #06FBC326 Revised 12/20/2007 m Exhibit V.C.2 REFERENCES Carlisle, Victor W. Professor Emeritus. March 2000. Hydric Soils of Florida Handbook. Florida Association of Environmental Soil Scientists. Third Edition. Cox, Jeffrey A. 1987. Status and Distribution of the Florida Scrub Jay. Florida Orinithological Society, Gainesville, Florida. Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification System. Procedure No. 550 - 010 - 001 -a. Third Edition. Florida Fish and Wildlife Conservation Commission. 2007a. http: / /www. myfwc.com /eagle /eaglenests /Default. asp #criterialocator. Florida Fish and Wildlife Conservation Commission. 2007b. Florida's Endangered Species, Threatened Species and Species of Special Concern. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Humphrey, S.R. 1992. Rare and Endangered Biota of Florida. Volume 1. Mammals. University Press of Florida, Gainesville, Florida. 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. Moler, Paul E. 1992. Rare and Endangered Biota of Florida. Volume III. Amphibians and Reptiles. University Press of Florida, Gainesville, Florida. Rodgers, J.A., H.W. Kale, and H.T. Smith. 1996. Rare and Endangered Biota of Florida. Volume V. Birds. University Press of Florida, 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. Arrison Environmental, Inc. 6 of 6 #06FBC326 Revised 12/2012007 WESTPORT LN SEA GRASS LN GRASS 0: 1-0 GOLDEN GATE PARKWAY SUBJECT PROPERTY No known archeological sites found on subject parcel LEAF LN nor In surrounding area. 3: V) comMONWEn'TH 0� 4 21ST AV4 23RD PL SW 0\ _,;'p C3- `X .15, CT AVE SW 4L ".A ON `.,� ` i 21ST PL SV CT AVE SW Legend Collier County Major Roads Collier County Roads it data based on information from 0 1,200 2,400 3,600 Avision of Historical Resources. Feet N First Baptist Church of G.G. Exhibit V.C.3 Hi.qtnrir_A1/Arr-himn1nnir_n1 Prnhnhilif%/ DIVA INC. CONSULTING JL IL v It JL •EvgineS •Surveyini; -Planning -Visualization Prepared By: VJPellegrina Printing Date: January 10, 2008 MI.• T-%P_i.•f.iqnn7\n7n'>q1 nn nn 4L ".A ON `.,� ` i 8TH CT SV Z F- U) 0TH P SV Legend Collier County Major Roads Collier County Roads it data based on information from 0 1,200 2,400 3,600 Avision of Historical Resources. Feet N First Baptist Church of G.G. Exhibit V.C.3 Hi.qtnrir_A1/Arr-himn1nnir_n1 Prnhnhilif%/ DIVA INC. CONSULTING JL IL v It JL •EvgineS •Surveyini; -Planning -Visualization Prepared By: VJPellegrina Printing Date: January 10, 2008 MI.• T-%P_i.•f.iqnn7\n7n'>q1 nn nn FLORIDA DEPARTMENT OF STATE Kurt S. Browning Secretary of State DIVISION OF HISTORICAL RESOURCES January 15, 2008 Mr. Dwight Nadeau, Planning Manager RWA, Inc. 6610 Willow Park Drive Suite 200 Naples, Florida 34109 Exhibit V.C.3 Re: Proposed Comprehensive Plan Amendment for First Baptist Church of Golden Gate Collier County / DHR Project File No. 2008 -0061 Dear Mr. Nadeau: According to this agency's responsibilities under Sections 163.3177 and 163.3178, Florida Statutes, Chapter 9J -5, Florida Administrative Code, and any appropriate local ordinances, we reviewed the proposed comprehensive plan amendment for the First Baptist Church of Golden Gate. A review of the Florida Master Site File indicates that no significant archaeological or historical sites are recorded for or considered likely to be present within the project area. Furthermore, because of the project location and /or nature, it is considered unlikely that historic properties will be affected. Therefore, it is the opinion of this office that the proposed project will have no effect on historic properties listed, or eligible for listing in the National Register of Historic Places, or otherwise of historical or archaeological value. If you have any questions concerning our comments, please do not hesitate to contact Susan Harp at (850) 245 -6333. Thank you for your interest in protecting Florida's historic resources. Sincerely, Frederick P. Gaske, Director 500 S. Bronough Street • Tallahassee, FL 32399 -0250 • http: / /www.flheritage.com O Director's Office O Archaeological Research ✓ Historic Preservation 0 Historical Museums (850) 245 -6300 • FAX: 245 -6436 (850) 245 -6444 • FAX: 245 -6452 (850) 245 -6333 • FAX: 245 -6437 (850) 245 -6400 • FAX: 245 -6433 0 Southeast Regional Office 0 Northeast Regional Office 0 Central Florida Regional Office (561) 416 -2115 • FAX: 416 -2149 (904) 825 -5045 • FAX: 825 -5044 (813) 272 -3843 • FAX: 272 -2340 W-411-on EXHIBIT V.C.3 RNG 2111 RNG 27 P31 32 33 35 36 31 32 TWP 48 6 5 VANDERH8,7 BEACH RD '4 F34 3 2 1 6 TWP 49 5 7 6 9 10 GOLDEN CATE 11 BOULEVARD 12 '° RrC'' F17 PME RIME ROAD 16 15 14 13 19 20 21 22 8 t 23 24 26 25 30 L 29 [� 28 27 •- L 31 32 CA 058 10 ROADI DiTERSTATE 78 34 35 36 SR. 84 2 1 -- AWCATOR ALl 1 -75 TWP 49 TWP 50 6 5 33 6 5 SR. H4 (DAMS BLVD.) 4 3 7 8 LEGEND L 9 ' k g I1 12 _. 7 8 EXHIBIT V.D.S SUITABILITY OF PROPOSED LAND USE The subject property is in the Estates Designation as depicted on the Golden Gate Area Master Plan, Future Land Use Map. The subject property is located adjacent to the existing First Baptist Church of Golden Gate church facilities. The existing church was permitted though a Provisional Use (now known as Conditional Use) that was adopted by resolution by the Collier Board of County Commissioners in 1986. The proposed amendment would provide for an exception to the locational criteria for conditional uses as set forth in the Golden Gate Area Master Plan. This amendment is appropriate based on the relatively low intensity of the church operations, both existing and proposed. The existing and proposed church operations and functions do not occur during peak travel times during the weekdays, and no child care facilities are currently in operation, or are proposed. Conforilance with the setback and buffering provisions of the Collier County Land Development Code will provide adequate assurance that the proposed facilities will be compatible with the surrounding single- family, estate type land uses. Additionally, adherence with the native vegetation preservation requirements of the Collier County Land Development Code will ensure that native habitats and functions of preserved vegetation will continue in perpetuity, and could be used by local flora and fauna. It should be noted that no "listed species" were found to occur on the subject property. 1 \dfs- naples107- 0812007\070293.00.00 First Baptist Church CPA \0002 CPA Application Support \EXHIBIT V.D.5.doc _ yl r TRAFFIC IMPACT STATEMENT FIRST BAPTIST CHURCH OF GOLDEN GATE FEBRUARY 28, 2008 Santa Barbara Boulevard Collier County, Florida Prepared For: First Baptist Church of Golden Gate 2741 Santa Barbara Boulevard Naples, Florida 34116 Job # 81 134.02 Prepared By: Vanasse & Daylor LLP 12730 New Brittany Boulevard, Suite 600, Fort Myers, Florida 33907 T 239.437.4601 F 239.437.4636 w vanday.com • Table of Contents INTRODUCTIONAND SUMMARY ......................................................... ............................... I SUMMARY OF FINDINGS, CONCLUSIONS AND RECOMMENDATIONS ........................... 1 AREAROADWAY SYSTEM ................................................................ ............................... 2 COMMITTED ROADWAY IMPROVEMENTS ................................... ............................... 2 TRIPGENERATION .................................................................................... ............................... 2 TRIP DISTRIB UTION AND ASSIGNMENT ............................................... ............................... 4 SIGNIFICANCE TEST ANALYSES ..................................................... ............................... 4 BACKGROUND AND TOTAL TRAFFIC VOLUMES ................................ ............................... 6 CAPACITY AND LEVEL OF SERVICE ...................................................... ............................... 7 LINKANALYSES .................................................................................. ............................... 7 List of Tables Table 1 Site Generated Trip Generation estimate Table 2 Traffic Distribution Table 3 Significance Test Table 3A Significance Test for Sunday Peak Hour Table 4 Background Traffic Volume Table 5 Projected Growth rate and Background traffic volumes Table 6 Link LOS Analysis Results List of Exhibits Exhibit 1 Location Map and Study Area and Studied Intersections Exhibit 2 Traffic Distribution Exhibit 3 AM Peak Hour Trip Assignments Exhibit 4 PM Trip Assignments Exhibit 5 Sunday Peak Hour Trip Assignments Appendix First Baptist Church of Golden Gate CPA TIS Page i Table of Contents INTRODUCTION AND SUMMARY Vanasse & Daylor LLP (VanasseDaylor) is providing this Comprehensive Plan Amendment Traffic Impact Statement for the expansion of First Baptist Church of Golden Gate. The purpose of this study is to provide Collier County with sufficient information to assure that traffic- related impacts are anticipated and that effective mitigation measures are identified for the proposed development. The First Baptist Church of Golden Gate is located on Santa Barbara Boulevard, approximately 1 /3rd mile north of the Golden Gate Parkway & Santa Barbara Boulevard intersection in Collier County (see Exhibit 1). The existing church consists of approximately 7,700 s£ When complete the proposed First Baptist Church of Golden Gate expansion may consist of up to 12,000 square feet of church use. Thus, when complete, the church area will consist of about 19,700 sf. There is no plan to include day -care uses on this site. The following Land Use program is proposed for the project: Church (LU 560): 12,000 SF The site will have one right in/right out (RI /RO) access onto Santa Barbara Boulevard. Only traffic generation, distribution, AM and PM traffic assignments, significance test and roadway link analyses are prepared in this study. Due to this being a "small scale" TIS, no intersections are studied or analyzed. For purposes of this evaluation, the Buildout Year was assumed to be consistent with the Collier County 2013 planning horizon. SUMMARY OF FINDINGS, CONCLUSIONS AND RECOMMENDATIONS The analysis indicated that the estimated First Baptist Church of Golden Gate site - generated trips are projected to be less than 2% on Santa Barbara Boulevard, and that the estimated trips will have no adverse impact on the adjacent roadway link. All roadway segments are projected to operate within SF» :ax. First Baptist Church of Golden Gate CPA TIS Page I I: \Projects\81 1 \81 134 \Traffic \81 134CPATIS Ol.doc - t/ No roadway or intersection improvements were identified as being needed in order to accommodate the background traffic. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project. AREA ROADWAY SYSTEM The description of the existing environment of the site and the surrounding study area, as well as the committed improvements, provides a basis for the analysis of the build -out alternative that provides a determination of the proposed project impacts. The study area for this development was determined to be Santa Barbara Boulevard north and south of the main access. Santa Barbara Boulevard Santa Barbara Boulevard in the study area is a north -south four -lane urban collector roadway between Green Boulevard and Golden Gate Parkway under county jurisdiction. Santa Barbara Boulevard has a speed limit of 45 mph. the roadway alignment is fairly level and tangent. COMMITTED ROADWAY IMPROVEMENTS Santa Barbara Boulevard south of Golden Gate Parkway is currently under construction to expand the laneage from four lanes to six lanes. TRIP GENERATION The potential number of site - generated trips was estimated using rates from the Institute of Transportation Engineers' Trip Generation (7`h Edition) and the previously presented land development program. The trip generation equations shown below were used for this report. Church (LU 560): ADT: (T) = 9,11 (X) AM Peak Hour: (T) = 0.72 (X) PM Peak Hour: (T) = 0.66 (X) SUNDAY DAILY: ADT: Ln(T) = 0.59 Ln(X) + 4.77 SUNDAY PEAK HOUR: Peak Hour: (T) = 9.59 (X) + 73.65 First Baptist Church of Golden Gate CPA TIS Page 2 I: \Projects \81 1 \81 134\Traffic \81 134CPATIS_Ol.doc 0--ok The above equations were used with the land use data provided to generate the estimated trip generations for the project as shown in Table 1. Table I SITE GENERATED TRIP ESTIMATE Existing Site AM Peak PM Peak LAND USE Size Unit ADT Total Enter Exit Total Enter Exit Church (LU560) 7,700 SF 70 6 3 3 5 3 2 Proposed Site Onl SUNDAY Pk Hr of Gen LAND USE Size Unit ADT Total Enter Exit Church (LU560) 7,700 SF 393 147 74 74 Existing and Proposed Site SUNDAY Pk Hr of Gen LAND USE Size Unit ADT AM Peak PM Peak LAND USE Size Unit ADT Total Enter Exit Total Enter Exit Church (LU560) 19,700 SF 179 14 8 6 13 7 6 SUNDAY Pk Hr of Gen LAND USE Size Unit ADT Total Enter xi Church (LU560) 19,700 SF 684 263 132 132 Proposed Site Onl First Baptist Church of Golden Gate CPA TIS Page 3 I: \Projects\8 1 118 1 1 34 \Traffic \81 134CPATIS_Ol.doc AM Peak PM Peak LAND USE Size Unit ADT Total Enter Exit Total Enter Exit Church (LU560) 12,000 SF 109 8 5 3 8 4 4 SUNDAY Pk Hr of Gen LAND USE Size Unit ADT Total Enter Exit Church (11-U560) 12,000 SF 291 116 58 58 * Sunday Peak Hour of Generation trip estimates were shown for information purpose only and not used in any subsequent analyses First Baptist Church of Golden Gate CPA TIS Page 3 I: \Projects\8 1 118 1 1 34 \Traffic \81 134CPATIS_Ol.doc I M-4h, TRIP DISTRIBUTION AND ASSIGNMENT The traffic generated by the development was assigned to the adjacent roadways using the information on the area. The proposed site- generated trip distribution is shown in Table 2. Since the site access is a RI /RO on Santa Barbara Boulevard, all exiting trips with destinations north of the access and entering trips with origins south of the access were assigned to adjacent U -turns on Santa Barbara Boulevard. Exhibit 2 presents the trip distribution on the roadway network. Table 2 TRAFFIC DISTRIBUTION Roadway segment Traffic Distribution. Santa Barbara Boulevard N of Copper Leaf Lane 50% Santa Barbara Boulevard N of Project Access 100% Santa Barbara Boulevard S of Project Access 100% Santa Barbara Boulevard S of 26th Avenue SW 40% Exhibits 3, 4 and 5 graphically present the AM, PM and Sunday Peak Hour site - related traffic assignments. SIGNIFICANCE TEST ANALYSES According to Collier County Land Development Code (LDC) Section 6.02.02: "M. Significance Test: Impact for the impact traffic analysis purposes for a proposed development project will be considered significant: I. On those roadway segments directly accessed by the project where project traffic is equal to or greater than 2% of the adopted LOS standard service volume; 2. For those roadway segments immediately adjacent to segments which are directly accessed by the project where project traffic is greater than or equal to 2% of the adopted LOS standard service volume; or 3. For all other adjacent segments where the project traffic is greater than 3% of the adopted LOS standard service volume. Once traffic from a development has been shown to be less than significant on any segments using the above standards, the development's impact is not required to be analyzed further on any additional segments." In other words, a project will have a significant and adverse impact on a state or regionally significant roadway only if both of the following criteria are met: (1) the project will utilize 2 percent or more of the maximum peak hour service volume at the adopted level of service standard for the adjacent and next to adjacent link, 3 percent for the other links; and (2) the roadway is projected to operate below the adopted level of service standard. First Baptist Church of Golden Gate CPA TIS Page 4 I:Trojects18 1 118 1 1 341Traffic181 134CPATIS_01.doc mm Significance was estimated according to Collier County's 2/2/3 rule using the adopted link - specific performance standard maximum service flowrate (SF,,,,,z) contained in the AUIR in accordance with Collier County practice, and the links were evaluated to determine whether projected operation would be within County standards. The data resources used for this analysis are shown in the Appendix. Table 3 presents the significance test results. Table 3 SIGNIFICANCE TEST AM PEAK HOUR PM PEAK HOUR AM Peak Project PM Peak Project Peak AUIR Project Traffic as % Project Traffic as % Road Segments From To Dir. LOS Std Traffic of LOS Std Traffic of LOS Std Santa Barbara Green Boulevard Project Site Access NB 1,930 4 0.2% 4 0.2% Boulevard SB 1,930 5 0.3% 4 0.2% Santa Barbara Project Site Access Golden Gate Parkway NB 1,930 4 0.2% 4 0.2% Boulevard SB 1,930 3 0.2% 4 0.2% To address Sunday traffic, the project's significance for Sunday peak hour is shown in Table 3A. As can be seen, the Sunday peak hour traffic could be considered significant on the adjacent roadway system. However, the Collier County Transportation Concurrency Management System and the Annual Update and Inventory Report are based on weekday pm peak hour traffic. Therefore, it is our opinion that this project should not be based on Sunday traffic for level of service purposes. However, it would be reasonable to base turn lane requirements at the project access on Sunday peak hour traffic. Also, if the turn lane requirements are based on Sunday peak hour traffic, they should be based on the entire combined project size of approximately 19,700 sf or whatever is built at the time of SDP approval. Table 3A SIGNIFICANCE TEST FOR SUNDAY PEAK HOUR Sunday PK HR AM Peak Project Peak AUIR Project Traffic as % Road Segments From To Dir. LOS Std Traffic of LOS Std Santa Barbara Green Boulevard Project Site Access NB 1,930 58 3.0% Boulevard SB 1,930 58 3.0% Santa Barbara Project Site Access Golden Gate Parkway NB 1,930 58 3.0% Boulevard SB 1,930 58 3.0% First Baptist Church of Golden Gate CPA TIS Page 5 1: \Projects\81 1 \81 1341Traffic \81 134CPATIS_Ol.doc BACKGROUND AND TOTAL TRAFFIC VOLUMES Background traffic volumes were developed using multiple sources. Specific Link volume data were provided by the Collier County Transportation Department. Data reviewed included Collier County AUIR for 2007. The Appendix contains copies of the applicable data used. The Collier County AADT data on Santa Barbara Boulevard north of Golden Gate Parkway shows negative growth in 2007. Per Collier County TIS guidelines a 2% growth rate were used in background traffic projection analysis for Santa Barbara Boulevard. Buildout year 2013 background through traffic volumes on Santa Barbara Boulevard were projected from AUIR 2007 peak hour volumes and used in link LOS analysis in this report. This is the methodology that is currently in use by Collier County for tracking the availability of reserve capacity on specific roadway links as part of their concurrency management efforts. Table 4 presents the link - specific background traffic data with the information contained in the Collier County AUIR table for 2007 and used in the link LOS analyses. Table 4 BACKGROUND TRAFFIC VOLUMES Based on Collier County AUIR Table for 2007 LOS Directional Road Segments From To # LOS Max PK Hr Trip Total Remaining Lanes STD Service Volume Bank Volume Capacity Santa Barbara Boulevard Green Boulevard Golden Gate Parkway 4D D 1,930 1,410 171 1,581 349 The background traffic with a growth rate of 2% were computed for the link and is shown in Table 5. Table 5 presents the growth rate computational results. Table 5 PROJECTED GROWTH RATE AND BACKGROUND TRAFFIC VOLUMES Based on Historical ADT Link From To Santa Barbara Boulevard Green Boulevard Golden Gate Parkway Historical ADT dam used from Collier County Traffic Count 2007 Growth DPK Hr Vol REM PCT of Rate 2007 2013 CAPY CAPY CAPY 2.0% 1,410 1,588 1,930 342 82.3% First Baptist Church of Golden Gate CPA TIS Page 6 I: \Projects \81 I \81 134 \Traffic \81 134CPATIS_0Lcloc CAPACITY AND LEVEL OF SERVICE LINK ANALYSES Link Levels of Service were evaluated for both Background and Total Traffic conditions for this project. The Performance Standard Maximum Service Flowrates (SF,,,,) for different roadway segments were provided by the Collier County Transportation Planning Department with the AUIR Table. Copies of these data are contained in the Appendix. Table 6 presents the link analysis results. Table 6 LINK LEVEL OF SERVICE ANALYSIS RESULTS The analysis indicates that the estimated First Baptist Church of Golden Gate expansion site - generated trips are projected to be less than the 2% of the SFinax of Santa Barbara Boulevard, and that the estimated trips will have no adverse impact on any adjacent roadway link for the weekday scenario. Sunday traffic is undefined at the County level but is generally much lower during the Sunday peak hour than it would be during the weekday pm peak hour. Therefore, we do not believe there is or will be any level of service issues with this project's Sunday peak hour traffic. Based on this analytical result, no further analyses are required. Appropriate turn lanes and the two U -turn movements should be analyzed during the SDP process for this project. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project. First Baptist Church of Golden Gate CPA TIS Page 7 I:1Projects18 1 118 1 1 341Traffic181 134CPATIS 01.doc PM PEAK W/I Std BKGD Project Total AUIR W/I Std BKGD + Road Segments From To Traffic Traffic Traffic LOS Std BKGD Project Santa Barbara Boulevard Green Boulevard Project Access 1,588 4 1,592 1,930 Y Y Santa Barbara Boulevard Project Access Golden Gate Parkway 1,588 4 1,592 1,930 Y Y The analysis indicates that the estimated First Baptist Church of Golden Gate expansion site - generated trips are projected to be less than the 2% of the SFinax of Santa Barbara Boulevard, and that the estimated trips will have no adverse impact on any adjacent roadway link for the weekday scenario. Sunday traffic is undefined at the County level but is generally much lower during the Sunday peak hour than it would be during the weekday pm peak hour. Therefore, we do not believe there is or will be any level of service issues with this project's Sunday peak hour traffic. Based on this analytical result, no further analyses are required. Appropriate turn lanes and the two U -turn movements should be analyzed during the SDP process for this project. The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the proposed project. First Baptist Church of Golden Gate CPA TIS Page 7 I:1Projects18 1 118 1 1 341Traffic181 134CPATIS 01.doc M-M APPENDIX ■ Collier County AUIR for 2007 ■ Collier County Traffic Count Data 2007 Concurrency Segment Table dated 08/08/2007 First Baptist Church of Golden Gate CPA TIS Appendix A Collier County Average Daily Traffic (ADT) Counts (Five Year History Listed Alphabetically) S n. t a t ( O A s n m o a p t 7 t a T y P e Location 2003 ADT (See Note 1) 2004 ADT (Sea Note 1) 2005 ADT (See Note 1) 2006 ADT (See Note 1) 2007 ADT (Sea Note 1) Change 06-07 (see Note 2) 541 Q San Marco Rd (CR 92) east of Collier Blvd (SR 951 ) 7,537 7,152 Discont. Discont. Discont. 542 Q San Marco Rd CR 92) west of Barfield Dr 9,752 12,080 Discont. Discont. Discont. 648 S Sanctuary Rd north of Immokalee Rd (CR e46) 721 745 890 627 - 5291 C Q Santa Barbara Blvd north of Golden Gate Pkwy (cR ses 25,749 24,146 24,030 24,607 C T an a ara SO noFffi o Kadlo CR 856) 528 c Q Santa Barbara Blvd south of Golden Gate P (CR 856) 28,914 28,471 28,967 30,079 511 Q I Sea q ate Dr west of US 41 (SR 45) (Tamiami Trail) 16,930 16,200 13,292 17,108 15,309 - 10.52% 720 S Shadowlawn Or north of Davis Blvd (SR 64) 4,472 4,005 3,911 3,913 3,652 -6.67% 523 Q Shadowlawn Dr south of Davis Blvd (SR 84) 6,866 6,854 6,432 5,982 - 5,227 - 12.62% 706 S Ti ertail Ct west of Collier Blvd SR 951 2,587 2,756 Discont. Discont. Discont. 546 o Q US 41 (SR 45) at Lee County Line 38,280 564 Q US 41 SR 45 north of Immokalee Rd CR 846) 53,9881 54,468 56,773 49,360 - 13.06% 562 c Q US 41 (SR 45 north of Pine Ride Rd (CR 896 49,715 53,026 49 636 577 Q US 41 SR 4s south of 99th Ave North 49,071 53,423 51,118 52;282 51,196 - 2.08 %° 561 C Q. JUS 41 (SR 45 ) south of Pine Ride Rd (CR e98) 56,497 57,838 NIMM 58,081 5531 Q US 41 (SR 45) south of Vanderbilt Beach Rd cR e62 46,390 49,739 45,504 40,877 - 10.17% 604 Q US 41 (SR so) east of Airport Rd (CR 31) 46,908 49,091 45,491 608 C Q US 41 (SR so east of Collier Blvd (CR 951 12,977 15,010 545 Q US 41 SR 9o) east of Davis Blvd (SR 64) 33,594 35,118 35,832 32,094 - 10.43% 572 C Q US 41 SR 9o) east of Rattlesnake Ham Rd (CR 864 36,199 37,973 40,948 616 A US 41 SR 90 east of SR 29 /CR 29 5,098 4,113 4,360 3,950 3,897 -1.34% 571 C Q US 41 (SR so) west of Collier Blvd (SR 951 27,758 570 Q US 41 sR1io West of San Marco Rd (CR 92) 5,585 5,022 4,417 617 A US 41 SR 90 west SR 291CR 29 6,215 5,049 5,026 4,971 4,898 -1.47% 646 Q Vanderbilt Beach Ext. CR 862): east of Pelican Ride 24,032 25,554 25,302 26,527 4.8496 579 C Q Vanderbilt Beach Rd (CR 862 east Air ort Rd (CR 31) 27,734 24,599 666 Q Vanderbilt teach Rd CR ssz) east of Goodlette Rd (CR 851) 25,761 ;= 25,322 27,325 7.91% 630 C Q Vanderbilt Beach Rd (CR 862) East of Livingston Rd (CR ss1) - 28,756 668 C Q Vanderbilt Beach Rd (CR 862) eastof Vine ards Blvd 18,203 18,155 18,732 580 c Q Vanderbilt Beach Rd (cR es2) west of Collier Blvd (CR 951) 11,247 12,099 13,638 629 C Q Vanderbilt Beach Rd (CR es2) West of Livingston Rd CR 8e1T<tiz =+ 667 c Q lVanderbilt Beach Rd (CR 862) west of Oakes Blvd 23,072 25,351 524 Q Vanderbilt Beach Rd CR es2 west of US 41 SR 451Tamiami TO 20,036 20,680 20,060 19,579 19,053 -2.66% 633 Q Vanderbilt Dr (CR gal) north of Vanderbilt Bch Rd (CR 862) 5,958 7,223 7,526 5,506 578 Q Vanderbilt Dr CR sat north of 111th Ave North 10,863 11,476 12,368 9,624 8,197 - 14.83% 548 Q Vanderbilt Dr cR got) north of Wiggins Pass Rd (CR 888) 9,591 10,685 8,435 7,349 - 12.88% 632 Q Vanderbilt Dr cR got) south of 711th Ave N 5,862 6,049 6,561 5,372 4,542 - 15.44% 640 A Vineyards Blvd south of Vanderbilt Beach Rd (CR e62) 8,420 7,891 7,722 8,331 6,839 -17.571% 611 Q Westclox Rd west of North 15th St SR 29) 3,300 3,481 3,398 3,126 3,225 3.18% 6701 Q Wiggins Pass Rd (CR ass) east of Vanderbilt Dr (CR 901 4,836 5,611 6,513 5,401 4,972 -7.96% 669 C Q Wiggins Pass Rd (CR 888) west of US 41 (SR 45) 7,413 8,104 9,659 7,925 680 Q Wilton Blvd north of Golden Gate Blvd (CR e76) 8,259 10,348 9,388 - 9.28% 676 Q Wilson Blvd north of Immokalee Rd 846) 1,578 a' :: 1,648 1,833 1,556 15.11% 681 Q Wilson Blvd south of Golden Gate Blvd 411 419 397 428 325 - 23.92% 650 7 Q Wilson. Blvd south of Immokalee Rd (CR e46) 8 877 9,757 9,064 9,234 1.87% 709 interberry Dr east of Collier Blvd SR ss1) 4,297 4,769 Discont. Discont. Discont. 712 S Winterberry Dr west of Barfield Dr 4,427 4,961 Discont. 1 Discont. Discont. 7031 S Yellowbird St east of Bald Eagle Dr CR 953) 1,636 1,772 Discont, 1131scont. I Discont. 7021 S Yellowbird St south of Collier Blvd (SR 951) 2,261 2,496 Discont. Discont. Discont. NOTES: . 1 No ADT is listed for stations having an anomaly. 2 No percentage Change 2006 -07 is listed for Stations having an anomaly. NOTES: 1. All stations with an anomalle do not show an ADT; reference the Quarterly Report. The Change 0"7 is not shown if a station shows an anomalle. 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JAIll �k S ,:6 j e CA { y "t'• `P'f' k f ( i �I"3' � ll .L Jilt �i { i t � t�• 5;. ,�'C ,y� NY- It . 1y 1 Got . n-Gate Parkway :,, ( #,y _ r` r. 4 I44':•+� t 1 ' V@^�ry a as s e Hut f4ming Treat Etouring Undscape Artnitettuie Emirma tal Science PALPd1U'N fnR: YAGB 7Y3P� First Baptist Church 1 9 First Baptist Church of Gril Enginrenng fl Jbb of Golden Gate Golden Gate Expansion Da it ff �^ t 12730 ke, s� ter 9uvLrud Suht 500 2741 Santa Barbara Blvd Traffic Distribution t °n wrrs• F1 31907 Naples, Florida 34116 23�3r,taml x239.;37.4030 February 2008 EXHIBIT 2 Urban PL�aing T-M, Fngintering rrerawn rnr. veca rnfs: e Landscape krdaiectun Fnrironmental Rime First Baptist Church of t � First Baptist Church P Geil icgmrenng R 366 of Golden Gate Golden Gate Expansion ayl �'°p l p g 0710 ktr Bm Y 9cd�:ru,",, 566 boa 2741 Santa Barbara Blvd AM Peak Hour Trip Assignment r 9 M ran nym. F1 33901 Naples, Florida 34116 - r 239.4394601 r219.43?.a6,6 February 2008 EXHIBIT 3 M wd ycam a n a 5 s e 7rtb3R Placming TfifffL Engrerenng landscape krL3 iteaute En.iranmental Sdence PRRPAR1.71 fRff PAGE T rlIE: First Baptist Church of First Baptist Church ay` f o r -a ONE Eageenng R 366 1771# Ntr 6nri�n7 #oAYA. Suitt 600 of Golden Gate 2741 Santa Barbara Blvd Golden Gate Expansion PM Peak Hour Trip Assignment r x ran n m, ri 13907 r Naples, Florida 34116 _ e 219.437.1601 r739.437.463d ,t .ana.r.Le@ February 2008 EXHIBIT 4 ,a llrban Planning TraiFc Engiorering NI an as e isndsrapt Aidileaure Evironmentxl Science PIf PAJUD rOR YAG£ 7371£_ First Baptist Church s First Baptist Church of W Fnginrenng FL 386 T _ of Golden Gate Golden Gate Expansion �*a, #]734 New Bri vn3 B ,i rud, Suitt coo .! '. + rte elm ri 33907 2741 Santa Barbara Blvd Sunday Pk Hr Trip Assignment Naples, Florida 34116 1139.4371601 rll9.;31 -0838 r rand:y,cum Februa 2008 rY EXHIBIT 5 e J WESTPORT LN IJ _ - w \ - — - - -- - - - - -- -- - -- - gty GOLD EN GATE 19TH PL F XI ( ( ELEMENTARY u SCHOOL F _20TH PLBk, �, SEA GRASS LN - - - -- - -- L--- s dip l - - - -- -- — - - - - SEA — - - -- _ _ 21ST PL SU SUBJECT PROPERTY GOLDEN GATE PARKWAY NAPLES CHRISTIAN ACADEMY 3 rn PL SW GOLDEN GATE LIBRARY I I I SAINT ` ELIZABETH ANN SETON GOLDEN GATE SAINTJOHN NEUMANN HIGH SCHOOL `w­-LCE ti I N 75 0 1,200 2,400 3,600 Feet N First Baptist Church of G.G. A. Exhibit V.E.2 Public Facilities Map Legend Collier County Major Roads Collier County Roads © EMS Stations © Library jSchools Sewer Treatment Facility "DIX TA INC. CONSULTING Z L i VL 1 • Engineering -Surveying •Planning •VisualizNim Prepared By: VJPellegrino Printing Date: January 10, 2006 File: T:1PrDjects120071070293.00.00 I*ts; * ** 24665.52 OR: 2538 PG: 1443 * ** 1111M mu lillilum IK ucm A tM 01?ICI" umm of t71uD! mm, 11 I3c M 1•141 14115 JUQU VU A 11122/19" at 11:17n WIWI 1. 111111 i, taut NK-.71 .11 nrcu n 11u9 WARRANTY DEED (STATUTORY FORM - SECTION 659.02 F.S.) THIS INDENTURE, Made this ° day of I 1999 BETWEEN FIRST BAPTIST CHURCH OF BONITA SPRIN�S, INC .na� Florida Corporation whose post office address is agyyn (YlarY�n D� i3Lni 6tXh IOC6 31-I13y grantor` and FIRST BAPTIST CHURCH OF GATE, INC., a Frorida Corporation, grantee' whose post office address is 2741 Santa Barbara Blvd„ Naples, Florida 34116. WITNESSETH, That said grantor, for and in consideration of the sum of Ten Dollars, and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Collier County, Florida, to wit: The South 150 feet of Tract 107, Unit 30, Golden Gate Estates, according to the Plat thereof recorded in Plat Book 7, Page 58 of the Public Records of Collier County, Florida; and said grantor does hereby fully warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever *"Grantor" and "Grantee" are used for singular or plural, as context requires. IN WITNESS WHEREOF, First Baptist Church of Bontia Springs, Inc., a Florida Corporation, Grantor has hereunto set grantor's hand and seal the day and year first above written. Signed, sealed and delivered FIRST BAPTIST CHURCH OF BONTIA in our presence: SPRINGS, INC., A FLORIDA CORPORATION BY +- WITNESS ,,.,,. i (print or typo name) (witness as to all) i I ✓BY. r Trustee ✓���uc- ✓BY � 't ✓ WITNESS S4i)AY­a ( L •.�' �' ' 1 Trustee (print or type name) (witness as to all) _ STATE OF FLOFUDA� _. COUNTY OF (LJ2 1 HEREBY CERTIFY that on this day before me, officer duly qualified to take aek►owledg ents, pers lly appeared gil�rYV�iti and Trustees of First Baptist Church of Bontia Springs, Inc., a Florida Corporation to me well known to be the persons described in and who executed the foregoing instrument and acknowledged before me that they executed the same. WITNESS my hand and official seal in the County and State last afore -said this as 2_ day f of f C'i�] 1 - _, 1999. / (STEAL) f tary Public - State of MY cai1118 tott a ✓ L: e_!.-:. A. r.a.d Florida. e I/ =Vft, AM t2. W IP..I, Typ, a 9 amp.d Comuuu cad N�o. o Nou,y PulLcl sons 7W HoYry NO warmon Pano,uUy K— —K OR ft"du d Idw fic - Typ. of Idmu 6--h- PIod—d --------- — THIS INSTRUMENT WAS PREPARED BY: CYNTHIA SMITH CRYTZER, TRUSTEE FIRST BAPTIST CHURCH OF GOLDEN GATE 2741 Santa Barbara Blvd., Naples, Florida 34116 Diamond Title, Inc. ,5 Jaeger Rd Suite B Naples, FL 34109 VedGrantor SS.M Grantee S,S.# Property Appraiser Folio No.: 38169600009 y:v. «•.��... ..� ,'iv�•'.�s __ -S %. �;, �x5\y .�.l. �.. �i,� :.1-' CSI '.j'tyrai r;Y.... ",IE; •. .:.Y- �(S'.:.'��K Y� =,��` .. ♦? I. .ri l 01767450 93DEC-9 AM10145 lra,oDR� pD COLLIER COUNTY RECORDED REC WARRANTY DEED Z00 f G� 1/ N� 1993 INTO. CIS INDENTURE, made this day of , . p .�tW--':° between CHRIST L. RALA'VRITINOS, as to an undivided 29.998$ Q� p 00 interest; JAMES L. RALAVRITINOS, as to an undivided 29.9988 _ interest; CHRISTOPHER J. RALAVRITINOS, as to an undivided 23.3348 W Co "i' interest; and LOUIS J. RALAVRITINOS, as to an undivided 16.670% CD Lp interest, as tenants in common, whose post office address is: 545 = Iv Riviera Drive, Naples, Florida 33940, of the County of Collier, State of Florida, Grantors, and FIRST BAPTIST CHURCH OF GOLDEN GATE, INC., a Florida not for profit religious corporation, whose post office address Jet 2741 Santa Barbara Boulevard, Naples, Florida 33999, of the County of Collier, State of Florida, Grantee, WITHESSETH: That said Grantors, for and in consideration of the sum of Ten C and No /100 Dollars ($10.00), and other good and valuable o consideration to said Grantors in hand paid by said Grantee, the a receipt whereof is hereby acknowledged, has granted, bargained and O t11 sold to the said Grantee, and..- Grantee,!,s heirs and assigns forever, M 0 the following described l:n,3t5dt4�, lying and being in Collier County, Florida, to -wi e'.r� „ - ' t The North 180 according to 58, of the P1 Subject tq subdivisio ; zoning and �t taxes for # The subjec any of the Property I.D.` A and said Grantors do and will defend the whomsoever. et,� Tract 107, Unit.` is vacant herein. : 38169640001 GDEN GATE ESTATES, Plat Book 7, Page r. Florida. common to the f record if any; ental authority; homestead of tie title to said land, claims of all persons IN WITNESS WHEREOF, Grantors have hereunto set grantor's hand and seal the day and year first above written. Signed, sealed slivered _-- in our prase s oL SS # CHRIST L. BALAVRITINOS tp,rinted name of Witness) ( • �r TNE� 1A B) (Printed ame of Witness) I 5 W �5�( Gco (Printed name of Witness) RALPH A. RICHARDSON '27725 Old 41 Rd. S.E. P.O. Box 1779 Bonita Springs, Florida 33959 l r S L. RALAVRITINOS Received f�,�Dommentary Stamp Tax Received $ C1a"S 'C' Intanotb1c A)ALPer;onal Property T-x DWIGHT E. B CK CLEP F CIRCUIT COUR'i INC M-6 I CONSULTING Zd► ►L 1 '-- 1997 -2007 ` 0 8 Nil I 1 January 10, 2008 Mr. Thomas Greenwood, AICP Principal Planner Collier County Connuunity Development 2800 Horseshoe Drive Naples, FL 34104 The consultant team for the above referenced zoning petition has thoroughly reviewed the items raised staff's sufficiency review letter dated November 21, 2007. Please find below the response to each of the issues raised. We are confident that we have addressed all matters and comments raised in your most recent sufficiency letter. We are anxious to be scheduled for public hearings acrd, assuring an expeditious review of this resubmlttal, ask that you confirm hearing dates for the CCPC and BCC. The following are specific responses to the most recent sufficiency letter from Collier County. Staff Conzlrrent: III. On page 3, change the lettering directly under "G" to "I "...(not B, as currently shown) Response. Application has been revised accordingly. Strr ff Comment: IV.B: On page 4, remove the added 5.C) and d) on page 4. Staff advises that, rather than create a new conditional uses subdistrict, as proposed in the application, that the application be a amended to request an amendment to the Estates Designation/Estates -Mixed Use District/Conditional Uses Subdistrict/ "Special Exceptions to Conditional Use Location Criteria" and add the following: 5. Conditional Use for an existing church and proposed related uses of offices, a youth activity room, a gLinnasium, locker rooms, storage, and a kitchen, not including a day care facility or a school is allowed in the Estates zoning district on the north 180 feet and the south 150 feet less the south 60 feet of the west 256.24 feet of Tract 107 of Golden Gate Estates Unit 30. Response: Application has been revised accordingly. \`dfs- n ;tptes'07- 08%2007x070293.00.00 First Baptist Church C•FX0002 CPA Application Supportt2003 -01 -10 Sutf Resp Ltr.doc Planning • Visualization • Civil Engineering • Surveying • Mapping 6610 Willov; Park Drive, Suite 200, Naples, Florida 34109 • (239) 597 -0575, fax: (239) 597.0578 vAmconsult- rwaxom R NNC. First Baptist Church of Golden Gate CP- 2006 -05 - 1st Resubznittal - January 10, 2008 Page 2 of 5 Staff Continent: 1V.C: On page 4, remove the repeated text change language under "C" as this section is in reference to a Map change, which this is not. Leave blank and indicate "not Applicable ". Response: Application has been revised accordingly. Staff Continent: V.A.I. On page 5, please change the hording of "Exhibit A" to Exhibit V.A.1; change the reference on Exhibit A to Exhibit V.A.1; and Exhibit V.A.1 must contain some indication of approved developments in the surrounding area. The use of the base nzap without reference to surrounding existing developments is not sufficient to address this required information. Please add the existing surrounding developnient to this exhibit. Response: Application and exhibit have been revised accordingly. Staff Co1nnrent: V.A.2. On page 5, please change the wording of "Exhibit B" to Exhibit V.A.2; change the reference on Exhibit B to Exhibit V.A.2; and Exhibit V.A.2 should capture the January, 2007 aerial photo available on the County web site (close up would be better than the Iarge area shown) and show the boundary of the property in question with source and date shown. Response: Application and exhibit have been revised accordingly. Staff Cortitent: V.A.3. On page 5, please change the wording of "Exhibit C" to Exhibit V.A.3; change the reference on Exhibit C to Exhibit V.A.3; and Exhibit V.A.3 needs to sumnarize in tabular forin existing land use, existing zoning, and acreages related to each within 500 feet of the subject property. Response: Application and exhibit have been revised accordingly. Staff Continent: V.B.1: On page 5, please change the wording of "Exhibit D" to Exhibit 87.B.1. This exhibit must include the Collier County Future Land Use Map for the property and adjacent lands, with acreage totals for each land use designation on the subject property. This exhibit shows an area of 3.32 acres while 111 G shows an area of 3.S4 acres. Please correct to the 3.54 acreages, if appropriate. Response: Application and exhibit have been revised accordingly. Cdfs- napl&,07- OS120071070293.00.00 First Baptist Chinch CPA10002 CPA Application Support\2009-01 -10 SuffResp Undoe Designing the future one decade at a time. �.y Meg- First Baptist Church of Golden Gate CP- 2006 -05 - l `t Resubmittal January 10, 2005 Page 3 of 5 Staff Comment: V.C.1: On page 5, change "Exhibit B" to Exhibit V.C.1 and Arrison Environmental, hac. submittal as Exhibit V.C.1. Response: Application and exhibit have been revised. Please see Exhibit V.A.2 for aerial map with FLUCCS codes. Staff Comment: V.C.2: On page 5, refer to Exhibit V.C.2 which exhibit must include a sunuuary table of US Fish and Wildlife Service and Florida Fish and Wildlife Conservation Commission listed plant and animal species known to occur on the site and/or known to inhabit biological conumunities similar to the site (e.g: panther or black bear range, avian rookery, bird migratory route, etc.). Also provide information on site visit by consultant including date, weather and time of visit, transects for listed species survey, length of time spent on site, etc. If there are not listed species or historic /archaeotogical on property, then respond here as "not applicable" on the application foam. This portion of the application is deemed insufficient in its present submittal. Response: Please see Exhibit V.C.2 — Preliminary Environmental Assessment. Staff Comment: V.C.3: On page 5, refer to Exhibit 17.C.3 which exhibit must identify historic /archeology sites. Provide copy of County's Histoiic /Archeological Probability Map and correspondence from Florida Dept of State. This portion of the application is deemed insufficient in is present submittal. Response: Application and exhibit have been revised accordingly. Staff comment: V.D.5: On page 6, please reference Exhibit V.D.5 in the application and provide and label as Exhibit V.D.5 an appropriate response. Response: Please reference the new Exhibit V.D.S. Staff Continent. V.E.La (Potable Water) and V.E.Lb (Sanitary Sewer) on page 6. The information provided for this project is found sufficient. The project does not impact the Collier County Water — Sewer District. Per the 2005 Water & Wastewater Master Plan Updates, the project location is not within Collier County Water and Sewer and Service Area. This project is within the FGUA Service Area. Any portions of this project to be developed shall be required to comply with current Ordinance 2007.60. 4. dfs- napiesl07- 03\2007'.070293.00:00 First Baptist Church CPAW02 CPA Application Snepport12003 -01.10 SuffResp Ltr.doc — Designing the future one decade at a time. Meg. First Baptist Church of Golden Gate CP- 2006 -05 - 1 sl Resubmittal January 10, 2008 Page d of 5 Response: Acknowledged. Staff Comment: V.E.l.c. On page 5, please correct to read as "Arterial and Collector Roads: Nance specific road and LOS ". Then reference as Exhibit 17.E.l.c in the application and attached an Exhibit V.E. Lc providing the appropriate information as required. GIAP Amendment application CP- 2006 -05; First Baptist Church of Golden Gate, should be considered Insufficient for review purposes. The application contains no TIS. The TIS that is required must include updated background traffic slnoNvn throughout the 5 -year plarrrring period (from present (late) to demonstrate consistency with policy 5.1 of the Transportation Element fo the Growth Management Plan.; and must also be written in compliannce with the guidelines established by the. TIS Guidelines & Procedures, located at hitt7: /Iw�� ��-. collier�ov .rmet/hndcx.asp�' ? {na�z =56F. Response: TIS has been provided as Exhibit V.E. Le Staff Comment: Letter of Authorization. The letter of authorization, although signed and notarized, does not list all agent to act on behalf of the applicant. Retaining all agent is highly advisable, from. both the technical and a single%point of contact aspects as this application moves through the process of transmittal and possible adoption hearings. Kindly complete the authorization form for these reasons and identify who will be the single point of contact for this application. Response: Revised Affidavit /Agent Letter has been provided at the end of the application document, naming Dwight Nadeau of RNVA, Inc. as authorized agent. Staff Comment: Mapping. As called for in the application (very last paragraph on page 7), kindly see that the maps, aerials, sketches, etc conform to the standards outlined. This is very important as this document will be reviewed by others in hearings and in Tallahassee who have limited familiarity with this site. For copying purposes, the use of large maps is usually inappropriate and not user friendly. Use 8 %2" x 11" or 11" x 17" size documents where at all possible. Response: Acknowledged. P JPs- naples'07- 05120071.070293.D0.00 First naptisl Church CPA \0002 CPA Application Support\?003 -01 -10 Suff Resp Ltr.doc Designing the future one decade at a time. l M ®■ ■ ■ ■ ■ ■ m 111t R NNC First Baptist Church of Golden Gate CP- 2006 -05 - 1st Resubmittal January 10, 2005 Page 5 of 5 In closing, we trust that we have responded connprehensively to your sufficiency findings and ask that this letter and the attached documents be distributed to the appropriate staff members for their expeditious review. We are enclosing the following items for distribution and revieW: Attachnuents/Exhibits: 5 COPIES Staffs Sufficiency Letter - November 21, 2007 5 COPIES Sufficiency Review Response Letter 5 COPIES Application Cover Letter 5 COPIES Revised GIVIPA Application 5 COPIES Consultant Team List 5 COPIES Exhibit V.A.1 ._ Location Map 5 COPIES Exhibit V.A.2 — Aerial Map with FLUCCS Codes 5 COPIES Exhibit V.A.3 — Existing Land Use Map 5 COPIES Exhibit V.13.1 — Future Land Use Map 5 COPIES Exhibit V.C.2 — Preliminary Environmental Assessment 5 COPIES Exhibit V.C.3 — Historical /Archeological Probability 5 COPIES Exhibit V.D.5 — Suitability of Proposed Land Use 5 COPIES Exhibit V.E. Lc — Traffic Impact Analysis Report 5 COPIES Exhibit V.E.2 — Public Facilities Map Sincerely, Dwight Nadeau Planning Manager cc: Cindy Crytzer, First Baptist Church Paul Beatty, First Baptist Church File \Idfs- naplcs'07 -03\2007\070293.00.00 First Baptist Church CPA10002 CPA Application Support\Ist Rcsub Docs to CountyL00S -01.10 Stiff Resp Ltr.doc Designing the future one decade at a time. 19M HOLE MONTES ENGINEERS• PLANNERS• SURVEYORS LANDSCAPE ARCHITECTURE 950 Encore Way • Naples, Florida 34110 • Phone: 239.254.2000 • Fax: 239.254.2099 Revised September 26, 2008 Revised August 5, 2008 Revised February 22, 2008 April 28, 2006 Corby Schmidt, AICP, Principal Planner Collier County - CDES 2800 N. Horseshoe Drive Naples, Florida 34104 RE: Proposed Comp Plan Amendment Naples Italian American Club (CP- 2006 -7) Hole Montes Number 2006.019 Dear Mr. Schmidt: I al vil Please find enclosed one original and five copies of a petition to amend the Future Land Use Element and Future Land Use Map of the Collier County Growth Management Plan, to change the land use designation from the Urban Residential Subdistrict to a new Sub - district that would allow Institutional uses, such as the Italian American Club clubhouse retail /office facilities on the f5 acre Italian American Club property located on Airport Pulling Road N. on the southwest corner of Orange Blossom Drive. (See attached location map.) Pre - application minutes and a check in the amount of $16,200 (filing fee less $250 pre- application fee) to process the petition, are also provided. 1. BACKGROUND The Naples Italian American Club is located on a f5 acre parcel at 7030 Airport Pulling Road North, on the southwest corner of Orange Blossom Drive. The clubhouse was built prior to 1982 re- zoning, which rendered it a legal non - conforming use in an "A" zone. The clubhouse required a Provisional Use Permit in 1986 in order to expand the facility to its present size of approximately 6500 s.f. The clubhouse and parking are located on the easterly 3 acres f, adjacent to Airport Pulling Road, and the remaining f2 acres are cleared and vacant. The property, although zoned for agriculture, is designated "Urban Residential" on the Future Land Use Map, and surrounded by intensified uses and /or PUDs. The Carlisle Developments to the west and south of the property, Library on the north side, Buckley Mixed Use PUD north of the Library on Airport Road and Longview Center PUD to the east are in the immediate vicinity, but also the residential communities surrounding Orange Blossom Drive create a market for neighborhood services, and the underutilized Italian American Club site offers an opportunity for efficient infill to serve these needs with minimal impacts on public facilities. IL\2006 \2006019 \WP \Comp Plan Amendment- Italian American Club \080926 Revised from 060428 Transmittal Letter.docx Naples • Fort Myers • Venice 6 Corby Schmidt Revised September 26, 2008 Revised August 5, 2008 Revised February 22, 2008 April 26, 2006 Re: Naples Italian American Club HM No. 2006.019 2. PROPOSED USES Page 2 of 3 By creating a special Subdistrict, optimum use can be made of this unique site, relative to its function in the community. The proposed Subdistrict suggests the property could support a total of up to 46,000 s.f. of floor area, of which 20,000 s.f. would be reserved for clubhouse facilities and 34,000 s.f would be for gross leasable area for financial institutions, schools, professional and medical offices and business services allowed by right or Conditional Use in the C -1 district. 3. COLLIER COUNTY GMP /FLUE The subject property is currently in the Urban Residential Subdistrict, which purpose "is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated." Mixed -use developments are generally encouraged in the vicinity, but, as the area has developed, there are more concentrations of residential than neighborhood commercial. While the subject property is not large enough to provide a mixed -use development which includes residential uses, it can provide some of the neighborhood commercial needed to serve the surrounding concentrations of residential development. By contributing services in a convenient location, longer -trips may be avoided, for the traffic benefits envisioned by the GMP. 4. MARKET ANALYSIS The market study prepared by Fraser & Mohlke Associates, submitted with this application, finds there is sufficient market demand in the immediate vicinity to support the proposed development. 5. TRANSPORTATION The Italian American Clubhouse will enter into a DCA with the Collier County Board of Commissioners to pay their proportionate share of improvements to Orange Blossom Drive. When this agreement is implemented, the proposed request can be found consistent with Policy 5.1 of the transportation element. A conceptual plan of the intersection improvements and cost analysis is provided as was presented to the CCPC. 6. ENVIRONMENTAL The Soils overlay of the Property Appraisers maps indicates predominant soil types to be Ft. Drum and Malabar fine sands with 12.5% Urban Lands along the western property line. No habitats have been identified on the site. 11:A2006\2006019 \WP \Comp Plan Amendment - Italian American Club \080926 Revised from 060428 Transmittal Letter.docx 9- WE ; I Corby Schmidt Page 3 of 3 Revised September 26, 2008 Revised August 5, 2008 Revised February 22, 2008 April 26, 2006 Re: Naples Italian American Club HM No. 2006.019 7. ARCHEOLOGICAL RESOURCES The subject property has not been identified as having historic /archaeological resources based on a review of the Collier County Index of Historic /Archaeological Maps. 8. GNIP COMPLIANCE The proposed development will be compatible with and complimentary to the surrounding land uses in accordance with Policy 5.4 of the FLUE and by utilizing infill opportunities such as this parcel provides, the goal of minimizing urban sprawl may be realized, as expressed in Policy 5.3 of the FLUE. In summary, the proposed FLUE and FLUM amendment is in conformance with the goals and objectives of the GMP, creates infill development, avoids urban sprawl and will be of benefit to the neighborhood in which it is located. A copy of Policy 1.1 of the FLUE, which is proposed to be amended, is attached for your reference. If you have any questions, of if we can provide any additional information, please let us know. Very truly yours, HOLE MONTES, INC. Robert L. Duane, AICP Planning Director RLD!mmn/j lc Enclosures: Completed Application n:A2006\2006019 \WP \Comp Plan Amendment - Italian American Club \080926 Revised from 060428 Transmittal Letter.docx • Exhibit A C. Urban Commercial District 11. Italian Arne0ran Plaza and Clubhouse Commercial Subdistrict CP- 2006 -7 [Page 63] Orange Blossom /Airport Crossroads This Subdistrict consists of approximately 5 acres and is located on the southwest corner of the intersection of Orange Blossom Drive and Airport Road. This Subdistrict allows for existing institutional uses, such as the Italian American Club clubhouse or another social or fraternal organization, future institutional uses for a school, and limited commercial, professional and general offices, and similar uses to serve the nearby community. Development intensity for this Subdistrict shall be limited to a maximum of 26,000 34,000 square feet of gross leasable area for financial institutions, schools, professional, medical and general offices, and personal and business services as allowed by right and by conditional use, apA in addition to a maximum of 20,000 square feet for the clubhouse facility, all of which uses are allowed in the C -1 Zoning District, as identified in the Collier County Land Development Code, Ordinance No. 04 -41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all sOmmereial uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties immediately to the south and to the west must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property immediately to the south is required, particularly to provide southbound traffic direct egress onto Airport Road. Tra##to and— parkiRg Vehicular use areas, buildings and structures, landscape buffering and open areas space, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the south 6UFFeWRd*Rg street system. d. A-► Orange Blossom Drive - Airport Road intersection improvements shall be designed to be sufficient to accommodate project traffic and overall levels of service issues. The improvement plans must be approved prior to any development order approval. This approval process must involve the public through an advertised meeting and the approved plans shall be advertised for construction through the County's open bidding process. a44d-, Construction per the approved Orange Blossom Drive - Airport Road intersection improvements plan must commence prior to the issuance of a building permit for improvements on the property and be completed prior to the issuance of any certificate of occupancy. The clubhouse facility shall be excepted from the requirements of this subsection if it can be demonstrated that the transportation impacts of the facility do not require the initiation or construction of Orange Blossom Drive — Airport Road intersection improvements. [plain text denotes provisions, as approved for Transmittal by BCC; single underline/ s' denotes CCPC recommended changes at Adoption] MP Exhibit A CP- 2006 -7 e. The existing easternmost vehicular access drive onto Orange Blossom Drive rust shall be seMpleted removed or permanently closed -off by the property owner befere —a prior to the issuance of a certificate of occupancy GaR be for any further development or redevelopment of the site. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site d+restier}al signs assietiRg directing motorists toward southbound egress onto Airport Road. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 11. Orange Blossom /Airport Crossroads Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Italian Ameraran Plaza and Clubhouse Orange Blossom /Airport Crossroads Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the Countywide FLUM. Do not number the inset map, only provide map title. 1. URBAN DESIGNATION [Page 27] Italian Amer-mran Plaza and Clubhouse Orange Blossom /Airport Crossroads Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- __ residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). [plain text denotes provisions, as approved for Transmittal by BCC; single underline /singe �+�thru denotes CCPC recommended changes at Adoption] Exhibit A FUTURE LAND USE MAP SERIES CP- 2006 -7 [Page 124] ital"an Amer-*Gan Plaza and Clubhouse Orange Blossom /Airport Crossroads Commercial Subdistrict add name of that inset map in the FLUE where FLUM Series is listed. G: \Comprehensive \Comp. Planning GMP DATA \Comp. Plan Amendments\2006 Cycle Petitions \CP - 2006 -7c FLUE combining 06 -7 & 06 -8 Subdistricts\Exhibit A— Adop6on\06 -7c (7) 5 acre FINAL BCC Adoption Exhibit A text.doc [plain text denotes provisions, as approved for Transmittal by BCC; single underline / denotes CCPC recommended changes at Adoption] TRANSPORTATION CONSULTANTS, INC. September 10, 2008 Mr. Robert Duane, AICP Hole Montes, Inc. 950 Encore Way Naples, FL 34110 RE: Italian American Plaza and Clubhouse District & Airport Road /Orange Blossom Drive Commercial Subdistrict Dear Mr. Duane: 13881 PLANTATION ROAD, SUITE 11 " "1 FORT MYERS, FL 339124339 OFFICE 239.278.3090 FAX 239.278.1906 TRAFFIC ENGINEERING TRANSPORTATION PLANNING SIGNAL SYSTEMS/DESIGN At the Adoption hearing for the above referenced Comprehensive Plan Amendments, the Collier County Planning Commission raised concerns from the Florida Department of Transportation in regards to the traffic generated by the proposed Amendments that will impact I -75. Due to the location of the proposed Amendments at the southwest corner of the intersection of Airport Pulling Road and Orange Blossom Drive, the nearest interchange to I -75 would be either via Immokalee Road to the north or via Pine Ridge Road to the south of the subject parcels. These interchanges are approximately 4.5 miles and 3.5 miles from the subject parcels, respectively. Based on the uses currently projected on each site for worst case analysis, it is very unlikely that a significant amount of traffic, if any, will impact I -75 from these developments. Medical Office and bank uses will attract the majority of its patrons from the neighboring residential communities and not from I -75. If you have any additional questions, please do not hesitate to contact me. Sincerely, Q /RobertJL. Price, PE Ted B. Treesh Senior Transportation Consultant President TRANSPORTATION CONSULTANTS, INC. 4� 13881 PLANTATION ROAD, SUITE 11 FORT MYERS, FL 33912 -4339 OFFICE 239.278.3090 FAX 239.278.1906 TRAFFIC ENGINEERING TRANSPORTATION PLANNING SIGNAL SYSTEMS /DESIGN TO: Mr. Michael Greene Collier County Transportation Planning FROM: Robert L. Price, PE Senior Transportation Consultant Ted B. Treesh President DATE: September 9, 2008 RE: Airport- Pulling Rd @ Orange Blossom Dr Intersection Improvements Traffic Projections Collier County, Florida TR Transportation Consultants, Inc. has been retained by the Developers of the Italian American Club Comprehensive Plan and the Westminster PUD to assess the necessary future lane arrangements at the intersection of Airport- Pulling Road /Orange Blossom Drive to accommodate future growth, specifically planned and /or approved projects that are in the general vicinity of the subject intersection. Figure 1 indicates the location of the subject intersection as well as the developments that were accounted for as a part of this analysis. Also indicated within Figure l are the intensities of each development. In order to perform the requested analysis, TR Transportation has completed a 2013 analysis at this location. The traffic projections in this memorandum will be utilized to perform the needs analysis for the intersection. The 2013 traffic projections are based on A.M. and P.M. peak hour turning movement counts performed by TR Transportation. Existing Traffic Data A turning movement count was conducted at the intersection of Airport Pulling Road /Orange Blossom Drive during the A.M. and P.M. peak hours (7AM -9AM & 4PM- 6PM) on January 8, 2008. Furthermore, upon the request of the Collier County Transportation Planning Department, turning movement counts were also performed at the nearest signalized intersection to the north (Emerald Lakes Drive /Old Groves Road) .............. w W i4 i I V�f Ar A 71, -4-6- X'm on !k W, I q'�r 4. th T. }I :�a'k,'�L., '1�'! Y ter` • rk yg7r s 4•y...w� fit ' j ".L7 MiR1111111p, WNW1W u4m It bin dL IMA m IK ;77— IJL. S - aWIZ I folif 46 q W*X- L IA k ACE z 421 k" OA AN M jai14 AL 1- fall), mo :Z Art I �r - o 7V "51 RA 7 77, 7. 7 WA. Al • ri Mr. Michael Greene TRANSPORTATION Collier County Transportation Planning -. CONSULTANTS, INC, Airport Pulling Rd @ Orange Blossom Dr Improvements September 10, 2008 Page 3 and south (J & C Boulevard /Fountain View Circle) of Orange Blossom Drive on Airport Pulling Road on May 7, 2008 and May 8, 2008. These turning movement counts were adjusted for peak season traffic conditions based on the information contained within the 2007 Peak Season Factor Category spreadsheet within the 2007 FDOT Traffic Information CD as can be found in the Appendix of this document. The January 8, 2008 count was adjusted by a peak season correction factor of 1.12 while the May 7th and May 81h counts were adjusted by a peak season correction factor of 1.17. The turning movement count results can be found within the Appendix of this document for reference. Additionally, a graphical representation of the 2008 peak season turning movement counts is shown in Figure 2. A peak hour factor (PI -IF) was calculated based on the results of the turning movement counts performed at the various intersections. The appropriate PHF's will be utilized throughout the remainder of the intersection analysis. A separate PHF was calculated for each intersection based on both the AM and PM peak hours in accordance with the calculation indicated below for Airport Pulling Road and Orange Blossom Road in the AM peak hour. W Highest Hourly Volume 4 * Highest 15 Minute Volume _ 2,999 vehicles 2,999 vehicles PHF 4 * 790 vehicles 3,160 vehicles = 0.949 In addition to the peak hour factor, a 2% truck percentage was assumed in order to account for heavy vehicles at the intersection. Table 1 indicates the resultant peak hour factors and the truck percentage utilized at each intersection as a part of the proposed analysis. Table 1 PHF & Truck % Airport Pullin Road Orange Blossom Drive Intersection 1m ,�n>lersee an PHF ra..,., Airport Pulling Rd @ Old Groves Rd /Emerald Lakes Dr 0.926 0.893 2% Airport Pulling Rd @ Orange Blossom Dr 0.949 0.979 2% Airport Pulling Rd @ J &C Blvd/Fountain View Cir 0.962 0.861 2% cents L.W104 z N J W E O p a Q O S Q � N.T.S. m M k 31 (29) �cJ1 Op O 97 (106) O G�0�1 J (71) 56 1�te o� O� (7) 2♦ cD r- (52) 64 �°' N MN Q (D Lo v O (V c' l Lo N °D k84 (109) r ♦180 (119) ORANGE BLOSSOM co, J 1 \. 1'303 (152) ROAD (180) 95 (400) 253 ♦ o ti co (289) 205 OEM V �r r TAN k39 (34) °_ 7 (4 ) j i (38) FOUNTAIN VIEW CIRCLE J &C BOULEVARD • `► (306) 1441 "\ t t* (9)4♦ °r° °N (205) 109 vrnv vrn�- LEGEND -4- 000 WEEKDAY AM PEAK HOUR TRAFFIC 4- (000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2008 PEAK SEASON TURNING MOVEMENTS CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 2 Inw, TRANSPORTATION CONSULTANTS, INC. Mr. Michael Greene Collier County Transportation Planning Airport Pulling Rd @ Orange Blossom Dr Improvements September 10, 2008 Page 5 Future Development Traffic In order to determine the 2013 buildout turning movements at the subject intersection, the projected traffic to be generated as a part of the various developments in the vicinity of the Airport- Pulling Road /Orange Blossom Drive intersection was combined based on the information contained within the Traffic Impact Studies obtained for each project. The various projects for which the traffic was accounted can be found within Figure 1 contained previously in this document. A brief description of each development and the approved parameters associated with those developments are included below, listed from west to east. Savannah Place RPUD is a 6.82 -acre parcel located on the south side of Orange Blossom Drive approximately '/z mile to the west of Airport Pulling Road. This development is currently being reviewed for a potential re- zoning that would allow for up to 20 single family dwelling units. The TIS performed for this re- zoning application by Q. Grady Minor & Associates, PA was obtained in order to account for the traffic generated as a result of this development. Attached in the Appendix of this document is supporting documentation such as the trip generation and traffic distribution contained within the re- zoning TIS for the Savannah Place RPUD. This information was utilized in order to perform an assignment of the Savannah Place RPUD trips to the subject intersection as well as the signalized intersection on Airport Pulling Road to the north and south of Orange Blossom Drive. Access to Orange Blossom Drive was shown via a single, full access location along the frontage of the Savannah Place RPUD. Figure 3 was created to illustrate the Savannah Place RPUD traffic accounted for at the area intersections as a part of the proposed needs analysis at the Airport Pulling Road /Orange Blossom Drive intersection. Italian American Plaza & Clubhouse District is a 5 -acre parcel located in the southwest corner of the intersection of Airport Pulling Road and Orange Blossom Drive. This development is currently being reviewed for a potential Comprehensive Plan Amendment that would allow for a 20,000 square foot fraternal lodge /organization, 22,500 square feet of general office space, 7,500 square feet of medical office space, and a 4,000 square foot drive -in bank. TR Transportation Consultants performed the TIS for this Comprehensive Plan Amendment. As such, the trip generation projections from the TIS for the Italian American Plaza & Clubhouse District have been attached in the Appendix of this document for reference. Access to the subject property was proposed via two (2) locations. An existing full access to Orange Blossom Drive was shown in addition to a right - in/right -out access to Airport Pulling Road via a cross access through a neighboring parcel to the south of the subject site. Figure 4 has been created to illustrate the Italian American Plaza & Clubhouse District traffic at the area intersections analyzed as a part of this needs analysis Airport Road /Orange Blossom Commercial Subdistrict is a 5 -acre parcel located on the west side of Airport Pulling Road to the south of the Italian American Plaza & Clubhouse District. This development is currently being reviewed for a potential ♦40 %♦ �4 (10) (6) 2 4 -60 %-01- r O J &C BOULEVARD M O_O_ k0 (0) t-00 f-1 (4) ! 1 %, r 0 (0) (2)4 -►� htl (1)3, coon t 200% &;::-a -- 0 (0) O Cl) O -0-0(0) 410, + y j 0 (0) (o) o .1' 4N /1� (0) o (0) 0 *� O M O 1 200% OPO 5� 0 ORANGE BLOSSOM ROAD -4-20 %-► FOUNTAIN VIEW CIRCLE LEGEND -4-20%-* PERCENT DISTRIBUTION - - 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC SAVANNAH PLACE RPUD TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 3 CD z J J CL d O *Q � 1 200% oc�o k0(0) -r ♦0 (0) O i Y l o (o) (0) 0 Q� (0)0 -► ONO v O v 20% ♦40 %♦ �4 (10) (6) 2 4 -60 %-01- r O J &C BOULEVARD M O_O_ k0 (0) t-00 f-1 (4) ! 1 %, r 0 (0) (2)4 -►� htl (1)3, coon t 200% &;::-a -- 0 (0) O Cl) O -0-0(0) 410, + y j 0 (0) (o) o .1' 4N /1� (0) o (0) 0 *� O M O 1 200% OPO 5� 0 ORANGE BLOSSOM ROAD -4-20 %-► FOUNTAIN VIEW CIRCLE LEGEND -4-20%-* PERCENT DISTRIBUTION - - 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC SAVANNAH PLACE RPUD TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 3 0 V 0 4z!?-V ♦20 %♦ J &C BOULEVARD ♦ 5% O Z_ J J D- 00 CL Q O ly- 35% j ONO_ o (0) O OM O -4-0(0) j o (0) (0) o �1 (0) 0-* ° (o) oN I 355% i Z0 (0) 4-0 (0) y "'r 0 (0) 4% (4)4-0 (0) 0-1' o N ° (o) o.� ° N 30% coo (o -4-0(0) oo cNV o ♦4 (3 141 (33),f 15 (3 N� (36)84r t: (10`3N ♦ NOO 1 ;/ ° O Nvv M N O Ol �%N (36) 8� f rn N V ORANGE BLOSSOM ROAD ♦ 10 %♦ FOUNTAIN VIEW CIRCLE LEGEND ♦20 %♦ PERCENT DISTRIBUTION 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC N W E S ITALIAN AMERICAN PLAZA AND CLUBHOUSE DISTRICT TRANSPORTATION NET NEW SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 4 cm- Mr. Michael Greene TRANSPORTATION Collier County Transportation Planning Airport Pulling Rd @ Orange Blossom Dr Improvements CONSULTANTS, INC. September 10, 2008 Page 8 Comprehensive Plan Amendment that would allow for a maximum development intensity of 6,000 square feet of general office space, 30,000 square feet of medical office space, and a 4,000 square foot drive -in bank for a total development floor area on the site of 40,000 square feet. TR Transportation Consultants performed the TIS for this Comprehensive Plan Amendment. As such, the trip generation projections from the TIS for the Airport Road /Orange Blossom Commercial Subdistrict have been attached in the Appendix of this document for reference. Access to the subject property was proposed via two (2) locations. interconnection to an existing full access to Orange Blossom Drive through the Italian American Plaza & Clubhouse District was shown in addition to a new right- in/right -out access to Airport Pulling Road along the project frontage. Figure 5 has been created to illustrate the Airport Road /Orange Blossom Commercial Subdistrict traffic at the area intersections analyzed as a part of this needs analysis Sao Grato is a mixed use development located on the west side of Airport Pulling Road to the north of Orange Blossom Drive. The PUD on the subject site is approved for the development of a maximum of 343 multi- family dwelling units in addition to 97,070 square feet of office floor area and 74,230 square feet of retail space. However, the SDP submittal approved on the site in 2006 indicates maximum development parameters of 251 multi - family dwelling units in addition to 97,070 square feet of mixed office floor area and 74,230 square feet of retail space. The TIS performed by Vanasse Daylor was obtained in order to determine the traffic projections associated with the Sao Grato parcel. As such, the trip generation projections and project traffic distribution have been attached to the end of this document for reference. Access to the Sao Grato development was shown via two (2) locations to Airport Pulling Road via a directional left- in /right- in/right -out as well as a separate right- in/right -out only access driveway. Figure 6 was created to indicate the net new project traffic assignment to the various intersection analyzed as a part of this document for the Sao Grato development . Logview Center PUD is a proposed 15 -acre mixed use development in the northeast and southeast corner of the intersection of Airport Pulling Road and Orange Blossom Drive. The Longview Center was reviewed for a PUD re- zoning in 2002. Currently, development parameters are not known for the Longview Center PUD, but the 2002 TIS performed for the re- zoning was utilized in order to assume a realistic set of development parameters for each parcel at the request of Collier County. As such, the 5 -acre parcel on the north side of Orange Blossom Drive was assumed to consist of 19,000 square feet of office space in addition to 22,150 square feet of retail shops. The 10 -acre parcel in the southeast corner of the intersection of was analyzed to consist of a 15 -unit multi- family, home complex as well as 51,000 square feet of office space and 50,000 square feet of retail development. The TIS performed by Vanasse Daylor from May of 2002 was obtained, and supporting documentation from that TIS has been attached to the end of this document for reference. Access was assumed to Orange Blossom Drive for both the north parcel and the south parcel via a full access. Figure 7 reflects the site traffic assignment of the Longview Center PUD -North Parcel to the subject intersections. and Figure 8 indicates the site traffic assignment of the Longview Center PUD -South Parcel. t 300% OMO o(o) c' ♦o (0) BOULEVARD j% + y r 0 (0) (0)oJ*�1t (0) 0-00. O N O M oN O O vN v N FOUNTAIN VIEW CIRCLE LEGEND 4-20 %""/' PERCENT DISTRIBUTION 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC AIRPORT ROAD/ ORANGE BLOSSOM COMMERCIAL SUBDISTRICT TRANSPORTATION NET NEW SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 5 C N z_ J J W E o N O �o (o) IL O S ♦0 (0) r CO N O A-8 (7) Q (36) 'j(-11 (8) N.T.S. ,(-41 35°/0 (o) 0♦ t (11) 14� v Lo (45) 9 (26) 6♦ No 0 N ( OO ko(0) v (O )o ) o N JO M lO U O (0) I — — - -- - -- N - -- M C O 7'r M CD � (0 ) o�'f1 °P p� (o) 0♦ o Lo o 0 0.� (38) 8� v N 355% ORANGE BLOSSOM ROAD f-15 %♦ � ♦20 %♦ C t 300% OMO o(o) c' ♦o (0) BOULEVARD j% + y r 0 (0) (0)oJ*�1t (0) 0-00. O N O M oN O O vN v N FOUNTAIN VIEW CIRCLE LEGEND 4-20 %""/' PERCENT DISTRIBUTION 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC AIRPORT ROAD/ ORANGE BLOSSOM COMMERCIAL SUBDISTRICT TRANSPORTATION NET NEW SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 5 c7 Z_ J J d O p n- Q cl� O Q ry, M ♦ co `2 (6) (cD o M ♦0 (0) BOULEVARD *" ♦ ll y r 0 (0) (16) 61 t (0)0♦ CD CD (0) 0 o �o OPO 5� O� V O\,O ORANGE BLOSSOM (ROAD FOUNTAIN VIEW CIRCLE N W E S N.T.S. N O � 0T tiM 277) 91�I' I LEGEND ♦20 %-► PERCENT DISTRIBUTION -4- 000 WEEKDAY AM PEAK HOUR TRAFFIC -4- (000) WEEKDAY PM PEAK HOUR TRAFFIC ti MN MO 4/4 156) 57 --.�, 4 rn I� I � 1� CO M N� N M� 07 v SAO GRATO SDP TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 6 oa'o_ k0 (0) ♦0 ( °) O 1O O ° ( °) (0)0JLh't'/01 o i I N cO (.0 P�4-0 (0) 4-' i '►`? 1° (°) (27) 21 Jk"N + I+ (0)0♦ o00 (0) 0� O O �O v t` M ♦ co `2 (6) (cD o M ♦0 (0) BOULEVARD *" ♦ ll y r 0 (0) (16) 61 t (0)0♦ CD CD (0) 0 o �o OPO 5� O� V O\,O ORANGE BLOSSOM (ROAD FOUNTAIN VIEW CIRCLE N W E S N.T.S. N O � 0T tiM 277) 91�I' I LEGEND ♦20 %-► PERCENT DISTRIBUTION -4- 000 WEEKDAY AM PEAK HOUR TRAFFIC -4- (000) WEEKDAY PM PEAK HOUR TRAFFIC ti MN MO 4/4 156) 57 --.�, 4 rn I� I � 1� CO M N� N M� 07 v SAO GRATO SDP TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 6 MI 0 0 �o ♦ 10 %♦ J &C BOULEVARD ♦ 5% (D z J J elf O p 0- Q L O *Q rf, 1 40% J o`='o_ k0 (0`) O IN O` -4-0 (0j (0) 0 �1 /* (0) o-► o m o (0)0-- o00 400% t 400% OPT - -- 5� 0 O o o 9 (50) 1-4--) CD 04 (12) ! `► lr9 (49) (0) 0.r �1 (9) 7-* o o rn (0) ON " 00 vM Ara 71 'w r II M v � cv M g (12) on (105)72--- (0) 0-10. ORANGE BLOSSOM ♦ 10 %♦ ROAD co vco 't-3 (4) ,- ♦0 (0) ,j ,+ 1, ,q('0 (0)♦ 5% ♦FOUNTAIN VIEW CIRCLE (5) 4./ -1 T / (0) 0♦ o N ° (0) 0 o -� *� 300% LEGEND ♦20 %--► PERCENT DISTRIBUTION -0- 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC LUNGVIEW CENTER PUD NORTH PARCEL TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 7 0 �� Q-1 0 -4-10 %'♦ J &C BOULEVARD O N z_ J J d W E F-- O o °- Q S O � N.T.S. 40% PQ �p k0(0) C) o ♦0 (0) QG� *) +1* 1 D Lo (p) p h + r 22 (96) r 16 (22) (0)0-0- N `► 0) p vCO (0) 0♦ a p ♦ olo x,(193) 144 I I Q> ,N , () p) (17" r, Lo (0) 0 o o to " 400% t 40% MGM (8)7-- (0)0-00. (0) 0 30% f 1/ k7 (8) 4-0(0) 'o-o (0) 1 t 1* o Lo 0 �v o �o Lo ORANGE BLOSSOM ROAD FOUNTAIN VIEW CIRCLE LEGEND ♦20 %-► PERCENT DISTRIBUTION -4- 000 WEEKDAY AM PEAK HOUR TRAFFIC f -(000) WEEKDAY PM PEAK HOUR TRAFFIC LONGVIEW CENTER PUD SOUTH PARCEL TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 8 Mr. Michael Greene TRANSPORTATION Collier County Transportation Planning CONSULTANTS, INC. Airport Pulling Rd @ Orange Blossom Dr Improvements September 10, 2008 Page 13 Greek Orthodox Church is a vacant parcel on the north side of Orange Blossom Drive on the eastern boundary of the Longview Center development previously discussed within this document. Based on potential development parameters for the site, it was assumed to consist of a maximum of 20 multi - family dwelling units. Currently, a TIS has not been performed for this future development. As such, trip generation calculations were performed based on Land Use Code 230 (Residential Condominium /Townhouse) within the ITE Trip Generation Report, 7'h Edition. Table 2 reflects the trip generation of the potential development. Table 2 Trip Generation Greek Orthodox Church Parcel Access to the site was assumed via a single location to Orange Blossom Drive. Figure 9 reflects the distribution utilized for the analysis as well as the site traffic assignment to the various intersections studied as a part of this document. Westminster is a currently vacant parcel on the north side of Orange Blossom Drive on the eastern boundary of the Greek Orthodox Church parcel previously discussed within this document. The Developer of the Westminster development is currently in the process of gathering the necessary data to submit a PUD re- zoning application on the site. The PUD re- zoning will propose a 415 unit Continuing Care Retirement Community (CCRC) on the subject site. Currently, a TIS has not been performed for this future development. As such, trip generation calculations were performed based on Land Use Code 255 (CCRC) within the ITE Trip Generation Report, 7'h Edition. Table 3 reflects the trip generation of the potential development. Table 3 Trip Generation Westminster PiTTI Access to the site was assumed via a single location to Orange Blossom Drive. Figure 10 reflects the distribution utilized for the analysis as well as the site traffic assignment to the various intersections studied as a part of this document. LEGEND ♦20 %-► PERCENT DISTRIBUTION -4- 000 WEEKDAY AM PEAK HOUR TRAFFIC 4-(000) WEEKDAY PM PEAK HOUR TRAFFIC GREEK ORTHODOX CHURCH TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 9 r 0 v O 4 -20 %-► J &C BOULEVARD CD z F- 0 0 a Q o Q fl� t 30% J o 47a k o (0) o�o 14-0(0) 4-1 �itir (0)0 .J'� t r► (o) o..� o ° (0)0, o o t 300 '*-8 (17) 0 C -0-5(12) + Ir 9(18) (0)01''1 +14 (11) 10♦ ^!r (0) 0 a o -- t 300% oiRv k0(0) o rn o ♦0 (0) (0) 0 0 5� OJT G� Off'% F f � -- - -] Lit��" u-) 1 .10 (11 ORANGE BLOSSOM � �a (0Lj ROAD (44) 38 --* 4'20 % -► (0) 0 -♦ FOUNTAIN VIEW CIRCLE LEGEND 4 -20 %-► PERCENT DISTRIBUTION 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC 4 -(000) WEEKDAY PM PEAK HOUR TRAFFIC 'clam WESTMINSTER TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 10 Mr. Michael Greene TRANSPORTATION Collier County Transportation Planning Airport Pulling Rd @ Orange Blossom Dr Improvements CONSULTANTS, INC. September 10, 2008 Page 16 The traffic generated by all of the developments described as a part of this report and illustrated within Figures 3 through 10 were then combined in order to determine the total development traffic assumed as a part of this analysis. It should be noted that, for each project that was assumed to consist of retail development, the assignments at the project entrances indicate total trip generation while the assignments to the intersections external to the developments indicate only net new trips after a reduction for pass -by traffic. Figure 11 reflects the combination of the development related traffic as illustrated within Figures 3 through 10. Annual Growth Rate (AGR) Calculations In order to obtain the 2013 background traffic volumes to be utilized for the proposed needs analysis, it was necessary to obtain annual growth rates for Airport Pulling Road, Orange Blossom Road, and J &C Boulevard. The annual growth rates were calculated by utilizing the historical traffic data from the Collier County Average Daily Traffic Report. The growth rates were calculated based on the traffic volumes dating back to 2002 on these roadways. Based on the historical traffic data, all roadways except for Orange Blossom Drive are shown to have declining traffic conditions since 2002. As such, a minimum annual growth rate of 2.0% was assumed for these roadways. Furthermore, a 2.0% annual growth rate was also assumed for the side street approaches. However, the annual growth rate for Orange Blossom Drive was shown to be 4.13 %. A sample calculation utilized to determine the annual growth rate is indicated below. Additionally, Table 4 indicates the annual growth rate for all approaches at the subject intersection. It should be noted that the same annual growth rate was assumed for Coon Road as Slater Road due to the lack of historical traffic information on Coon Road. AGR = 2007 ADT 2007- -2002 1 ora,?ge Bhnsom 2002 ADT AGR 11,446 veh 1 Orange Bla.esna' 9.348 Veh AGR Orange Hln,ctirnu = 0.0413, or 4.13% Table 4 Annual Growth Rates Airport Rd (ii). Orange Blossom Dr 2013 Background Turning Movements The 2008 peak season, peak hour turning movements indicated within Figure 2 previously in this document were factored by the aforementioned annual growth rates compounded annually over a five (5) year period in order to project the 2008 turning movements to 2013 traffic conditions. The annual growth rates for each approach were factored by all turning movements entering the intersection from the respective approach Airport Pulling Road 2.00% J & C Boulevard 2.00% Orange Blossom Drive 4.13% 2013 Background Turning Movements The 2008 peak season, peak hour turning movements indicated within Figure 2 previously in this document were factored by the aforementioned annual growth rates compounded annually over a five (5) year period in order to project the 2008 turning movements to 2013 traffic conditions. The annual growth rates for each approach were factored by all turning movements entering the intersection from the respective approach J &C BOULEVARD 0 Q �1 CD Z_ J J D a_ F- O Q �o Q ly- ti N O lf) O_ k o (0) O N O ♦0 (0) 411+ 0(0) (0) o +1* (o) 0 (_0 o r M —0 d o0 N 84 (203) c"') ioo cL.) 4-27(63) j60 (176) (110)41-1* *A +i* (7���3♦ UiU°no N rno� r —N MNN_ k12 (18) co (33)211'! f* (0)0♦ °moo (0) 0,� o r 04,0 S� 0 .w ORANGE BLOSSOM ROAD FOUNTAIN VIEW CIRCLE LEGEND f- 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION DEVELOPMENT TRAFFIC SUMMARY CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 11 Mr. Michael Greene TRANSPORTATION Collier County Transportation Planning Airport Pulling Rd @ Orange Blossom Dr Improvements CONSULTANTS, INC. September 10, 2008 Page 18 based on the calculation reflected below. A sample calculation is indicated below for reference. 2013 Turning Movement = 2008 Turning (2013 -2008 Movement * (1 + AGR) 2013 TM =1,264 vehicles * (1 + 0.0200)(s) = 1,396 vehicles All turning movements at the intersection were factored by the appropriate annual growth rate in accordance with this calculation in order to determine the 2013 background turning movements at the Airport- Pulling Road /Orange Blossom Drive intersection. The resultant 2013 background turning movements are shown graphically in Figure 12. 2013 Buildout Traffic In order to obtain the 2013 buildout turning movements at the intersection of Airport- Pulling Road /Orange Blossom Drive for the future needs analysis at this location, the 2013 background turning movements indicated within Figure 12 and the combined traffic from the various planned developments in the area shown within Figure I1 were combined. The resultant 2013 buildout turning movements are illustrated in Figure 13 for reference. It should be noted that the annual growth rates are intended to account for the traffic generated by the various developments described within this document. However, in order to perform a conservative analysis, an annual growth rate was utilized to project the 2013 background traffic in addition to adding the development related traffic. As such, there is some "double counting" of future traffic within the projections of this document in order to perform a conservative analysis at the subject intersection. Intersection Needs Analysis The 2013 buildout turning movements indicated within this memorandum have preliminarily been inputted into the SYNCHRO software in order to determine the lane arrangements necessary at the Airport - Pulling Road /Orange Blossom Drive intersection after the development of the various proposed developments. Several meetings with Staff have been held in order to discuss the parameters of the SYNCHRO modeling. At this point, the direction received from Staff was to move forward with the design of an additional lane in the westbound direction on Orange Blossom Drive, and additional lane in the eastbound direction on Orange Blossom Drive, and the addition of a U -turn median opening on Airport Pulling Road in advance of the Orange Blossom Drive intersection in order to remove these U- turning trips from the intersection. Extension of several turn lanes are also proposed as a result of this analysis. As such, the attached preliminary design has been created to illustrate the proposed improvements at the intersection. M 0 C) C) co 0 LL J &C BOULEVARD c7 z_ J J D d CL Q Q' O Q w N N M O r OO U') I-- v `r' `1? t-43 (38) 0) -, c 4- 8(4) 4/ ♦ `, r 54 (42) (338) 159 -!► h + 1* (10)4♦ to(D° (226) 120 3 T o mb- -w, ORANGE BLOSSOM ROAD FOUNTAIN VIEW CIRCLE LEGEND ♦ 000 WEEKDAY AM PEAK HOUR TRAFFIC 4- (000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2013 BACKGROUND TURNING MOVEMENTS CONSULTANTS, INC.ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 12 M M N 04 N (o k 34 (32) OPO c-:) 4-14 (14) T 4,1+ `, `► 107 (117) OG�O Off. (78) 621' h t 1* o� c8)2 -► IT�M (57) 71 T o CD v Q T� yr ^Pv v (v o cfl �N 00 M N ♦ CD M `103 (133) r' T °v 4-220(146) `, r 371 (186) (220) 116!► h (490) 310 ♦ IT Lo rn (354) 251. Too -- CD — N Lo O 0-) M6ly `J T N N M O r OO U') I-- v `r' `1? t-43 (38) 0) -, c 4- 8(4) 4/ ♦ `, r 54 (42) (338) 159 -!► h + 1* (10)4♦ to(D° (226) 120 3 T o mb- -w, ORANGE BLOSSOM ROAD FOUNTAIN VIEW CIRCLE LEGEND ♦ 000 WEEKDAY AM PEAK HOUR TRAFFIC 4- (000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2013 BACKGROUND TURNING MOVEMENTS CONSULTANTS, INC.ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 12 Q Q J &C BOULEVARD CD z J d Dr- O p Q O Q cr, ti 0 N� N vov (78)62--- (8) 2-► (57) 71 * 34 (32) 4-14(14) .4o-107(117) r � M CD OPO 5� 0 / G� O \O N W E S N.T.S. v _cD N o Co � 55 (56) N co -- 8 (4) `, 'r 54 (42) FOUNTAIN VIEW CIRCLE (371) 1801 4\ (10) 4♦ (226)120-% Ln N LEGEND -4— 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2013 BUILD -OUT TRAFFIC CONDITIONS CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 13 N v —co — o 00 v N � 187 (336) rn � M ♦247 (209) ORANGE BLOSSOM `, x431 (362) ROAD (330) 157 fol (567) 355 -0 ,, 0 rn (355) 254. °' ovti o 00 Arno v _cD N o Co � 55 (56) N co -- 8 (4) `, 'r 54 (42) FOUNTAIN VIEW CIRCLE (371) 1801 4\ (10) 4♦ (226)120-% Ln N LEGEND -4— 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2013 BUILD -OUT TRAFFIC CONDITIONS CONSULTANTS, INC. ORANGE BLOSSOM ROAD INTERSECTION IMPROVEMENTS Figure 13 ■ ` Mr. Michael Greene TRANSPORTATION Collier County Transportation Planning Airport Pulling Rd @ Orange Blossom Dr Improvements CONSULTANTS, I NC. September 10, 2008 Page 21 Based on the attached plan, both the eastbound approach and the westbound approach to Airport Pulling Road on Orange Blossom Drive will consist of dual left turn lanes, a single through lane, and a separate right turn lane. A preliminary cost estimate was also created in order to reflect the potential costs necessary to perform the intersection improvements currently projected as a part of this analysis. This cost estimate has been attached to the end of this document for reference. Upon Staff approval of the projections contained within this document, the SYNCHRO files will be finalized, and a final report will be completed. At such time, another meeting will be held with Staff to go through the finalized SYNCHRO model in order to discuss the necessary improvements. Should you have any questions or concerns about the data contained within this document, please do not hesitate to contact me. Appendix /Attachments APPENDIX r `r/ oa TURNING MOVEMENT COUNT RESULTS TRANSPORTATION CONSULTANTS, INC. DATE: May 7, 2008 DAY: WEDNESDAY COUNT TIME: 7:00 AM - 9:00 AM PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 ) PEAK HOUR SUMMARY HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT PULLING ROAD & OLD GROVES ROAD I EMERALD LAKE DRIVE 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT PULLING ROAD HOUR BEGIN 17:45 AM AIRPORT PULLING ROAD NORTHBOUND SOUTHBOUND LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL 1 92 870 26 988 1 B 1,129 33 1,170 OLD GROVES ROAD I EMERALD LAKE DRIVE EASTBOUND WESTBOUND LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I 1 50 2 57 1 109 87 12 28 1 AIRPORT PULLING AIRPORT PULLING ROAD & OLD GROVES ROAD / EMERALD LAKE DRIVE EASTBOUND INTER - HOUR BEGIN NORTHBOUND AIRPORT PULLING ROAD I SOUTHBOUND EASTBOUND OLD GROVES ROAD I EMERALD LAKE DRIVE INTER. [01 BEGIN NORTHBOUND THRU SOUTHBOUND TOTAL LEFT THRU RIGHT TOTAL EASTBOUND I WESTBOUND TOTAL SECTION 7:0 AM 7:15 AM 730 AM 7:45 AM B:00AM LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL 11 LEFT THRU RIGHT TOTAL TOTAL 13 125 i 139 0 232 2 234 4 1 18 23 7 3 2 12 408 5 168 6 179 1 198 1 200 6 0 5 11 19 1 6 26 416 9 165 7 161 1 246 5 252 9 0 7 16 24 2 5 31 480 21 225 B 254 3 321 3 327 13 2 10 25 29 2 9 40 646 [00 25 206 7 238 0 234 5 239 17 0 4 21 30 4 9 43 541 22 231 6 259 3 279 14 296 9 0 26 35 11 3 2 16 606 24 208 5 237 2 295 11 308 11 0 17 28 17 3 8 2B 601 27 210 13 250 4 302 10 316 13 1 20 34 30 4 6 40 640 146 1,538 53 1,737 14 2,107 51 2,172 82 4 107 193 167 22 47 236 4,338 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 ) PEAK HOUR SUMMARY HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT PULLING ROAD & OLD GROVES ROAD I EMERALD LAKE DRIVE AIRPORT PULLING ROAD HOUR BEGIN 17:45 AM AIRPORT PULLING ROAD NORTHBOUND SOUTHBOUND LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL 1 92 870 26 988 1 B 1,129 33 1,170 OLD GROVES ROAD I EMERALD LAKE DRIVE EASTBOUND WESTBOUND LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I 1 50 2 57 1 109 87 12 28 1 AIRPORT PULLING ROAD 11 OLD GROVES ROAD I EMERALD LAKE DRIVE EASTBOUND INTER - HOUR BEGIN NORTHBOUND THRU RIGHT I SOUTHBOUND EASTBOUND WESTBOUND H LEFT THRU RIGHT SECTION BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:0 AM 7:15 AM 730 AM 7:45 AM B:00AM 48 60 77 92 98 683 764 B27 B70 855 22 28 28 26 31 753 852 932 988 984 5 997 11 1,013 5 999 14 1,018 7 1,080 27 1,114 8 1,129 33 1,170 9 1,110 40 1,159 32 3 40 75 45 2 26 73 48 2 47 97 50 2 57 109 50 1 67 118 79 8 22 102 9 29 94 11 25 87 12 28 88 14 25 109 140 130 127 127 1,950 2,083 2,273 2,394 2,388 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 ) PEAK HOUR SUMMARY AIRPORT PULLING ROAD HOUR BEGIN 17:45 AM AIRPORT PULLING ROAD NORTHBOUND SOUTHBOUND LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL 1 92 870 26 988 1 B 1,129 33 1,170 OLD GROVES ROAD I EMERALD LAKE DRIVE EASTBOUND WESTBOUND LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I 1 50 2 57 1 109 87 12 28 1 TOTAL 127 1 INTER - SECTION TOTAL 2,394 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 ) AIRPORT PULLING ROAD OLD GROVES ROAD I EMERALD LAKE DRIVE INTER - HOUR NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL H LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL �7 45 AM 103 974 29 1,107 9 1,264 37 1310 56 2 64 122 1 97 13 31 1 142 1 2,681 TRANSPORTATION CONSULTANTS, INC. OLD GR 153 ~, 56 10% 2 122 64 Note: Percents ( %) represent movement volumes divided by the total intersection traffic 7 1,264 9 1 t► DATE: May 7, 2008 DAY: WEDNESDAY COUNT TIME: 7:00 AM - 9:00 AM PEAK HOUR: 7:45 AM - 8:45 AM INTERSECTION: AIRPORT PULLING ROAD & OLD GROVES ROAD 1 EMERALD LAKE DRIVE 1 r* 103 974 29 1 AIRPORT PULLING ROAD 1 1,426 2,372 1,107 88% I 1,310 94% 1,062 1 1 7 1,264 9 1 t► DATE: May 7, 2008 DAY: WEDNESDAY COUNT TIME: 7:00 AM - 9:00 AM PEAK HOUR: 7:45 AM - 8:45 AM INTERSECTION: AIRPORT PULLING ROAD & OLD GROVES ROAD 1 EMERALD LAKE DRIVE 1 r* 103 974 29 1 1 1,426 1,107 I 2,532 94% L31 13 4r 97 142 183 y 7% 40 TRANSPORTATION CONSULTANTS, INC. DATE: May 7, 2008 DAY: WEDNESDAY COUNT TIME: 4 :00 PM - 6:00 PM PEAK HOUR SUMMARY HOUR 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT PULLING ROAD OLD GROVES ROAD! EMERALD LAKE DRIVE INTER - BEGlN AIRPORT PULLING ROAD & OLD GROVES ROAD / EMERALD LAKE DRIVE AIRPORT PULLING ROAD & OLD GROVES ROAD / EMERALD LAKE DRIVE HOUR SECTION AIRPORT PULLING ROAD 11 OLD GROVES ROAD! EMERALD LAKE DRIVE AIRPORT PULLING ROAD INTER - BEGIN OLD GROVES ROAD / EMERALD LAKE DRIVE NORTHBOUND INTER - 15 MIN BEGIN EASTBOUND NORTHBOUND 81 SOUTHBOUND 1,596 LEFT EASTBOUND 1_ WESTBOUND I TOTAL SECTION LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT I TOTALI LEFT THRU RIGHT I TOTALI LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 400 PM 17 335 19 371 7 262 11 280 20 1 16 37 23 4 4 31 719 4'15 PM 14 334 26 374 9 267 2 278 18 3 9 30 36 9 6 51 733 430 PM 14 334 20 368 11 229 10 250 19 4 11 34 22 1 6 29 681 4 45 PM 17 310 14 341 22 218 10 250 20 6 6 32 30 5 4 39 662 5 00 PM 9 361 22 392 3 258 11 272 20 1 12 33 14 1 9 24 721 5JOP 26 419 18 463 17 267 8 292 16 2 11 29 24 2 4 30 814 5: 23 332 10 365 6 223 6 235 12 1 10 23 30 5 9 44 667 523 339 14 376 8 249 9 266 15 2 13 30 27 4 4 35 707 143 2,764 143 3,050--1 83 1,973 67 2,123 140 20 88 1 248 206 31 46 1 283 5,704 PEAK HOUR SUMMARY HOUR HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT PULLING ROAD OLD GROVES ROAD! EMERALD LAKE DRIVE INTER - BEGlN AIRPORT PULLING ROAD & OLD GROVES ROAD / EMERALD LAKE DRIVE SOUTHBOUND EASTBOUND HOUR SECTION AIRPORT PULLING ROAD 11 OLD GROVES ROAD! EMERALD LAKE DRIVE TOTAL INTER - BEGIN LEFT THRU RIGHT 1 NORTHBOUND LEFT THRU RIGHT SOUTHBOUND EASTBOUND WESTBOUND 81 SECTION 1,596 LEFT THRU RIGHT I TOTAL I LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL TOTAL 4:00 PM 62 1,313 79 1,454 49 976 33 1,058 77 14 42 133 111 19 20 150 2,795 4:15 PM 54 1,339 82 1,475 45 972 33 1,050 77 14 38 129 102 16 25 143 2,797 4:30 PM 66 1,424 74 1,564 53 972 39 1,064 75 13 40 128 90 9 23 122 2,878 4:45 PM 75 1,422 64 1,561 48 966 35 1,049 68 10 39 117 98 13 26 137 2,864 5:00 PM 81 1,451 64 1,596 34 997 34 1,065 63 6 46 115 95 12 26 133 2,909 PEAK HOUR SUMMARY HOUR AIRPORT PULLING ROAD OLD GROVES ROAD! EMERALD LAKE DRIVE INTER - BEGlN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT 1 TOTAL LEFT THRU RIGHT TOTAL 1 TOTAL 5:00 PM 81 1,451 64 1,596 34 997 34 105 63 6 46 1 115 11 95 12 26 1 133 2,909 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 ) HOUR AIRPORT PULLING ROAD OLD GROVES ROAD 1 EMERALD LAKE DRIVE INTER - BEGtN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL 11 LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL �:00 PM 91 1,625 72 1,788 38 1,117 38 1,193 71 7 52 1 129 1 106 13 29 149 3,258 TRANSPORTATION CONSULTANTS, INC. OLD GR 411-- 142 ~' 71 J 271 8% 7 M* 129 52 NJ Note: Percents ( %) represent movement volumes divided by the total intersection traffic AIRPORT PULLING ROAD 2,918 90% I 1,193 1 3 1,117 38 1 1► 1 1,275 I 3,062 94% 1,725 1 DATE: May 7, 2008 DAY: WEDNESDAY COUNT TIME: 4:00 PM - 6:00 PM PEAK HOUR: 5:00 PM - 6:00 PM INTERSECTION: AIRPORT PULLING ROAD & OLD GROVES ROAD / EMERALD LAKE DRIVE I 1 90 91 1,625 72 1 1,788 L29 13 f106 149 265 8% 116 TRANSPORTATION CONSULTANTS, INC. DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 7:00 AM - 9:00 AM r. �N F_ PEAK HOUR SUMMARY 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD ORANGE BLOSSOM ROAD INTER - HOUR NORTHBOUND SOUTHBOUND EASTBOUND AIRPORT ROAD & ORANGE BLOSSOM ROAD SECTION BEGIN WB8 THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT AIRPORT ROAD ROAD ORANGE BLOSSOM ROAD TOTAL ORANGE BLOSSOM ROAD INTER - HOUR INTER - 15 MIN BEGIN 1,220 NORTHBOUND EASTBOUND WESTBOUND SOUTHBOUND SECTION EL EASTBOUND THRU WESTBOUND TOTAL SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL 598 THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:00 AM 37 146 26 209 6 248 14 268 9 23 102 134 52 16 11 79 690 7:15 AM 23 149 17 189 4 236 18 258 10 43 39 92 63 25 15 103 642 7:30 AM 19 150 22 191 11 265 28 304 16 75 43 134 61 28 11 100 729 7:45 AM 15 153 15 183 11 292 23 326 13 74 35 122 75 38 22 135 766 8:00 AM 24 196 17 237 7 251 33 291 34 42 43 119 70 49 24 143 790 815 AM 30 163 18 211 2 257 40 299 18 25 54 97 53 39 15 107 714 8:30 AM 27 155 13 195 15 282 37 334 21 31 33 85 38 50 11 99 713 845 AM 33 142 5 180 8 259 34 301 27 30 51 108 41 24 11 76 665 TOTAL: 208 1,254 133 1,595 64 2,090 227 2,381 14B 343 400 891 453 269 120 842 5,709 F_ PEAK HOUR SUMMARY HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD ORANGE BLOSSOM ROAD INTER - HOUR NORTHBOUND SOUTHBOUND EASTBOUND AIRPORT ROAD & ORANGE BLOSSOM ROAD SECTION BEGIN WB8 THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT AIRPORT ROAD ORANGE BLOSSOM ROAD TOTAL 7662 INTER - HOUR 822 NORTHBOUND 1,220 SOUTHBOUND EASTBOUND WESTBOUND 485 SECTION BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL I LEFT THRU RIGHT I TOTAL TOTAL 7:00 AM 94 598 80 772 32 1,041 83 1,156 48 215 219 482 251 107 59 417 2,627 7:15 AM 81 648 71 800 33 1,044 102 1,179 73 234 160 467 269 140 72 481 2,927 7:30 AM B8 662 72 822 31 1,065 124 1,220 81 216 175 472 259 154 72 485 2,999 7:4 AAM 96 667 63 826 35 1,082 133 1,250 86 172 165 423 236 176 72 484 2,983 8:00 AM 114 656 53 823 32 1,049 144 1,225 100 128 181 409 202 162 61 425 2,882 F_ PEAK HOUR SUMMARY AIRPORT ROAD ORANGE BLOSSOM ROAD INTER - HOUR NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION BEGIN WB8 THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7662 72 822 31 1,065 124 1,220 81 216 175 472 259 154 72 485 2,999 F_ PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.17 ) ROAD ORANGE BLOSSOM ROAD INTER - HOUR _AIRPORT NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION BEGIN W103 THRU RIGHT TOTAL LEFT_ THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:30 AM) 775 84 962 36 1,246 145 1,427 95 253 205 55 2 303 180 84 567 1 3,509 -[� TRANSPORTATION CONSULTANTS, INC. 428 ~► 95 ot 28% y 253 y 552 205 01 Note: Percents ( %) represent movement volumes divided by the total intersection traffic W6 9 DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 7:00 AM - 9:00 AM PEAK HOUR: 7:30 AM - 8:30 AM INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM ROAD 1 AIRPORT ROAD 1 1,754 2,381 962 68% I 1,427 77% 954 1 1 5 1,246 36 1 �► 103 775 84 1 1 1,754 962 I 2,716 77% L84 180 M 303 567 i 941 27% 373 TRANSPORTATION CONSULTANTS, INC. DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 4:00 PM - 6:00 PM PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.17 PEAK HOUR SUMMARY 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS ORANGE BLOSSOM ROAD INTER - [HO UR AIRPORT ROAD NORTHBOUND ORANGE BLOSSOM ROAD INTER - [HOUR EGIN AIRPORT ROAD & ORANGE BLOSSOM ROAD LEFT THRU RIGHT SOUTHBOUND EASTBOUND WESTBOUND SECTION TOTAL AIRPORT AIRPORT ROAD ORANGE BLOSSOM ROAD LEFT THRU RIGHT ORANGE BLOSSOM ROAD HOUR BEGIN TOTAL INTER - 15 MIN SOUTHBOUND EASTBOUND 235 WESTBOUND 2,123 SECTION 975 107 LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT BEGIN RIGHT NORTHBOUND TOTAL Ir 194 SOUTHBOUND 336 1,928 EASTBOUND 149 270 225 644 WESTBOUND 80 SECTION 299 LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 4:00 PM 42 320 84 446 9 274 30 313 35 53 67 155 47 20 13 80 994 4:15 PM 55 351 69 475 14 256 25 295 35 87 50 172 43 25 19 87 1,029 4:30 PM 43 357 95 495 19 244 22 285 42 72 57 171 23 19 23 65 11016 4:45 PM 54 370 88 512 22 279 26 327 37 58 51 146 24 16 27 67 1,052 5'00 PM 50 367 137 554 14 227 19 260 41 91 57 189 34 29 17 80 1,083 5:15 PM 64 406 67 537 18 240 33 291 39 90 63 192 32 20 28 80 1,100 5:30 PM 67 339 114 520 17 229 29 275 37 103 76 216 40 37 21 98 1,109 5:45 PM 48 329 98 475 11 263 22 296 34 81 68 183 31 25 21 77 1,031 TOTAL: 423 2,839 752 4,014 124 2,012 206 2,342 300 635 489 1,424 274 191 169 634 1 8,414 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.17 PEAK HOUR SUMMARY HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS ORANGE BLOSSOM ROAD INTER - [HO UR AIRPORT ROAD NORTHBOUND ORANGE BLOSSOM ROAD INTER - [HOUR EGIN AIRPORT ROAD & ORANGE BLOSSOM ROAD NORTHBOUND LEFT THRU RIGHT SOUTHBOUND EASTBOUND WESTBOUND SECTION TOTAL AIRPORT ROAD ORANGE BLOSSOM ROAD LEFT THRU RIGHT INTER - HOUR BEGIN TOTAL NORTHBOUND TOTAL SOUTHBOUND EASTBOUND 235 WESTBOUND 2,123 SECTION 975 107 LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL PM 194 1,398 336 1,928 64 11053 103 1,220 149 270 225 644 137 80 82 299 4,091 4:15 PM 202 1,445 389 2,036 69 1,006 92 1,167 155 308 215 678 124 89 86 299 4,180 14:00 4:30 PM 211 1,500 387 2,098 73 990 100 1,163 159 311 228 698 113 84 95 292 4,251 4 45 PM 235 1,482 406 2,123 71 975 107 1,153 154 342 247 743 130 102 93 325 4,344 5:00 PM 229 1,441 416 2,086 60 959 103 1,122 151 365 264 780 137 111 87 335 4,323 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.17 PEAK HOUR SUMMARY AIRPORT ROAD ORANGE BLOSSOM ROAD INTER - [HO UR AIRPORT ROAD NORTHBOUND ORANGE BLOSSOM ROAD INTER - [HOUR EGIN SECTION NORTHBOUND LEFT THRU RIGHT SOUTHBOUND EASTBOUND WESTBOUND SECTION TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 4:45 PM 235 1,482 406 2,123 71 975 107 1,153 154 342 247 743 130 102 93 325 11 4,344 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.17 AIRPORT ROAD ORANGE BLOSSOM ROAD INTER - [HO UR NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION EGIN LEFT THRU RIGHT I TOTAL I _ LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL _ 4:45 PM 275 1,734 475 2,484 83 1,141 125 1,349 180 400 289 86 9 152 119 109 380 5,082 TRANSPORTATION CONSULTANTS, INC. 519 180 1,389 27% 400 y 869 289 MV Note: Percents ( %) represent movement volumes divided by the total intersection traffic AIRPORT ROAD 3,372 66% I 1,349 1 125 1,141 83 «j 1 L► 1 1,582 I 4,066 80% 2,023 1 DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 4:00 PM - 6:00 PM PEAK HOUR: 4:45 PM - 5:45 PM INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM ROAD 1 f* 275 1,734 475 1 2,484 L109 *WE 119 /.... ♦1 152 380 i 1,338 26% 958 TRANSPORTATION CONSULTANTS, INC. DATE: May 8, 2008 DAY: THURSDAY COUNT TIME: 7:00 AM - 9:00 AM PEAK SEASON, PEAK HOUR SUMMARY (PSCF =1.12 ) PEAK HOUR SUMMARY HOUR HOUR 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD 0 INTER - BEGIN EASTBOUND NORTHBOUND AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE / J AND C BOULEVARD WESTBOUND HOUR LEFT THRU RIGHT LEFT AIRPORT PULLING AIRPORT PULLING ROAD LEFT THRU RIGHT TOTAL FOUNTAIN VIEW CIRCLE FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD LEFT THRU RIGHT INTER - 15 MIN 7:45 AM NORTHBOUND 857 24 SOUTHBOUND 11 934 157 1,102 EASTBOUND 230 11 WESTBOUND 85 SECTION LEFT THRU RIGHT BEGIN LEFT THRU RIGHT NORTHBOUND LEFT THRU RIGHT TOTAL SOUTHBOUND THRU RIGHT I TOTALJ TOTAL EASTBOUND 122 WESTBOUND 16 SECTION 5 1,040 154 LEFT THRU RIGHT I TOTAL11 LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:00 AM 25 198 7 230 0 294 35 329 28 2 12 42 7 1 11 19 620 715 AM 21 155 0 176 2 276 19 297 27 0 17 44 6 0 7 13 530 7:30 AM 44 184 3 231 2 218 61 281 38 1 15 54 8 3 10 21 587 7:45 AM 32 202 6 240 1 252 39 292 29 0 19 48 11 5 7 23 603 8:00 AM 25 203 4 232 5 233 43 281 31 2 20 53 10 1 8 19 585 8:15 AM 39 228 8 275 2 219 38 259 31 1 18 50 11 0 9 20 604 B:30 AM 27 224 6 257 3 230 37 270 38 1 40 79 12 0 11 23 629 8:45 AM 43 214 5 262 2 206 42 250 30 2 37 69 13 1 4 18 599 TOTAL: 1 256 1,608 39 1 1,903 1 17 1,928 314 2,259 252 9 178 439 78 11 67 156 4,757 PEAK SEASON, PEAK HOUR SUMMARY (PSCF =1.12 ) PEAK HOUR SUMMARY HOUR HOUR HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD 0 INTER - BEGIN EASTBOUND NORTHBOUND AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE / J AND C BOULEVARD EASTBOUND WESTBOUND HOUR LEFT THRU RIGHT LEFT AIRPORT PULLING ROAD LEFT THRU RIGHT TOTAL FOUNTAIN VIEW CIRCLE f J AND C BOULEVARD LEFT THRU RIGHT INTER - BEGIN 7:45 AM NORTHBOUND 857 24 SOUTHBOUND 11 934 157 1,102 EASTBOUND 230 11 WESTBOUND 85 SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTALJ TOTAL 7:00 AM 122 739 16 877 5 1,040 154 1,199 122 3 63 188 32 9 35 76 2,340 7:15 AM 122 744 13 879 10 979 162 1,151 125 3 71 199 35 9 32 76 2,305 7:30 AM 140 817 21 978 10 922 181 1,113 129 4 72 205 40 9 34 83 2,379 7:45 AM 123 857 24 1,004 11 934 157 1,102 129 4 97 230 44 6 35 85 2,421 8:00 AM 134 869 23 1,026 12 888 160 1,060 130 6 115 251 46 2 32 80 2,417 PEAK SEASON, PEAK HOUR SUMMARY (PSCF =1.12 ) PEAK HOUR SUMMARY HOUR HOUR FOUNTAIN VIEW CIRCLE / J AND C BOULEVARD AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD 0 INTER - BEGIN EASTBOUND NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND R SECTION LEFT THRU RIGHT LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:45 AM 123 857 24 1,004 11 934 157 1,102 129 4 97 230 11 44 6 35 85 2,421 PEAK SEASON, PEAK HOUR SUMMARY (PSCF =1.12 ) HOUR AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE / J AND C BOULEVARD INTER - BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:45 AM 138 960 27 1,124 12 1,046 176 1,234 144 4 109 256 49 7 39 95 2,712 TRANSPORTATION CONSULTANTS, INC. 1,234 1 176 1,046 «J 1 OUNTAIN VIEW CIRCLE / J AND C BOULEVARD 320 144 21% MMI� 4 M* 258 109 mwt Note: Percents ( %) represent movement volumes divided by the total intersection traffic AIRPORT PULLING ROAD 2,378 88% I 12 DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTIO 1,144 1 1 1* 138 960 27 1 1 1,204 1,124 I 2,328 86% May 8, 2008 THURSDAY 7:00 AM -9:00 AM 7:45 AM - 8:45 AM N: AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE 1 J AND C BOULEVARD L39 4M 7 4r 49 95 139 5% 44 TRANSPORTATION CONSULTANTS, INC. DATE: May 8, 2008 DAY: THURSDAY COUNT TIME: 4:00 PM - 6:00 PM r< F.- affl PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 ) PEAK HOUR SUMMARY AIRPORT PULLING ROAD 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS INTER - AIRPORT PULLING ROAD NORTHBOUND FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD INTER - AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE / J AND C BOULEVARD AIRPORT PULLING ROAD & FOUNTAIN N VIEW CIRCLE 1 J AND C BOULEVARD EASTBOUND WESTBOUND AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE AIRPORT PULLING ROAD OTAL INTER - FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD TOTAL INTER - 15 MIN BEGIN r l NORTHBOUND WESTBOUND SOUTHBOUND SECTION BEGIN EASTBOUND WESTBOUND RIGHT SECTION LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 4 00 PM 24 372 10 406 11 265 38 314 69 0 49 118 8 2 5 15 653 4:15 PM 15 328 16 359 8 219 23 250 70 1 47 118 9 1 8 18 745 4:30 PM 18 370 7 395 10 239 10 259 80 2 52 134 8 1 4 13 801 4'.45 P M 14 368 7 389 7 246 20 273 74 1 49 124 6 3 7 16 802 5:00 PM 11 331 9 351 10 225 9 244 67 3 46 116 10 0 6 16 727 515 PM 10 480 12 502 11 331 24 366 57 3 45 105 6 1 8 15 988 5:30 PM 4 427 9 440 18 267 19 304 75 1 43 119 12 0 9 21 884 5.45 PM 8 345 18 371 13 259 23 295 68 2 44 114 4 0 4 8 788 TOTAL: 104 3,021 88 3,213 88 2,051 166 2,305 560 13 375 948 63 8 51 122 6,588 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 ) PEAK HOUR SUMMARY AIRPORT PULLING ROAD HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS INTER - AIRPORT PULLING ROAD NORTHBOUND FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD INTER - AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE / J AND C BOULEVARD SECTION N SOUTHBOUND EASTBOUND WESTBOUND AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD OTAL INTER - HOUR TOTAL NORTHBOUND TOTAL [-- SOUTHBOUND EASTBOUND WESTBOUND 4A PM SECTION BEGIN LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT I TOTAL I LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT I TOTAL TOTAL 4:00 PM 71 1,438 40 1,549 36 969 91 1,096 293 4 197 494 31 7 24 62 3,201 4:15 PM 58 1,397 39 1,494 35 929 62 1,026 291 7 194 492 33 5 25 63 3,075 4 30 PM 53 1,549 35 1,637 38 1,041 63 1,142 278 9 192 479 30 5 25 60 3,318 445 PM 39 1,606 37 1,682 46 1,069 72 1,187 273 8 183 464 34 4 30 68 3,401 5.00 PMJ 33 1,583 48 1,664 52 1,082 75 1,209 267 9 178 454 32 1 27 60 3,387 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 ) PEAK HOUR SUMMARY AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD INTER - AIRPORT PULLING ROAD NORTHBOUND FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD INTER - FiOUR SECTION N SOUTHBOUND EASTBOUND WESTBOUND SECTION BEGIN LEFT LEFT THRU RIGHT OTAL LEFT THRU RIGH T TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 4A PM 39 3,609 1,682 46 1,069 72 1,167 273 6 183 464 34 4 30 68 3,401 PEAK SEASON, PEAK HOUR SUMMARY (PSCF = 1.12 ) AIRPORT PULLING ROAD FOUNTAIN VIEW CIRCLE I J AND C BOULEVARD INTER - �HOUR NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL R-4-5-5 P-M] 44 1,799 41 1,884 52 1,197 81 1,329 306 9 205 520 38 4 34 76 1 3,609 TRANSPORTATION CONSULTANTS, INC. OUNTAIN VIEW CIRCLE / J AND C BOULEVAR[ 129 ~, 306 17% ME* 9 520 205 NJ Note- Percents (%) represent movement volumes divided by the total intersection traffic AIRPORT PULLING ROAD May 8, 2008 3,468 THURSDAY 91% I 4:00 PM - 6:00 PM 1,329 2,138 1 1 81 1,197 52 «j 1 14 DATE: May 8, 2008 DAY: THURSDAY COUNT TIME: 4:00 PM - 6:00 PM PEAK HOUR: 4:45 PM - 5:45 PM INTERSECTION: AIRPORT PULLING ROAD & FOUNTAIN VIEW CIRCLE / J AND C BOULEVARD 1 f* 44 1.799 41 1 1 1,440 1,884 I 3,324 87% L34 4 4r 38 76 178 5% 102 2007 FDOT TRAFFIC INFORMATION CD - PEAK SEASON CORRECTION FACTORS a t a � I � m I o I N LL I H O U) I ti O R. I al I C4 U 1{ O a7 W � Zn raj 1a H O 3 t3l N aJ Ea lJ 7 ro :� U O V ox J� Cil U H 0 a W a O O N O ra U ro O m o M O x aJ C14 si 0 r b' CD al x O JJ aJ N rt aJ U 3 lD r Cl �' N Ol m r II1 r m .-i M - lD O N U) m O d' r r c7) Cl O N Q' f-i N ri O O O O m m m m m m O) O O 0 0 ri ri .-1 r-1 N N N N N N N N N N N M M M M M M M M M M M N N N N. 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N N N N N CV N N N CJ N N CV N N N r`J N Cv N N N N N N N N N N N N N N N N N N N N N lD M O r M O r v' M O r i m Ul N Q`, O N C) lD M O r a' ri m V' / m i(1 ri m Ul N C) lD M O r M (D r d' .-i m tTt N C) H O r-i N N CD rl ri N O r-1 .-1 N M O ri N N O rl ri N O O .V N M O ri N N O rl N N O rl ri N C O i-1 N N M N IN N Cl) M M M M �]' v' m v' U) �f) si {9 lD lD lD 1p r r r r O O r.i ri �i ri N N N N N N O O O 0 0 0 0 0 0 0 0 0 0 0 G 0 0 0 0 0 0 0 O O O O O O O c 0 0 0 0 0 0 0 0 0 rl ri r-1 ri rl ri -A .-I r-I I I I I I I I I I I I I I I I I I I I I I I I i l l l l l l l l l l l l l l l l l l l l l i l l l l l l l rrr -rrr rrrrrrrrrrrrr rrrr- -rrrrr rrrr- rr- rrrrrrrrr- rrrrrrrrrr O O O O G O O O O O O O O O O O c O 0 0 0 0 0 C, 0 C O 0 0 0 0 c O 0 0 C C 0 CD 0 0 0 0 0 0 CD 0 0 0 0 0 0 0 0 CD CD 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C O 0 0 0 C 0 0 0 C) C) 0 0 0 0 0 0 0 0 0 0 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N rl r �J' .� m v' .-{ m J) �i m u7 rl m Ul N lD M O r M CD r- d' ri m In N C) In N 6� �D CV C`. lD M O r d' r-i m d' ri m M N Q) CD m O C O ri C4 N O. .� N O ri rl N O O rl N N O ri N CD O ri N M O ri Cl rl f-1 r1 ri �{ N N N N m M M M V T m - - — - �� lD �D lfJ lD r r r r r m m m m M M O) T C) O O O C) �-1 A H r-1 N C J N N N O O 0 0 0 0 0 0 0 0 0 0 0 0 0 C) O CD C) C7 O C7 CD O L7 O O G O O O O O CD 0 0 0 O O 0 11 .-1 rl ri ri r-1 . -{ .� r-1 .-i .-1 '� - rJ N M �fl lD r M C\ O ri N M m Ul 10 r W C) O 11 CV M- it) lD r m M O B N M 'D r- m O) O -i N 1) d` n 'O r m C) O r o N M N N N N N N N N C, N M M M M M M M f') M N In n N O N N in x ro w # H y M E SUPPORTING DOCUMENTS FOR PLANNED DEVELOPMENTS TAKEN INTO ACCOUNT Ml SAVANNAH PLACE RPUD 1.0 INTRODUCTION The proposed Savannah Place RPUD is a request for Residential PUD zoning approval of approximately 6.82± acres for up to 20 Single Family dwelling units. The project site is located on the south side of Orange Blossom Drive approximately ' /z mile west of Airport Road in Section 2, Township 49 South, Range 25 East, Collier County, Florida. For project location please refer to Figure 1, Location Map. The project will have a single entrance to be located on Orange Blossom Drive- Project build out is projected to be 2010. 2.0 SCOPE The following analyses are included in this report: 1. Trip Generation Calculations (at build out) presented For Peak Season Daily Traffic (PSDT) including the Respective Peak Hour Volumes. 2. Trip Assignment within the Radius of Development Influence (RDI). 3. Discussion of Impacts to Roadways within the RDI. 3.0 TRIP GENERATION The 7th Edition Trip Generation published by the Institute of Transportation Engineers (ITE) is used for trip generation calculations provided in this report. Please refer to Tables 1 through 12. The trip generation for the previously approved use is estimated to be 87 trip ends for daily traffic volume, 12 trip ends during the AM peak hour and 12 trip ends for the PM peak hour. The trip generation for the proposed use is estimated to be 237 trip ends for daily traffic volume, 23 trip ends during the AM peak hour and 25 trip ends for the PM peak hour. This results in a net increase in trip generation of 150 trip ends for daily traffic volume, 11 trip ends during the AM peak hour and 13 trip ends for the PM peak hour. Please refer to the DISCUSSION section for details concerning the effects of these traffic volumes on the level of service for roadway links within the RDI. 4.0 TRIP ASSIGNMENT AND SIGNIMCANCE TEST The project directional distribution of traffic to and from Savannah Place RPUD is presented on Figure 2 and Table 13. When traffic is distributed to the accessed, adjacent and subsequent links, trip generation volumes are below 2% of the service capacity of the surrounding roadways (see Table 14). No roads meet the significance test. FAPROI - PI..ANNING DOGS \Savannah Place PUD \SPUDR\Drafts \TRAFFIC UAPACT STATEMENT.doc - 2 - s r FIGURE 2 AM and PM Peak Hour Traffic Distribution 41 s IMMOKALE ROAD a / N ee W E 1 [1] � 0 VANDERBIL BEACH ROAD 2 [3] OR � [8] 2 [3) (1] OSSO S � DRIVE ] rp 4 [5] 1 1 0 2 [3] 2 [3] [�] 1 [i] 2 (3] Q � RIDGE s I ROAD 41 � 31 75 Vo � S O J e GOLDEN GAX PARKWAY a LEGEND: XX [XX) = AM [PM] PEAK HOUR TRAFFIC DISTRIBUTION ate.— w 99 Q. GRADY 1dIH08 AND ASSGCIATF$ P.b am IMDF 3 • LiN► S969Cm • MAN= xro na — — SAVANNAH PLACE PUD STEF104 1 LaCKV0M. IRUM DMSM sT. LM IIS FIGURE 2 Ar ma 8 9 9 MAWDC AANLE 1 MARBLDIM W 01M i— ws-u++ n:. z» Hx-osrt Jos Con SPUDR aA� T®RUARN. Pme lNS NAYL _L DRASap 1iV1®%R t i rewa a a New�i =AM N15 FAPROJ - PLANNING DOCS \Savannah Place PLJD \SPUDR\DLafts\TRAFFIC IMPACT STATEMENTAm - 5 - F FIGURE 3 AM & PM Peak Hour Flow by Direction F:\PROJ - PLANNING ROCS \Savannah Place PUD \SPUDR \Drafts \TRAFFIC IMPACT STATEMENT.doc - 6 - 41 s 1MMOKAL ROAD - o } ad as A' Q AMO: PMI--.-- AM1: PM 0 Q AMQ: PMt --►- - MAO- PM1 AMUPW as VANDERBILT BEACH AMS: PM3 Q < ROAD a� ORANGE—AM2:PM5 i4 OSSOM ° AM2:P DRIVE T< ^AM1:PM2 AM1:PM3 --►- N AM3: PM2 a C- SI TE as g N R sa PINE RIDGE ROAD X A O: PM1 — Z -- . —AM1: PMO —AMO: PMi 41 31 75 1 AMO: PMt AMI:PMO p 3� Fy a as sm 4 1 LL i GOLDEN GA PARKWAY I a v - A 8 - 3 L EGEND: AMX:PMX --AM L L AND PM PEAK HOUR FLOW BY DISTRIBUTION i jL1tNF.R /nEV►tnpgA nLm ® Dv- ee ntun DT. LJ7 Q. GRADY BOR AD ASS UTR P-A Crm E44wnz . LAND SDifmmm . P]ANYIDS na D6 Yn SAVANNAH PLACE PUD i STMP a IDCMUDCO, TlS FIGURE 3 �r�Tm Y 1 0 ATLMVC 7(AUi[E AW111E 10n CODC SPUpI DAR FEBRUARY, 3DOE -�— 1DJt L�1R DMTINO�y� 1 r 1 -LOCMA Y iHF W MM TYE1D1 � 1 f.T -�W Iai . l J Mr-0n fvAebrsYl>•o..n.. .aura. �w q gray p °Oyq° i� Er.�.. NTS F:\PROJ - PLANNING ROCS \Savannah Place PUD \SPUDR \Drafts \TRAFFIC IMPACT STATEMENT.doc - 6 - mr imp ITALIAN AMERICAN PLAZA & CLUBHOUSE DISTRICT TRANSPORTATION CONSULTANTS, INC. EJ Is M�l Table I Existing Allowable Use Italian American Plaza and Clubhouse District & Airport Road/Orange Blossom Commercial Subdistrict As a part of this submittal, the Growth Management Plan Amendment for the 5 -acre Italian American Club site will approve a maximum of 54,000 square feet of floor area. More specifically, the site will consist of a 20,000 square foot Italian American Club Chapter in addition to 34,000 square feet of commercial uses. The proposed Growth Management Plan Amendment on the Airport Road /Orange Blossom Commercial Subdistrict will allow a maximum of 40,000 square feet of commercial floor area on the 5 -acre subject site. In order to perform a worst case analysis in relation to the proposed Growth Management Plan Amendments, the subject parcels were analyzed based on the -. uses indicated within Table 2. Table 2 Proposed Maximum Intensities Italian American Plaza and Clubhouse District & A►rnnrt Rnnd /"ranoe Rlnscnm Cnmmercial Subdistrict Multi- Family 30 total dwelling units As a part of this submittal, the Growth Management Plan Amendment for the 5 -acre Italian American Club site will approve a maximum of 54,000 square feet of floor area. More specifically, the site will consist of a 20,000 square foot Italian American Club Chapter in addition to 34,000 square feet of commercial uses. The proposed Growth Management Plan Amendment on the Airport Road /Orange Blossom Commercial Subdistrict will allow a maximum of 40,000 square feet of commercial floor area on the 5 -acre subject site. In order to perform a worst case analysis in relation to the proposed Growth Management Plan Amendments, the subject parcels were analyzed based on the -. uses indicated within Table 2. Table 2 Proposed Maximum Intensities Italian American Plaza and Clubhouse District & A►rnnrt Rnnd /"ranoe Rlnscnm Cnmmercial Subdistrict The Developer's of both subject parcels have agreed to provide vehicular interconnection between the two (2) sites in order to limit the required access points and provide better on -site traffic circulation. As such, a full site access driveway is shown to Orange Blossom Road along the western boundary of the Italian American Club site, and a right- Page 5 T "T 1. Italian American Plaza and Clubhouse District Italian American Club 20,000 square feet General Office 22,500 square feet _ Medical Office 7,500 square feet Drive -In Bank 4,000 square feet Total Floor Area 54,000 square feet Airport Road /Orange Blossom Commercial Subdistrict General Office 6,000 square feet Medical Office 30,000 square feet Drive -In Bank 4,000 square feet Total Floor Area 40,000 square feet The Developer's of both subject parcels have agreed to provide vehicular interconnection between the two (2) sites in order to limit the required access points and provide better on -site traffic circulation. As such, a full site access driveway is shown to Orange Blossom Road along the western boundary of the Italian American Club site, and a right- Page 5 TRANSPORTATION CONSULTANTS, INC. M E in/right -out access driveway is shown to Airport Pulling Road on the Airport Road /Orange Blossom Commercial Subdistrict site. IV. TRIP GENERATION Trip generation calculations were performed for the existing allowable uses in addition to the proposed uses as a part of the Growth Management Plan Amendments on the site. The resultant trip generation for each use was determined by referencing the Institute of Transportation Engineer's (ITE) report, titled Trip Generation, 7 "' Edition. , Land Use Code 230 (Residential Condominium /Townhouse) was utilized for trip generation of the existing allowable uses on the subject parcels. For the Italian American Club site, Land Use Code 591 (Lodge /Fraternal Organization), Land Use Code 710 (General Office Building), Land Use Code 720 (Medical /Dental Office Building), and Land Use Code 912 (Drive -in Bank) were utilized for trip generation purposes. For the Airport Road /Orange Blossom Commercial Subdistrict, Land Use Code 710 (General Office Building), Land Use Code 720 (Medical /Dental Office Building), and Land Use Code 912 (Drive -in Bank) were utilized in order to perform the trip generation calculations: Table 3 indicates the trip generation of the permitted residential uses on the subject parcels in accordance with the existing Growth Management Plan designation. As the sites are two separate parcels. it was assumed that they could develop as separate residential projects, so trip generation was calculated separately for each parcel based on 15 dwelling units rather than a combined 30 dwelling units. Page 6 TRANSPORTATION CONSULTANTS, INC. Table 3 Existing Allowable Trip Generation Italian American Plaza and Clubhouse District & -port Road /Orange Blossom Commercial Subdistrict Malian American Multi- Family 2 9 11 9 4 13 128 --club Site (15 dwelling units) Airport /Orange Multi- Family 2 9 11 9 4 13 128 Blossom Site (15 dwelling units) Total Trips 4 18 22 18 8 26 256 Table 4 indicates the trip generation of the proposed Italian American Plaza and Clubhouse District based on the uses listed within Table 2. It should be noted that the average rate was utilized for the PM peak hour calculation for the General Office use and the daily calculation for the Medical Office use. Table 4 Italian American Plaza and Clubhouse District Proposed Maximum Trip Generation } 'a Lodge /Fraternal Organization 3 3 6 9 9 18 174 (20,000 s . ft.) General Office 50 7 57 6 28 34 424 (22,500 s . ft.) Medical Office 15 4 19 8 20 28 270 (7,500 s . ft.) Drive -In Bank 28 21 49 91 92 183 986 (4,000 sq. ft.) Total Trips 96 35 131 114 149 263 1,854 Table 5 indicates the trip generation of the proposed Airport Road /Orange Blossom Commercial Subdistrict in accordance with the uses listed within Table 2. It should be noted that the average rate was utilized for the PM peak hour trip generation calculation of the General Office use and the daily calculation of the Medical Office use. Page 7 11 2, - NO TRANSPORTATION CONSULTANTS, INC. Table 5 Airport Road /Orange Blossom Commercial Subdistrict Proposed Maximum Trip Generation General Office 17 3 20 2 7 9 152 (6,000 sq. ft.) Medical Office 59 15 74 28 75 103 1,084 (30,000 sq. ft.) Drive -In Bank 28 21 49 91 92 183 986 (4,000 sq. ft.) Total Trips 104 1 39 143 1 121 174 295 2,222 ITE estimates that a comparable Drive -in Bank use, such as those proposed on the two subject sites, may attract a significant amount of its traffic from vehicles already traveling the adjoining roadway system. This traffic, called "pass -by" traffic, reduces the development's overall impact on the surrounding roadway system but does not decrease the actual driveway volumes. Collier County allows a maximum "pass -by" traffic reduction of 50% for bank uses. Table 6 summarizes the pass -by reduction. Table 7 summarizes the Italian American Club development traffic and the breakdown between the total project trips and the net new trips the development is anticipated to generate after the pass -by reduction is applied. It should be noted that the driveway volumes are not reduced as a result of' the "pass -by" reduction, only the traffic added to the surrounding streets and intersections. "fable 8 reflects the 50% pass -by reduction for the Airport Road /Orange Blossom Commercial Subdistrict. Page 8 TRANSPORTATION CONSULTANTS, INC. Table 7 Trip Generation — New Trips Italian American Plaza and Clubhouse District Table S Trip Generation — New Trips Airport Road /Orange Blossom Commercial Subdistrict Total Tri s 104 39 143 121 174 295 2,222 Less Bank Pass -by -12 -12 -24 -46 -46 -92 -493 (50% of Bank Trips) New Traffic 92 27 119 75 128 203 1,729 (Total Trips — Pass -by Traffic) V. TRIP DISTRIBUTION The total trips generated as a result of the proposed Growth Management Plan Amendments indicated within Tables 4 & 5 were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. Additionally, these trips were assigned to the site access driveways and the Airport- Pulling Road /Orange Blossom Drive intersection based on the anticipated traffic patterns available as a result of the proposed access configuration. The resultant site traffic assignment and distribution of the Italian American Plaza and Clubhouse District is indicated in Figure 3. Additionally, Figure 4 reflects the site traffic assignment and distribution of the Airport Road /Orange Blossom Commercial Subdistrict. Page 9 i' o t CW+ 35% Z d ~ a0.. N.T.S. Q °0 k0 (0) �- 0 (0) rn N o ♦"5 (6) ORANGE BLOSSOM DRIVE j 47 (56) 5 (5) ° 0 0 t � ♦10 %♦ 52 12 ♦20 %♦ (23))19 � ((15) 4♦ � 0 0 Io (0) p o 0 M � a-- v ITALIAN AMERICAN CLUB SITE PROPOSED f INTERCONNECTION I �n M AIRPORT ROAD/ ORANGE BLOSSOM oM COMMERCIAL SUBDISTRICT ,f ( 12 t �i M M 0 t 355% LEGEND f -20 %-► PERCENT DISTRIBUTION -4-- 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ITALIAN AMERICAN PLAZA & CLUBHOUSE DISTRICT Figure 3 E M& AIRPORT ROAD /ORANGE BLOSSOM DRIVE COMMERCIAL SUBDISTRICT TRANSPORTATION CONSULTANTS, INC. Table I Existing Allowable Use Italian American Plaza and Clubhouse District & Airport Road /Oran a Blossom Commercial Subdistrict <1N, Multi- Family 30 total dwelling units As a part of this submittal, the Growth Management Plan Amendment for the 5 -acre Italian American Club site will approve a maximum of 54,000 square feet of floor area. More specifically, the site will consist of a 20,000 square foot Italian American Club Chapter in addition to 34,000 square feet of commercial uses. The proposed Growth Management Plan Amendment on the Airport Road /Orange Blossom Commercial Subdistrict will allow a maximum of 40,000 square feet of commercial floor area on the 5 -acre subject site. In order to perform a worst case analysis in relation to the proposed Growth Management Plan Amendments, the subject parcels were analyzed based on the uses indicated within Table 2. Table 2 Proposed Maximum Intensities Italian American Plaza and Clubhouse District & A­--t Dnorl/(lranrro Rlnvcnm C'nmmercial Subdistrict The Developer's of both subject parcels have agreed to provide vehicular interconnection between the two (2) sites in order to limit the required access points and provide better on -site traffic circulation. As such, a full site access driveway is shown to Orange Blossom Road along the western boundary of the Italian American Club site, and a right- Page 5 Italian American Plaza and Clubhouse District Italian American Club 20,000 square feet General Office 22,500 square feet Medical Office 7,500 square feet Drive -In Bank 4,000 square feet Total Floor Area 54,000 square feet _ Airport Road /Orange Blossom Commercial Subdistrict General Office 6,000 square feet _ Medical Office 30,000 square feet _ — _ Drive -In Bank 4,000 square feet "Dotal Floor Area 40,000 square feet The Developer's of both subject parcels have agreed to provide vehicular interconnection between the two (2) sites in order to limit the required access points and provide better on -site traffic circulation. As such, a full site access driveway is shown to Orange Blossom Road along the western boundary of the Italian American Club site, and a right- Page 5 TRANSPORTATION CONSULTANTS, INC. �.G in/right -out access driveway is shown to Airport Pulling Road on the Airport Road /Orange Blossom Commercial Subdistrict site. IV. TRIP GENERATION Trip generation calculations were performed for the existing allowable uses in addition to the proposed uses as a part of the Growth Management Plan Amendments on the site. The resultant trip generation for each use was determined by referencing the Institute of Transportation Engineer's (ITE) report, titled Trip Generation, 7`h Edition. , Land Use Code 230 (Residential Condominium /Townhouse) was utilized for trip generation of the existing allowable uses on the subject parcels. For the Italian American Club site, Land Use Code 591 (Lodge /Fraternal Organization), Land Use Code 710 (General Office Building), Land Use Code 720 (Medical /Dental Office Building), and Land Use Code 912 (Drive -in Bank) were utilized for trip generation purposes. For the Airport Road /Orange Blossom Commercial Subdistrict, Land Use Code 710 (General Office Building), Land Use Code 720 (Medical /Dental Office Building), and Land Use Code 912 (Drive -in Bank) were utilized in order to perform the trip generation calculations. Table 3 indicates the trip generation of the permitted residential uses on the subject parcels in accordance with the existing Growth Management Plan designation. As the sites are two separate parcels, it was assumed that they could develop as separate residential projects, so trip generation was calculated separately for each parcel based on 15 dwelling units rather than a combined 30 dwelling units. Page 6 TRANSPORTATION CONSULTANTS, INC. Mi Table 3 Existing Allowable Trip Generation Italian American Plaza and Clubhouse District & -Dort Road /Grange Blossom Commercial Subdistrict Italian American Multi - Family 9 11 9 4 13 128 Club Site (15 dwelling units) Airport/Orange Multi - Family 2 9 11 9 4 13 128 Blossom Site (15 dwelling units) Total Trips 4 18 22 18 8 26 256 Table 4 indicates the trip generation of the proposed Italian American Plaza and Clubhouse District based on the uses listed within Table 2. It should be noted that the average rate was utilized for the PM peak hour calculation for the General Office use and the daily calculation for the Medical Office use. Table 4 Italian American Plaza and Clubhouse District Prnnnced Maximum TriD Generation ��X$ i C� M'."4IS t .i;(CS y �- 'vet F'A. �p ✓� Y AT M1�3' .: t • J +y� si' �}� � ��'Y' Lodge/FraternalOrganization 3 3 6 9 9 18 174 (20,000 sq. ft.) General Office 50 7 57 6 28 34 424 (22,500 sq. ft.) Medical Office 15 4 19 8 20 28 270 (7,500 sq. ft.) Drive -In Bank 28 21 49 91 92 183 986 (4,000 sq. ft.) Total Trips 96 35 131 114 149 263 1,854 Table 5 indicates the trip generation of the proposed Airport Road /Orange Blossom Commercial Subdistrict in accordance with the uses listed within Table 2. It should be noted that the average rate was utilized for the PM peak hour trip generation calculation of the General Office use and the daily calculation of the Medical Office use. Page 7 TRANSPORTATION CONSULTANTS, INC. A Table 5 Airport Road /Orange Blossom Commercial Subdistrict Proposed Maximum Trin Generation General Office 17 3 20 2 7 9 152 (6,000 sq. ft.) Medical Office 59 15 74 28 75 103 1,084 (30,000 sq. ft.) Drive -In Bank 28 21 49 91 92 183 986 (4,000 sq. ft.) Total Trips 1 104 1 39 1 143 1 121 1 174 1 295 2.222 ITE estimates that a comparable Drive -in Bank use, such as those proposed on the two subject sites, may attract a significant amount of its traffic from vehicles already traveling the adjoining roadway system. This traffic, called "pass -by" traffic, reduces the development's overall impact on the surrounding roadway system but does not decrease the actual driveway volumes. Collier County allows a maximum "pass -by" traffic reduction of 50% for bank uses. Table 6 summarizes the pass -by reduction. Table 7 summarizes the Italian American Club development traffic and the breakdown between the total project trips and the net new trips the development is anticipated to generate after the pass -by reduction is applied. It should be noted that the driveway volumes are not reduced as a result of the "pass -by" reduction, only the traffic added to the surrounding streets and intersections. Table 8 reflects the 50% pass -by reduction for the Airport Road /Orange Blossom Commercial Subdistrict. Page 8 E ma TRANSPORTATION CONSULTANTS, INC. Table 7 Trip Generation — New Trips Italian American Plaza and Clubhouse District Table 8 Trip Generation — New Trips Airport Road /Orange Blossom Commercial Subdistrict Total Trips 104 39 143 _ 121 174 295 2,222 Less Bank Pass -by -12 -12 -24 -46 -46 -92 -493 (50% of Bank Trips) New Traffic 92 27 119 ��5 128 203 1,729 (Total Trim — Pass -by Traffic) _ ________ V. TRIP DISTRIBUTION The total trips generated as a result of the proposed Growth Management Plan Amendments indicated within Tables 4 & 5 were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. Additionally, these trips were assigned to the site access driveways and the Airport- Pulling Road /Orange Blossom Drive intersection based on the anticipated traffic patterns available as a result of the proposed access configuration. The resultant site traffic assignment and distribution of the Italian American Plaza and Clubhouse District is indicated in Figure 3. Additionally, Figure 4 reflects the site traffic assignment and distribution of the Airport Road /Orange Blossom Commercial Subdistrict. Pagc 9 A-0(o) ORANGE BLOSSOM DRIVE ,j''46 (55) ♦15 %♦ (0) 0 (18) 161 N I N � Q t N 35% Z W E J J I- S N.T.S. El v 0 (0) °' — 4-8(10) 1_0- I� N o l .L �, 13 (14) (61) 13 A T f (35) 8 ♦ m o 0 (0) 0 0 0 ITALIAN AMERICAN CLUB SITE I PROPOSED INTERCOI NNECTION i --o AIRPORT ROAD/ ORANGE BLOSSOM o COMMERCIAL SUBDISTRICT ( 12 c+� co m 300% LEGEND f -20 %-► PERCENT DISTRIBUTION -4- 000 WEEKDAY AM PEAK HOUR TRAFFIC \ ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC SITE TRAFFIC ASSIGNMENT TRANSPORTATION AIRPORT ROAD/ ORANGE BLOSSOM DRIVE COMMERCIAL SUBDISTRICT CONSULTANTS, INC. ♦20 %♦ Figure 4 • SAO GRATO SDP a, PROJECTED TRAFFIC TRIP GENERATION Site - generated trips were estimated using Institute of Transportation Engineers (ITE) Trip Generation (7 "1 Edition); in accordance with cuiTent Collier County policy. The following trip generation formulas were used: Multi - family (LU 230): ADT: Ln (T) = 0.85 Ln (X) + 2.55 AM Peak Hour: Ln (T) = 0.80 Ln (X) + 0.26 PM Peak Hour: Ln (T) = 0.82 Ln (X) + 0.32 Shopping Center (LU 820): ADT: Ln(T) = 0.65 Ln(X) + S.83 AM Peak Hour: Ln(T) = 0.60 Ln(X) + 2.29 PM Peak Hour: Ln(T) = 0.66 Ln(X) + 3.40 PASS -BY T= Ln (T) = -0.291 Ln (X) + 5.001 General Office Building (LU 710) ADT: Ln (T) = 037 Ln (X) + 3.65 AM Peak Hour: Ln (T) = 0.80 Ln (X) + 1.55 PM Peak Hour: (T) = 1.12 (X) + 78.81 Medical Office (LU 720): ADT: T = 40.89(X) — 214.97 AM Peak Hour: T = 2.48(X) PM Peak Hour: Ln(T) = 0.93 Ln(X) + 1.47 Since the proposed development will have dissimilar land uses, a percentage of the site - generated traffic will be captured by the land uses inside the development and not be introduced to the external roadway network. Internal capture trips were estimated using rate and summary sheets shown in the ITE Trip Generation Handbook An ITE Recommended Practice (see Appendix). In addition, the retail land use will capture pass -by from the adjacent traffic stream on Airport- Pulling Road. The ITE Trip. Generation Handbook An ITE Recommended Practice was used to determine a 43% Pass -By Capture reduction (see Appendix). The increase in through traffic on Abport- Pulling Road using 25% Pass -By reduction is marginal compared to its high Remaining Capacity (1103). A 43% Pass -By Capture reduction was used in the analyses of this report as supporter) by The ITE Trip Generation Handbook An. ITE Recommended Practice. Table l sunmTarizes the trip generation estimates for this development. Sao Grato SDP TIS 6 1 kP roiectsk8061806851TraHickUpdate Sep 05 k80685TA1006.doc TABLE 1 Site - generated Trip Estimates Land Use Shopping Center (LU 820) Internal Capture (Daily/PM) Pass -by Deduction Net External Primary Trips for Commercial Use General Office (LU 710): Footage Internal Capture (Daily/PM) Net External Primary Trips for General Office Use Medical Office (LU 720): Internal Capture (Daily /PM) Net External Primary Trips for Medical Office Use Multi - Family (LU 230): Internal Capture (Daily/PM) Net External Primary Trips for Residential Use Net External Primary Trips 541 210 331 The pass -by deduction was evaluated for reasonableness using the FDOT "10% Rule ". The projected background traffic on Abport- Pulling Road in front of the site is approximately 5249 vph. One - tenth of this estimate is 525 vph. The pass -by estimate is 187 vph, which is less than 10% of the projected background traffic volume. TRIP DISTRIBUTION AND ASSIGNMENT The pattern of site traffic distribution is based on locations of generators in the area surrounding the project and engineering judgment. Table 2 presents the assumed distribution. Exhibit 3, 4, and 5 graphically presents the same data, showing distribution of Residential; Commercial and Office land use, respectively. Sao GOLD SDP TIS 7 1;\ Projects \806 \8068S1Tatfic \L)pdate Sep 05180685TA1006.doc WKDY AM Peak PM Peak QTY Unit Dail Tote Enter Exit lonl Enter Exit. 74.230 SF 5,595 131 80 51 514 247 267 -74 -32 -42 43% -187 -94 -94 253 121 132 72,802 SF 1,045 146 128 18 160 27 133 -17 -9 -8 143 IB 125 24,268 SF 777 60 47 13 84 23 61 -l5 -8 -7 69 IS 54 251 DU 1,403 108 18 90 128 86 42 -52 -30 -22 76 56 20 Net External Primary Trips 541 210 331 The pass -by deduction was evaluated for reasonableness using the FDOT "10% Rule ". The projected background traffic on Abport- Pulling Road in front of the site is approximately 5249 vph. One - tenth of this estimate is 525 vph. The pass -by estimate is 187 vph, which is less than 10% of the projected background traffic volume. TRIP DISTRIBUTION AND ASSIGNMENT The pattern of site traffic distribution is based on locations of generators in the area surrounding the project and engineering judgment. Table 2 presents the assumed distribution. Exhibit 3, 4, and 5 graphically presents the same data, showing distribution of Residential; Commercial and Office land use, respectively. Sao GOLD SDP TIS 7 1;\ Projects \806 \8068S1Tatfic \L)pdate Sep 05180685TA1006.doc I TABLE 2 Site generated Trip Link Orange Blossom Drive Orange Blossom Drive Orange Blossom Drive Airport - Pulling Road Airport - Pulling Road Airport - Pulling Road Airport - Pulling Road Airport - Pulling Road Airport- Pulling Road Airport - Pulling Road Goodlette -Frank Rd Goodlette -Frank Rd Livingston Rd Livingston Rd Vanderbilt Beach Rd Vanderbilt Beach Rd Pine Ridge Road Pine Ridge Road Distribution From Goodlette -Frank Rd Airport - Pulling Road Bridgewater Bay Blvd Vanderbilt Beach Rd Project Access Orange Blossom Drive Immokalee Rd J &C Blvd Naples Blvd Pine Ridge Rd Orange Blossom Drive Vanderbilt Beach Rd Orange Blossom Drive Vanderbilt Beach Rd us 41 Airport - Pulling Road Shirley Street Airport - Pulling Road To Airport - Pulling Road Bridgewater Bay Blvd Livingston Rd Project Access Orange Blossom Drive J &C Blvd Vanderbilt Beach Rd Naples Blvd Pine Ridge Rd Golden Gate Pkwy Pine Ridge Rd Orange Blossom Drive Pine Ridge Rd Orange Blossom Drive Airport - Pulling Road Logan Boulevard Airport - Pulling Road 1 -75 Traffic Distribution Residential Commerc. Office 15% 10% 10% 10% 20% 20% 10% 20% 20% 40% 40% 50% 60% 60% 50% 35% 30% 20% 10% 15% 20% 30% 15% 20% 25% 0% 20% 15% 0% 10% 10% 0% 5% 5% 0% 5% 5% 10% 10% 5% 10% 10% 15% 10% 10% 15% 5% 20% 5% 0% 5% 5% 0% 5% The trip distribution percentages of each land use were applied to the site- generated traffic volumes to detennine the site - generated vehicle trip assignment. The proposed commercial retail use is of a "neighborhood" nature rather than "regional" in scope. For this reason, the area of influences will likely be confined to residential developments along Orange Blossom east and west of Airport - Pulling Road. The radius of influence was assumed to be not higher than 1.5 miles from the site. Exhibits 6 and 7 presents the proposed entering and exiting traffic of AM & PM peak Hours respectively. Pass -by deductions are shown in Exhibit 8. Net entering and exiting traffic in the PM Peak Hours, including Pass -By trips at the Project Access points on Airport Pulling Road are presented in Exhibit 9. These exhibits also include the Vanderbilt Beach Road & Airport- Pulling Road intersection as well as the Airport- Pulling Road & Orange Blossom Drive intersection, among other- intersections near the project site. The PM Peak Hour traffic. characteristics were studied because the site - related land use peak hour typically occurs in the PM Peak Hour of the adjacent street traffic. Sao Grato SDP TIS 8 1A Projeus18 0 6180 6 8S LTraflic\Updaee Sep 0M8068STA1006.doc t � LONGVIEW CENTER PUD INTRODUCTION The Longview Center Parcel is located on the east side of the Airport Pulling Road /Orange Blossom Drive intersection in Collier County (see Exhibit 1 Location Map). The site is approximately 15 acres in size with approximately 5 acres on the northeast corner of the intersection and approximately 10 acres on the southeast corner of the intersection. There is an existing single access point onto Orange Blossom Drive from each parcel. Currently, the 5 and 10 -acre parcels are being used as plant nurseries. The current Future Land Use for the site is Orange Blossom Mixed Use Sub District and the site is within the Traffic Congestion Zone. The project will contain two phases. Phase I will include 22,150 square foot of retail shops and 19,000 square foot of office space. Phase I is projected to be complete prior to the 2005 Peak Season. Phase II (the south parcel) will include 50,000 square foot of retail shops, 51,000 square foot office space and 15 multi - family dwelling units. Phase II is projected to be complete prior to the 2008 Peak Season. The purpose of this study is to provide the technical traffic analysis in support of the Rezone. Both AM and PM Peak Hour Volumes were analyzed. I: \Projects\Archive \Dots\ Projects \804 \80478 - Pulling \Orange Blossom\TraNic\80478- TIS.doc 2 m WE WE TRAFFIC GENERATION Consistent with the current policy of Collier County, project trip generation was based on ITE Trip Generation (6th Edition ).The following trip generation formulas were used: Multi- family (LU 230): ADT: Ln(T) = 0.850 Ln(X) + 2.564 AM Peak Hour: Ln(T) = 0.790 Ln(X) + 0.298 PM Peak Hour: Ln(T) = 0.827 Ln(X) + 0.309 Shopping Center (LU 820): ADT: Ln(T) = 0.643 Ln(X ) + 5.866 AM Peak Hour: Ln(T) = 0.596 Ln(X ) + 2.329 PM Peak Hour: Ln(T) = 0.660 Ln(X) + 3.403 General Office Building (LU 710) ADT: Ln (T) = 0.768 Ln (X) + 3.654 AM Peak Hour: Ln (T) = 0.797 Ln (X) + 1.558 PM Peak Hour: 'I' = 1.49(X) The above equations were used with the land use data provided to generate the estimated trip generations for the project as shown in Table IA. However, since the proposed land use includes mixed uses, there will be a percentage of the traffic generated that will be attracted internally to other land uses within the development. This internal capture was determined utilizing the rates and summary sheet shown in the ITE Trip Generation Handbook (see Appendix A). In addition, the retail land use will experience pass -by capture from the people that are projected to be traveling along Airport Pulling Road and Orange Blossom Drive. Page 103 from the ITE 'Trip Generation Handbook was used to determine the percentage of Pass -By Capture and Internal Capture (see Appendix A). The resultant projected trip generation has been adjusted for the PM Peak Hour and is 1:\ Projects \Archive \Does \Projecls\804 \80478 - Pulling \Orange B1ossom \Traffic \80478- TIS.doc 3 shown in Table 1B. See Appendix A for the Internal Capture Summary worksheet, which was used to determine the internal capture rate. Table 1A PROJECT TRIP GENERATION - (PHASE I ONLY) 2005 AM PM Land Use ADT Peak Enter Exit Peak Enter Exit Office (LU 710): 19,000 SF 371 50 44 6 28 5 23 Retail (LU 820): 22,150 SF 2,586 65 40 25 232 111 121 Totals 2,957 115 83 31 261 116 144 PROJECT TRIP GENERATION- (PHASE II ONLY) 2008 AM PM Land Use ADT Peak Enter Exit Peak Enter Exit Multi- Family (LU 230): 15 DU 130 11 2 9 13 9 4 Office (LU 710): 51,000 SF 791 109 96 13 76 13 63 Retail (LU 820): 50,000 SF 4,365 106 64 41 397 191 207 Totals 5,286 226 162 64 486 212 274 TOTAL OF PHASE I & II 8,243 341 246 95 747 329 418 Y Table 1B PROJECT PM PEAK HOUR TRIP GENERATION WITH ADJUSTMENTS (PHASE I ONLY) 2005 PM Land Use Peak Enter Exit Office (LU 710): 19,000 SF 28 5 23 Mixed Use Internal Capture -4 -2 -2 Retail (LU 820): 22,150 SF 232 111 121 Mixed Use Internal Capture -4 -2 -2 Passby Capture 43% -98 -47 -51 Totals 154 65 69 PROJECT PM PEAK HOUR TRIP GENERATION WITH ADJUSTMENTS (PHASE 11 ONLY) 2008 PM Land Use Peak Enter Exit Multi- Family (LU 230): 15 DU 13 9 4 Mixed Use Internal Capture -5 -3 -2 Office (LU 710): 51,000 SF 76 13 63 Mixed Use Internal Capture -9 -4 -5 Retail (LU 820): 50,000 SF 397 191 207 Mixed Use Internal Capture -23 -11 -12 Passby Capture 43% -161 -77 -84 Totals 288 117 171 TOTAL OF PHASE I & II 443 182 260 I:\ Projects\ Archive \Dots\ Projects \804 \80478 - Pulling \Orange BlossomVTraffic180478- TIS.doc 4 Ir I 4=9 AREA OF INFLUENCE The existing roadway network in the area of the project is shown on Exhibit 1. We have analyzed the roadways in the area of the project within 5 miles of the project in accordance with Collier County TIS guidelines. ADJACENT ROADWAY NETWORK Airport Pulling Road Airport Pulling Road in the vicinity of the project is currently under construction to be expanded into a six lane divided arterial. It is under county jurisdiction. It will have a speed limit of 45 mph when completed. Orange Blossom Drive Orange Blossom Drive in the vicinity of the project is a two lane undivided collector. It is under county jurisdiction. The posted speed limit is 35 mph. COMMITTED ROAD IMPROVEMENTS Roadway improvements that are currently under construction or scheduled for construction within the next three years were considered to be a committed improvement. These were identified in the Collier County Transportation Improvement Plan and FDOT Adopted Work Programs for Collier County, Fiscal Year 2000/2001 - 2005/2006. Road improvements are committed for construction in order to help alleviate current area road deficiencies and support future area development. Construction on Airport Pulling Road to expand it to six -lanes from Pine Ridge Road to Vanderbilt Beach Road has recently started. Other committed improvements in the area include: A) the four -lane expansion of Good lette-Frank Road from Pine Ridge Road to Vanderbilt Beach Road by 1: 1ProjectsVArchive\Docs\Projects 1804180478- Pulling\Orange B1ossom\Traffic180478- TIS.doc 5 =1M too year 2004; B) the construction of Livingston Road from Radio Road to Immokalee Road as a six -lane arterial and from Immokalee Road into I,ee County as a four -lane arterial during year 2003; C) the six -lane expansion of Pine Ridge Road from Airport Pulling Road past I -75 which is currently under construction; and D) the four -lane expansion of Vanderbilt Beach Road from Airport Pulling Road to Logan Boulevard in year 2002. TRIP DISTRIBUTION AND ASSIGNMENT The pattern of site traffic distribution is based upon locations ot' generators and attractors in the area of the project. The traffic distribution for the project was discussed and approved in a methodology meeting with Collier County Transportation Planning and is shown in Table 2. Table 2 TRAFFIC DISTRIBUTION -PM PEAK HOUR (NEW TRIPS) Land Use Traffic Distribution Orange Blossom east of Project 10% Orange Blossom west of Project 10% Airport north of Orange Blossom 40% Airport south of Orange Blossom 40% I: \Projects\Archive\Docs\Projects \804 \B0478 - Pulling \Orange Blossom \Traffic \80478- TIS.doc 6 ANNUAL GROWTH RATE PROJECTIONS ANNUAL GROWTH RATE CALCULATIONS AGR (Orange Blossom Dr) = 4.13% 2002 2007 ANNUAL COUNT BASE YR TRAFFIC YRS OF GROWTH ROADWAY SEGMENT STA # TRAFFIC VOLUME GROWTH RATE Airport Pulling Road N. of Orange Blossom Dr. 599 45664 36027 5 2.00% S. of Orange Blossom Dr 503 44288 39679 5 2.00% J & C Blvd W. of Airport Rd 631 12040 10222 5 2.00% Orange Blossom Or W. of Airport Rd 647 9348 11446 5 4.13% E. of Airport Rd 647 9348 11446 5 4.13% W. of Livingston Rd 647 9348 11446 5 4.13% Side Street Approaches -- -- -- -- 2.00% ' All traffic volumes were taken from the 2007 Collier County Average Daily Traffic Report 2 In instances where the historical data indicates a reduction in traffic, a minimum annual growth rate of 2.0% was assumed. SAMPLE GROWTH RATE CALCULATION 2007 ADT "(l Yrs of Growth) Annual Growth Rate (AGR) _ -1 Base Year ADT 11446 AGR (Orange Blossom Dr) _ -1 9348 AGR (Orange Blossom Dr) = 4.13% -�r PROPOSED DRAFT INTERSECTION DESIGN ,� = g n i w � x 1I r ia$ h. 1 ° i i W X66 1; I1 o z 0 Z N 0 1 1 I !' -- - i O Z z z x� 0 U F LU 0IX 1 � � i 0w Q wZ ?o wI Z,Z it 1 i m => m0 r ®� X W W ¢ NCL 01 U_ O Z w 10 Z oz xa wzz� Z b 3 0° o z �a :j " i! v D'O $ I; O O. Zx awz I 9 xF w SOX 'OI-i= Z 0 aaw 0zo� J ® LX z Wn m 10- acYi�F mzmos 001 ¢aD I _ v In- -- -- -- - -- --- ' . __._ -0V02l- 9NIMnd 12JOMY _ r-__ -.--- .- - h w M„ - w I b II a €lr 9 I a �i II � enr °e 7 1 Z Egg 0 ^ 11 f �® UJ iN ?� III. b • Lr yja �� I �7 w I n ii. p '0vi � o W OO ® rg 0 �i g j Y nI Ir w �i' °6 c� < 0 r5 �j vZ mu ®. 0— tt 0 R 1 N Z < �+ O 00 IN z I IL II ' ®'�-+ Z ry < M W e I O I M•� II �! N � µE PROPOSED DRAFT COST ESTIMATE Z 0 U W U) W I-- H (/) z 0 LU LL U >0 00_ �Z 0a U 0 0M W Q LL. 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CL F C o' Z LLJ r� • mo TRIP GENERATION EQUATIONS TRIP GENERATION EQUATIONS AIRPORT ROAD /ORANGE BLOSSOM DRIVE INTERSECTION IMPROVEMENTS ITE TRIP GENERATION REPORT, 7t" EDITION Land Use Weekday AM Peak Hour Weekday PM Peak Hour Residential Condo /Townhouse (LUC 230) Ln (T) = 0.80 Ln (X) + 0.26 Ln (T) = 0.82 Ln (X) + 0.32 17% in 83% out 33% in 67% out T = Trips, X = dwelling units CCRC (LUC 255) T = 0.18 (X) T = 0.18.(X) + 39.13 64% in 34 %out 48% in 52% out T = Trips, X = dwelling units Z 0 u.i W N I— p wu LL O co m Na �O MO W Z Z .J oa O ' Z Q U5 O J Q Q O Z �Q � U Z J U. M O z 0 U w V) W H Z W w 0 0 N N 0 co uj (D Z Q 0 Q Q C7 Z J 4 O G. S F- O: z Q Q W N W malm z m qI 0 � I I Q II I i I 1 I m 00 � N N 00 Lo VI LU to I I I I I r I � I 1 I 1 ` Ity t1) O N III ti O NI M M N M. M 1 00 (p CD COI N co .- m' v (p I � Q I Z V) J J J Q I v) v) W W U J I J: J' J I, i Y >- >- LL I LL LL Q -j U V) V) V) V) V) V) J: J J W J I I I I I I I II I VIII I ' i I I I i I I I o. 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Whete the Cooler CourNy Property Appraise, -s —tted In P—KhH g the most accurate a A up -b date utlnrmaMn. no wan anus expressed a unplied are povWed k„ the data he, ern, its use, o, CIS rtl te,p, a tatwn Iitlp: // maps, colIierappraiser. comYwebmap /mapprint.aspx ?tItle -= Italian %2OAmerican %20C.._ 12/28/2007 Detalls Page I of l 4�31 F- Property Record " 'i Aerial , Sketches Current Ownership _� Folio No. 00237960007 Property Address 7037 AIRPORT RD N ( Owner Name NAPLES ITALIAN Addresses AMERICAN CLUB INC - 3 _ 7035 AIRPORT PULLING RD N City NAPLES State FL— y Zip 34109 -1709 c Legal 2 49 25 COMM SE CNR, N —_— -- - - -- 1708.1OFT, W100.07FT, N330 FT -- -- TO POB, W660FT, N330FT, E660FT, S330FT TO POB 5 AC OR --__- 'For more than four lines of Legal Description please call the Property Appraiser's Office_ Section Townshi � P Range — l� Acres § �49 Q2 25 ��Strap No. —_ —_ 4A02 492502 040.0004A02 Sub No. 100 ACREAGE HEADER t Millage Area I° ■. r� �v Use Code 77 INSTITUTIONAL .oyC 1 - -- -- - - -133 - -- 11.1362 2007 Final Certified Tax Rolf Latest Sates History (Subject to Change) It all Values shown below equal 0 this parcel was created after the Final Tax Roll Land Value - -- -- $ 2,125 000 00 r —Date Book - Page + L_ ate �� 9 ( ) Improved Value - — —� Amount $276,15 7.0 - -- 04/1973 519 983 (_) Market Value $ 2,401,157.00 -_— — _ - -- $ 0.00 s OSOH Exempt Value (_) Assessed Value $ 2,401,157.00 s ( -) Homestead and other Exempt Value i i ( -) Taxable Value $ 2,401_157.00 SOH - Save Our Homes" exempt value due to cap on assessrnent a increases. The Infe'"nation is Updated Weekly_ Iittp://w-.vw-coIlierappraiser.com/RecordDel,-t11-asp?Map= & 1~ of i olD —00000002 37960007 1/2/2008 r,ar ".I uo 1 t : rx4a U0 2 j l er Co. ADDRESSING 0212912006 16:32 TEL 92592099 S`tl -559 -5724 H M CAMQ DEVEtQPMENT li� 0011001 ADDRESSING CHECKLIST Please complcte the following AND FAX (239 -659 -5724) OR SUBMIT IN PERSON TO ADDRESSINGSECTION, FORM MUST BE SIGNED ,$X p RESS THE G t?NNEL PRIOR TO PRE - APPLICATION MEETING. Not all items will apply to every project. Items in bold type are required. 1. Legal description of subject property or roperties (copy of lengthy description may he attaches!) Section .2, Townshi 49 Ran e 25 L-r!' �# -G 2, Folio (property ID) number(s) of above (attach to, or associate with, legal description if more that- one) 4023 7960M7 3. Street address or addresses {as applicable, if aTrea�ly assigned) 703=7 Airport Rd. North - -- - -- i o�_S 4. Lneatior) map, showing exact location ofproject/site in relation to nearest public road right -of -way 6attach) 5. Copy of survey (NEEDED ONLY FOR UNPLA "ITED PROPERTIES) 6. Proposed project name (if applicable) NIA, 7. Proposed Street names (if applicable) - -- - - - -- -- $. Site Development Plan Nivnber (FOR EXISTING SDP _ PROJECTS /SITES ONLY} — -- 9. Petition TYP+ - arate a (Complete se Addressing Checklist for each Petition -Type) ❑ SDP (Site Development Plan) ❑ PPL ❑ SDPA (SDP Amendment) (� (Plans $Plat Review) PSP ❑ SDPI (SDP Insubstantial Change) ❑ (Preliminary Subdivision Plat) FP ❑ SIP (Site Improvement Plan) ❑ S1PI (SIPI Insubstantial Change) (Final Plat) (Lot Line Acljugtmcnt) g) ❑ SNR (Street Name Change) ❑ U BI. (Blasting Permit) ROW ❑ vegetation/Lxotic (Veg. Removal Permits F� t_J I -and Use Petition (variance, Conditional ❑ (Right -of- -Way Permit) EXP (Excavation Permit ) Use Boat Dock Ext., Rezone, PUD rezone, etc, (-] (V5f Removal t) Site 1 III Pen -III) TDR "TDR ®Other - Describe. Amendment GMP Amendment (- (Transfer of Development Rights) 10. Project or development names proposed for, or already appearing in, condominium documents {if applicable; indicate whether proposed or existing) I 1. Please Check One- Checklist is to be Faxed Back - 12_ Applicant Name Robert L. Duane AICP _ Phone _239 _ ?54 -2049 F xe 2 9p25, 4_?094 13_ Signature review Addressing Checklist does not constitute Project and /or Street Name approval and is subjeel to further review by the Addressing Section FOR S'T'AFF USE ONLY Primary Number ,I 1 Address Number Address Number Address Number _— Approved by Date _ ` I -ksb MEETING NOTES COLLIER COUNTY COMPREHENSIVE PLANNING DEPARTMENT -_ 2800 NORTH I10RSESHOE DRIVE NAPLES, FLORIDA 34104 PHONE: 239 40,3 -2400 DATE: 3 -Zq- -V TIME.- p NOTES BY TOPIC OF MEETING- ATTENDANCE- KEY POINTSlUNDERSTANDINGS /CONCt USIONS c_ mrriinF rH.ies li..w. G. C,.mp_ Da�nl -f Ti, Pop jj/j 1 lVd/Q- 9- Glv��vvSe � r�o,. ��J,�ovF� n'!re„ve- �s G14 1fa 5e r — �t� /n% il7Te, f �h - � Dr'eP�S�I ��s- rti1 X�D �/St- Cwf +�� /U� %Z -���.� rd nl�sY �bf � !Vp 1-•2 {ti 10 %.%�l �Y�s !h i17�r hG (UMpFrtiSr J)e h i8„ -- c_ mrriinF rH.ies li..w. G. C,.mp_ Da�nl V APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER PRE - APPLICATION CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] DATE RECEIVED This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone 941- 403 -2300 (Fax 941- 643 - 6968). The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97 -431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 941- 403 -2300. SUBMISSION REQUIREMENTS f. GENERAL INFORMATION A. Name of Applicant Naples Italian American Club Inc Company Mailing Address PO Box 770801 City Naples _ State Florida Zip Code 34107 -0801 Phone Number 239 - 597 -5210 Fax Number B.1 Name of Agent* _ Robert L. Duane 'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION_ Company Hole Montes Inc. Address 950 Encore Way City Naples State Florida Zip Code 34110 Phone Number 239 - 254 -2000 Fax Number 239- 254 -2099 B.2 Name of Agent ' Richard D. Yovanovich Esq. 'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company Goodlette, Coleman & Johnson, PA Address 4001 Tamiami Trail N. City Naples State Florida Zip Code 34103 w. Phone Number 239 - 435 -3535 _ Fax Number 239- 435 -1218 1 H: \2006\2006019 \WP\Comp Plan Amendment - Italian American Club \080212 - Revised GMP Application.doc 2006.019 C. Name of Owner (s) of Record Naples Italian American Club Inc Address 7037 Airport Road N City Naples State Florida Zip Code 34109 Phone Number — 239- 597 -5210 Fax Number D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Traffic Analysis prepared by Robert L. Price, E.I., Project Consultant and Ted B. Treesh, Principal /Regional Manager Metro PCS, 2700 Immokalee Rd., Naples, FL 34110 239 -596 -8550 II. DISCLOSURE OF INTEREST INFORMATION insert data provided by applicant A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. Name and Address, Office Percentage of Stock C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Interest H: \2006 \2006019 \WP\Comp Plan Amendment - Italian American Ctub\080212- Revised GMP Application.doc 2006.019 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 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 Percentage of Ownership G. Date subject property acquired (X) leased O: 04/1973 Term of lease ___yrs. /mos. If, Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing date H. NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. HA2006120060191WP1Comp Plan Amendment - Italian American Club1080212- Revised GMP ApplicalionAoc 2006.019 III. DESCRIPTION OF PROPERTY A. LEGAL DESCRIPTION COMMENCING at the Southeast corner of Section 2 T49S R25E, Collier County Florida. thence along the East line of said Section 2 North 20 14 0 West 1397.16 feet for the POINT OF BEGINNING, thence South 890 51'42" West 702.58 feet thence along North and Parallel to the west line of the East half of the Southeast quarter of said Section 2 North 1° 57' 50" West 310.94 feet thence North 89° 51'42" East 702.58 feet thence along the East line of said Section 2 South 20 14'0" East 310.94 feet to the POINT OF BEGINNING- 5 acres more or less. EXCEPTING the Easterly most 100 feet having hereto been conveyed by Warranty Deed recorded in O.R. Bok 171 Xage 112 Public Records of Collier County Florida Basis of Bearings is the East line of Section 2 being N 02° 14' 00" W B. Section: 02 Township: 49S Range: 25E C. Tax I.D. Number (Folio #s) 00237960007 D. GENERAL LOCATION Property is on the southwestern corner of Orange Blossom Drive and Airport - Pulling Road North (CR 31) E. PLANNING COMMUNITY North Naples F. TAZ _ 116 G. SIZE IN ACRES ±5 acres H. ZONING A -Rural Agricultural District PQ- Provisional Use__ I. PRESENT FUTURE LAND USE MAP DESIGNATIONS) Urban Designation - Mixed Use District IV. TYPE OF REQUEST A. GROWTH MANAGEMENT PLAN ELEMENT(S) OR SUB- ELEMENT(S)TO BE AMENDED: X Future Land Use _ Golden Gate Area Master Plan Immokalee Area Master Plan Capital Improvement Transportation _ Housing Coastal & Conservation Recreation /Open Space Intergovernmental Coord. Potable Water Sanitary Sewer _ Solid Waste Drainage Natural Groundwater Aquifer B. AMEND PAGE(S) 52 OF THE Future Land Use ELEMENT, under Policy 1.1, Future Land Use Districts and Sub-districts, by adding AS FOLLOWS: (Use Gro&&- throughs to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: 12. Italian American Plaza and Clubhouse Commercial Subdistrict This Subdistrict is located on the southwest corner of Oran a Blossom Drive and Airport - Pulling Road and consists of approximately 5 acres The purpose of this Subdistrict is to accommodate existing institutional uses such as the Italian American clubhouse and supporting neighborhood office and retail to serve the nearby community. Approximately 26,000 s f of floor area may be created for retail office uses, in addition to up to 20,000 s.f. for the clubhouse facility. The retail and office uses shall be those in the C -1 throuqh C -4 zoning districts The uses are not an w entitlement. Such uses ill be further evaluated at the time of rezoning approval to ensure appropriateness in relationship to surrounding properties Such uses are intended to serve the _community in a setting designed to be compatible with the existing and future development in the neighborhood and providing access from the 4 H: \2006 \2006019\WP\C0mp Plan Amendment - Italian American Club \080212- Revised GMP Apptication.doc. 2006.019 adiacent property to the south to Orange Blossom Drive to minimize the impacts on the local street system. C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM: Urban Residential Subdistrict TO: Italian American Plaza and Clubhouse Subdistrict D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) Not Applicable E. DESCRIBE ADDITIONAL CHANGES REQUESTED: Not Applicable V. REQUIRED INFORMATION NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1" =400'. At least one copy reduced to 8 % x 11 shall be provided of all aerials and/or maps. A. LAND USE 1. Exhibit V.A.1 Provide general location map showing surrounding a. and b. development (PUD, DRI's, existing zoning) with subject property outlined. 2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries, source, and date. 3. see Exhibit Provide a map and summary table of existing land use and V.A.1 a. zoning within a radius of 500 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION 1. see Exhibit Provide map of existing Future Land Use Designation(s) of V.A.1 b. subject property and adjacent lands, with acreage totals for each land use designation on the subject property. (Entire acreage ±5 acres is in the Urban Residential Subdistrict_) C. ENVIRONMENTAL 1. Exhibit V.C.1 Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. 2. Exhibit V.C.2 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and /or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). 5 H: 1200612006019MIDNComp Plan Amendment- Italian American CIub1080212- Revised GMP Application.doc 2006.019 3. Exhibit V_C.3 Identify historic and /or archaeological sites on the subject property. Provide copy of County's Historical /Archaeological. D. GROWTH MANAGEMENT Reference 9J- 11.006, F.A.C. and Collier County's Capital Improvements Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. N Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J- 11.006(1)(a)(2), F.A.C.). If so, identify area located in ACSC. 2. N Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S. ? 3. N Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S.? (Reference 9J- 11.006(1)(a) 4.b, F.A.C.) 4. N Does the proposed amendment create a significant impact in population which is defined as a potential increase in County -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 5. Y Does the proposed land use cause an increase in density and /or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference Rule 9J- 5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J- 1.007, F.A.C.) SEE EXHIBIT V.D.5. E. PUBLIC FACILITIES 1. Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit V. E. 1 a) Potable Water Exhibit V. E. 1 b) Sanitary Sewer Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and LOS Airport Pulling Road N - LOS C Exhibit V. E. 1 d) Drainage Exhibit V. E. 1 e) Solid Waste Exhibit V. E. 1 f) Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and /or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1.1.2 and 1.1.5) 2. Exhibit V. E. 2 Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services.) 3. Exhibit V. E. 3 Document proposed services and public facilities, identify provider, and describe the effect the proposed change will 6 H:12006120060191WP1Comp Plan Amendment - Italian American Club1080212- Revised GMP Application doe 2006.019 M, have on schools, fire protection and emergency medical services- F. OTHER identify the following areas relating to the subject property: 1. Exhibit V.F.1 Flood zone based on Flood insurance Rate Map data (FIRM). 2. NIA Location of well fields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) 3. Yes Traffic Congestion Boundary, if applicable 4. Exhibit V.F.3 Coastal Management Boundary, if applicable 5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION 1. Attached $16,450 -00 (non - refundable filing fee less $250 pre - application fee) made payable to the Board of County Commissioners, due at time of submittal. 2. NIA $9,000.00 non - refundable filing fee for a Small Scale Amendment made payable to the Board of County Commissioners, due at time of submittal - 3. Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. Exhibit V.G.4 Proof of ownership (Copy of deed) 5. Exhibit V.G.5 Notarized Letter of Authorization if Agent is not the Owner (See attached form) 6. Attached 1 Original and 5 complete, signed applications with all attachments including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required_ Additional copies may be required. *Maps shall include: North arrow, name and location of principal roadways and shall beat a scale of 1" =400' or at a scale as determined during the pre - application meeting; identification of the subject site; legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal -size folder. For all oversized exhibits, at least one copy must be submitted at 8 -112 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. HA2006\20060191WP\Comp Plan Amendment - Italian American Club1080212- Revised GMP Application.doc 2006.019 Exhibit V.A.1.a General Location Map showing surrounding developments (PUD, DRI's, existing zoning) with subject property identified. 8 R: 2006120060191WP1Comp Plan Amendment - Italian American Club \080212 - Revised GMP Application_doc 2006019 E m a70 O >, m m my o m a �mc., o� rn3 rn 'c N N W r O 'X m tri J � CL N � m c� m a x w ME M / • L O co co co co x Q m ai m m w � »= A z m v m m0 W co X O W m m N m o w w cc m M m Y W N C LL D m> j O Fu F- U c Q w CL 0��wcn U H a z co 3 3 C/) W0000 m O > > c z�- C<-) U rv¢¢¢COL m W V O c LL Z y, O p0 Z C C U C u�aa >¢ �n Q w CL 0��wcn a z co 3 W W0000 Exhibit V.A.1.b General Location Map showing existing future land use and Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. The total acreage (5 acres) is in the "Urban Residential Subdistrict." 9 H:\2006120060191WP\Comp Plan Amendment - Italian American Club1080212- Revised GMP Application.doc 2006.019 T466 1 T476 1 T 466 fill s Q vp N j N �, f m $ y II H C W A aC W N C N C W W � s LL W Q V ui W b N W T466 1 T666 1 T516 1 T52 6 3! �$ F4�£ q��gq��x� ..�dad�F�3�iQmRF'q' }F}gyay IIIIIIIIIIII111111,1,1 °���� �iHnoa oavMOae ar a s a n a I � ... J ` a .0 Jry Z — NjextiCO Ga f of -. .+. � i s o• i __ -L___ a a�, I sea � I 6 l9 1 c� T5a6 D H 1 .kiww Sava r' / W A W A Q W N n o— a 0 � W Q W t e A 7 W N *' Q a C3 0 G�F N Y` _ fiM44' W LA N 3 t9 1 ! M6011 Exhibit V.A.2 Most Recent Aerial of site showing subject boundaries, source, and date. 10 H:12006120060191WP1Comp Plan Amendment - Italian American Club1080212- Revised GMP Application.doc 2006.019 T. Fi 13 m ry 001 A t 4 4 IT im ar LOARQU Q —777— Cs =gyp rt 4PIM 7: wl K Tr 160, 6j rr co V�Yilj vv 't 41 71 r 62 Go e4 0 * -, — - ---- - I - . cr < , " zW 100 50 0 100 &T SCAM 1' 100 AERIAL PHOTOGRAPH DATED JANUARY 2007 COPYRIGHTED BY: COLLIER COUNTY PROPERTY APPRAISER 950 Encore Way CHECKED BY : PROJECT No. Naples, FL. .34110 AERIAL PHOTOGRAPH R.D. 2006.019 DRAWN Y: CAD FILE NAME: Phone: (239) 254-2000 EXHIBIT V.A.2 COLN. AR02-8X11 HOLE MMONMS Florida Certificate of Authorization No. 1772 DATE EXHIBIT - ITEM 01/08 AERIAL =6 Exhibit V.C.1 Most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN °A" ABOVE. The predominant soils are primarily Ft. Drum and Malabar fine sands with 12.5% Urban Lands along the western property line, according to the Appraisers GIS mapping. No habitats have been identified on the site. 24 17: 2 %Ai ------ Pj 1-T 4�-_!,j I,' L-J r SUBJECT SITE J AJ J-3AN LAJ jr-1 ttakn American Club Plan Amendment Appricadon 2006.000 A Exhibit V.C.2 A summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and /or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). No listed plant or animal species are known to occur on the site and /or are known to inhabit biological communities similar to the site. 12 H:\2006\2006019 \WP \Comp Plan Amendment - Italian American Club \080212 - Revised GMP Application.doc 2006.019 yam s+a CD 4� S PRAt#GE 140. HOLE MONIES -d fill is 950 Encore Way Naples, FL. 34110 Phone: (239) 254-2000 Florida Certificate of Authorization No.1772 db JL I t.'lV--1kV1j -tow 11 • ia Z ,N u- SCALE: 1* 300 AERIAL PHOTOGRAPH DATED JANUARY 2007 COPYRIGHTED By : COLLIER COL04TY PROPERTY APPRAISER AERIAL PHOTOGRAPH By c"Ec"ED.D R. PROJ No. 200ECT -0169 EXHIBIT V.C.2 DRA VION BY : AR FILE NAME: C.L.N. 02 - 8njj - DATE : EXHIBIT - ITEM 1 01/08 AERIALJ 4 to At CD 4� S PRAt#GE 140. HOLE MONIES -d fill is 950 Encore Way Naples, FL. 34110 Phone: (239) 254-2000 Florida Certificate of Authorization No.1772 db JL t= 14 cc z 0 I t.'lV--1kV1j 1i 11 • ia Z ,N u- SCALE: 1* 300 AERIAL PHOTOGRAPH DATED JANUARY 2007 t= 14 cc z 0 i1 i 14 cc z 0 i1 i • 300 150 0 SCALE 300 FEET SCALE: 1* 300 AERIAL PHOTOGRAPH DATED JANUARY 2007 COPYRIGHTED By : COLLIER COL04TY PROPERTY APPRAISER AERIAL PHOTOGRAPH By c"Ec"ED.D R. PROJ No. 200ECT -0169 EXHIBIT V.C.2 DRA VION BY : AR FILE NAME: C.L.N. 02 - 8njj - DATE : EXHIBIT - ITEM 1 01/08 AERIALJ Exhibit V.C.7 A summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). No listed plant or animal species are known to occur on the site and/or are known to inhabit biological communities similar to the site. L v: Ar 9 i �i a.. r - Italian American club Plan Amendment AppOcation J i Exhibit V.C.3 Historic and /or archaeological sites on the subject Property on a copy of County's Historical /Archaeological Probability Map and correspondence from Florida Department of State. A copy of said map is shown below_ No sites Historical /Archaeological are depicted on the subject property. 13 R \2006\2006019 \WP \Comp Plan Amendment - Italian American ClubM080212- Revised GMP Application.doc 2006.019 EXHIBIT V.C.3 c M& G 26 FWP 48 FWP 49 f 49 ,50 n+oxrzs .wcs of RTSroRiCxJ+�+auEaocrx vROe.Ram Np TES NISTORC STRUCt1JRC (iK1T 10 SC.TLC) Rmr rrs �RC.uEOEOC+c E S" (r T TO SCxE) NAPLES NQUADRANGLE CALM FnT�rICA PROBABIIdTY M TES -WOW O S[RI f 0 I� EXHIBIT V.D_5. If the proposed land use causes an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or the proposed land use is a new land use designation or district (Reference Rule 9J- 5.006(5) F.A.C.), provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J- 1.007, F.A_C.) The subject property soils are primarily Ft. Drum and Malabar fine sands with 12.5% Urban Lands along the western property line, according to the Appraisers GIS mapping. The flood zone is "X ". The area is well served by utilities and major highways to support the proposed development. The proposed use will contribute services available to the surrounding residential community and will be designed, through use of extensive buffering, to be compatible with neighboring residential uses. The location of the property, proximity to major highways and urbanized areas, as well as its size (± 5 acres, partially developed) detract from any value it might otherwise have as a natural habitat_ No proposed changes will adversely affect protection of environmentally sensitive land, ground water or natural resources. Italian American Club Plan Amendment Application 14 2006.019 1_ Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: Exhibit V. E. 1 a} Potable Water and Exhibit V. E. 1 b) Sanitary Sewer The construction of up to 26,000 s.f. of retail - office and a clubhouse of up to 20,000 s.f. in place of the existing clubhouse (approximately 6,500 s_f.) represents an increase of up to 39,500 s.f. Assuming an average water and sewer use of 0.1 GPD per s.f. of gross leasable floor area, there could be an increase of up to 3,950 GPD of average water and sewer use. Assuming peak flows equal 1.5 times average use, there could be an increase of up to 5,925 GPD in peak flows. (26,000 + 20,000 — 6,500) x 0.1 = 3,950 GPD average x 1.5 = 5,925 GPD peak 3,950 GPD would be comparable to an average residential population of 21, or 8.5 dwelling units. The property, under the Urban Residential Subdistrict in which it is currently located, could possibly qualify for up to 16 units per acre, or 80 units on a parcel of this size. Therefore, the proposed land use constitutes a reduction in potential impacts. - The latest AUIR estimates the capacity of the Potable Water System will keep pace with the peak population projections through the planning study period with planned improvements constructed. The North County Water Reclamation Facility capacity will exceed peak population projections through the planning study period with the FY 2010 planned improvements constructed. Italian American Club Plan Amendment Application 2006.019 15 Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and LOS Existing Levels of Service Airport Pulling Road N - LOS C Italian American Club Plan Amendment Application 16 2006 -019 FRI E Exhibit V. E. 1 d) Drainage The subject property is within the Airport Road South Canal Basin of the Main Golden Gate System. The Airport Road South Canal Basin operates at a LOS D. A Water Management Plan will be prepared for the proposed development to accompany subsequent PUD and Site Plan applications. The proposed development will not adversely impact the County drainage facilities. Italian American Club Plan Amendment Application 17 2006.019 � � I �. Exhibit V. E. 1 e) Solid Waste The proposed clubhouse and retail office facilities of up to 46,000 s.f. is not expected to generate significant levels of solid waste as residential dwelling units would. Single- family dwelling units generate an average of 45 to 50 pounds per week, or 1.2 tons per year. Multi- family unit generate approximately 35 pounds per week per unit or 0.9 tons (1,800 pounds) of solid waste per year. Under the current FLUE designation the 5 acre parcel could have up to 16 D.U.s per acre. It is therefore suggested that a change in FLUE land use designation from Urban Residential to a district that permits up to 26,000 s_f. of retail office and up to 20,000 s.f. of clubhouse facilities would have a beneficial impact on all public facilities including solid waste. The new AUIR draft projects a surplus landfill tined cell capacity through year 2024. Italian American Club Plan Amendment Application 18 2006.019 • Exhibit V. E. 1 t1 Parks: Community and Regional The proposed retail - office facility and enlarged clubhouse would not be expected to generate the need for additional parks. Therefore the proposed change in future land use designation would represent a reduction in potential demand for parks. The current AUIR report projects a 10 year surplus in available parks to meet projected population with park acres planned in CIE. Italian American Club Plan Amendment Application 19 2006.019 Exhibit V. E. 2 Map showing the location of existing services and public facilities that will serve the subject property (Le- water, sewer, fire protection, police protection, schools and emergency medical services.) The subject property is currently served with dater and surer service. The proposed uses will not require school services. The map below identifies locations of caner services_ i .. Emergency Medical Services Fire Protection �A 5 � Police Proteciion�� _ �c Subject Property - V i7 M l !:alias American Ci ib Plan Amend;nent Applicalucr: 20 i/?�-'!6 Nr''�l f r") Exhibit V. E. 3 Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. The proposed uses will not require school services, and will have a minimal impact on other public facilities. If the property were to develop with residential uses as envisioned on the FLUM, the impacts would be much greater. Italian American Club Plan Amendment Application 21 2006.019 b Exhibit V.F.1 Flood zone rased on Flood Insurance Rate Map data (FIRM; i2 Mr-o-7,2001 • Exhibit V.G.4 Proof of ownership H_\2006\2006019 \WP\Comp Plan Amendment - Italian American Club \080212- Revised GMP Application.doc 2006.019 Exhibit V.G_4 Proof of ownership ���•• - • .. .�� THIS MDEN.i'URZ p made on this 19, between BILVA OCCn=ZO, a married woman, day of cfe , b�e --,,,,, of the County of Collier, State of Florida, Grantor, and T= LBS ITALIM- AWRICAN CLUB, 110C s , whose post: office address iss Pose Office Box 2805, Naples, of -the County of Collier, State of Florida, Grantee. W I T-14--E S S E T H: That said Grantor, AND N01100 ($10.00) consideration to said receipt whereof is here sold to the said GrantQp the following descri4& County, Florida, to ,chit for and An consideration of the sum of TEN DOLLARS, and other good and valuable ;ran_tor-jf-f-,kan0 paid by said Grantee, the �� iadc as granted, bargained and Grante ' 'rs and assigns forever, nd, situate, and being in Collier w 3 x O l s .� rr Commenci g `t e t t orn r f Section Collier 2, Towns i 4 ci, g as , County, to i a; t e c° a Ea t line of said Sec f 41 do �s , 1391 16 foet fo `° he PLACE O BEGj1 It, of this descripti thence Sout 86 A'42- West 1349.11 f thence alon th aJ st line of the East ha the Southeas ct' rter of said cc Section 2, Qr�h 57150" '� 323.22 feet; M thence North ` 5 - 1347.57 feet; 3 thence along the�La of said Section 2, «, South 2 14100" East 323.28 feet to the PLACE OF BEGINNING: EXCEPT the East 100 feet Y thereof as conveyed by Warranty Deed recorded in Official Record Book 171, Page 112, to the a State of Florida; being a part of the East C) half of the Southeast quarter of Section 2, U) Township 49 South, Range 25 East, Collier County, Florida; containing 9.26 acres of land a more or less. 0 d THIS IS NOT THE HOMESTEAD PROPERTY OF THE d GRANTOR. w 3 x O l s .� rr THIS DEED CORRECTS TRAT DEED L'X8CUM ON THE 25TH DAY OF AU=T, 1972 09TiiM NILDh OCCRIDE80, OF 1859 MANDARIN DRtVXr RAIPLES, COLLIER COUlTYt FLORIDA AND THE NAPLES ITALIM- AXERICAN CLUB, INC . , n0RT11 AIRPORT PULLING ROAD, P.O. BOX 28051 NAPLES, COLLIER COUNTY, YLORiDA, BY STATING THE MARITAL STATUS OF THE GRANTOR AND BY STATING THAT THIS 13 NOT HOMESTEAD PROPERTY. and said Grantor does hereby fully warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever. IN WITNESS WHEREOF, Grantor has hereunto set her hand and seal on the day and year first Above written. Christine A. Bates, tness HILDA OCCHIUZZO 9 Mandarin Drive Florida 33940 ra L. Casey, Wi ess/ V STATE OF FLORIDA, COUNTY OF COLLIER, / \� I HEREBY CERT FY ` dh a e, an officer duly qualified to tak k o t early appeared HILDA OCCHIUZZO, a marri own the person described in and who executed or ng i t � nd she acknowledged before me that she ecuted the s o a purposes therein expressed. WITNESS my hand a� � .cial se a State and County last aforesaid on this X30q , 199. My Commission Expires: TARP U LIC Kim Marie Seifert NOTARY OMLIC STAT! OF FEORIDA r.Y COW11551CN EXPOCT 4. IM 6C D TI"J GENERAL INS_ UJD� This Instrument Prepared By: DANIEL R. MONACO, Esquire MONACO, CARDILLO & KEITH, P.A. ,�Er 3550 South Tamiami Trail pct Maples, FL 33962 -4999 (813/774 -2229) PREPARATION OF DEED ONLY - NO OPINION AS TO TITLE RENDERED 5. Exhibit V.G,S T 92542099 HrrtvAVI I 11 11 L.ASD DEA'ELOP.IIE \T 4s3 005; 005 PREs& N� tce / ► fl N N V NORM i R`....UPQ being first duly sworn, depose and say that we /I am /are the owne s of the property described herein and which is the subject matter of the proposed hearing; that all the answers to the questions in this application, including the disclosure of interest information, all sketches, data, and other supplementary matter attached to and made a part of this application, are honest and true to the best of our knowledge and belief. Well understand that the information requested on this application must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be altered. Public hearings will not be advertised until this application is deemed complete, and all required information has been submitted. As property owner Well further authorize Robert L. Duane to act as our /my representative in any matters regarding this Petition. )nature of or Pri perty Ovya er Name of Owner The foregoing strument wa acknowledged before me this �' y da of =- > 200 by o is personally known to me or has produced s identification. State of Florida ri • County of Collier (Signature of Notary Public - State of Florida) J,—., NANCY M_ GRUPPUSG MY CoMmISMN # DD 2'.10076 EXPIRES: September t9, 2007 (Pri o Stamp Commissioned Name of Notary Public) �3 ... \ . \ . \ .... . . . \ . . \ . . \ .. . \ . \ .. . . . \ . . . \ . 1 . .. . . .. ............ I N I N Market - Conditions Study ................................. ............................... Italian American Office Center Prepared for Hole Montes, Incorporated 950 Encore Way Naples, Florida 34110 Prepared by Fraser & Mohlke Associates, Inc. Post Office Box 2312 Naples, Florida 34106 -2312 July 8, 2008 Italian American Office Center Market - Conditions Study Table of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix FOREWORD The following Market- Conditions Study is submitted in sup- port of the establishment a commercial office building de- velopment to be known as the Italian- American Club Sub- district. Italian- American Club is located on the South side of Orange Blossom Drive southwest of its intersection with Airport - Pulling Road. The Collier County Headquarters Library bor- ders it on the North side of Orange Blossom Drive. Its physi- cal address is 7035 Airport- Pulling Road North, Naples, Florida 34109 A project Location Map and an Aerial Photograph of the subject site are provided on the pages that follow. a V O J O m C w U 0 0 / _n- 2 X/ 3 W i / / S t '•. j �- Z CL CL • t LU • •i • cq to• - WESI T111 r N C O S, O 2 Q 10 O O N V N J 7 N T O D O O� a V N O Q O lD O T U 3 N D O V d O V1 m X 3 i m 0 0 x imp Italian American Office Center Market - Conditions Study Table of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix Market- Conditions Study Italian- American Club Office Space Analysis -Page 1 -1 I. MARKET CONDITIONS: NORTH/URBAN COLLIER COUNTY The analysis begins with an evaluation of population growth and transportation infrastructure development in Collier County's North Naples and Urban Estates planning communities, two contiguous planning areas that include all of unincorporated Collier County that is east of the Gulf of Mexico, north of Pine Ridge Road (CR -896), and west of Collier Boulevard (CR -951). A map describing both the North Naples Planning Com- munity District (PCD) and the Urban Estates PCD is exhibited on the facing page. Aggregated, the North Naples PCD's 20,186 acres; and the Urban Estates PCD's 19,427 acres total 39,613 acres or 42.89 percent of the 92,354 acres within unincorpo- rated Collier County's Urban Commercial District according to the "Urban Area Buildout Study: Phase I Technical Memorandum'' published by Collier County's Comprehensive Planning Department. Understanding the demographics of "North /Urban Collier" is es- sential to an assessment of the basic goods and services requirements of the population within the northern two -fifths of the County's unincorporated urban area. Population Growth 1990 -2015 By the year 2015, the permanent population of Collier County's North Naples PCD and the Urban Estates PCD is projected to grow 282.78 percent, an increase of 83,717 persons from 1990 to 2015 according to June 11, 2008, estimates provided by the Comprehensive Planning Department. Permanent - population projections for North/Urban Collier demonstrate the following growth patterns: Table 1.01 Population Estimates and Growth Projections (As of April 1 of each year) 1990 1995 2000 2005 2010 2015 North Naples 24,892 36,065 47,657 56,737 59,244 61,810 Persons Per Acre 1.23 1.78 2.36 2.81 2.93 3.06 Urban Estates 4,712 8,247 16,713 35,149 40,351 51,511 Persons Per Acre 0.24 .042 0.86 1.81 2.07 2.65 29,604 44,312 64,370 91,886 99,595 113,321 Percent ( %) share of: Unincorporated County 22.38% 26.80% 29.93% 32.92% 31.86% 31.24% Total Collier County 19.46% 23.76% 25.61% 28.91% 28.14% 28.89% Unincorporated Total 132,273 165,356 215,043 279,124 312,587 362,644 Collier County Total 152,099 186,504 251,377 317,788 353,900 406,300 Sources: U. S. Bureau of the Census, User Defined Area Program (1990 -1995) Collier County Permanent Population Estimates and Projections (2000 -2015) Collier County Comprehensive Planning Department (June 11, 2008) ':i Market - Conditions Study Italian- American Club Office Space Analysis -Page I -2 Population estimates based on the 2000 U.S. Census and published on August 29, 2002, by the Comprehensive Planning Department projected the permanent- population growth of North/Urban Collier planning communities (hereinafter "North Collier ") as demonstrated in Table 1.02 below, with contrasting current estimates. Table 1.02 Population Estimates (As of April 1 of each year) North Collier Total 2002 Estimates 29,604 44,312 66,472 84,795 110,492 2008 Estimate 29,604 44,312 75,458 91,886 99,595 Increase (Decrease) 0 0 11.91% 7.72% (9.86 %) Source: Collier County Permanent Population Estimates and Projections: August 29, 2002 and June 11, 2008 Transportation Infrastructure Improvements Historically, County government's program to complete the roadway network within North Collier has established the area as having significant, long -term growth po- tential. To illustrate, the Board of County Commissioners adopted its first public facilities Annual Update and Inventory Report (AUIR) on October 1996, in order to identify needed infrastructure improvements in Collier County. For the North Collier area, the Capital Improvement Plan (CIP) issued with the October 1996 AUIR allocated $23, 165,000, or 21.20 percent, out of a countywide total of $109,285,000 for roadway improvements in the North Naples and Urban Estates planning communities. The 1996 AUIR proposed funding a total of five North Collier County roadway projects for five fiscal years covering the period from October 1, 1997, to September 30, 2001 (FY97- FY01). "Fable 1.03 below lists each of the referenced five North Collier CIP roadway projects. Related small -scale roadway projects, traffic signalization, environmental- permitting costs, and payment on existing debt were not included in the calculations. 1990 1995 2000 2005 2010 North Naples 2002 Estimates 24,862 36,065 47,657 60,671 74,177 2008 Estimates 24,892 36,065 58,745 56,737 59,244 Increase (Decrease) 0 0 18.87% (6.48 %) (20.13 %) Urban Estates 2002 Estimates 4,712 8,247 18,815 27,553 33,686 2008 Estimates 4,712 8,247 16,713 35,149 40,351 Increase (Decrease) 0 0 (11.18 %) 21.61% 19.78% North Collier Total 2002 Estimates 29,604 44,312 66,472 84,795 110,492 2008 Estimate 29,604 44,312 75,458 91,886 99,595 Increase (Decrease) 0 0 11.91% 7.72% (9.86 %) Source: Collier County Permanent Population Estimates and Projections: August 29, 2002 and June 11, 2008 Transportation Infrastructure Improvements Historically, County government's program to complete the roadway network within North Collier has established the area as having significant, long -term growth po- tential. To illustrate, the Board of County Commissioners adopted its first public facilities Annual Update and Inventory Report (AUIR) on October 1996, in order to identify needed infrastructure improvements in Collier County. For the North Collier area, the Capital Improvement Plan (CIP) issued with the October 1996 AUIR allocated $23, 165,000, or 21.20 percent, out of a countywide total of $109,285,000 for roadway improvements in the North Naples and Urban Estates planning communities. The 1996 AUIR proposed funding a total of five North Collier County roadway projects for five fiscal years covering the period from October 1, 1997, to September 30, 2001 (FY97- FY01). "Fable 1.03 below lists each of the referenced five North Collier CIP roadway projects. Related small -scale roadway projects, traffic signalization, environmental- permitting costs, and payment on existing debt were not included in the calculations. HIM.* Market- Conditions Study Italian - American Club Office Space Analysis -Page 1 -3 Table 1.03 North Naples /Urban Estates Roadway Projects: Collier County CIP FY97 to FY01 (September 24, 1996) PROJECT NAME COST TYPE START COMPLETE Immokalee Road (CR -846) $3,217,000 CST FY01 Now under (1 -75 to CR -951) construction Pine Ridge Road (CR -896) $5,705,000 CST FY96 Completed (CR -31 to 1 -75) Vanderbilt Beach Rd. (CR -862) $7,459,000 CST FY95 Completed (US 41 to CR -31) Airport Road (CR -31) $5,380,000 CST FY97 Completed (CR -862 to CR -896) US -41 $300,000 DER FY97 Completed (Lee Co. to Wiggins Pass Rd.) North Naples /Urban Estates $23,165,000 CST: Construction Percent of County Total 21.20% DER: Preconstruction Since September 1996. the CIP has been subject to significant alterations due to rapid growth along the area's roadway corridors, as demonstrated below in Tables 1.04, 1.05, 1.06, and 1.07. Certain of the analyzed roadway improvements programmed for the period FY97 - FY01 were reevaluated and, in some instances, redesigned; others were rescheduled to commence construction in a later period, in order to provide for a seamless construction program for the new Livingston Road (CR -881) corridor. Livingston is a north -south limited- access arterial road approximately 1.0 mile west of Interstate 75 (I -75) with a southern terminus at Radio Road in Collier County and a northern terminus at its merger with Imperial Street in Lee County. The Collier County Transportation 5-Year Work Program: Major Capi- tal /CapacityProjects issued on June 21, 2001 designated $61,502,000 for eight transpor- tation improvements within, or immediately proximate to, the North Collier area. Not including small projects such as signalization, permitting costs, and debt payments -- the countywide total cost of roadway projects for the period FY01 -FY05 was estimated to be $l )8,612,000. Detailed roadway improvement data for North Collier from the County's 5 -Year "° Work Program for FY01 -FY05 is provided below: Market - Conditions Study Italian - American Club Office Space Analysis -Page 1 -4 Table 1.04 Central and North Naples /Urban Estates Roadway Projects: Collier County CIP FY01 to FY05 (June 29, 2001) PROTECT NAME COST TYPE START COMPLETE Airport Road (CR -31) $8,347,000 DER /CST FY00 FY02 (CR -862 to CR -896) Collier Boulevard (CR -951) (CR -846 to Golden Gate Blvd.) Goodlette -Frank Road (CR -851) (CR -862 to CR -896) Immokalee Road (CR -846) (1 -75 to CR -951) Livingston Road (Imperial Street to CR -846) Livingston Road (CR -846 to CR -896) $0 Removed $13,388,000 DER /CST FY01 FY06 $2,349,000 CST $3,064,000 DER $24,752,000 DER /CST Livingston Road $11,278,000 CST (CR -896 to Golden Gate Parkway) Pine Ridge Road (CR -896) (CR -31 to Logan Boulevard) Vanderbilt Beach Rd. (CR -862) (CR -31 to 1 -75) North Naples /Urban Estates Percent of Collier County Total $300,000 CST $6,371,000 DER $61,502,000 44.37% FY01 Now under construction FY01 Completed FY01 Completed FY01 Completed FY01 Completed FY01 Completed CST: Construction DER: Preconstruction Within less than five fiscal years, the cost of roadway construction activity in North Collier grew from five projects valued at $23,165,000, or 2120 percent of Collier County's total, to eight projects valued $61.502.000, or 44.3 percent of the County total. The $38,337,000 increase in costs due to additional roadway construction projects repre- sents additional capital improvements amounting to a 165.50 percent increase over the 57 -month period from September 24, 1996, to June 29, 2001. The basic assumption of this analysis is that pro rammed new road construction and_ /or roadway capacity improvements remain the most reliable indicator of residential and commercial new construction activities and the most reliable predictor of future population growth. The following examination of roadway utilization focuses on the North Naples PCD and the Urban Estates PCD, the principal focus of this analysis. Also included are adjacent portions of the Central Naples PCD, when relevant. Market- Conditions Study Italian- American Club Office Space Analysis -Page 1 -5 At the onset of Fiscal Year 2004/2005 (October 1, 2004 - September 30, 2005), Collier County's public facilities AUIR reported increased traffic volume countywide from 2003 to 2004; the financial implication of the stresses on roadway capacity is dem- onstrated in Table 1.05 below and further illustrated in Table 1.06 and Table 1.07. The county- roadway deficiencies within, or adjacent to, the North Collier area analyzed in Table 1.05 exhibiting the existing road's minimum service standards ( "C" thru "E "), existing road service volume, 2-004 counted daily volume, current level of service ( "C" thru "F "), and the year the analyzed roadway is expected to be deficient and require remediation. Table 1.05 Central Naples /North Naples /Urban Estates Related Roadway Projects: Collier County Transportation Database Analysis of Roadway Capacity (March 17, 2005) 10 -MONTH SERVICE TOTAL YEAR PROJECT STANDARD VOLUME VOLUME LOS_ DEFICIENT _ Airport Road (CR -31) E 3,970 2,682 C Not Listed (CR -862 to CR -896) Airport Road (CR -31) E 3,830 2,527 C Not Listed (CR -896 to CR -886) Airport Road (CR -31) E 3,230 2,796 E Not Listed (CR -886 to CR -856) Collier Boulevard (CR -951) D 1,240 1,225 D 2005 (CR -846 to Golden Gate Blvd.) Collier Boulevard (CR -951) D 2,180 1,858 D Not Listed (Golden Gate Blvd. -Green Blvd.) Golden Gate Parkway (CR -886) E 4,570 2,768 D Not Listed (CR -851 to CR -31) Golden Gate Parkway (CR -886) E 4,370 2,257 C Now under (CR -31 to 1 -75) construction Golden Gate Parkway (CR -886) E 3,730 2,174 C Not Listed (1 -75 to Santa Barbara Blvd.) Goodlette -Frank Road (CR -851) D 1,190 744 C Not Listed (CR -846 to CR -862) Goodlette -Frank Road (CR -851) D 2,790 1,311 B Not Listed (C.R -862 to CR -896) Goodlette- Frank Road (CR -851) D 2,500 1,6241 B Not Listed (CR -896 to CR -886) M "a Market- Conditions Study Italian - American Club Office Space Analysis -Page I -6 •,: Table 1.05 (continued) Central Naples /North Naples /Urban Estates Related Roadway Projects: Collier County Transportation Database Analysis of Roadway Capacity (March 17, 2005) 10 -MONTH SERVICE TOTAL YEAR PROJECT STANDARD VOLUME VOLUME LOS DEFICIENT Immokalee Road (CR -846) D 2,100 2,250 E Existing (US -41 to C -31) Immokalee Road (CR -846) D 2,140 2,635 F Existing (CR -31 to 1 -75) Livingston Road (CR -881) D 3,300 544 B Not Listed (CR -846 to CR -862) Livingston Road (CR -881) D 3,300 570 B Not Listed (CR -862 to CR -896) Livingston Road (CR -881) D 3,370 1,496 B Not Listed (CR -896 to CR -886) Livingston Road (CR -881) D 4,160 1,393 B Not Listed (CR -886 to CR -856) Pine Ridge Road (CR -896) E 3,300 3,027 E Not Listed CR -851 to Shirley Street) Pine Ridge Road (CR -896) E 4,000 3,073 D Not Listed (Shirley Street to CR -31) Pine Ridge Road (CR -896) E 4,510 3,015 D Not Listed (CR -31 to 1 -75) Pine Ridge Road (CR -896) E 4,170 2,276 C Not Listed (1 -75 to Logan Boulevard) Vanderbilt Beach Rd. (CR -862) D 1,820 1,586 C Not Listed (US -41 to CR -31) Vanderbilt Beach Rd. (CR -862) D 1,080 1,828 F Now under (CR -31 to Logan Boulevard) Construction Vanderbilt Beach Rd. (CR -862) D 1,200 1,830 F Existing (Logan Boulevard to CR -951) Documented and steady incremental increases in population, lane miles, vehicle miles, and the percent of system utilization called for a greatly accelerated roadway con- struction program in North Collier. ,l Market- Conditions Study Italian- American Club Office Space Analysis -Page 1 -7 "Table 1.06 below demonstrates the financial implications of increased traffic on major collector roads in North Collier. This table demonstrates the need for an acceler- ated construction program. The countywide total of roadway projects for the period FY05 - FY09 was estimated to be $255,216,000; related North Collier projects are listed below: Table 1.06 Central Naples /North Naples /Urban Estates Related Roadway Projects: Collier County CIP FYOS to FY09 (March 17, 2005) PROJECT NAME COST TYPE START COMPLETE Airport Road (CR -31) $1,942,000 CST FY05 FY07 (CR -31 to 1 -75) Collier Boulevard (CR -951) $19,978,000 CST FY05 Under (CR -846 to Golden Gate Blvd.) CST Collier Boulevard (CR -951) $18,100,000 DER FY05 FY07 (CR -846 to Golden Gate Blvd.) Goodlette -Frank Road (CR -851) $917,000 CST FY05 FY05 (CR -862 to CR -896) Goodlette -Frank Road (CR -851) $1,200,000 DER FY08 FY08 (CR -846 to CR -862) Immokalee Road (CR -846) $4,115,000 ROW /DER FY05 FY07 (US -41 to 1 -75) Immokalee Road (CR -846) $8,400,000 DER /CST FY05 FY07 (1 -75 to CR -951) Logan Boulevard $5,760,000 ROW FY05 FY05 (CR -846 to CR -862) Livingston Road $2,927,000 CST FY05 FY05 (Imperial Street to CR -846) I ivingston Road $526,000 DER FY05 FY05 (CR -862 to CR -896) Vanderbilt Beach Rd. (CR -862) $24,939,000 CST FY05 Under (CR -31 to Logan Boulevard) CST Vanderbilt Beach Rd. (CR -862) $8,456,000 DER FY05 Under (Logan Boulevard to CR -951) CST North Naples /Urban Estates $97,260,000 CST: Construction Percent of Collier County Total 38.110/0 DER: Preconstruction Market - Conditions Study Italian- American Club Office Space Analysis -Page 1 -8 As a consequence of demonstrated deficiencies, the cost of' roadway construction activity in the North Collier area, grew from eight projects valued at $61,502,000 to twelve projects valued at $97,260,000 representing 38.11 percent of Collier County's to- tal road - construction program for the FY05 - FY09 period. Detailed data applicable to the North Collier planning communities in the County's approved_ Five -Year Work Program for the current CIP period (FY08 to FYI 2) is listed below: Table 1.07 North Naples /Urban Estates Related Roadway Projects: Collier County CIP FY08 to FY12 (November 5, 2007) PROTECT NAME COST TYPE START COMPLETE Collier Boulevard (CR -951) $32,700,000 DER /CST (Pine Ridge Rd. to Golden Gate Blvd.) Immokalee Road (CR -846) (1 -75 Interchange Loop Road) Immokalee Road (CR -846) (CR- 846/CR -951 intersection) Northbrooke Road (Widening) North Naples /Urban Estates Percent of Collier County Total $8,160,000 CST FYI FYI FY09 FYI $6,100,000 Loan Payment FY08 to FDOT $4,540,000 CST FY08 $51,500,000 CST: Construction 12.86% DER: Preconstruction FYI FY08 Recent reduction of deficient roadway capacity in North Collier has, correspond- ingly, diminished the cost of road construction activity in the area from 12 projects, or 38.11 percent of Collier County's Transportation Improvement Program (TIP), to a total of four TIP projects representing 12.86 percent of current programmed construction. Short term, the roadway construction program in the North Collier area can be re- garded as essentially complete except for a planned 7.9 -mile road once known as Fast /West Livingston and renamed recently as Veterans' Memorial Parkway. Because roadways programmed for improvement, as listed in the work- program exhibits shown above, have been a key predictor of where focal points of residential and commercial growth will occur — a careful examination of Collier County's Loup Range 'Transportation _Plan (LRTP) is required to estimate long -term where future growth can and likely will occur. That analysis will commence below with a current road - construction status report. =I Market- Conditions Study Italian - American Club Office Space Analysis -Page I -9 Overview of Current Collier County Major Transportation Projects As demonstrated above, the first priority of the Collier County "Transportation Services Division is to increase road capacity and provide supporting infrastructure nec- essary to accommodate population increases throughout Collier County. Over the course of the last six years, the Division has built l l 6 lane miles of new capacity on l l different roadway projects now open to traffic. Four additional projects currently under construction have opened 25 additional lane miles to traffic as work continues on other segments of those projects. Also, 200 lane miles associated with 15 other roadway projects are being designed for capacity expan- sion. Following is a brief project summary for the study area. North Collier Roadways Under Construction Collier Boulevard /Count Road 951 (CR -95l ). from Golden Gate Boulevard to hnmokalee Road: Construction of this 3.0 -mile section to widen a two -Iane road to six lanes began in October of 2006. The project features on -road bike lanes on both sides, an eight -foot sidewalk on the west side of the roadway as well as a greenway on the east side of the canal. Traffic signals will be added on Collier Boulevard at the intersections of both Wolfe Road and Tree Farm Road. Completion of construction is expected in 2.25 years. The project will be landscaped following completion of construction. I_mmokalee Road from US -41 to 1 -75: This 3.5 -mile project consists of widening the existing four -lane roadway to six lanes. Construction started in May 2005 and com- pletion is expected in 2008. A 6 -foot sidewalk will be built on both sides of the roadway from USAI to Medical Boulevard /S.W. I4ealth Parkway. From that point east, a six -foot sidewalk will be constructed on the south side only to the intersection of CR -865 and I- 75. Crews have completed most of the first and second milestone areas -- the two seg- ments from 1 -75 to Airport - Pulling Road -- and have traffic flowing on three lanes east- bound and three lanes westbound. Contractor crews are completing work in the third milestone area from Airport - Pulling Road to US -41 and traffic is flowing on almost all the lanes in that general area by the time of this writing. The project will be landscaped following completion of construction. zn hnmokalee Road from I -75 to Collier Boulevard: The Board of County Commis- sioners approved a design -build team composed of Greenhorn & O'Mara/Astaldi Con- struction in March of 2006 to construct a 3.25 -mile design -build project to expand the roadway from four lanes to six lanes. The team designers have completed plans for the widening, using the current median area for the two additional travel lanes. Currently six travel lanes have been built — three lanes eastbound and three westbound -- for approxi- mately 2.5 miles from CR -951 to Commercial Drive. "The existing sidewalk will remain along the south side of the roadway, and a I0 -foot multi -use off -road pathway has been constructed along the north side of the Cocohatchee Canal. The project should be fin - ished by raid- summer 2008. mi I Market - Conditions Study Italian- American Club Office Space Analysis -Page I -10 Logan Boulevard from Vanderbilt Beach Road to Immokalee Road: This 2.0 -mile road was opened to traffic on October 2, 2007. It was built as a 2 -lane road in a 4 -lane footprint by developer G. L. Homes as part of a contribution agreement with Collier County. Construction began in the summer of 2006. The project includes streetlights, a six -foot sidewalk and an on- street bike lane on the northbound side of the roadway; and an eight -foot multi -use off -road pathway on the southbound side. A new traffic signal was instilled at the intersection of Logan Boulevard /Old Cypress Boulevard and lmmok- alec Road as part of this work. Currently, the contractor is completing a final "Punch List" of items. Vanderbilt Beach Road from Airport- Pulling Road to Collier Boulevard: This 5.0- mile project adding four lanes to the current two -lane roadway began in February 2005. The project has about 25.0 miles of underground utilities that are being installed, includ- ing water, sewer and reclaimed water lines. The project will also include sidewalks and bike lanes on both sides of the roadway. Streetlights will be installed on the north side of the roadway between Airport and Livingston roads and on both sides of the roadway from Livingston Road to Collier Boulevard. Crews have completed three lanes west- bound and three eastbound between Airport - Pulling Road and Livingston Road. The contractor has through mid -2008 to build the road; however, utility relocations have ex- tended the time of completion to early 2009. Roadway Projects In Design Vanderbilt Beach Road Extension from Collier Boulevard to Desoto Boulevard: The 30- percent design on the six -lane extension of Vanderbilt Beach Road into the Golden Gate Estates is completed and the entire design will be completed in two years. The l 0.0 -mile project is being designed in a 6 -lane footprint. Once designed, construction will be let in two independent phases. To conclude, an analysis of future focal points of residential and commercial growth in North Collier, and a careful examination of Collier County's 2030 Lonp. Range Transportation Plan (LRTP) is required. Collier County 2030 Long Range Transportation Plan (LRTP) On June 8, 2007. the Collier County Metropolitan Planning Organization (MPO) updated its LRTP as mandated by Federal statute under the terms of The Safe, Account- able, Flexible, Efficient Transportation Equity Act: A Legacy for Users (SAFETEA -LU) that was enacted in 200.5. To ensure continuation of Federal revenues to Collier County, including non - transportation dollars, the Collier County MPO was required to prepare and adopt an updated LRTP that provides a minimum 20 -year plan by July 1, 2007, to: • Preserve the existing transportation system; • Promote efficient management and operation of the system; MM - Market - Conditions Study Italian- American Club Office Space Analysis -Page 1-11 • Increase accessibility to the system; • Link the existing system to new, improved roadways; and • Increase the system's safety and security. To ensure that the LRTP reflected Collier County's growth in population and em- ployment, an Urban Land Use Allocation Model (ULAM) was utilized to reflect devel- opment patterns and the impact on the transportation system of anticipated growth rates for the period 2010 to 2030. Forecasted land uses were programmed to account for an- nounced development plans, employment and school- enrollment projections, and esti- mates of traffic growth rates. The ULAM evaluated the existing transportation system in both Lee and Collier counties in 2005, and the commitments both counties have made to finance and construct an improved surface transportation network were accounted for when developing the al- location model. An "Existing- Plus - Committed (E +C)" model network was created for both counties and matched against forecasted population, school - enrollment, and em- ployment for the year 2030. The congestion levels predicted for the model E +C network demonstrated a 300 - percent increase of vehicle -hours of travel and 33- percent decrease in "congested speed" and travel time. The updated LRTP is essentially a "2030 Needs Plan;" and has multiple compo- nents including: Highway; "Transit; Pathways, bicycle and pedestrian; Freight; and Main- tenance and Operation of the entire transportation system. The analysis addresses specifically the Highway Component of the 2030 Needs Plan. The Highway Component goal is to identify Collier County's roadway needs for the period ending in "plan year 2030" so that the projected traffic will be carried at an ac- ceptable Level of Service (LOS) on an identified 2030 roadway network. Table 1.08 identifies each roadway segment by the existing number of lanes, the lanes needed for 2010, forecasted traffic volumes, the Annual Average Daily Traffic (AADT), and a Vol - umc-To- Capacity (ViC) Ratio to indicate whether the desired Level of Service (LOS) is met or not met. The "E +C" Lanes are lanes on existing roads and road improvements under con- struction or programmed for construction. Numbers (2, 4, 6) are the numbers of road lanes. The letter "R" designates a rural road, "L" a local road, "U" an undivided road and "D" a divided road. The "Service Volume" represents the total daily traffic that an im- proved road segment can carry and still maintain an acceptable LOS. The AADT is cal- culated from model volumes using a seasonal adjustment factor for Collier County; a ra- tio of less than 1.00 means that the LOS is maintained. A ratio that -is treater than 1_00 indicates that the forecasted volumes exceed the adopted LOS standard for that roadway. Market - Conditions Study Italian - American Club Office Space Analysis -Page I -12 Table 1.08 2030 Long Range Transportation Plan (LRTP) LOS Evaluation Volume -To- Capacity Analysis North Collier Area Related Roadways (June 8, 2007) Road Link E + C Minimum 2010 Service 2030 2030 Number Airport Road Segments Lanes LOS Lanes Volume AADT V/C Ratio CR -31 Golden Gate Parkway 6D E 6D 49,200 44,800 0.91 To Pine Ridge Road CR -31 Pine Ridge Road 6D E 6D 49,200 47,700 0.97 To Orange Blossom Drive CR -31 Orange Blossom Drive 6D E 6D 49,200 49,500 1.01 To Vanderbilt Beach Road CR -31 Vanderbilt Beach Road 4D D 4D 35,700 27,400 0.77 To Immokalee Road Road Link E + C Minimum 2010 Service 2030 2030 Number Collier Blvd. Segments Lanes LOS Lanes Volume AADT V/C Ratio CR -951 Golden Gate Parkway 411 D 4R 35,700 33,800 0.93 To Pine Ridge Road CR -951 Pine Ridge Road 4D D 4D 35,700 42,200 1.18 Golden Gate Blvd. CR -951 Golden Gate Blvd. 6D D 6D 53,500 46,400 0.87 To Immokalee Road Road Link E + C Minimum 2010 Service 2030 2030 Number Goodlette Rd. Segments Lanes LOS Lanes Volume AADT V/C Ratio CR -851 Golden Gate Parkway 6D E 6D 53,500 43,000 0.77 To Pine Ridge Road CR -851 Pine Ridge Road 6D D 6D 53,500 39,900 0.75 To Orange Blossom Drive CR -851 Orange Blossom Drive 4D D 4D 35,700 30,100 0.84 Vanderbilt Beach Road CR -851 Vanderbilt Beach Road 2U D 2U 16,400 17,800 1.09 To Immokalee Road Road Link E + C Minimum 2010 Service 2030 2030 Number Immokalee Road Segments Lanes LOS Lanes Volume AADT V/C Ratio CR -846 Tamiami Trail /US -41 6D D 6D 53,500 54,800 1.02 To Airport Road CR -846 Airport Road 6D D 6D 53,500 62,800 1.17 To Interstate -75 CR -846 Interstate -75 6D D 6D 53,500 53,300 1.03 To Immokalee Road Market - Conditions Study Italian- American Club Office Space Analysis -Page I -13 Road Link E + C Minimum 2010 Service 2030 2030 Number Interstate -75 Segments Lanes LOS Lanes Volume AADT V/C Ratio Immokalee Road 1 -75 Golden Gate Parkway 6F C 6F 85,300 54,800 1.02 To Pine Ridge Road Road Link 1 -75 Pine Ridge Road 6F C 6F 85,300 103,700 1.22 Lanes To Immokalee Road Lanes Volume AADT V/C Ratio Vanderbilt Beach Road 1 -75 Immokalee Road 6F C 6F 85,300 119,900 1.40 To Lee County line Immokalee Road Road Link E + C Minimum 2010 Service 2030 2030 Number Livingston Road Segments Lanes LOS Lanes Volume AADT V/C Ratio CR -881 Golden Gate Parkway 6D D 6D 53,500 44,700 0.84 To Pine Ridge Road Cr -881 Pine Ridge Road 6D D 6D 53,500 42,600 0.80 To Vanderbilt Beach Road CR -881 Vanderbilt Beach Road 6D D 6D 53,500 47,100 0.88 To Immokalee Road CR -881 Immokalee Road 6D D 6D 53,500 55,500 1.04 To Veterans Memorial Blvd. CR -881 Veterans Memorial Blvd. 4D D 4D 35,700 52,800 1.48 To Lee County line Road Link E + C Minimum 2010 Service 2030 2030 Number Logan Blvd. Segments Lanes LOS Lanes Volume AADT V/C Ratio Green Boulevard 4D D 4D 31,100 35,500 1.14 To Pine Ridge Road Pine Ridge Road 2U D 2U 14,600 16,900 1.16 To Vanderbilt Beach Road Vanderbilt Beach Road 2U D 2U 14,600 14,200 0.97 To Immokalee Road Road Link E + C Minimum 2010 Service 2030 2030 Number Northbrooke Drive Lanes LOS Lanes Volume AADT V/C Ratio Immokalee Road 2L D ** 14,600 4,900 0.34 To Veterans Memorial Blvd. Road Link E + C Minimum 2010 Service 2030 2030 Number Oaks Blvd. Segments Lanes LOS Lanes Volume AADT V/C Ratio Vanderbilt Beach Road 2U D 2U 14,600 12,700 0.87 To Immokalee Road Immokalee Road 2U D 2U 14,600 5,200 0.36 To Northbrooke Drive Market- Conditions Study Italian- American Club Office Space Analysis -Page I -I4 Road Link E + C Minimum 2010 Service 2030 2030 Number US -41 North Segments Lanes LOS Lanes Volume AADT V/C Ratio US -41 Golden Gate Parkway 6D D 6D 51,800 47,600 0.92 To Creech Road US -41 Creech Road 6D D 6D 51,800 49,100 0.95 To Solana Road US -41 Solana Road 6D D 6D 51,800 45,300 0.87 To Pine Ridge Road US -41 Pine Ridge Road 6D D 6D 51,800 46,400 0.90 To Gulf Park Drive US -41 Gulf Park Drive 6D D 6D 51,800 46,600 0.91 To Vanderbilt Beach Road US -41 Vanderbilt Beach Road 6D D 6D 53,500 52,300 0.98 To Immokalee Road US -41 Immokalee Road 6D D 6D 53,500 81,000 1.51 To Wiggins Pass Road US -41 Wiggins Pass Road 6D D 6D 53,500 57,600 1.08 To Lee County line Road Link E + C Minimum 2010 Service 2030 2030 Number Vanderbilt Beach Road Lanes LOS Lanes Volume AADT V/C Ratio CR -862 Gulf Shore Drive 2U E 2U 16,900 17,000 1.01 To US -41 North CR -862 US -41 North 4D D 4D 35,700 35,800 1.00 To Airport Road CR -862 Airport Road 6D D 6D 49,200 54,200 1.10 To Logan Boulevard CR -862 Logan Boulevard 6D D 6D 49,200 44,200 0.90 To Collier Boulevard /CR -951 NOTE: The planned 7.9 -mile road renamed recently as Veterans' Memorial Park- way, can be characterized fairly as the only missing link in the North Collier road- way network. A short portion of the Parkway (less than a mile) has been developed south of the Mediterra planned unit development (PUD) as a dead -end, two -lane ac- cess road for Veterans' Memorial Elementary School only. Market - Conditions Study Italian- American Club Office Space Analysis -Page 1 -15 Site Location Analysis The parcel occupied in part by the Italian American Club (hereinafter "the subject site ") is located within Traffic Analysis Zone (TAZ) 116 in Section 2, Township 49 South, and Range 25 East, at the southwest corner of the intersection of Orange Blossom Drive and Airport - Pulling Road (CR -31). The subject site is well located to serve the needs of surrounding residential communities within convenient travel distance to the site and the traveling public, including those visiting Collier County's Headquarters Library and the North Collier Government Center located directly across Orange Blossom Drive northwest of the same intersection. An example of the viability and visibility of the subject site as a location for a commercial structure(s) accommodating surrounding residential communities and the traveling public is well documented Annual Average Daily Traffic (AADT), and Vol - ume -To- Capacity (V /C) data provided above in Table 1.08. It demonstrates whether the desired Level of Service (LOS) for the area's major roadways is met or not met. Although Orange Blossom Drive, the northern border of the site, has not been subjected to a LRTP analysis of average daily traffic (AADT) and the capacity of Orange Blossom to address satisfactorily its traffic volume (V /C) — a volume -to capacity analysis for segments of Airport Road and Goodlette Road with direct access to the site argues persuasively that Orange Blossom accommodates significant "pass- through" traffic that approximates 9.800 trips each day passing east from Goodlette to Airport. Table 1.09, derived directly from data displayed above in Table 1.08, assists in documenting that claim I-rom information published in the LRTP. Volume -To- Capacity Analy Road Link Number Airport Road Segments CR -31 Pine Ridge Road To Orange Blossom Drive Table 1.09 sis of Primary Trad E + C Minimum Lanes LOS 6D E e Area (PTA) Related Roadways 2010 Service 2030 2030 Lanes Volume AADT V/C Ratio 6D 49,200 47,700 0.97 CR -31 Orange Blossom Drive 6D E 6D 49,200 49,500 1.01 To Vanderbilt Beach Road Road Link Number Goodlette Rd Segments CR -851 Pine Ridge Road To Orange Blossom Drive CR -851 Orange Blossom Drive Vanderbilt Beach Road E + C Minimum 2010 Service 2030 2030 Lanes LOS Lanes Volume AADT V/C Ratio 6D D 6D 53,500 39,900 0.75 4D D 4D 35,700 30,100 0.84 I =v MIR Market - Conditions Study Malian- American Club Office Space Analysis -Page I -16 It can be assumed fairly that additional traffic seeking access to the Headquarters Library and county - government services provided at the North Collier Government Cen- ter may generate additional traffic approximating 12,000 vehicle trips passing by the subject site during an average business day, Monday through Friday. Defining a Market - Support Area for Analysis Methodology ConventionalF.mployed in Defining a Market - Support Area: To assess the feasibility of retail uses that are proposed for the subject site, identification of a market - support area is desirable. In 1994, the Naples /Collier County Metropolitan Plan- ning Organization (MPO) developed projections of urban -area dwelling units (single - family and multi- family) by identifying the degree of "saturation" or "development po- tential" attainable within the urban County's 191 Traffic Analysis Zones (TAZ) then in place in 1994. The data employed for the saturation analysis included the quantity of vacant land within each urban -area TAZ and the land's suitability for residential and commercial uses, including retail, as determined by density indices and other policy- driven measures provided for in Collier County's Comprehensive Growth Management Plan adopted in 1991. The methodology utilized in projecting new population and resultant job growth within each TAZ employed an inventory of then existing dwelling -unit and commercial development in the County's coastal -urban area. The methodology forecasted future de- velopment on currently undeveloped parcels by calculating attainable dwelling -unit satu- ration and related job growth likely to be generated by new - resident demand for basic goods and services. The 1994 "saturation" forecasts for the Traffic Analysis Zones utilized 1990 U. S. Census data, aerial maps, tax rolls. and planned -unit- development monitoring reports as well as other pertinent data sources. Undeveloped, agriculturally zoned parcels were analyzed to determine their development potential. Unit densities were assigned to these parcels consistent with adopted comprehensive -plan policies then in place. Finally, the saturation forecast of yet- to -be- developed dwelling units was totaled and added to exist- ing 1992 units to obtain a potential total of dwelling units and the future population esti- mated to reside in these yet- to -be- developed units. The 191 -TAZ construct employed at the time of the 1994 "saturation" analysis has been subjected recently to a major reevaluation by both the Collier MPO and the l.ee county MPO to account for urban -area growth in Collier and southern Lee County. In many instances, original TAZ boundaries were redefined to be more compact geographically and TAZ data sets were disaggregated to better represent emerging trans- portation- related activity within newly permitted Planned Unit Development (PUD) rest- °` dential, commercial, and industrial projects. E -a Market - Conditions Study Italian- American Club Office Space Analysis -Page 1- 17 In the process of amending TAZ boundaries, MPO transportation planners insti- tuted a local renumbering system beginning in northwestern Collier County. To the greatest extent possible, the new, consecutive numbering system permits the user to cluster TAZs and analyze them in a manner that eliminates the improvised numbering system represented by the 1994 -based TAZ mapping system when locating and describ- ing existing and permitted development activities_ The MPO has utilized the new renumbered network of smaller, more geographi- caIly compact TAZs in its effort to predict the dimensions of residential -unit growth and employment for the year 2025_ The NIPO has estimated residential -units and employment through the year 2025. A map identifying the location of the TAZs within the proposed Primary Trade Area (PTA) ,will be provided in Section III to illustrate the trade - market area for the office building petitioned for by the Italian- American Club. Geographically - compact TAZs were utilized on behalf of the petitioner, the Ital- ian- American Club, to facilitate the type of small -area analysis required to analyze the growing facility needs of the rapidly - developing neighborhoods in North Collier County_ The method employed in this analysis will utilize revised estimates based upon the 2000 U. S. Census data. for the area under study, this conventional approach em- ploying development- potential calculations appears likely to represent the best available forecasting of dwelling -unit growth for new development emerging along the principal roadways corridors. Livingston Road (CR -881) and Airport - Pulling Road (CR -31) that help define the proposed Primary Trade Area (PTA). Market - support - calculations based upon the emerging population within the Pri- mary Trade Area (PTA) will be used to validate claims as to the viability of office uses proposed to be located on the subject property. The estimated population and job growth along the arterial and collector road system providing direct access to the subject site will define the demographic characteristics of the PTA. Planned Unit Development Activity in North Collier Table l 10 which follows summarizes the number of approved dwelling units and permitted commercial development for each Planned Unit Development (PUD) included within the boundaries of the PTA and is inclusive of all PUDs within Postal ZIP Code Area 34109 from lmmokalee Road (CR -846) south to Pine Ridge Road (CR -896); PUDs within the area under study are highlighted in light grey. A Summary of findings concludes Section I. W W U) J C O O U LL W CC J ' .. O U ! 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' u' cr [n a SiJ W tL • Q a C7 t a 2 a H E f1 v n U 7 a Market - Conditions Study Italian- American Club Office Space Analysis -Page I -18 Summary of Findings The principal findings of Section I are listed below: • By the year 2015, the permanent population of Collier County's North Naples PCD and the Urban Estates PCD is projected to grow 282.78 percent, an in- crease of 83,717 persons from 1990 to 2015 according to June 11, 2008, esti- mates provided by the Comprehensive Planning Department. • There is a clear demonstration of potential market support from a substantial emerging population within a well- defined Primary Trade Area (PTA) along the Airport Road/Livingston Road /Orange Blossom Drive corridors that can validate claims as to the viability of the proposed office building • No roadway segments within the proposed Primary Trade Area (PTA) are defi- cient (See Table 1.07) and no additional remediation or roadway capacity im- provements are planned presently within the PTA. • The visibility and viability of the subject site is enhanced significantly by addi- tional traffic seeking access to the Headquarters Library and county - government services provided at the North Collier Government Center that generates add]- tional traffic of as many as 12,000 vehicle trips passing by the present location of the Italian- American Club during an average business day, Monday through Friday. Subsequent sections will further analyze the study rea as follows: • Section II will detail the dimensions of present and future commercial develop- ment in North Collier. • Section III will calculate and evaluate the need for additional office space • Section IV will provide Study recommendations. • Section V is an Appendix providing other documentation. Italian American Office Center Market - Conditions Study Table of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix \ J' Market- Conditions Study Italian American Club Office Space Analysis -Page II -1 11. EXISTING COMMERCIAL LAND USES Market conditions analyzed in Section I demonstrated that accelerated growth in North Collier will, by the year 2015, increase the resident population of Collier County's North Naples Planning Community District (PCD), and Urban Estates PCD by 282.78 percent, an increase of 83,717 persons from 29,604 persons in 1990 to l 13,321 persons in 2015, according to June 11, 2008, estimates provided by the Collier County Comprehen- sive Planning Department. Further, Section I demonstrates potential market support from a substantial emerging population within a defined Primary Trade Area (PTA) along intersecting Air- port- Pulling Road (CR -31) and Orange Blossom Drive that can document claims as to the viability of proposed commercial uses on the subject site. Forecasted population and em- ployment for the PTA is examined in detail in Section III (see Table 3.16 and `Fable 3.17); the PTA's Traffic Analysis Zones include TAZ 113, TAZ 114, and TAZ 172. Section II will detail the dimensions of present commercial development in the North Collier area east of Goodlette -Frank Road concentrating on the Airport- Pulling Road (CR -31) and the Orange Blossom Drive corridors west of 1 -75. Existing zoning for the subject site and several surrounding properties is provided on the facing page. The predictable desires of this greatly increased population along the area imme- diately north of Pine Ridge Road (CR -896) for basic goods and services forecasts steady, incremental development of currently undeveloped commercial and /or agricultural acre- age along the CR -31 corridor north of CR -896 consistent with the recent patterns in the growth of the area's residential units. Additionally, retail outlets; repair and wholesale facilities; hotels and motels; entertainment centers, and institutional uses such as churches, nursing homes, and schools - will seek to be accommodated as well on avail- able land developed, or being developed, for these purposes. Commercial Land -Use Inventory The 2007 Collier County Commercial Land Use Study prepared by the Compre- hensive Planning Section as Appendix A -I to the Future Land Use Element Support Document, analyzed commercial zoning including the standard categories of C -1, C -2, C- 3, C -4, C -5, and PUD zoning as defined in the County's Land Development Code. A list of applicable 2 -digit codes from the Collier County Property Appraiser's Land Use Codes and Florida Department of Revenue (DOR) Codes is provided to de- scribe the listed land uses; all other relevant data is reported by Traffic Analysis Zone (TAZ), and by commercial land -use categories now in effect in Collier County. Selected data derived from the most recent available land -use data collected in calendar year 2007 has been incorporated later in this analysis and an area Commercial Land Use Inventory is appended to Section 11. Market - Conditions Study Italian American Club Land Use Analysis -Page I1 -2 Property - appraisal -based analysis presents certain difficulties in matching com- mercially zoned acreage with acreage classified according to the Property Appraiser's land -use codes. Consequently, this analysis will limit the use of property - appraisal data to site - specific determinations of acreage and the square -foot dimensions of existing struc- tures only. Commercial acreage and buildings reported by the square- footage of a struc- ture's "footprint" comprise much of the basis for the analysis that follows. Utilization of Community Shopping Centers for Non - Traditional Uses Data from the 2007 Commercial Land tJse Study suggests that some of the sub- ject area's community shopping centers are performing a role beyond their traditional function as a site for retail shopping anchored traditionally by a supermarket and a drug store. Determining the motivation of newer shopping center tenants to lease space, and why their customers support an older center's non - retail business enterprises is well be- yond the scope of this analysis. However, an ongoing analysis exploring the evolving community role of older neighborhood and community shopping center sites under 50.00 acres may well be timely in order to evaluate the importance of these centers in providing non - retail services to nearby residents. As the demand for strictly retail space increases, present office uses now located in neighborhood and community shopping centers appear certain to relocate to office space available locally. Utilization of neighborhood and community shopping centers is an essentially un- addressed element of land -use planning in Collier County. In recent years, the use of ex- isting centers by non - retail vendors, many of whom might logically locate their activities in traditional office facilities, has become commonplace in a retail center like Naples Walk, (45.43 acres) opened in 2001, that is located less than a mile north of the Italian American Club at the intersection of Airport- Pulling Road and Vanderbilt Beach Road. Although evidence as to why non- traditional tenants lease space in community shopping centers, and why customers support these tenants, is largely anecdotal, listed below are reasons why non- traditIona] users, like those requiring office space only, are replacing traditional retail tenants. Reasons given to Fraser & Mohike Associates by non - traditional tenants for lo- cating their business activities in local shopping centers include the following: • Desirable location of the shopping center, • Availability of vacant retail storefronts at affordable lease rates, • Security, • Zoning considerations unique to certain specific businesses or professions, • Costs related to the construction of free- standing office structures, • Parking requirements specific to certain businesses and professions, Market- Conditions Study Italian American Club Land Use Analysis -Page II -3 • "Walk -in" traffic supplied by adjacent tenants, • Minimum need for store -front visibility to attract customers, and • Availability of on- premises management services and maintenance. Anticipating New Commercial Uses in North/Central Collier County Additionally, North/Central Collier area growth may soon result in increased pressures for alternative commercial development along the Airport - Pulling and Living- ston Road corridors to accommodate the goods- and - services needs of a growing popula- tion within the Primary Trade Area (PTA) analyzed in this market- conditions study. Northern expansion of commercial development along these corridors will likely be driven by considerations such as the spacing requirements of retail -chain outlets, the emerging needs of surrounding commercial and residential development, and the as yet unannounced plans of developers of approved and /or proposed Planned Use Develop- ments (PUDs) located in the immediate area may yet lead to proposals to zone and de- velop new commercial and office facilities that may not be under review by county plan- ners at the time of this writing. Characteristics of Commercial Land -Use in the Primary Trade Area To document the need for new commercial facilities near the North /Central Col- Tier residential communities studied in Section 1, it is necessary to examine the present pattern of commercial development along the North Collier area's north -south arterials represented by the Airport Road (CR -31) and Vanderbilt Beach Road (CR -862) corridors west of I -75. Specific land use designations along these corridors, approximately 2.0 -miles west to east and north to south, are listed beginning on page 11 -4. Land -use designations are taken from the Collier County 2007 Commercial Land Use Inventory. Land use designations are derived from appraisal records and Geographic Infor- mation Service (GIS) data provided by the County's Property Appraiser Office, the Comprehensive Planning Section's PUD Inventory, and Zoning Maps. Metropolitan Planning Organization planning documents provide Traffic Analysis Zone (TAZ) infor- mation for each designated land use. Specific land use designations along the 3.0 -mile CR -31 corridor derived from the 2007 Collier County Commercial Land Use Inventory are summarized below in Table 2.01. Exhibits detailing named commercial developments for each parcel number or sub- division included in the Primary Trade Area's Traffic Analysis Zones, namely TAZ 113, TAZ 114, TAZ 163, and TAZ 172. Table 2.01 below summarizes the square footage and acreage occupied within the proposed Primary Trade Area (PTA). Market- Conditions Study Italian American Club Land Use Analysis -Page II -4 Table 2.01 North Collier Commercial Land Uses General Location: Airport Road (CR -31) Corridor from CR -896 to CR -862 (Traffic Analysis Zones 113, 114, 163, and 172) Land Square Use Collier County Commercial Land Use Category Feet Total Acres 10 "Vacant" (10) 0 61.12 11 Stores (2) 26,464 3.43 14 Supermarkets 0 0.00 16 Community Shopping Centers (5) 241,616 39.11 17 Office Buildings: Non - professional, one -story (8) 50,977 2.94 18 Office Buildings: Non - professional, multi -story (7) 37,146 4.38 19 Professional Services Buildings 0 0.00 21 Restaurants, Cafeterias 0 0.00 22 Drive -in Restaurants 0 0.00 23 Financial Institutions (4) 21,946 7.13 24 Insurance Company Offices 0 0.00 26 Service Stations (1) 3,817 1.25 27 Automotive Sales 0 0.00 29 Wholesale Outlets 0 0.00 30 Florists /Greenhouses 0 0.00 32 Enclosed Theater, Auditorium 0 0.00 34 Cultural and Entertainment Enclosed Area 0 0.00 35 Tourist Attraction /Permanent Exhibits (2) 27,186 22.72 38 Golf Courses (1 entire and 1 separate parcel) 62,285 220.50 39 Hotels, Motels (1) 282,629 13.12 Grand Total 754,066 375.70 For the subject Airport Road Corridor, Table 2.01 demonstrates that traditional re- tail uses and shopping centers, constitute 268,080 square feet of the total, or 35.55 per- cent of the commercial square feet analyzed, utilizing 42.54 developed acres, or 11.32 percent of the total. Office uses, including financial institutions, constitute 110.069 square feet of the total, or 14.59 percent of the commercial square feet, utilizing 14.45 acres, or 3.84 percent, as recorded in the 2007 Commercial Land Use Study. The Ritz Carlton Golf Resort and related golf course amenities in the Pelican Marsh PUD constitute 344,914 square feet, or 45.74 percent of the commercial square feet analyzed, utilizing 233.62 acres, or 62.18 percent of the total. - Market- Conditions Study Italian American Club Land Use Analysis -Page II -5 Supportable Commercial Uses New residential construction, supported by the area's expanding roadway net- work, will likely accelerate demand for accessible, well- located commercial centers pro- viding for the personal - service needs of future residents. Growing consumer pressures generated by North Collier residents will likely foster additional demand for new office and commercial space, perhaps even exceeding the demand generated by new residents being absorbed within the developing neighborhoods in the proposed Primary Trade Area (PTA). The objectives of this analysis are to assist in assessing commercial development potential and provide a basis for market justification. Strategic use of expanded zoning could provide a sufficient incentive to some land owners to agree to the imposition of certain regulatory and design standards when developing or upgrading their property as a condition of being granted some zoning flexibility. The well - integrated, mixed -use Vanderbilt Galleria commercial center grow- ing northwest of the intersection of CR -862 and CR -3 l is an example. The Vanderbilt Galleria is under development and Property Appraiser data incor- porated into the 2007 Commercial Land Use Study records its Phase One (Tract A) as vacant. Developed or developing structures on the 45.91 acres of "vacant" land have been surveyed by Fraser & Mohlke Associates (see Table 2.02). Office - building survey information is appended to Section III: Office Space Location Analysis. Buildings under development or completed since the time of the last Property Ap- praiser site assessment often limits the analyst to making site - specific determinations of acreage and the square -foot dimensions of existing structures only. An analyst's access to many newer buildings is limited until a Certificate of Occupancy (CO) has been granted and tenants are permitted to occupy the premises. In evaluating the commercial uses presently available to serve the future needs of area neighborhoods, this analysis has sought to address the following criteria to be em- ployed during the plan- amendment process to quantify the actual mix and variety of land uses surrounding the subject site's PTA in order that any proposed uses may be evaluated according to the following considerations: • The amount, type and location of existing zoned and developed commercial uses; • Existing patterns of land use near the subject site; • Adequacy of infrastructure capacity, particularly roads; and • Criteria identified in the Zoning Ordinance. Office Building Occupancy Table 2.02 below provides estimates of the square footage and acreage occupied by office buildings or office -type uses within the proposed Primary Trade Area (PTA). a - =13 Market - Conditions Study Italian American Club Land Use Analysis -Page II -6 Office uses, including financial institutions, constitute 96,850 square feet of commercial square feet of uses recorded in the 2007 Commercial Land Use Study. So- called "vacant," acreage has been included to account for a very rough estimate of recent office building construction. Table 2.02 Proposed Primary Trade Area Estimates of Office Occupancy Traffic Analysis Zones 113, 114, 163, and 172 June 2008) Land Square Total Net Unoccupied Use Commercial Land Use Category Feet (SF)' Acres Leaseablez -Dr Vacant SF' 10 17 18 19 23 24 "Vacant" (Galleria & Fountain Park) 511,178 Office Buildings: One -stor 50,977 Office Buildings: Multi- storyZ Professional Services Buildings Financial Institutions (single- purpose) Insurance Company Offices Grand Total 37,146 0 21,946 0 61.12 408,942 81,8773 2.94 43,330 4,333 4.38 31,574 3,157 0 0 0 7.13 21,946 0 0 0 0 621,247 75.57 505,792 89,367 1) Floor Area Ratio' (FAR) of .1920 assumed to apply to all building footprints. The total of 61.12 acres translates to 2,662,387 square feet. Applying an FAR of .1920 yields 511,178 square feet likely to be devoted to multiple building "footprints" when the acreage is fully developed. 2) Load FactorZ of 20% assumed to accommodate common areas used by all ten- ants in multi -story structures -- namely corridors, stairwells, elevators, lobby ar- eas, air conditioning, and maintenance areas — and 15% for one -story build- ings. 3) Average Vacancy Rate of 20% assumed for buildings during their first 24 -36 months of occupancy. A 10% Vacancy Rate is assumed for buildings occupied for more than 36 months. This is greater that the normal 5% rate due to pre- sent local economic circumstances only. A normal absorption rate for the estimated 89,367 square feet of unoccupied of- fice space may be calculated by using the annual absorption rate calculation provided in Section III, Table 3.12. Assuming a countywide absorption of 62,563 square feet annu- ally for the period 2000 -2010, a normal 5% vacancy rate of 25,290 square feet may be achieved in 36 months or less for the geographic area described by Traffic Analysis Zones 113, 114, 163, and 172. Land Use Recommendations The subject site is well situated for use as an office facility that would allow land uses compatible with the needs of households located in adjacent residential areas. Lo- cated in proximity to several large, upscale Planned Unit Developments, it can serve as a well- located facility providing needed commercial and financial services. Market- Conditions Study Italian American Club Land Use Analysis -Page 11 -7 Collier County's General Commercial Zoning District lists the following Standard Industrial Classification (SIC) groups that can be considered both consistent with the purpose and intent of applicable zoning standards and uses for development on the sub- ject site. Recommended land uses identified with a category number obtained from the Standard Industrial Classification Manuel (1987) are listed below: • Accounting, auditing, & bookkeeping services (SIC 8721). • Business services (SIC groups 7311, 7313, 7322 -7331, 7338, 7371 -7372, 7374- 7376, and 7379). • Depository institutions (SIC groups 6021- 6099). • Offices for engineering and architectural services (SIC groups 0781, 8711-8713). • Health services (SIC groups 8011- 8049). • Insurance carriers, agents, & brokers (SIC groups 6311, 6411). • Legal services (SIC 8111). • Management & public relations services (SIC groups 8741 -8743. 8748). • Miscellaneous personal services (SIC 7291- 7299). _w • Non - depository credit institutions (SIC 6141). • Nursing & home -bealth-c are services (SIC 8082). • Real estate (SIC groups 6531 - 6552). • Security /commodity brokers, dealers, and services (SIC groups 6211- 6289). • Travel agencies (SIC 4724). • Any other commercial use or professional service that is compatible in nature with the foregoing uses. Persons with a general interest in estimating the countywide demand for general- and single- purpose commercial and office space should consult the forecasts published in the Collier County Urban Area Buildout Study: Phase l Technical Memorandum (March 16, 1994), under the heading "Determining Commercial Acreage and Employment Projec- tions" (Pages 8 -14). • Section III will analyze office demand in the immediate area surrounding a pro- posed Primary Trade Area (PTA). • Section IV will provide Study recommendations. • Section V is an Appendix providing other documentation. Exhibit Existing Commercial Land Use Inventory: Primary Trade Area 2007 I-- O O r• (O to O C f` V �- O V V O '- r- M N N M M Q t0 O C C C C C C r` m O r` m O LO LO tO N Q LO M N M m 0 LO LO U m u7 U U M Q N W O LO m 0 U U U O N N r` LO m t` m O O - O O O 0 0 0 •-- O co m m W m m m O m N �- M N r O o O O O m m m O O > > > O O O O O O O O O O O > O O > > O O > O O O O O O O O r- m 0 LO N LO N m N M N V m LD � M LO r` N t0 m � N r` M LO LO r V O (D m N N N (D N 0 0 0 0 0 O N o O V m N t` N N O O r` W N O V (D O lD W O N Q m O O O �- N O O O O O M Q ID r- W r N N N 0 0 O t` '- LO LO m N N W .- r- `- O O o o O O O O o O O O O r- O O O o O O O O O o O o o O O O O 0 0 0 0 0 0 O O O N O O O 0 0 0 0 O O O W O O o o O r- O O N O o o 0 0 O o O O lO LO LO O N N N N N M O O O O O 0 0 O O o �- O O O O O 0 0 M O O O O O O m m (D m r` r` r r- N m o- m m m M 1 � � '^ `o M LO IO IO LO M If) LO M m m m m m m m m IO tO 10 m w r .-- � .- .-- U' I N ID LO IO LO N LO � LO LO � N O O O O O N O O N LO LO IO LO IO LO N w tV Q Q V N Cl) M M W ID (D O (D tD Co O (D CD � W m m m m m m m W m m W W m m o O O N ID O N W O W m CO M CO IO N O N V O tD O O m O ID m O O (D V (D ID W N W W W m V N N M •- LO m M r` M N N M N W N '- m O - o O O O O M m V V V m IO LO O m V N N O O O O O O O o 0 0 O o Cl O O •- V t0 .- O '- N N D O n O 0 0 0 0 n n O n O n n 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 n 0 0 0 0 0 n Z) D D Z) D D Z) Z) D D D D D 13 D D D D D D D:D D 0 D 7) D:D D D D D=) 7 D D D 7 a a m a a a a a a a. a a. a a. a a a a a a a a a a a a a a a a a a a a a a a a 0 0 (D (D N C m Ln Q C C C M •- r cD Q r N o m m o o -- o 0 o M (D R N n m r- C C C C C C O O M Q N N (D O m O m CO N m D (D CD R N Lfl LO N m @ m U m m U U m m V (D •- O M (mj N V r` ID N o o o m V m N O N �- V m CD O N W (mj m (mj O M Q M LO M QW O (D LO u] LO LO l0 LO V M N Q LO m m M N 04 W O > >> ; , N j j j j N M W O M M m m m O O "I M M M M ID m CO N N M M M r M N N N N N r' '- N .-- .- �- .- M '- -- -- CB C LL m J m (D 0% aJ O a1 N d c m co rn Z a m Q m m m O O n n h m N p z J J Q Q @ N ~ -04 � r m a r L 0 0 0 0 0 0 0 0 m 76 7j) O u u m m N o N N O N w w o O O O J U a) N C C C C C C C C N Q w w m m o o O O o O O o m J J J J J J a a O O J L O O O m` 5 w ao F 0 0 N c c O O a m u m a a u m m N C C C G C C C C C C C N o m �_ ._N. 0 J J J �� � C C C C o C C � m N m m m m U UL O O O N N n O O o O O a _O o a (D a a a g m V O w 3 3 3 LL LL Y I- a C) (o m m n o o r v m a LO LO .- D D D D v v v v v �.. — v u m o r n CO m m c c m o 0 o o o p o o a- _= F- F- J N d d = m m m LU N t L L LL N N F- F- F- F- F- N N J J J J J J N N N @ Y Y Y Y Y Y Y Y Y Y �[ y Y Y Y a y Y (mj ` Y y y Y Y Y Co ZO 'S 'S J O O O O O? 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Q 0 0 6 0 6 0 J J J J J J m m m m m m a a a a a a 0 0 0 y 0 0 0 N N N N N N r r n r r r O c0 C C O O O co m m O - > > O O M O O O aD n O O p O O O p V C> M co M M co M n N O O O O r M M Q M O V r o o m s O O M — r O O O 0 D D D :3 a m a a c c C) v v (D (n U U N N m to n h v O o O U m N m m m E a E c a c O m m m U 0 0 m Y C C m a > > G m m m 3 p c Z Z (D � M o w ; (D LL n M O Q Q Q Q N N N N m � N N N N N N N N N N v Q v v v Q v v v v to (O (O (n to (n L Z Z Z Z Z Z N N O vI En O O O O O O M a 0 0 O O 0 0 •- N (D 0) N O co O 0 0 0 (D 0 0 0 0 0 0 0 0 0 O m m O Q Cl) N m O O O O O O O O O O O O O O O +-- N O Q O "0 O O O O O O O O O O O O O O O O O O O O , O O O O O O O O O O O O O O O O N O O O O > (n N (D O r m O O m Q m r t0 O O (D r M N LO (n CO r (O N O � N V N N N N Q tD N M N N cD O O O O C) v1 O O O O N Q to N N m Q O U) Q Q M O O O N O O � (D O co O C) O (Il 0 0 N 0 0 0 O Q O O (O m O M O O O 0 (D C) M N O O O 0 0 N O O O Co (D Co (D r m O O m 0) 0 0 0 0 O O N O O O (D O r w O O O O M Q Q v Q q v N N Q Q 0 m m (O O O (0 O O M O O O Q O O O m m m m m m m m m m M m m m O O m (D (0 (D (D (D (D LD (O (D (D (D (D (D m (O N N N M r N Q Q Q N tD (D (D 0 (D T (D (D (D T (D (p m (D O m N r M r Q O M M M Q Q (O [D M m lD (D m c0 O O m M [D (D (n r r tD CO O (O u7 M (D M N LO N z 'Q O M M m O M N .: � O O M I O N M M M O O Q O co O O O O N m 1� O O O LD � — — O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a a a a a a a a a a a M a a a O O O O O O M O O o O O O O N M m ao m co m ro m m w m m m aD aD In M M M M M M M M M M M M M M M o 0 0 0 L L D D 7 � v � CL a C C O O v c 0 0 M Q r V N N U U LL Q m CO 0 t 0 `O U U U C7 u m Q m m U a N v m F U C7 (7 (7 H D F (a C7 c m x k U U U o0 c U U (U m F (n (n C m lU 1p m N N T T T m C C U p m m N C C C p O o' 3 3 3 3 3 Li a LLJ lL W ao liJ LL F- F- cn Ln F F F Q m _ r L C C c C C C C C C C C C C U D- D D D Z) 1) D D D D 7 m L L L L L L L L L L L L L L m m m m m m m m m m m m m m 2 o C C C C c C C C C C C C C C C) m m m m m m m m m m m m m m a U U U U U U U U U U U U U U C y a D- a a n. a a a a a a a a a a d N M M M M M M M M M M M M M M M C L M M M M M M M M M M M M M M M O C N N N N N N N N N N N N N N (\ C O Z M m M c0 c0 M m M M La m a0 aD a0 a y v v v Q Q v v v v v v v v v Q 3 O m c d U _N O (D N O O M (D O O Q O (D O O N M O O O M N O O O Q O O N O (D (D *'- O O (n O O ] 0 0 0 0 x 0 0 0 O O O :D Q D D::) (� D D D Q 0 D D a a a a a a a a a a J M N Q M M (D (D O N (n (O C ] M o (n r co N (O O O r O N m V N O N r Q 10 Lo (D r M U W M N �- (D N (p an w O In V V c N( (n Q w Q Q M M M M M M M M M M r M m M M N N N N N N N N N N N N N N v v Q v v v Q v v Q v v v v W LU m LO C LL N Cl- cu Z s Z C N C N D a C J U a) E E 0 (,J r- CD 0 N L L) m (v m � L � u O m fO W m a c m - N > Y O p m O -U J Q G m o > E � M LL) — N C) C i m :D 00 T (D = 7 U U N E N @ ED N 0 _7 C C n C C V m N U E C � O v c) 712 p O O C 6 m m m m (D (.D a U E Y -u W O u J F- 0 (7 c U U a Q U s o LL d@ m m N m m (z u o (n m n I- ui t' 0 a) > s Q c o m m o o T D- o O u m a o O c y O m 2 w( a C) n (U E 00 m m O N N O p m Y Y O O E F-' U) N m a F Q> J J M ul (n O M M N N N N N N N N Q Q Q Q (D r r r r r r r r m M M N N N N N N N N N N N N N N v v Q v v v Q v v Q v v v v W LU m LO C LL N Cl- cu Z s Z C N C N D a C J U a) E E 0 (,J r- CD 0 N a N m C I 3 C U) N U_ 0 U @ 0 c m U U U U U M m N a0 V a r N a a O N V O O O 0 0 C3 � o o In O O 0 0 0 0 N O O O O O O O O O O O O O O O O O O O O O O 10 ul 10 M M M M M O V O a a a a a 10 0 m V V V 0 Q m O m a a a a a N W V 0 0 0 0 0 0 0 0 0 0 o o 0 o 0 0 0 0 0 0 0 0 0 o G C C C C O J a M M M L U m -o a -0 n m L L L L D U U U U m m m m C n m m m m m � > a n n a o m m m 0 o0 a a C C C c N m CL > > > > O O p O O O O O- v m ao a0 0 N N N N @ O U T 0 0 0 0 o a m 0 0 0 0 0 - m M V to a t� 00 (n 2 Q E E E E E T a v 7 3 7 7 N m T c c c c �c m� F- E E E E E U) 0 0 0 0 0 U a 0 U O m U C C C C C c O O O O O V N a_0 10 a a F m U c c c c c T m m@@@ C m m Q Q Q Q Q @ (i a n m a �n o 0 m m m m m m d E E E E E N o N O O O O O U>_ v v v v v v v v N N N N N N N N N N N N N N N N m m m m m m m m o v c v v v v v limm-m W, m a� @ CL C_ LL U) _a) Q @ Z t tf 0 z T O c (D _c U) c @ .J @ _U O E E 0 U N 0 0 N 4 -g (�) Italian American Office Center Market - Conditions Study Table of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix Market - Conditions Study Italian- American Club Office Space Analysis -Page III -1 Ill. OFFICE SPACE LOCATION ANALYSIS The next step for this office- location analysis is to identify and segment the geo- graphic areas competing for tenants to occupy developed and /or approved office sites. For the general purposes of this analysis, the areas analyzed will be the Urban Commer- cial District's coastal -area planning - community districts of North Naples (20,186 acres) and the Urban Estates (19,427 acres), constituting 42.89 percent of the 92354 acres within the Urban Commercial District's coastal -area planning communities, excluding the City of Marco Island and the Marco Planning Community District (PCD). hereinaf- ter the North Naples PCD and Urban Estates PCD will be referred to as "North Collier." A map of the planning communities in Collier County demonstrating their locations is provided on a map that faces page I11 -2. The physical location of the subject site is described in Section I of this Study. This Study is submitted in support of an application requesting an amendment to the Fu- ture Land Use Element (FLUE) of the Collier County Growth Management Plan for a parcel occupied in part by the Italian American Club (hereinafter "the subject site ") lo- cated in Section 2, Township 49 South, and Range 25 Fast within Traffic Analysis Zone (TAZ) 116, at the southwest corner of the intersection of Orange Blossom Drive and Air- port- Pulling Road (CR -31). The subject site is well located to serve the goods and serv- ices needs of the surrounding residential communities within convenient travel distance to the site and the traveling public visiting Collier County's Main Library and the North Collier Government Center located directly across Orange Blossom Drive northwest of the same intersection. Defining a Market- Support Area for Analysis For the purpose of defining a Primary Trade Area (PTA) for an office facility de- veloped on the subject site, the general North Collier area can be further segmented to include an established residential neighborhood south of Orange Blossom Drive and Planned Unit Developments (PUDs) within approximately a 2.0 -mile radius of the site — Autumn Woods, Villages of Monterey, Emerald Lakes, Carlisle /Regency. Brighton Gar- dens, Lone Oak, Arbor Walk, Bear Creek, Bridgewater Bay, Pelican Marsh and Tiburon among others -- that have direct access to the east /west and north /south roadway corri- dors described previously in Section I (See Table 1.08). Also, this analysis will rely on calculations based on the established and newly approved PUDs listed above that are proximate to the subject property that can _justify office development designed to serve residents of the proposed PTA. Market - support- calculations based upon the emerging population within the PTA will be used to validate claims as to the viability of land uses proposed to be located on the subject property. Geographically, the PTA will consist of selected Traffic Analysis Zones (TAZs). They will forecast estimated population and job growth along the arterial and collector road system providing direct access to the subject site. Ida,", Market- Conditions Study Italian - American Club Office Space Analysis -Page 1II -2 General Office Market Area Analysis Trade -area communities are frequently identified by using a time - distance deter- mination of the geographic scope of any proposed PTA by calculating the automobile travel time from residences to surrounding commercial facilities offering services needed by the households within the market area. Pass - through traffic using north /south and east/west roadways is likely to be attracted to well- located commercial centers located along these roadways. But, office buildings generally do not rely upon such easily defined trade ar- eas that are characteristic of the retail centers serving residential developments. Generally, clients of the professional firms using office space tend to be widely dis- persed throughout Collier County's urban - coastal area. Given the large geographical area most office facilities draw upon in order to serve the economic interests of clients, those office buildings that are within the general area of North Collier are the first -tier subjects for this analysis. The analysis will con- clude with a second -tier analysis confined to an area within approximately 2.0 miles sur- rounding the subject site. Collier Office Space Demand Analysis In Collier County, office -space demand accelerated significantly during the 25- year period beginning in 1982. Demand reflected both the county's population and em- ployment growth. The growth of service- sector employment, exceeding 33,900 em- ployed persons in 2000, was a primary generator of office -space demand. "Those em- ployed in the service sector represented approximately 15.18 percent of the county's population in 2000 (See Table 3.04 below). As population increases during the period ending in 2010 (See Table 1.01), com- mensurate employment growth, particularly in the rapidly developing North Collier area, should generate a parallel demand for service- sector office space. Future office demand estimates will be based on: • Historical trends in population growth, increases in employment, and office - occupancyand • Estimates of future population trends and employment growth and their relation- ship to the number of employees likely to be housed in office buildings. Historic Growth Trends: Table 3.01 illustrates the substantial increases in popula- tion and employment in North Collier. Estimates of the growth rate of net office space utilization for urban Collier County (expressed in square footage absorbed yearly) has been provided by hntegra Realty Resources (4795 Enterprise Avenue, Naples); attribution of this source is cited throughout as appropriate. Market- Conditions Study Italian- American Club Office Space Analysis -Page III -3 Table 3.01 delineates recent trends in Collier County's population and employ- ment; a record of recent office -space lease -up absorption is also provided. The table demonstrates a consistent pattern of employment increases, with office -space demand tracking population growth. Table 3.01 Historic Growth Trends in Collier County 1995 1996 1997 1998 1999 2000 Total Population' 186,504 193,036 200,024 210,095 219,685 251,377 Growth Rate ( %) 3.5 3.6 5.0 4.6 14.4 Total Employment2 85,722 89,455 90,313 95,084 98,758 103,699 Growth Rate ( %) 4.4 1.0 5.5 3.9 5.0 Total Office Space 127,161 261,204 242,745 195,431 105,392 353,638 Growth Rate ( %) 105.4 (7.1) (19.5) (46.1) 235.51 Sources: Collier County Permanent Population Estimates and Projections-(2000-2015)' Collier County Comprehensive Planning Section (August 29, 2002) Woods &Poole Economics Inc: Florida State Profile (2000)' Absorption in square feet (sq. ft.) per year: Integra Realty Resources3 NOTE: Industry sources reported in 2001 there is approximately 5.0 million square feet of office space in the Collier County /Bonita Springs market with an average occupancy rate of 93 percent; The 2002 Census of Business reported a total of 1,071,353 square feet of office space located in the North Collier Area.' Historic population and employment growth rates will be employed to further es- timate future office -space demand. Table 3.02 demonstrates a steadily increasing rate of available space utilization of new and existing office structures. Table 3.03 demonstrates that the North Collier area under analysis is accelerating its utilization of available office space. Table 3.02 Historic Growth of Office Occupancy Rates in Collier County 1995 1996 1997 1998 1999 2000 Collier County Total 82% 81% 85% 89% 88% 92% North Collier Area 59% 66% 78% 89% 75% 86% Source: Integra Realty Resources Table 3.03 Historic Growth of Office Space Absorption in Collier County 1995 1996 1997 1998 1999 2000 Collier County 127,161 261,204 242,745 195,431 105,392 353,638 Average: 214,262 North Collier 13,370 22,600 4,424 8,618 33,262 96,904 Average: 29,863 Source: Integra Realty Resources 'i Market - Conditions Study Italian- Ameri can Club Office Space Analysis -Page II1 -4 To assess whether fixture demand for office space will continue to increase, it is necessary to examine employment demographic trends in order to determine the number of persons per category of employment as a percentage of Collier County's total popula- tion. A "future- share" calculation establishes a useful measure for gauging office - building utilization for 2000 and 2010. Table 3.04 analyzes historic job growth in the County by examining each of the ten (10) Standard Industrial CIassification (SIC) categories to determine patterns of cate- gory percentage increases or decreases for each SIC group. Agriculture's declining percentage is likely due an increased use of once available agricultural land for residential development and recent unfavorable market conditions for vegetable crops grown and processed in Florida. Table 3.05 estimates future job growth in Collier County by SIC category by es- timating category increases using extrapolation, calculating the value of the function (jobs) over the analyzed interval (the period 2000 - 2010). Notable increases are evident in SIC groups that are traditional users of office space, e.g. Transportation/ Communications /Utilities (SIC 40 -49), Finance/ Insur- ance/Real Estate (SIC 60 -67). Services (SIC 70 -89), and Government (SIC 91 -97). Table 3.04 Historic job Growth in Collier County Employment as a Percentage Share of General Population SIC Group 1989 -2000 1993 -2000 2000 Future Share Agriculture 7.76% 6.41% 4.24% 4.50% Mining 0.03% 0.02% 0.02% 0.03% Construction 4.27% 4.18% 5.00% 4.80% Manufacturing 1.29% 1.22% 1.18% 1.25% Transport/Com /Utilities 1.13% 1.09% 1.02% 1.10% Wholesale Trade 1.11% 1.14% 1.33% 1.30% Retail Trade 10.33% 1038% 10.34% 10.50% Finance /ins /Real Estate 2.71% 2.55% 2.56% 2.60% Services 13.64% 14.01% 15.18% 14.75% Government 3.64% 3.56% 4.63% 4.50% Collier County Total 46.57% 45.44% 45.66% 45.33% Source: Woods & Poole Economics Inc: Florida State Profile (2000) Table 3.05 estimates future job growth in Collier County by SIC category by es- timating category increases using extrapolation, calculating the value of the function (jobs) over the analyzed interval (the period 2000 - 2010). Notable increases are evident in SIC groups that are traditional users of office space, e.g. Transportation/ Communications /Utilities (SIC 40 -49), Finance/ Insur- ance/Real Estate (SIC 60 -67). Services (SIC 70 -89), and Government (SIC 91 -97). Market - Conditions Study Italian- American Club Office Space Analysis -Page III -5 Table 3.OS Demand for Employment in Collier County: 2010 Based on Jobs as a Percentage of General Population Employment as a 2000 2010 % of Population' Population Population SIC Group (2000 U. S Census) (251,37 L353,900) Agriculture (01 -09) 4.50% 11,312 15,926 Annual Increase: 461 Mining (10 -14) 0.03% 754 1,061 Annual Increase: 31 Construction (15 -17) 4.80% 12,066 16,987 Annual Increase: 492 Manufacturing (20 -39) 1.25% 3,142 4,424 Annual Increase: 128 Trans /Com /Utilities (40 -49) 1.10% 2,765 3,893 Annual Increase: 113 Wholesale Trade (50 -51) 1.30% 3,268 4,601 Annual Increase: 133 Retail Trade (52 -59) 10.50% 26,395 37,160 Annual Increase: 1, 077 Fin /Ins /Real Estate (60 -67) 2.60% 6,536 9,201 Annual Increase: 267 Services (70 -89) 14.75% 37,078 52,200 Annual Increase: 1_572 Government (91 -97) 4.50% 11,312 15,926 Annual Increase: 461 Collier County Total 45.33% 114,628 161,379 Annual Increase: 4,675 Source: Woods &Poole Economics Inc: Florida State Profile (2000)' Collier County Permanent Population Estimates and Projections (2000 - 2020)2 Period Increase (2000 -2010) 4,614 307 4,921 1,282 1,128 1,333 10,765 2,665 15,122 4,614 46,751 z mi Market - Conditions Study Italian - American Club Office Space Analysis -Page 11I -6 Table 3.06 estimates future job growth in the North Collier area by SIC category. Again notable increases are evident in SIC groups that are traditional users of office space. Table 3.06 Demand for Employment in North Collier: 2010 Based on jobs as a Percentage of General Population Employment as a 2000 2010 Period of Population' Population SIC_ GrouA % (2000 U. S. Census (64,370' Population (100,847) z Increase _ (200_0 -2010) Agriculture (01 -09) 4.50% 2,897 4,538 1,641 Annual Increase: 764 Mining (10 -14) 0.03% 202 303 101 Annual Increase: 10 Construction (15 -17) 4.80% 3,090 4,841 1,751 Annual Increase: 175 Manufacturing (20 -39) 1.25% 805 1,261 456 Annual Increase: 46 Trans /Com /Utilities (40 -49) 1.10% 708 1,109 401 Annual Increase: 40 Wholesale Trade (50 -51) 1.30% 837 1,311 474 Annual Increase: 47 Retail Trade (52 -59) 10.50% 6,759 10,589 3,830 Annual Increase: 383 Fin /Ins /Real Estate (60 -67) 2.60% 1,674 2,622 948 Annual Increase: 95 Services (70 -89) 14.75% 9,495 14,875 5,380 Annual Increase: 538 Government (91 -97) 4.50% 2,897 4,538 1,641 Annual Increase: 164 Collier County Total 45.33% 29,364 45,987 16,623 Annual Increase: 1, 662 Source: Woods & Poole Economics Inc: Florida State Profile (2000)' Collier County Permanent Population Estimates and Projections (2000 - 2020)1 To forecast equilibrium between office -space supply and office -space demand. it is necessary to calculate the likely increase of office occupancy over time. A reliable source for ascertaining the average percent of civilian, non - military employee in offices is the Handbook of Labor Statistics; an examination of this source reveals that 2 out of every 3 office employees are housed in freestanding office buildings. Table 3.07 calculates the number of office - building users in Collier County in 2000 based upon the findings reported in Table 3.05: "Demand for Employment in Col- lier County Based on Jobs as a Percentage of General Population'; the table calculated demand for the years 2000 and 2010. i a Market - Conditions Study Italian- American Club Office Space Analysis -Page III -7 To calculate the number of office - building users for Collier County in 2000, Ta- ble 3.07 multiplies the number of jobs derived from Table 3.05 by the average percentage of office jobs in each of the ten (10) Standard Industrial Classification (SIC) categories to estimate the likely number of office jobs for each category of employment. The classification code for each SIC category is shown in parentheses following each category designation. Classification -code information will be essential to an under- standing of the job - related estimates provided in the tables that conclude this analysis (See Table 3.16 and Table 3.17)_ To calculate the increased number of office- building users for Collier County by 2010, Table 3.08 again multiplies the number of jobs derived from Table 3.05 by the av- erage percentage of office jobs in each of the ten (10) Standard Industrial Classification (SIC) categories to estimate the likely increases in the number of office jobs for each category of employment over the period 2000 to 2010. Estimated category employment of office users in 2010 can be aggregated by summing the total of office - building users in 2000 (22,652) reported in Table 3.07 and the estimated increase in office - building users (10,894) reported in Table 3.08 for a sum total of 31,997 employees estimated to be housed in Collier County's office buildings in 2010. Table 3.07 Office Building Usage in Collier County: 2000 Based on Jobs as a Percentage (%) of General Population 2000 Employment Average % in 2000 Office Building SIC Group Office lobs' Total Employment Users Agriculture (SIC 01 -09) 2.60% 11,312 294 Mining (SIC 10 -14) 18.80% 754 142 Construction (SIC 15 -17) 14.60% 12,066 1,762 Manufacturing (SIC 20 -39) 17.00% 3,142 534 Transport /Com /Utilities (SIC 40 -49) 30.20% 2,765 835 Wholesale /Retail Trade (SIC 50 -59) 16.80% 29,663 4,983 Finance /Insurance /Real Estate (SIC 60 -67) 59.00% 6,536 3,856 Services (SIC 70 -89) 19.00% 37,078 7,045 Government (SIC 91 -97) 28.30% 11.312 3,201 Collier County Total 114,628 22,652 100.00% 19.76% Source: Handbook of Labor Statistics' To calculate the increased number of office- building users for Collier County by 2010, Table 3.08 again multiplies the number of jobs derived from Table 3.05 by the av- erage percentage of office jobs in each of the ten (10) Standard Industrial Classification (SIC) categories to estimate the likely increases in the number of office jobs for each category of employment over the period 2000 to 2010. Estimated category employment of office users in 2010 can be aggregated by summing the total of office - building users in 2000 (22,652) reported in Table 3.07 and the estimated increase in office - building users (10,894) reported in Table 3.08 for a sum total of 31,997 employees estimated to be housed in Collier County's office buildings in 2010. Market - Conditions Study Italian- American Club Office Space Analysis -Page 111 -8 Table 3.08 Increase in Office Building Users in Collier County: 2010 Based on Jobs as a Percentage of General Population SICK Agriculture (01 -09) Mining (10 -14) Construction (15 -17) Manufacturing (20 -39) Transport/Com /Utilities (40 -49) Wholesale /Retail Trade (50 -59) Finance /Ens /Real Estate (60 -67) Services (70 -89) Government (91 -97) Collier County Total Source: Handbook of Labor Statistics' Table 3.09 and Table 3.10 calculate the number of office - building users in the North Collier area in 2000 and 2010. Aggregated North Collier office- building users in 2000 (5,841) added to an increase in office- building users in 2010 (2,864) create a sum total of 8,705 employees estimated to be housed in North Collier's office buildings in 2010. 2000 -2010 Increase in Average % in Increase in Office Building Office lobs Employment Users 2.60% 4,614 120 18.80% 307 58 14.60% 4,921 719 17.00% 1,282 257 30.20% 1,128 387 16.80% 12,098 2,033 59.00% 2,665 1,572 19.00% 15,122 2,873 28.30% 4,614 1,306 46,751 9,325 100.00% IQ Qdo/ Source: Handbook of Labor Statistics' Table 3.09 and Table 3.10 calculate the number of office - building users in the North Collier area in 2000 and 2010. Aggregated North Collier office- building users in 2000 (5,841) added to an increase in office- building users in 2010 (2,864) create a sum total of 8,705 employees estimated to be housed in North Collier's office buildings in 2010. Em Market - Conditions Study Italian- American Club Office Space Analysis -Page III -9 Table 3.09 Office Building Usage in North Collier: 2000 Based on Jobs as a Percentage of General Population Table 3.10 Increase in Office Building Users in North Collier: 2010 Based on Jobs as a Percentage of General Population 2000 -2010 2000 Average % in 2000 Office Building SIC Group Office Jobs' Emplo ment Users Agriculture (SIC 01 -09) 2.60% 2,897 75 Mining (SIC 10 -14) 18.80% 202 38 Construction (SIC 15 -17) 14.60% 3,090 451 Manufacturing (SIC 20 -39) 17.00% 805 137 Transport /Com /Utilities (SIC 40 -49) 30.20% 708 252 Wholesale /Retail Trade (SIC 50 -59) 16.80% 7,596 1,276 Finance /Ins /Real Estate (SIC 60 -67) 59.00% 1,674 988 Services (SIC 70 -89) 19.00% 9,495 1,804 Government (SIC 91 -97) 28.30% 2,897 824 Collier County Total 29,364 5,841 Collier County Total 100.00% 19.98% Source: Handbook of Labor Statistics' Table 3.10 Increase in Office Building Users in North Collier: 2010 Based on Jobs as a Percentage of General Population 2000 -2010 Increase in Average % in Increase in Office Building SIC Group Office Jobs' Employ men Users Agriculture (SIC 01 -09) 2.60% 1,641 51 Mining (SIC 10 -14) 18.80% 101 24 Construction (SIC 15 -17) 14.60% 1,751 303 Manufacturing (SIC 20 -39) 17.00% 456 92 Transport/Com /Utilities (SIC 40 -49) 30.20% 401 402 Wholesale/ Retail Trade (SIC 50 -59) 16.80% 4,304 1,026 Finance /Ins /Real Estate (SIC 60 -67) 59.00% 948 663 Services (SIC 70 -89) 19.00% 5,380 1212 Government (SIC 91 -97) 28.30% 1,641 551 16,623 2,864 Collier County Total 100.00% 17.22% Source: Handbook of Labor Statistics' all W- Market- Conditions Study Italian- American Club Office Space Analysis -Page III -10 Employing the calculation of aggregated Collier County and North Collier office - building users in 2000, North Colliers 5,841 users represent 25.78 percent of the 22,652 employees calculated to be housed in all of Collier County's office buildings in 2000. Employing the same methodology for 2010, North Collier's 8,705 office - building users represent 27.22 percent of the 31,977 employees calculated to be housed in all of Collier County's office buildings in 2010. This increase of 1.44 percentage points in North Collier's share of office jobs over 10 years represents one out of every four office workers employed in Collier County. This steady escalation of demand for office- building space in North Collier is re- flective of the area's population increases. To determine whether there is equilibrium between demand and supply of available office space, it is necessary to predict the likely space demands of the estimated 10,517 office building users in North Collier. Table 3.1 1 below demonstrates historically the growth in occupied office space in Collier County and calculates the working area needed to accommodate office workers, in tenns of square footage as per population and persons employed. Table 3.11 Historic Occupied Office Space Growth Trends in Collier County 1996 1997 1998 1999 2000 Total County Population' 193,036 200,024 210,095 219,685 251,377 Total Employment' 89,455 90,313 95,084 98,758 103,699 Total Office Space Occupied 778,995 858,440 909,572 980,433 1,071,353 North Collier: Occupied Square Feet Per Population 4.04 4.29 4.33 4.46 4.26 Per Employment 8.71 9.51 9.57 9.96 10.33 Sources: Collier County Permanent Population Estimates and Projections (2000- 2020)' Collier County Comprehensive Planning Section (August 29, 2002) Woods &Poole Economics Inc: Florida State Profile (2000)1 Integra Realty Resource53 Table 3.I 1 demonstrates a ratio relationship between the two measures employed in the table -- population and employment -- and occupied office space. Further applica- tion of this ratio method yields important findings as demonstrated in Table 3.12: annual absorption is derived by subtracting the difference between 1,071,353 square feet occu- pied in 2000 and 778,995 occupied in 1996. or 292,353 square feet and averaging the difference over the 5 -year period from 1996 to 2000, yielding a absorption dividend of 58.471 square feet annually. ■ i�- I Market- Conditions Study Italian- American Club Office Space Analysis -Page III -11 Table 3.12 Supportable Office Space Calculation:2000 -2010 Based on Population and Employment Trends in Collier County Current/ Ratio Per Square Feet Normal Supportable Total Annual Future Square Foot Occupied Vacancy Square Feet Absorption Population' 2000 251,371 4.26 1,070,841 5.00% 1,124,383 58,471 (5 years) 2010 353,900 4.26 1,507,614 5.00% 1,582,995 45,861 (10 years) Employment 20002 103,699 10.33 1,071,211 5.00% 1,124,772 58,427 (5 years) 20103 161,379 10.33 1,667,045 5.00% 1,750,397 62,563 (10 years) Sources: Collier County Permanent Population Estimates and Projections (2000 - 2020)' Collier County Comprehensive Planning Section Woods &Poole Economics Inc: Florida State Profile (2000)2 Reference Table 3.07 and Table 3.083 Projected growth in population and employment are relatively similar to historical growth rates; by implication, future growth of office demand should parallel growth in jobs and new - household formation. A rough calculation can be made of office space utilization in Collier County and South Lee County for the period 2000 -2001, by dividing the reported 5.0 million square feet of net - leaseable office space reported in a footnote to Table 3.01 and dividing it by the estimated 21,I03 employees estimated to be housed in all of Collier's office buildings in 2000; the resultant dividend of 237 square feet of leaseable space per employee would, presumably, accommodate the space needs of the average office worker. Forecasting Office Use in the Primary "Trade Market Area Forecasting future population and employment growth for the Primary "Trade Area (PTA) and the North Collier area under study, utilized a method employed by the Naples /Collier County Metropolitan Planning Organization (MPO) to develop projections of urban -area dwelling units (single - family and multi- family) by identifying the degree of "saturation" or "development potential" attainable within the urban County's Traffic Analysis Zones (TAZ,,$). This approach, using development - potential calculations, has become a conven- tional tool for the forecasting of dwelling -unit growth for purposes of transportation planning. This methodology employed in projecting new population and resultant job growth within the TAZs uses an inventory of existing dwelling -unit and commercial de- velopment in Collier's coastal -urban area. It forecasts future development on currently undeveloped parcels by calculating attainable dwelling -unit saturation and resultant job growth generated by new - resident demand for basic goods and services. F -- /L Market- Conditions Study Italian - American Club Office Space Analysis -Page III -12 To assess the feasibility of commercial office uses proposed for the subject site, the data employed for the MPO's saturation analysis included the quantity of vacant land within each urban -area TAZ and the land's suitability for residential and other uses, in- cluding office facilities, as determined by the density indices and the other policy- driven measures provided for in Collier County's Comprehensive Growth Management Plan. The current "saturation" forecast for TAZs utilized census data, aerial maps, tax rolls, and planned- unit - development (PUD) monitoring reports as well as other pertinent data sources available in 2000. Undeveloped, agriculturally -zoned parcels were analyzed to determine their development potential. Unit densities were assigned to these parcels consistent with adopted comprehensive -plan policies. The saturation forecast of vet -to- be- developed dwelling units was totaled and added to existing units to obtain a potential "built -out" total of dwelling units and the future population estimated to reside in these units. For the proposed PTA, this conventional approach employing development - potential calculations appears likely to represent the best available forecasting of dwell- ing -unit saturation for development emerging along the Airport Road and Orange Blos- som Drive corridors to likely dwelling -unit saturation in the year 2030. The MPO plan- ning document entitled 2030 Long Range Transportation Plan Update generated the data incorporated in Table 3.15, 3.16, and 3.17 which follow. working papers derived from the Plan Update are included in Study's Appendix under TAB 5. Forecasted jobs for the PTA are estimated under generalized Standard Industrial Code (SIC) categories summarized as follows: Total Employment (SIC 1 -99), Services (SIC 40 -49 and 60 -99), Commercial (SIC 51- 59), and Industrial (SIC 20 -39). The spe- cific components of these general SIC categories are detailed above in Table 3.05. The 95 TAZs located in the general North Collier area are forecasted to include: • 132,872 persons residing in the area in 2030, living in 82,447 single- family and multi - family dwelling units, and • 70,614 employed persons forecasted to have jobs in the North Collier area in 2030. Market - Conditions Study Italian - American Club Office Space Analysis -Page III -13 Table 3.15.1 General Location: Northwest Section of the Collier County Coastal Urban Area North Naples (NN) and Urban Estates (UE) Planning Community Districts NOTE: North Naples (NN) Table 3.15.1 continued on page 111 -14. 2030 Housing Inventory and Employment Projections Permanent Units TAZ General Population Single- Family Multi - Family Employment Number Location (2030 Projection) (SF) (MF) (Jobs) 73 NN 3173 337 1495 662 74 NN 0 0 0 333 75 NN 191 30 165 371 76 NN 1955 112 1515 289 77 NN 579 64 394 2120 78 NN 1719 491 992 1193 79 NN 1794 133 1233 1018 80 NN 113 29 100 46 81 NN 1102 428 293 135 82 NN 3990 747 2216 973 83 NN 132 35 120 0 84 NN 1868 398 1170 427 85 NN 2 2 0 25 87 NN 2378 791 98 113 88 NN 1164 459 330 354 89 NN 1068 213 566 1544 90 NN 618 17 461 440 91 NN 5 1 3 1362 92 NN 0 0 0 50 93 NN 1001 126 698 740 94 NN 2407 755 151 411 95 NN 1754 287 915 284 96 NN 1183 288 206 75 97 NN 0 0 0 2416 98 NN 1453 378 121 1581 99 NN 52 29 10 36 100 NN 199 78 79 250 101 NN 1383 330 758 681 102 NN 418 130 263 592 103 NN 789 201 182 389 104 NN 1312 389 153 709 105 NN 1409 424 152 442 106 NN 238 152 124 6 107 NN 876 254 253 66 108 NN 1309 449 187 72 109 NN 1512 532 204 83 112 NN 39 10 21 3703 113 NN 514 193 299 1536 114 NN 10,232 3077 1353 1067 115 NN 2618 636 1095 1450 116 NN 4460 731 1279 903 NOTE: North Naples (NN) Table 3.15.1 continued on page 111 -14. ,_� � Market - Conditions Study Italian- American Club Office Space Analysis -Page III -14 Source: 2030 Long Range Transportation Plan Update: zdata txt File Table 3.15.1 (continued) General Location: Northwest Section of the Collier County Coastal Urban Area North Naples (NN) and Urban Estates (UE) Planning Community Districts 2030 Housing Inventory and Employment Projections Permanent Units TAZ General Population Single - Family Multi- Family Employment Number Location (2030 Projection) (SF) (MF) (Jobs) 117 NN 7 6 0 9163 127 NN 121 0 191 1590 128 NN 3619 918 1563 175 129 NN 4208 1239 2276 255 130 NN 430 78 424 82 131 NN 1026 140 1016 966 132 NN 786 61 839 857 133 NN 696 124 698 70 134 NN 113 134 104 18 135 NN 500 22 518 1175 136 NN 1574 46 759 704 137 NN 526 128 726 438 138 NN 360 94 547 127 139 NN 998 226 164 178 140 NN 705 140 197 363 141 NN 117 38 48 498 142 NN 0 0 0 1218 143 NN 290 63 45 388 144 NN 4734 176 3485 87 162 NN 3S6 44 132 11 163 NN 8 10 0 352 164 NN 3103 695 677 836 165 NN 0 0 0 386 171 NN 669 0 432 483 172 NN 4819 887 1851 1669 NN Total 86,774 19,005 36,346 51,036 Source: 2030 Long Range Transportation Plan Update: zdata txt File Market- Conditions Study Italian- American Club Office Space Analysis -Page 111- 15 46,098 12,511 Table 3.15.2 132,872 31,516 General Location: Northwest Section of the Collier County Coastal Urban Area North Naples (NN) and Urban Estates (UE) Planning Community Districts 2030 Housing Inventory and Employment Projections Permanent Units TAZ General Population Single- Family Multi - Family Employment Number Location (2030 Projection) (SF) (M F) (jobs) 158/158.1 UE 635 122 92 913 159 UE 2215 515 436 28 160 UE 6921 601 4099 141 161 UE 1872 24 1131 2205 177 UE 601 192 7 97 178 UE 513 170 9 46 179 UE 796 640 22 662 180 UE 3286 1079 381 394 181 UE 839 273 13 591 182 UE 678 217 11 174 183 UE 4158 1262 1457 84 184 UE 2460 1075 408 102 185 UE 4295 2350 300 1567 186 UE 1540 457 576 794 187 UE 431 138 14 105 188 UE 568 163 15 90 189 UE 0 0 0 10 190/190.1 UE 189 45 4 1608 365 UE 415 136 194 2057 366 UE 308 54 59 1027 367 UE 0 0 0 105 368 UE 1952 209 1136 400 369 UE 16 13 0 2109 370 UE 2645 271 1785 2237 371 UE 1334 351 333 787 372 UE 1970 932 210 22 373 UE 3927 920 1068 529 374 UE 1534 302 825 694 UE Total 46,098 12,511 14,585 19,578 Grand Total (NN and UE) 132,872 31,516 50,931 70,614 Source: 2030 Long Range Transportation Plan Update: zdata.txt File � J Market - Conditions Study Italian- American Club Office Space Analysis -Page III -16 1-able 3.16 forecasts population, dwelling units, and employment for the proposed Primary Trade Area (PTA). Table 3.16 Estimated PTA Population, Dwelling Units and Employment in 2030 The TAZs located in the proposed Primary Trade Area (PTA) represent: • 20,033 persons residing in the area in 2030 living in 9,680 single - family and multi - family dwelling units; the new PTA population of 20,033 persons repre- sents 15.07 percent of North Collier's forecasted population of 132,872: and • The 5,527 jobs for the PTA represent 7.82 percent of North Collier's employment total of 70,614 forecasted to have jobs in North Collier in 2030. Forecasts of jobs by SIC categories likely to change the employment demograph- ics of the Primary Trade Area (PTA) are of interest. Industrial employment, essentially manufacturing jobs, will be concentrated geographically just south of the PTA in the ex- isting J & C Industrial Park. Commercial employment, essentially retail jobs, will likely be concentrated in existing or expanded community shopping centers along the Airport Road and Vanderbilt Beach Road corridors. Generally, the 2030 forecast of 3,849 service workers -- employed in the office- rich SIC categories of communications, finance, insurance, and real estate -- cannot be accommodated presently in established, conventional office environments existing at the time of this writing. Presently, service workers employed in the general area surrounding the PTA are housed, in part, within facilities located in the area's community shopping facilities, like the Galleria, Venetian Plaza, Fountain Park. and the NaplesWalk Center located at the intersection of Airport- Pulling Road (CR -31) and Vanderbilt Beach Road (CR -862) and described in Section 11 (see page 11 -2). 2030 Housing Inventory and Employment Projections TAZ Number General Location Population Single- Family Multi - Family Employment 113 NN (2030 Projection) (SF) (MF) (lobs) 114 NN 514 10,232 193 3077 299 1353 1536 116 NN 4460 731 1279 1067 903 163 172 NN NN 8 4819 10 887 0 352 1851 1669 Total 20,033 4898 4782 5527 The TAZs located in the proposed Primary Trade Area (PTA) represent: • 20,033 persons residing in the area in 2030 living in 9,680 single - family and multi - family dwelling units; the new PTA population of 20,033 persons repre- sents 15.07 percent of North Collier's forecasted population of 132,872: and • The 5,527 jobs for the PTA represent 7.82 percent of North Collier's employment total of 70,614 forecasted to have jobs in North Collier in 2030. Forecasts of jobs by SIC categories likely to change the employment demograph- ics of the Primary Trade Area (PTA) are of interest. Industrial employment, essentially manufacturing jobs, will be concentrated geographically just south of the PTA in the ex- isting J & C Industrial Park. Commercial employment, essentially retail jobs, will likely be concentrated in existing or expanded community shopping centers along the Airport Road and Vanderbilt Beach Road corridors. Generally, the 2030 forecast of 3,849 service workers -- employed in the office- rich SIC categories of communications, finance, insurance, and real estate -- cannot be accommodated presently in established, conventional office environments existing at the time of this writing. Presently, service workers employed in the general area surrounding the PTA are housed, in part, within facilities located in the area's community shopping facilities, like the Galleria, Venetian Plaza, Fountain Park. and the NaplesWalk Center located at the intersection of Airport- Pulling Road (CR -31) and Vanderbilt Beach Road (CR -862) and described in Section 11 (see page 11 -2). J Market - Conditions Study Italian - American Club Office Space Analysis -Page III -17 A previous calculation of office space utilization in Collier County (see page III - 8) estimated that 237 square feet of Ieaseable space per employee are needed to accom- modate the space needs of the average office worker. If that method of calculating the space needed to accommodate office workers is applied to 45 percent of the 3,849 em- ployees in service occupations (see Table 3.10) that the MPO predicts will be employed in the Primary Trade Area (PTA) -- a net total of 410,496 square feet of office space will be required for PTA service occupations alone in 2030. Table 3.17 below provides a forecast of employment in the proposed Primary Trade Area. Table 3.17 Estimated Employment by Standard Industrial Category (SIC) in 2030 Primary Trade Area (PTA) TAZ Total Employment Services Commercial Industrial Number (SIC I - 99) (SIC 40 -49 60- 99)(SIC51 59) (SIC 20-39) 113 1536 1088 422 26 114 1067 691 338 38 116 903 719 37 147 163 352 240 49 63 172 1669 1111 485 73 Total 5527 3849 1331 347 Source: 2030 Long Range Transportation Plan Update: zdata txt File Summary of Findings • Substantial increases in population and employment in urban Collier County will lead to groxvth in office -space utilization. • Historic population and employment growth rates demonstrate a steadily increas- ing rate of available space utilization of new and existing office structures. and the North Collier area is accelerating utilization of available office space along the Airport Road corridor. • Estimates of future job growth in Collier County and the North Collier area document that notable increases are evident in employment groups that are tradi- tional users of office space, e.g. Transportation/ Communications /Utilities (SIC 40 -49), Finance/ Insurance /Real Estate (SIC 60 -67), Services (SIC 70 -89), and Government (SIC 91 -97). • By 2010, North Collier's 8,705 office - building users will represent 27.22 percent of the 31,977 employees calculated to be housed in all of Collier County's office buildings in 2010. This increase of 1.44 percentage points in North Collier's share of office jobs over 10 years represents one out of every four office workers em- ployed in Collier County. =A Market - Conditions Study Italian- American Club Office Space Analysis -Page III -18 • The steady escalation of demand for office - building space in North Collier, re- flective of the area's population increases, is leading to a predictable lack of equi- librium between the demand for and supply of available office space along the Airport Road corridor. • Office space needed to accommodate workers in service occupations that the MPO forecasts will be employed in the PTA will require that a total of approxi- mately 410,496 square feet of freestanding off ce space will be required to ac- commodate future service workers only. Section IV provides Study conclusions and recommendations. Section V is an Appendix providing other documentation noted as "appended" throughout this Study's narrative. 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Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix it Market- Conditions Study Italian American Club Office Space Analysis -Page IV -1 SUMMARY OF FINDINGS 1. The steady escalation of demand for office - building space in North Collier County, reflective of the area's population increases, is leading to an increasing demand for and supply of available office space within a well - defined Primary Trade Area for the proposed Italian - American Club Subdistrict. 2. The visibility and viability of the Italian- American Club site is enhanced signifi- cantly by additional traffic seeking access to the adjacent Headquarters Library and county- government services provided at the North Collier Government Center that gener- ates additional traffic of as many as 12,000 vehicle trips passing by the present location of the Italian- American Club during an average business day, Monday through Friday. 3. Assuming a countywide absorption of 62,563 square feet annually for the period 2000 -2010, a normal 5% vacancy rate may be achieved in 36 months or less for new of- fice buildings located in the Primary Trade Area surrounding the Italian- American Club 4. Office space needed to accommodate workers in service occupations that are forecasted will be employed in the Primary Trade Area by 2030 will require that a total of 410,496 square feet of freestanding office space will be needed to accommodate future service workers only, significantly greater than existing office space availability. RECOMMENDATIONS 1. The expansion plans of Accounting professionals, Financial institutions, Insur- ance carriers, Legal services. Nursing & home - health -care services, Real estate brokers, and Security brokers and other professional services close to the present Italian American Club should be evaluated to encourage their relocation to a highly - visible, free - standing office building at a high - traffic location like the Italian- American Club site. 2. The site also recommends itself as an appropriate site for an array of Conditional Uses: Schools, Recreational facilities, Social and Fraternal organizations, Day care cen- ters, and Convalescent and Rehabilitation centers. 3. A plan should be developed that will, at a minimum, anticipate the response(s) of those living in adjacent neighborhoods to proposed commercial development on the Ital- ian- American Club site, and address neighborhood concerns likely to be expressed at public hearings held to consider a future zoning application. 4. Special attention should be given to the professional service needs of residents of The Carlisle, an upscale retirement community adjacent to the Italian- American Club site, that would be well served by a cadre of accounting, financial, insurance, legal, and other professionals located in an easily- accessible office building next door to them. Italian American Office Center Market - Conditions Study Table of Contents Tab 1. Market Conditions 2. Commercial Land Uses 3. Office Space Location Analysis 4. Summary of Findings & Recommendations 5. Appendix Exhibit Existing Commercial Land Use Inventory: North Naples Planning Community District 2007 N .T C6 CQ C1 Ln U u �� _3 U 3 1 C Q Z C 2 O O O O 0 O O � c m Q N m m r n M M D a m m N N m m m rn M i H m m m m 3 m m n N Q m n O N "' m O m m m N C C C C G O r N m r C M C M C C r O N m U r U U U U n N m Q lD U M V O V U m O O Q m m m m m N N N N m m m m N M > O > > >> 0 0 0 o O O> o> 0 >> 0 0 0 0 r O O M N M m m O M N (D C) N r m m N C) N O O o o O O o O o O O O (D C) p o o C) (D O p 0 0 o O o O 0 o O o 0 0 0 0 O o O o 0 0 0 0 o 0 0 0 0 0 0 o O o 0 o O O o 0 0 0 0 0 Q m O Q m N Q m N 0 O Q m O N m O Q m Q O lD m 0 0 0 O O 0 O O O O O O O O r �- n r r r r r n r r n r r n n r r n r n n r Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q N N N N N N N N N N N N N N N N N N N N N m m m m m m c0 r m m Q r M ID m m m O N M M �D Q �D M N Q M m r O O O O O o .- O O 0 0 0 O 0 O 0 0 O O O 0 r Q Q Q Q Q v Q Q Q Q Q Q Q v Q Q Q Q Q Q v U U U U U U U U U U U U U V U U U U U U V _O M o 0 0 0 0 0 CO o Q W C M C C C C r O O m O C O C O G C M m m m U M U U U U m cD O 01 N Q U U � V U N m m m m m m N Q M m N m N m m m M M r ID O O O O O m m N O � O O O m O > O > � (Y N O 3 N m N Q o N .6 '- N N C- m r N N Q n N M Q N r O � n •- �- `- N N N N N N U N •- •- n � N N N j O O O O O O O O O O O O O O O O O O O O .- .- .-- — — - N N N N N N m m m m m m m m m m m m m m m m m m m m m C C c C c c C C C C C c C C c C C c c c C Ul 1/1 1A N N N N U) N N N N N 0 N N N N N N N O O O O O O O O O O O O O O O O O O O O O L L L L L L L L L L L L L t L .0 L L L L L W (n U) m m U) U) m m w m U) U) v; a U) m U) U) U) m m m m _m m m m _m _m m _m _m m m _m m m _m m m m C C C C C c c C C c C C C c c c C C C c c O O O O O O O O O O O O O O O O O O O O O M m m CO m m CO in CO CO m CO m m m m m m CO m CO m m m m m m m m m m m m m m m m m m m m m .� m N m u) � m N t0 � — t � � t ) u) ��� M V) �) N M N � � m � N M N N� U') N V �Lr) N N 'i. 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C C C C c o C C C C C C o o O C c c c c c c3 o c c c c c c c 0 (n U) (n In w V) U) U) U) (n (n rn r U) r r r r r r r r r r r r r r r m m m m O O O m O m O m O m m v) (n v) (n In (D In In In (n In In (n N N N N . N N N N N N N . N O O oo M O M M w co (O a0 M c0 W co Q Q Q Q Q Q Q Q Q V Q Q Q Q Q m O o 0 o O O o O O o cD O o O O o N N N N N N N N N N N N N N N Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 0) M M O O O Q U O O u) N O O O O co N m r I N Q ti r_ LO m N N O C; Z 3 m rn Q V (D (D � N a r n m rn r n M I c D m C J U N r a 1] N O m > N � N Q O N _ tf) A N O �! Z U) Q Q m— m Q cD m m O O a0 C M 10 O O U N 9 N O V O O O > O O O � 07 @ O 0 0 O N m O O O � n O O r O (O 0 0 o N Q OJ c0 r r r r r r r m O (D !D a Q Q v co Q V N N 0 D a N m _N O (D N N N II OZ) Q T N _ N :0 N � O CO Z V Z U) r w M 0 M cc ca m r a M M M co U U U U (O (D O V N m m m r O r O Q m N O M O O N N N O O O 0 0 0 O � O O m N m r r r r r r r r N N N N N N N N m m O7 z Q Q Q Q I M M M M Q N N N N Z Z Z Z 3 Z Z Z Z 0 _C LL Q7 Q Z L O Z L O C C N VI D Z1 C @ J @ U N C E U r- C) C) N n W V N (O Cl) O V m ) O N N N N .ZZZ7 (D M O O O O O O O N O O M O L Q Q v '- n n r n N O � N U) .0 o m a0 O M M Q Q Q Q Q r (D N N Q (O Q V V Q O O O O O (D to O N a s O O t0 N C) O O O O O O O O O D O O O 0 0 o 0 0 O n (n M M (n M M (D M N N Q M r n W) m (D o o (o O M 1 M M (O co ao M Q) n (D M O Q r (D N N Q (O Q V V Q O V F U U U U a s U r (p @ @ @ @ @ @ r. co c) > > > > > > O O O O (p > O @ @ @ 0 0 0 > > > 0 0 O O Q] O N try 0 o Q v) m m N N n n ED) O 0 N M aD O> (D (O (O w O O O O O N (D .Q N c) O M O M O O O O O O O O 0 0 M D N r O O O O O o O 0 0 O O O O O O O O O N N N O O O O O 0 0 o O O O O O N N n n n n n n n n N N N N N N N N M M M w Q Q c v Q o Q c O N N N N Z z Z z z z z z (n r N J U (o @ F- 0 O :D D a a N N N N m � a� m U U @ @ L L O O O O U U (D (D n n N � N N Q Q !6 O N N � z z iA 0 N m N N M N N LO N ry p CO Z O It z CA O M rn N (n N �a (D C N L Z z v (O O 0 O O M O M n O M N (O Q O O O O M N N (O O C O O (D O N D D :D a a a a a 2 n a a a O C C C C C C M M 1p M O V U U U U U O n n tD > > > > > > Q M O n O O O O N O M M C) o a J N O Y C O O o ° @ � E U u 'c E 2 c o n Cr p' 0 o U o o O O D (D @ E E O � N C O U ° ° LL o n r J E M N @ C o @ 01 M r O } c c m U lT O J N t U t0 C C C C C @ L E E E E m Z s x x O � E° E E E 00 0 0 0 0 m U o U U U ✓( N N N Z [r O N N N @ @ @ @ S 2 S L� L L L N N p) m C — > 2 ? ? ? O ¢) O O O L ff C cr U U cc U U U M M M M M M M M M M (0 m rn rn m rn rn m rn m rn rn (V N N N N (V N N N N N N N N N N N N N N N N (n (n u) w In U) v) (n N N N N N N N N N N N M M M M D M M M m M M Q Q Q Q Q Q Q Q Q Q Q n n n r n n n n n r n `C N N N N N N N N N N N � Z Z Z Z Z Z Z Z Z Z Z z z z z z z z z z z z v D) U I? � O O F- LY G O L) > O n 0 0 M D M 0 N L U Ul E a C') N N co Q M p N Z A Z !%, Q (D o 0 0 0 o (D 0 (O o M I n Q Q o O O O O O O O O N Q Q Q Q Q Q Q Q Q O r Q o m M O n c c c f M C) U U U M (O O D @ @ @ Q (O O O O O n O N M Q (O n M U M M M M M N N o o 0 0 0 0 0 0 N N rn N N V) N N o o o 0 0 0 0 o a) a) N N N N Q) U) E E E E E E E E a a a a a a a a M M M M CO M M M m rn m m rn rn rn m N N N N N N N N N N N N N N N N (n (n (n (n (n (n v) (n N N N N N N N N M M M M M (o M M Q Q Q Q Q Q Q Q m rn rn rn rn rn rn rn rn p N N N N N N N N Z Z Z Z Z Z z z z z z z z z z z (n 0 d M O N C LL Q (D Z L � Z n_ N U O U m m N 6) U m d n O I N ` @ u O C > C M � rn � .a N C N (d J (6 n U_ N m E E M o Q U ti 0 0 N O M Z z -:A-- M Q) n (D M O Q r (D N N Q (O d) @ @ O Q (O I'- m m @ N [O cO M N M Q O U U J U U U O O U o O n U U U N M N N r (D r (p @ @ @ @ @ @ r. co c) > > > > > > O O O O (p > O @ @ @ 0 0 0 > > > 0 0 O O Q] [6 M O n O M a) r M M O N r M (n (D c) o a O N (D .Q N c) O M O M O O O O O O O O 0 0 O N O c) N Q N O O o O O O O o O 0 0 O O O O O O O O O O O O O O N O O O O O O 0 0 0 O O (n (O M N o O Q M Q N O () (n (n O o o .n .n (D 0 M to (n (D (D (D M n O O O 0 O O (n n (D (D (D O O (n a) n n n M M M M M N U) (D (D O r- - n n n c) (n (n N O N .- �- (O (n (O N (O (O (O O 6) O O m (D n O r n n tD fD (D O N N c0 N N N v) (D N (O In (O N (n (n (D (D (O (D (D (D (D (D (D (O O 0 O O M O M n O M N (O Q O O O O M N N (O O C O O (D O N D D :D a a a a a 2 n a a a O C C C C C C M M 1p M O V U U U U U O n n tD > > > > > > Q M O n O O O O N O M M C) o a J N O Y C O O o ° @ � E U u 'c E 2 c o n Cr p' 0 o U o o O O D (D @ E E O � N C O U ° ° LL o n r J E M N @ C o @ 01 M r O } c c m U lT O J N t U t0 C C C C C @ L E E E E m Z s x x O � E° E E E 00 0 0 0 0 m U o U U U ✓( N N N Z [r O N N N @ @ @ @ S 2 S L� L L L N N p) m C — > 2 ? ? ? O ¢) O O O L ff C cr U U cc U U U M M M M M M M M M M (0 m rn rn m rn rn m rn m rn rn (V N N N N (V N N N N N N N N N N N N N N N N (n (n u) w In U) v) (n N N N N N N N N N N N M M M M D M M M m M M Q Q Q Q Q Q Q Q Q Q Q n n n r n n n n n r n `C N N N N N N N N N N N � Z Z Z Z Z Z Z Z Z Z Z z z z z z z z z z z z v D) U I? � O O F- LY G O L) > O n 0 0 M D M 0 N L U Ul E a C') N N co Q M p N Z A Z !%, Q (D o 0 0 0 o (D 0 (O o M I n Q Q o O O O O O O O O N Q Q Q Q Q Q Q Q Q O r Q o m M O n c c c f M C) U U U M (O O D @ @ @ Q (O O O O O n O N M Q (O n M U M M M M M N N o o 0 0 0 0 0 0 N N rn N N V) N N o o o 0 0 0 0 o a) a) N N N N Q) U) E E E E E E E E a a a a a a a a M M M M CO M M M m rn m m rn rn rn m N N N N N N N N N N N N N N N N (n (n (n (n (n (n v) (n N N N N N N N N M M M M M (o M M Q Q Q Q Q Q Q Q m rn rn rn rn rn rn rn rn p N N N N N N N N Z Z Z Z Z Z z z z z z z z z z z (n 0 d M O N C LL Q (D Z L � Z n_ N U O U m m N 6) U m d n O I N ` @ u O C > C M � rn � .a N C N (d J (6 n U_ N m E E M o Q U ti 0 0 N O M Z z m O O M D r O m M v D c 0 0 V M r O m v O O r O tD O O o m 0 0 m m N W O r N w v O � N m U m M U m 2 O N � m U O O O U U .' 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OI C: 0 O> > > m m m 07 N m (0 (0 (0 f0 f6 (0 m O V m ED m m m m m C C C Q a a C G C C C C O O a X .1 CL v u v a`� p v@ u U u u m m o ai J x N m ? m ._ p o - - - -- - - c c n O L1J C C L N N N (0 0 0 U/ N N 6 N N ° °� (6 C Q7 m N a a a 0. a a Z 0 M M M M N N N N M M M M M M M M — — — — Q @ � m J � O N � T � tD tD tD tD N tD tD to tD . to tD tD tD N N tD N to v -Q N N N N N N N N N N N N N N N N N N to N N N" Q1 C N oci J m m m m m m m m m m m m m m m m m m m m m En Q N a'V T Q c o0 E Q co E O H O a) U Q (o m r 0 ; ;n o O1 m io c LL U) a) CL m Z L 0 z O C aJ C CD a C m J m 2 aD E E 0 U ti C) Co N 2007 INDUSTRIAL INVENTORY SUMMARY 5,152,761 NORTH NAPLES (NN) PLANNING COMMUNITY DISTRICT SQUARE FEET ACREAGE TOTAL BUILDING SQUARE FEET - 2007 5,137,747 TOTAL BUILDING SQUARE FEET - 2005 4,947,652 TOTAL BUILDING SQUARE FEET - 2003 4,703,011 TOTAL BUILDING SQUARE FEET - 2001 4,291,596 SQUARE FOOT (SF) INCREASE - 1996 -2001 669,612 751.00 TOTAL BUILDING SQUARE FEET - 1996 (Adjusted) 3,621,984 752.00 TOTAL ACREAGE - 1996 (Adjusted) 745.00 TOTAL ACREAGE - 2001 746.00 TOTAL ACREAGE - 2003 722.00 TOTAL ACREAGE - 2005 2007 TOTAL SF 797.12 TOTAL ACREAGE - 2007 29,853 795.46 Land Uses within Industrial Zoned Properties 2007 TOTAL SF 2007 TOTAL ACRES RESIDENTIAL LAND USES 29,853 10.47 COMMERCIAL CONDO LAND USE 257,841 36.44 COMMERCIAL LAND USES 601,820 65.97 VACANT INDUSTRIAL LAND USE 0 86.25 INDUSTRIAL LAND USES 4,210,113 395.26 INSTITUTIONAL LAND USES 7,320 0.81 GOVERNMENT OFFICE LAND USES 23,796 150.52 UTILITIES 7,004 1374 URBAN ESTATES (UE) PLANNING COMMUNITY DISTRICT TOTAL BUILDING SQUARE FEET - 2007 15,014 TOTAL BUILDING SQUARE FEET - 2005 18,434 TOTAL BUILDING SQUARE FEET - 2003 0 TOTAL BUILDING SQUARE FEET - 2001 0 TOTAL BUILDING SQUARE FEET - 1996 (Adjusted) 0 SQUARE FOOT (SF) INCREASE - 1996 -2001 0 TOTAL ACREAGE - 1996 (Adjusted) 6.00 M TOTAL ACREAGE - 2001 6.00 TOTAL ACREAGE - 2003 12.00 TOTAL ACREAGE - 2005 25.26 TOTAL ACREAGE - 2007 14.18 Land Uses within Industrial Zoned Properties /NN 2007 TOTAL SF 2007 TOTAL ACRES RESIDENTIAL LAND USES 0 0.00 COMMERCIAL CONDO LAND USE 0 000 COMMERCIAL LAND USES 15,014 1418 VACANT INDUSTRIAL LAND USE 0 0.00 INDUSTRIAL LAND USES 0 0.00 INSTITUTIONAL LAND USES 0 0.00 GOVERNMENT OFFICE LAND USES 0 0.00 UTILITIES 0 0.00 NORTH COLLIER PLANNING COMMUNITIES (NN and UE) TOTAL BUILDING SQUARE FEET - 2007 5,152,761 TOTAL BUILDING SQUARE FEET - 2005 4,966,086 TOTAL BUILDING SQUARE FEET - 2003 4.703,011 TOTAL BUILDING SQUARE FEET - 2001 4,291,596 SQUARE FOOT (SF) INCREASE - 1996 -2001 669,612 TOTAL BUILDING SQUARE FEET - 1996 (Adjusted) 3,621,984 TOTAL ACREAGE - 1996 (Adjusted) 751.00 TOTAL ACREAGE - 2001 752.00 TOTAL ACREAGE - 2003 734.00 TOTAL ACREAGE - 2005 822.38 TOTAL ACREAGE - 2007 809.64 Land Uses within Industrial Zoned Properties 2007 TOTAL SF 2007 TOTAL ACRES RESIDENTIAL LAND USES 29,853 10.47 COMMERCIAL CONDO LAND USE 257,841 36.44 COMMERCIAL LAND USES 616,834 80.15 VACANT INDUSTRIAL LAND USE 0 86.25 INDUSTRIAL LAND USES 4,210,113 395.26 INSTITUTIONAL LAND USES 7,320 0.81 OVERNMENT OFFICE LAND USES 23,796 150.52 JTILITIES 7,004 13.74 TRANSPORTATION CONSULTANTS, INC. r TRAFFIC IMPACT STATEMENT FOR ITALIAN AMERICAN PLAZA AND CLUBHOUSE DISTRICT & AIRPORT ROAD /ORANGE BLOSSOM COMMERCIAL SUBDISTRICT - GROWTH MANAGEMENT PLAN AMENDMENTS (PROJECT NO. 0602.16-10 & 0807.01) PREPARED BY: TR Transportation Consultants, Inc. 13881 Plantation Road, Suite I1 Fort Myers, Florida 33912 -4339 Certificate of Authorization #27003 239- 278 -3090 Revised: July 21, 2008 TRANSPORTATION CONSULTANTS, INC. CONTENTS 1. INTRODUCTION U. EXISTING CONDITIONS III. PROPOSED DEVELOPMENT IV. TRIP GENERATION V. TRIP DISTRIBUTION VI. FUTURE TRAFFIC CONDITIONS VII. PROJECTED CONSISTENCY AND IMPROVEMENTS VIII. CONCLUSION TRANSPORTATION CONSULTANTS, INC. 1. INTRODUCTION TR Transportation Consultants, Inc. has conducted a combined traffic impact statement for the proposed Growth Management Plan Amendments located in the southwest corner of the Airport Road /Orange Blossom Drive intersection in Collier County, Florida. This report has been completed in compliance with the guidelines established by the Collier County Transportation Planning Division for developments seeking approval for a Growth Management Plan Amendment. The location of the subject parcels is illustrated on Figure 1. The proposed Growth Management Plan Amendments would modify the existing land use designations on each subject site to allow a combined total of 94,000 square feet of commercial floor area between the two subject parcels. This report examines the impact - of the Amendments on the surrounding roadways. Trip generation and assignments to the area intersections will be completed and analysis conducted to determine the impacts of the developments on the surrounding intersections. II. EXISTING CONDITIONS The two (2) subject parcels, referred to as the "Italian American Plaza and Clubhouse District" in addition to the "Airport Road /Orange Blossom Commercial Subdistrict ", are neighboring 5 -acre parcels located within the Urban Residential Subdistrict which allows for the development of three (3) dwelling units per acre. However, rather than residential uses, the northern 5 -acre site has housed the Naples Chapter of the Italian American Club for the last 30 years. The existing Italian American Club facility accommodates anywhere from 200 to 375 members. As a part of the proposed plan amendment, the existing facility will be razed in order to make way for the construction of the proposed Italian American Plaza and Clubhouse District. The southern 5 -acre parcel is currently vacantland. Page I N 4 ml sit 0 1 . : 'rj" , -i I Jil wy if irs— c—r __11110 t 11 aw 1 s A to T J g; 4 i i'lmo ojg;,X1_DL_ --l.k, 'NJ.S. f Yy ky 11117 JD1 -0 loo- -- --- ----- - W(AN r,'ARSH Rd LAKES Gahm. D, co J 4�1ka Rd A IN, Vag Be 1_;,AGEC Rd ji 8 y C 'jkd [Ax, kill (Nd (�"V t VILIAff All �v' v ct,., rl" Ni-55.4, p_­ U Ite 141 ITALIAN AMERICAN I ROAD/ CLUB SITE *1P �k OR U4 ANGE BLOSSOM, cal, :COMM ERC IAL M't'.5N" D, F SUBDISTRICT p -1 2- r, pf rp, JI o1i 71 177 P JAWA ------ C( i i Z11 ig Oil i r�4 WOODS xx� ­p Of I D, I Z RD 5 5 - 'J'w rt F. I AV Kolwqp, s1gIW Dr DWI Q PIS A, R NES)l LAOS y .-F F, �v -5 ;,§ h"O. Lit E j 1 x La Vt A 14, D, sqmabas TRANSPORTATION SITE LOCATION MAP CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 1 4 Gs t i 131 OAY N 4 ml sit 0 1 . : 'rj" , -i I Jil wy if irs— c—r __11110 t 11 aw 1 s A to T J g; 4 i i'lmo ojg;,X1_DL_ --l.k, 'NJ.S. f Yy ky 11117 JD1 -0 loo- -- --- ----- - W(AN r,'ARSH Rd LAKES Gahm. D, co J 4�1ka Rd A IN, Vag Be 1_;,AGEC Rd ji 8 y C 'jkd [Ax, kill (Nd (�"V t VILIAff All �v' v ct,., rl" Ni-55.4, p_­ U Ite 141 ITALIAN AMERICAN I ROAD/ CLUB SITE *1P �k OR U4 ANGE BLOSSOM, cal, :COMM ERC IAL M't'.5N" D, F SUBDISTRICT p -1 2- r, pf rp, JI o1i 71 177 P JAWA ------ C( i i Z11 ig Oil i r�4 WOODS xx� ­p Of I D, I Z RD 5 5 - 'J'w rt F. I AV Kolwqp, s1gIW Dr DWI Q PIS A, R NES)l LAOS y .-F F, �v -5 ;,§ h"O. Lit E j 1 x La Vt A 14, D, sqmabas TRANSPORTATION SITE LOCATION MAP CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 1 m m TRANSPORTATION CONSULTANTS, INC. Orange Blossom Drive is an east/west two -lane roadway to the north of the subject parcels. The intersection of Orange Blossom Drive and Airport - Pulling Road allows full turning movements under signalized conditions. The existing site access driveway for the Italian American Club will be moved to the western boundary of the site as a part of the proposed development. Full turning movements will be permitted at this location upon the completion of the proposed developments. Orange Blossom Drive has a Level of Service Standard of LOS "D ", or 920 vehicles to the east of Airport- Pulling Road and 850 vehicles to the west of Airport - Pulling Road. Airport - Pulling Road is a nortli/south six -lane arterial roadway that borders the subject parcels to the east. Airport - Pulling Road's intersection with Orange Blossom Drive currently provides full turning movements operating under signalized conditions. A right - in/right -out driveway will be constructed to Airport Pulling Road as a part of the proposed Growth Management Plan Amendments. Airport - Pulling Road has a Level of - Service Standard of LOS "E ", or 3,970 vehicles, along the frontage of the subject parcels. In order to gain a better understanding of the traffic conditions in the vicinity of the subject developments, AM and PM peak hour turning movement counts were performed at the intersection of Orange Blossom Drive and Airport - Pulling Road. This turning movement count was adjusted for peak season conditions in accordance with the information contained within the 2006 FDOT Traffic Information CD. Figure 2 indicates the resultant 2008 peak season turning movements at the subject intersection. 11I. PROPOSED DEVELOPMENT' The subject parcels are two (2) neighboring 5 -acre parcels within the Urban Residential Subdistrict. As such, they could be developed with a maximum of three (3) dwelling units per acre, or a total of 15 multi- family dwelling units per site. However, it should be noted that the Italian American Club site already consists of the existing 200 to 375 member Italian American Club chapter. Table I indicates the uses that could be constructed on the subject site in accordance with the current Growth Management Plan designation. -- Page 3 TRANSPORTATION 2008 PEAK SEASON TURNING MOVEMENTS �( CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 2 TRANSPORTATION CONSULTANTS, INC. r Table 1 Existing Allowable Use Italian American Plaza and Clubhouse District & Airport Road /Orange Blossom Commercial Subdistrict Land Use Allowable Intensi. Multi- Family 30 total dwelling units As a part of this submittal, the Growth Management Plan Amendment for the 5 -acre Italian American Club site will approve a maximtun of 54,000 square feet of floor area. More specifically, the site will consist of a 20,000 square foot Italian American Club Chapter in addition to 34,000 square feet of commercial uses. The proposed Growth Management Plan Amendment on the Airport Road/Orange Blossom Commercial Subdistrict will allow a maximum of 40,000 square feet of commercial floor area on the 5 -acre subject site. In order to perform a worst case analysis in relation to the proposed Growth Management Plan Amendments, the subject parcels were analyzed based on the uses indicated within Table 2. Table 2 Proposed Maximum Intensities Italian American Plaza and Clubhouse District & Airnnrt Rnnd / Orange Rlassnm Commercial Subdistrict Parcel Land Use Size Italian American Plaza and Clubhouse District Italian American Club 20,000 square feet General Office 22,590s_ quare feet Medical Office 7,500 square feet Drive -in Bank 4,000 square feet Total Floor Area 54,000 square feet Airport Road /Orange Blossom Commercial Subdistrict General Office 6,000 square feet - Office 30,000 square feet __Medical Drive -In Bank 4,000 square feet Total Floor Area 40,000 square feet The Developer's of both subject parcels have agreed to provide vehicular interconnection between the two (2) sites in order to limit the required access points and provide better on -site traffic circulation. As such, a lull site access driveway is shown to Orange Blossom Road along the western boundary of the Italian American Club site, and a right- Page S T F-,�.`\P,'� DOR TAT 10N (,.ONSUi_FANTS, INC. in /right -out access driveway is shown to Airport Pulling Road on the Airport Road /Orange Blossom Commercial Subdistrict site. IV. TRIP GENERATION "Trip generation calculations were performed for the existing allowable uses in addition to the proposed uses as a part of the Growth Management Plan Amendments on the site. The resultant trip generation for each use was determined by referencing the Institute of "Transportation Engineer's (ITE) report, titled Trip Generation, 7'h Edition. Land Use Code 230 (Residential Condominium /Townhouse) was utilized for trip generation of the existing allowable uses on the subject parcels. For the Italian American Club site, Land Use Code 591 (Lodge /Fraternal Organization), Land Use Code 710 (General Office Building), Land Use Code 720 (Medical /Dental Office Building), and Land Use Code 912 (Drive -in Bank) were utilized for trip generation purposes. For the Airport Road /Orange Blossom Commercial Subdistrict; Land Use Code 710 (General Office Building), Land Use Code 720 (Medical /Dental Office Building), and Land Use Code 912 (Drive -in Bank) were utilized in order to perform the trip generation calculations. "fable 3 indicates the trip generation of the permitted residential uses on the subject parcels in accordance with the existing Growth Management Plan designation. As the sites are two separate parcels, it was assumed that they could develop as separate residential projects, so trip generation was calculated separately for each parcel based on 15 dwelling units rather than a combined 30 dwelling units. Page 6 -. TRANSPORTATION CONSULTANTS, INC. ■ .5 i Table 3 Existing Allowable Trip Generation Italian American Plaza and Clubhouse District & ,►:,-,..,,-t IJ.,oa /[l, -inns. i2inccnm Cammerri;at V%tAAistrivt Parcel Land Use A.M. Peak Hour P.M. Peak Hour — P.M. Peak Hour- Daily Daily (2 -way) In Out Total In I Opt< Total Italian ,American Site Multi- Family (15 dwelling units) 2 9 11 9 4 13 128 _Club Airport /Orange Blossom Site Multi- Family (15 dwelling units) 2 9 11 9 4 13 128 Total Trips 4 18 - 22 18 _ 8 26 256 Table 4 indicates the trip generation of the proposed Italian American Plaza and Clubhouse District based on the uses listed within Table 2. It should be noted that the average rate was utilized for the PM peak hour calculation for the General Office use and the daily calculation for the Medical Office use. Table 4 Italian American Plaza and Clubhouse District Prnnnced Maximum Trin Generation Table 5 indicates the trip generation of the proposed Airport Road /Orange Blossom Commercial Subdistrict in accordance with the uses listed within "Fable 2. It should be noted that the average rate was utilized for the PM peak hour trip generation calculation of the General Office use and the daily calculation of the Medical Office use. Page 7 A.Ib1. Peek Hour P.M. Peak Hour — Daily Land Use (2-H'ay) In Out '1'otat In Out Total. Lodge /Fraternal Organization 3 3 6 9 9 18 174 (20,000 sq. ft.) — ..... General Office - -- 50 7 57 6 28 34 424 (22,500 sq. ft-) _ Medical Office 15 4 19 8 20 28 270 (7,500 sq. ft.) Drive -in Bank 28 21 49 91 92 183 986 (4,000 sq. ft.) Total Trips 96 35 131 114 1 149 1 263 _1,854 Table 5 indicates the trip generation of the proposed Airport Road /Orange Blossom Commercial Subdistrict in accordance with the uses listed within "Fable 2. It should be noted that the average rate was utilized for the PM peak hour trip generation calculation of the General Office use and the daily calculation of the Medical Office use. Page 7 TRANSPORTATION CONSULTANTS, INC. r � Table 5 Airport Road /Orange Blossom Commercial Subdistrict D, ncn� 1Navimnm 'Trin C.enerntinn - A.M. Peak Hour P.M. Peak Dour Daily Land Use (2- way) -in - Out Total In Out Total <. General Office 17 3 20 2 7 9 152 (6,000 sq. ti.) Medical Office 59 15 74 28 75 103 1,084 (30,000 sq. ft.) _ - -- Drive -In Bank 28 21 49 91 92 183 986 (4,000 sq. ft.) Total Trips 104 _ 39 _l 43 1 121 174 295 2,222 1TE estimates that a comparable Drive -in Bank use, such as those proposed on the two subject sites, may attract a significant amount of its traffic from vehicles already traveling the adjoining roadway system. This traffic, called "pass -by" traffic, reduces the development's overall impact on the surrounding roadway system but does not decrease the actual driveway volumes. Collier County allows a maximum "pass -by" traffic reduction of 50% for bank uses. Table 6 summarizes the pass -by reduction. Table 7 summarizes the Italian American Club development traffic and the breakdown between the total proiect trips and the net new trips the development is anticipated to generate after the pass -by reduction is applied. It should be noted that the driveway volumes are not reduced as a result of the "pass -by'' reduction, only the traffic added to the surrounding streets and intersections. Table 8 reflects the 50% pass -by reduction for the Airport Road /Orange Blossom Commercial Subdistrict. Table 6 Pass -by Trip Reduction Factor Proposed Growth Manar-ement Plan Amendments Land, Use Percentage Trip Reduction Drive -In Bank 50% Page 8 TRANSPORTATION CONSULTANTS, INC. 0 Table 7 Trip Generation — New Trips It-di-in American Plaza and Clubhouse District Table 8 Trip Generation — New Trips A:, -r,nrt Printi /Orknoe Rlncsnm C..nmmercial Subdistrict Weekday AM Peek Hour W�e�3a� PM Peak our Davy Land Use Daily Land Use C2 =way) In Out Total ; Q!>n., 4ut, , Total, Total Trips 104 39 jn 121_ 174 - 295 2,222 L css Bank Pass -by - l 2 Total Trips 96 35 131 114 149 263 1,854 Less Bank Pass -by -12 -12 -24 -46 -46 -92 -493 (50% of Bank Trips) 119 75 128 203 1,729 (-Total Trips - Pass -by _[: New Traffic 84 23 107 68 ] 03 171 1,361 ('Dotal Trips - pass -bY Traffic) Table 8 Trip Generation — New Trips A:, -r,nrt Printi /Orknoe Rlncsnm C..nmmercial Subdistrict V. TRIP DISTRIBUTION The total trips generated as a result of the proposed Growth Management Plan Amendments indicated within Tables 4 & 5 were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. Additionally, these trips were assigned to the site access driveways and the Airport - Pulling Road /Orange Blossom Drive intersection based on the anticipated traffic patterns available as a result of the proposed access configuration. The resultant site traffic assignment and distribution of the Italian American Plaza and Clubhouse District is indicated in Figure 3. Additionally, Figure 4 reflects the site traffic assignment and distribution of the Airport Road /Orange Blossom Commercial Subdistrict. Page 9 Weekday AM Peak Hour Weekday PM PeA R6.qr Daily Land Use C2 =way) In Out Total ; _ , in . 4ut, , Total, Total Trips 104 39 143 121_ 174 - 295 2,222 L css Bank Pass -by - l 2 -12 -24 -46 -46 -92 -493 (50% of Qank Trips) New Traffic 92 27 119 75 128 203 1,729 (-Total Trips - Pass -by _[: V. TRIP DISTRIBUTION The total trips generated as a result of the proposed Growth Management Plan Amendments indicated within Tables 4 & 5 were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. Additionally, these trips were assigned to the site access driveways and the Airport - Pulling Road /Orange Blossom Drive intersection based on the anticipated traffic patterns available as a result of the proposed access configuration. The resultant site traffic assignment and distribution of the Italian American Plaza and Clubhouse District is indicated in Figure 3. Additionally, Figure 4 reflects the site traffic assignment and distribution of the Airport Road /Orange Blossom Commercial Subdistrict. Page 9 TRANSPORTATION CONSULTANTS, INC. M; 0 Vl. FUTURE TRAFFIC CONDITIONS In order to determine which roadway segments surrounding the site will be significantly impacted as a result of each proposed Growth Management Plan Amendment, Tables A- 1 & A -2, contained in the Appendix, were created. Table A -1 indicates which roadway links will accommodate an amount of project traffic greater than the 2 % -2 % -3% Significance "Test due to the Italian American Plaza and Clubhouse District. Table A -2 reflects which roadway links will be significantly impacted as a result of the Airport Road /Orange Blossom Commercial Subdistrict. The new traffic generated as a result of each parcel was compared with the corrected 10- month Level of Service Standard for Peak ]lour — Peak Direction traffic conditions in order to determine the project impact percentage. Based on the information contained within Tables A- ] and A -2, only Orange Blossom Drive between Goodlette -Frank Road and Airport Road is shown to sustain a significant impact as a result of the Italian American Plaza and Clubhouse District. The Airport Road /Orange Blossom Commercial Subdistrict is only expected to have a significant impact on Orange Blossom Road to the west of the site and to the east of Airport Pulling Road in accordance with the Collier County 2 % -2 % -3% Significance Test. Therefore, Level of Service consistency analysis was performed on Airport- Pulling Road and Orange Blossom Drive since the proposed developments access these roadways. In addition to the significant impact criteria, Tables A -] and A -2 also include a buildout consistency analysis on the Collier County Roadway network. The Collier County TIS Guidelines require analysis of the adjacent roadway network based on the five (5) year planning window. Wherefore, it was necessary to analyze the surrounding roadway network based on the 2013 traffic conditions. Page 10 ORANGE BLOSSOM DRIVE - -20 %-► 4-0(0) r 47 (56) (0) 0 (2 3) 19�I f r I 35% N C� Z W E J J a S n- N.T.S. C 0 �O N - -5 rn o (6) 5'1 ♦ 1. ► 5 (5) (52) 12� � � � f -10 %^10. (15)4♦ (1)O° (0) 011 00 ITALIAN AMERICAN CLUB SITE PROPOSED I INTERCONNECTION I �I AIRPORT ROAD/ ORANGE BLOSSOM a COMMERCIAL SUBDISTRICT �J ( 121) co O V LEGEND -4-20 %-► PERCENT DISTRIBUTION f 000 WEEKDAY AM PEAK HOUR TRAFFIC -4-(000) WEEKDAY PM PEAK HOUR TRAFFIC t 355% TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ITALIAN AMERICAN PLAZA & CLUBHOUSE DISTRICT Figure 3 4-()(0) ORANGE BLOSSOM DRIVE 146 (55) 4-15 %♦ (0) 0 ♦ - (18)161 oN I f J 0 + 0 35% CW+ Z D_ F- Of a N.T.S. o! `vo k rn 0 (0) 113 (14) (35)8-* r o 0 (0)0 N1 0 0 ITALIAN AMERICAN CLUB SITE PROPOSED INTERCONNECTION �o AIRPORT ROAD/ ORANGE BLOSSOM COMMERCIAL SUBDISTRICT ( 12 1` M M 1 300% LEGEND ♦20 %-♦ PERCENT DISTRIBUTION -4- 000 WEEKDAY AM PEAK HOUR TRAFFIC r -(000) WEEKDAY PM PEAK HOUR TRAFFIC SITE TRAFFIC ASSIGNMENT TRANSPORTATION AIRPORT ROAD/ ORANGE BLOSSOM DRIVE COMMERCIAL SUBDISTRICT CONSULTANTS, INC. 4 -20 %-► Figure 4 TRANSPORTATION CONSULTANTS, INC. M The total volume indicated within the 2007 Collier County Annual Update Inventory Report (AUIR) reflects the current remaining capacity on the adjacent roadway network. The remaining capacity was subtracted from the 10 -month service volume on each roadway in order to determine the 2007 peak season, peak hour, peak direction traffic volume on the adjacent roadway network. The appropriate annual growth rate for these roadways was taken from the 2007 Collier County Average Daily 'Traffic Report. An example of the calculations to determine the annual growth rates can be found within the Appendix of this report for reference. "These annual growth rates were then used to factor the 2007 peak season, peak hour. peak direction traffic volume to 2013 peak season, peak hour, peak direction background traffic conditions. The resultant 2013 peak season, peak hour, peak direction traffic volume was subtracted from the Level of Service Standard in order to determine the remaining capacity in the year 2013. The project generated traffic was then subtracted from the remaining capacity in order to determine the remaining 2013 capacity after the traffic from both proposed Growth Management Plan Amendments is added to the surrounding roadway network. A summary of the results of the consistency analysis are illustrated within Figure 5 for reference_ VII. PROJECTED CONSISTENCY AND IMPROVEMENTS Based upon the information contained within Table IA and Figure 5, Orange Blossom Drive is shown to fail under the 2013 background traffic conditions. This is a result of an annual growth rate near G% that was utilized to convert the existing traffic to 2013 conditions. In recent years, the traffic volumes on Orange Blossom Drive have actually been declining. Regardless, the Developer's of both Amendments have agreed to participate in the area -wide analysis for the Orange Blossom Drive /Airport- Pulling Road corridor in which specific intersection improvements are being proposed in order to account for the impacts of several projects planned in the vicinity of this intersection. As Page 13 Q O z J a a O a El ORANGE BLOSSOM DRIVE V 279 -( -310) I) ITALIAN AMERICAN CLUB SITE o [ -317] o I PROPOSED o INTERCONNECTION LL AIRPORT ROAD/ ORANGE BLOSSOM (COMMERCIAL SUBDISTRICT LEGEND XXX 2013 PEAK SEASON PEAK HOUR PEAK DIRECTION BACKGROUND REMAINING CAPACITY (XXX) 2013 PEAK SEASON PEAK HOUR PEAK DIRECTION BACKGROUND REMAINING CAPACITY PLUS AM PEAK HOUR PEAK DIRECTION PROJECT TRAFFIC [XXXI 2013 PEAK SEASON PEAK HOUR PEAK DIRECTION BACKGROUND REMAINING CAPACITY PLUS PM PEAK HOUR. PEAK DIRECTION PROJECT TRAFFIC 1,562 (1,501) [1,4851 1,562 (1,505) [1,4911 -209 ( -236) [ -244] TRANSPORTATION 2013 CUMULATIVE CONSISTENCY ANALYSIS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 5 TRANSPORTATION CONSULTANTS, INC. such, the impacts of both Growth Management Plan Amendments will be mitigated appropriately in accordance with the area -wide analysis being performed. Intersection analysis was performed as a result of the added traffic associated with the proposed Growth Management Plan Amendments. Intersection analysis was required at the site access driveways in addition to the site access driveways. In order to perform the required intersection analysis, it was necessary to determine the 2013 background peak hour turning movements at these intersections. Therefore, the background turning movements indicated within Figure 2 were factored by the appropriate annual growth rates over a five (5) year period. The calculation to determine the background turning movements is indicated below: 2013 Turning Movement = (2008 "Turning Movement)* (I+ AGR)(2011 -2008) 2013 Turning Movement = (1,214 veh)* (I -t- 0.0200)t'1 2013 Turning Movement = (11214 veh)* (1.104) 2013 Turning Movement =1,340 vehicles The above illustrated calculation was applied to all of the turning movements indicated within Figure 2 in order to determine the 2013 background turning movements. The resultant 2013 background turning movements are illustrated within Figure G. The site traffic indicated within Figures 3 and 4 was then added to the 2013 background turning movements in order to determine the 2013 buildout turning movements at the area intersections. The resultant 2013 buildout turning movements are indicated within Figure 7. The appropriate lane arrangements and the turning movements indicated within Figure 7 were inputted into the HCS-+ software in order to perform the necessary intersection analysis at the previously mentioned intersections. The lane arrangements utilized in this analysis can be found in graphical format in Figure 8. The results of the intersection capacity analyses can be found within Table 9 below. Page 15 FC,FNF) 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC -4- (000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2013 BACKGROUND TURNING MOVEMENTS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 6 TRANSPORTATION 2013 BUILD -OUT TURNING MOVEMENTS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS F{ 9 ure 7 - ' t TRANSPORTATION LANE ARRANGEMENTS r( CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 8 TRANSPORTATION CONSULTANTS, INC. Table 9 Intersection Analysis Results Italian American Plaza and Clubhouse District & Airnort Road /Orange Blossom Commercial Subdistrict d :4 2013 �QS Ael�r� z { LOS D LOS D LOS D LOS E Airport Rd @ Orange Blossom Dr - (44.1 sec) (48.0 scc) (54.4 sew (60.4 sec) LOS A LOS B WB Left Orange Blossom (9.9 sec) (12.9 sec) LOS C LOS F Dr @ Site Access NB Approach _ (20.4 sec) LOS C 120.0 scc) Airport Rd @ Site Los C EB Right Access (19.3 sec) (49.9 sec) Based on the results of the intersection analysis listed above, the only intersection shown to experience any deficiencies is the site access driveway to Orange Blossom Drive during the PM peak hour. The primary cause for this Level of Service deficiency is the heavy eastbound through vohune on the two -lane Orange Blossom Drive during the PM peak hour. Should the annual traffic volumes continue to decline in this area, this intersection could be shown to filnction acceptably. It is likely that the through volumes on Orange Blossom will continue to decline due to the opening of the six -lane Vanderbilt Beach Road to the north in the near future. Regardless, this deficiency is entirely contained within the subject site, so it will not impact the traffic, on the adjacent street. Furthermore, it is important to note that the subject parcels were analyzed based on a worst case trip generation summary on each parcel. As such, the operations at the intersection will be reviewed at both the re- zoning stage and the Site Development Plan (SDP) phase for the proposed developments when more specific development parameters are available. Should intersection deficiencies still be projected, additional improvements may be required at that time_ Page 19 TRANSPORTATION CONSULTANTS, INC. VIII. CONCLUSION The proposed Growth Management Plan Amendments for the Italian American Plaza and Clubhouse District and the Airport Road /Orange Blossom Commercial Subdistrict developments may result in roadway Level of Service deficiencies along Orange Blossom Drive. However, the Developer's have agreed to participate in the on -going analysis to determine the necessary improvements at the intersection of Airport - Pulling Road and Orange Blossom Drive in order to sufficiently serve the existing traffic and all of the traffic associated with the various planned developments in the area. As such, the Developer's will be required to pay a proportionate share of the improvements set forth for this intersection in order to mitigate the traffic impacts of the proposed projects. Preliminary intersection analysis was performed as a part of this report based on the �- worst case trip generation indicated as a part of this report. 'File only intersection deficiency shown was the northbound approach on the site access driveway to Orange Blossom Drive. This deficiency will be completely contained within the subject parcels, so no impact to the County roadway network is expected. Additionally, the traffic growth in this area is expected to continue to decline due to the future opening of the six - lane Vanderbilt Beach Road to the north as well as the declining traffic that is being experienced Countywide. Regardless, the impacts of these projects to the site access driveways will be reviewed further at the re- zoning and SDP phases when a more specific development scenario is available. "turn lane analysis will be performed in depth at the SDI' phase for the proposed developments. Page 20 On APPENDIX � r du TABLES A -1 & A -2 § us § ( ' / 22 /§ /(§m2w „ ; ; / ®G3 } \ \ k j } Co § B$( [)? \() " $§ §/ �gggg , /© j �\CL \)] /§ „ Gg k� S 9? §y q 0-10 2 <o o . \ \ / a ale «o §§ s �0 K§ ,\ �� 32 Gf R\� \ § / m \ ° qa & ®g W o ) / » k \ \ _ 4IEm 0 Lu \ $ ro IL f / /L)og a 4— \k§ \\ } %) WZ4 < §D „ �nfC, °° ) \ m \]?) %§ \ E !\ 3 3 a { \ ° ® \ \ j ° \ \ —0 ® -6 \ \ \ \ ! \ } 0 0 0 § ) \ § § /(§m2w „ / ®G3 \ k j } Co § §/ �gggg , /© j �\CL k� <o o . \ \ / ale «o §§ s ]} K§ ,\ / � 32 Gf \ § / m \ ° ° ) a o ) m _ 0 j\ \ $ f 3 a m 2 LL Z, §m2m;G „ 3§�);G o 2 § § k �Rt ]2 / k § \ }) m m = §� a 0 < § E <o Z:l k ` k § S� � 0 { � \ \ w 2 i j \ \ � .� } \ § �) U3 ` ' 2 2 ;§fg\\ w §�§( k ., § § 2 2 \ \ j § § , G @ m e oz oz zo k m. \] 50 » f§ J B o ) \ { o 0 m Q �2 §mW ;m } )) q / R m ® © _ § \ § 2 ® , : ) w 2) Cay> ui b w$e� M � a \ ) k k § , ƒ 0 _ 0- \ \ \ \ ( \ \ \ } § \ § IL / } , � \j \\ &� 0 C? \% �4 40 !; \§ 7\ ex \ &§ ° o F- \ \ \ \ z § 3 ( �( 3o ®� « \ \ \ w / ? ? ! tr a & « cc K \ } } - [ j 0 ( \ 0 0 2 LL Z, §m2m;G „ 3§�);G o 2 § § k �Rt ]2 / k § \ }) m m = §� a 0 < § E <o Z:l k ` k § S� � 0 { � \ \ w 2 i j \ \ � .� TURNING MOVEMENT COUNT RESULTS -k TRANSPORTATION CONSULTANTS, INC. DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 7:D0 AM - 9:00 AM worlm ki PEAK HOUR SUMMARY 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS HOUR AIRPORT ROAD ORANGE BLOSSOM ROAD INTER - AIRPORT ROAD & ORANGE BLOSSOM ROAD AIRPORT ROAD & ORANGE BLOSSOM ROAD NORTHBOUND SOUTHBOUND EASTBOUND IF WESTBOUND AIRPORT ROAD AIRPORT ROAD ORANGE BLOSSOM ROAD TOTAL INTER - INTER - 15 MIN NORTHBOUND NORTHBOUND SOUTHBOUND SOUTHBOUND EASTBOUND SECTION WESTBOUND LEFT SECTION BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:00 AM 37 146 26 209 6 248 14 268 9 23 102 134 52 16 11 79 7:15 AM 23 149 17 189 4 236 18 258 10 43 39 92 63 25 15 103 826 7:30 AM 19 150 22 191 11 265 28 304 16 75 43 134 61 28 11 100 F766 7:45 AM 15 153 15 183 11 292 23 326 13 74 35 122 75 38 22 135 8:00 AM 24 196 17 237 7 251 33 291 34 42 43 119 70 49 24 143 8:15 AM 30 163 18 211 2 257 40 299 18 25 54 97 53 39 15 107 8:30 AM 27 155 13 195 15 282 37 334 21 31 33 85 38 50 11 99 713 BA5 AM 33 142 5 180 8 259 34 301 27 30 51 108 41 24 11 76 665 TOTAL: 208 1,254 133 1,595 a 64 2,090 227 2,381 148 343 400 89t 453 269 120 B42 5,709 PEAK HOUR SUMMARY HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS HOUR AIRPORT ROAD ORANGE BLOSSOM ROAD INTER - AIRPORT ROAD & ORANGE BLOSSOM ROAD NORTHBOUND SOUTHBOUND EASTBOUND IF WESTBOUND AIRPORT ROAD ORANGE BLOSSOM ROAD THRU RIGHT TOTAL INTER - THRU RIGHT TOTAL NORTHBOUND TOTAL SOUTHBOUND EASTBOUND WESTBOUND TOTAL SECTION 88 LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL F8:OOAMg 94 598 80 772 32 1,041 83 1,156 48 215 219 482 25t 107 59 417 2,827 81 648 71 800 33 1,044 102 1,179 73 234 160 467 269 140 72 481 2.927 88 662 72 822 31 1,065 124 1,220 81 216 175 472 259 154 72 485 2,999 96 667 63 826 35 1,082 133 1,250 86 172 165 423 236 176 72 484 2,983 114 656 53 823 32 1,049 144 1,225 L 100 128 181 409 202 162 61 425 2,882 PEAK HOUR SUMMARY HOUR AIRPORT ROAD ORANGE BLOSSOM ROAD INTER - BEGIN NORTHBOUND SOUTHBOUND EASTBOUND IF WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:30AM 88 662 72 822 31 1,065 124 1,220 81 216 175 472 259 154 72 485 2,999 TRANSPORTATION CONSULTANTS, INC. 366 4—+ 81 J 28% 111111111111111110 216 ly 472 175 NJ Note: Percents ( %) represent movement volumes divided by the total intersection traffic AIRPORT ROAD 2,035 68% I 1,220 1 4 1,065 31 1 L► 815 1 •:t DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 7:00 AM - 9:00 AM PEAK HOUR: 7:30 AM - 8:30 AM INTERSECTION: AIRPORT ROAD & ORANGE BLOSSOM 1,499 ROAD L72 ,..� 154 j259 485 804 y 27% 319 I 1 9* 88 662 12 1 t 1,499 822 2,321 77% L72 ,..� 154 j259 485 804 y 27% 319 TRANSPORTATION CONSULTANTS, INC. DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 4:00 PM - 6:00 PM c AM - ; mv.. HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS D & ORANGE BLOSSOM ROAD PEAK HOUR SUMMARY 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROA AIRPORT ROAD I ORANGE BLOSSOM ROAD INTER. BEGIN NORTHBOUND I AIRPORT ROAD & ORANGE BLOSSOM ROAD EASTBOUND WESTBOUND AIRPORT ROAD LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL AIRPORT ROAD TOTAL LEFT THRU RIGHT ORANGE BLOSSOM ROAD HOUR 4:45 PM INTER. 15 975 107 NORTHBOUND 154 342 247 SOUTHBOUND EASTBOUND 325 EASTBOUND _ WESTBOUND WESTBOUND SECTION SECTION LEFT LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL TOTAL 42 320 84 446 9 274 30 313 35 53 67 155 47 20 13 80 994 M 55 351 69 475 14 256 25 295 35 87 50 172 43 25 19 87 1,029 M 43 357 95 495 19 244 22 265 42 72 57 171 23 19 23 65 1,016 M 54 370 88 512 22 279 26 327 37 58 51 146 24 16 27 67 1,052 M 50 367 137 554 14 227 19 260 41 91 57 189 34 29 17 80 1,083 M 64 406 67 537 18 240 33 291 39 90 63 192 32 20 28 80 1,100 M 67 339 114 520 17 229 29 275 37 103 76 216 40 37 21 98 1,109 M 48 329 98 475 11 263 22 296 34 81 68 183 31 25 21 77 1,031 L: 423 2,83 752 4,014 1 124 2,012 206 2 342 1 300 635 489 1.424 274 191 169 634 6,414 HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS D & ORANGE BLOSSOM ROAD PEAK HOUR SUMMARY HOUR AIRPORT ROA AIRPORT ROAD I ORANGE BLOSSOM ROAD INTER. BEGIN NORTHBOUND I SOUTHBOUND I EASTBOUND WESTBOUND AIRPORT ROAD LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL ORANGE BLOSSOM ROAD TOTAL LEFT THRU RIGHT INTER - HOUR 4:45 PM NORTHBOUND 2,123 71 975 107 SOUTHBOUND 154 342 247 743 EASTBOUND 325 4,344 WESTBOUND SECTION BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 4:00 PM f94 1,398 336 1,928 64 1,053 103 1,220 149 270 225 644 137 80 82 299 4,091 4:15 PM 202 1,445 389 2.036 69 1,006 92 1,167 155 308 215 678 124 89 86 299 4,180 4:30 PM 211 1,500 387 2,098 73 990 100 1.163 159 311 228 698 113 84 95 292 4,251 4:45 PM 235 1,482 406 2,123 71 975 107 1,153 154 342 247 743 130 102 93 325 4,344 S:OOPM 229 1,441 416 2,086 60 959 103 1,122 151 365 264 780 137 111 87 335 4,323 PEAK HOUR SUMMARY HOUR AIRPORT ROAD I ORANGE BLOSSOM ROAD INTER. BEGIN NORTHBOUND I SOUTHBOUND I EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT I TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT I TOTAL TOTAL 4:45 PM 235 1,482 406 2,123 71 975 107 1,153 154 342 247 743 130 102 93 325 4,344 TRANSPORTATION 1 CONSULTANTS, INC. 444 =0* 154 ttt t 27% =N* 342 W* 743 247 MW Note: Percents ( %) represent movement volumes divided by the total interseclion traffic AIRPORT ROAD 2,882 66% I 1,153 1 7 975 71 1 4 1 1,352 I 3,475 80% DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTIO 1,729 1 ti 1 r 235 1,482 406 1 2.123 E M001 January 8, 2008 TUESDAY 4:00 PM - 6:00 PM 4:45 PM - 5:45 PM N: AIRPORT ROAD & ORANGE BLOSSOM ROAD A93 102 4r 130 325 1,144 26% 819 rm FDOT TRAFFIC INFORMATION CD - 2006 PEAK SEASON CORRECTION FACTORS a I a m 1 r,r ro I I n i m t ¢. I F+ U U I 0 � 1 sa I O I (l, I W I 1 I }) O N W W :s V4 Fl H O 3 R) N J� Z ro O U � U u o PG U W U H roa to a m O (v O ro In O ro o v o fn M 0 M .. (D T W Si v x ✓ Rl J Ip CJ U 3 r v o r ✓1 r1 rn W r {D J1 !' m G M to �D m G N M - r- G N N N M M V• .fl Jl ID r r- r- r- r r- �D tl) Jl V N ri m �D r r r r to M G rt rl rt 0 0 0 rn Ol Ul rn Ol rn Ul 0 0 0 0 0 ri r1 N fJ N NNN ri ri r{ r♦ r{ .-{ O G O G G G CJ "f rti .-{ r -t r i rl rt ri ri r1 r♦ .-{ ri r i �{ . i r1 ri r� �i r -1 r-{ .-{ �{ �{ . { r{ { r1 rl .i r -1 ri ri H r i r1 ri ri N I c r1 m M O m r' ID to v �D r rn ri M T �D W O N v �D m OD OD U, rn O r{ r1 N M M M M M M N r -I .i O m r )Il M T v v v N 0 m I O O rn rn Ul rn m m o0 m aD w m W Ul Ql rn Ol G) G 0 0 0 0 0 0 0 0 H ri r{ .-{ f l r-{ ri r-1 r{ r-i .� .-I rl rl 0 0 0 0 0 0 0 C> 0 0 Ol U � lD lD ) lD ID 10 ID tD �D ID )D lD tD +D ID )D 'D ID lD W +G lD lD lD lD CD �D lD lD ♦D lD w lD lD \D 'D �D w to lD W ID lD lD W lD �D 'D lD w O O O O O O O O O O O O O O O G O O O O O O O C O O o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 G 0 0 O O O O C O O O O O O O C O O O O O O O O O O O O O O O O O O O O O G O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N- N- N N N N N N- N- N N N-- N N N N N N N N N fV N N N N (\1 - N- N N (V N N (V N N N N N N N fV r �• .-1 m T ri m J1 T .-'I W )fl rti m ✓) N Ql {D M O f M O r m r-1 m to " G f.] N T 10 N m �D M O r �+ ri m y r1 m N O tD M O r C p O ra O .� N N O %{ N fV r{ .{ ry 0 0 r-1 N N O ri .-1 N C O rl N M N N O ri rf N O O rl N M fn n wn C) f C' r r C` C, tT U. Q1 O O O O �I r� ri ri N N N N N N G O O G U 0 0 0 0 0 0 0 0 0 0 0 0 C J 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I I I I i 1 1 1 I J l l l l l l 11 1 I I I I I I 1 I I I I I 1 1 1 1 I 1 I I I I 1 1 I 1 1 1 1 1! 1 1 1 lD lD lD lD lD lD lD lD lD lD lD lD tD 11 lD 1p iD lD �D l0 lD lD lD �D \D lD lD m lD lD w - - lD lD \D lD lD � m lD lD lD lD lD w lD lD lD •D �D lD +D 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O C O 0 0 U 0 0 0 0 0 0 0 C) 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O O O O O O O O C O 0 D 0 0 0 0 0 0 0 0 0 0 U U O O O O C O O O O C 0 0 0 0 0 0 0 N N N N N N N N N N N N N N N N N N N N N N N- N N N- N N N - - N" N N N N N N N N "!� N N N N N N N N \ -. \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ C ri m Jl N rn if{ N fD +{l N Ul lD N rn tD M O r- v rl m y ri m ill N Q1 tD M p lD M O r M O r v .-i W In N rn.n N Ol tD M O r T ri C r1 ri fV N M M M M T v v �� v .P .fl ✓) .n �O l0 l0 �D f- r r r r m OD m m Q\ rn rn rn 0 0 0 0 0 ri I .V " N N N N N N kl O O O O O O O O O O O O O O O C O O O O C O V O O C J f) O O O G 6 0 0 0 0 0 0 0 r{ r -{ r-+ r-I r l r y .-{ r i .-1 r i r l .1 .-i in O X �{ N N rl N M T �{ r- m 6� O i N M T ✓) lD f m 6) tD O r. lV M v 7 w r m Ol O r-t N M ^' Jl �D I� CL1 Ul O rl fV (r) a• u7 ri .--t ti ri rt r{ .-+ r� N r\i tit N N NNN N N M M M, M M M M M M M T T v v v v v v T v )fl ✓) ✓) :ll ro ANNUAL GROWTH RATE CALCULATIONS ANNUAL GROWTH RATE CALCULATIONS SAMPLE GROWTH RATE CALCULATION 2007 ADT "(t/yrs of Growth) Annual Growth Rate (AGR) - 1 Base Year ADT 23346 "(114) AGR (Goodlette Rd) = 1 20193 AGR (Goodlette Rd) = 2.94% 2007 ANNUAL BASE YR TRAFFIC YRS OF GROWTH ROADWAY SEGMENT TRAFFIC VOLUME GROWTH RATE Airport Pulling Road N. of Orange Blossom Dr. 48,896 36,027 4 2.00% S. of Site 49,634 39,679 4 2.00% Goodlette Frank Rd N. of Orange Blossom Dr. 20,522 20,263 5 2.00% S. of Orange Blossom Dr. 20,193 23,346 5 2.94% Orange Blossom Dr W. of Site 9,074 11,446 4 5.98% E. of Airport Pulling Rd 9,074 11,446 4 5.98% All traffic volumes were taken from the 2007 Colher County Average Daily Traffic Report except the base year volumes on Goodlette Frank Road which reflect 2002 volumes from the 2006 Collier County Average Daily Traffic Report due to the lack of data in 2003 and 2004 In instances where the historical data indicates a reduction in traffic, a minimum annual growth rate of 1.0% was assumed. SAMPLE GROWTH RATE CALCULATION 2007 ADT "(t/yrs of Growth) Annual Growth Rate (AGR) - 1 Base Year ADT 23346 "(114) AGR (Goodlette Rd) = 1 20193 AGR (Goodlette Rd) = 2.94% HCS CAPACITY ANALYSIS RESULTS MR-1 ORANGE BLOSSOM DRIVE * AIRPORT-PULLING ROAD Short Report Page I of 1 SHOKIKtYVKI General Information Site Information 1--lyst RLP ncy or Co. TR Transportation Consultants Date Performed 712012008 Time Period AM Peak Hour Intersection Orange Blossom @ Airport Area Type All other areas Jurisdiction Collier County Analysis Year 2013 Background Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 123 329 267 394 235 110 110 834 91 39 1340 156 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 0.95 0.95 0.95 1 0.95 0.95 10.95 0.95 0.95 0.95 0.95 10.95 Pretimed /Actuated (PIA) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 j 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 1 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 25 0 0 10 0 0 5 0 0 10 Lane Width 12.0 12.0 1 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 ParkingiGrade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour I -- Stops /Hour 0 0 0 0 0 0 0 0 0 0 0 0 num Pedestrian Time 3.2 3.2 1 J 3.2 3.2 Phasing Excl. Left WB Only EW Perm 04 Excl. Left NB Only Thru & RT 08 Timing G= 11.0 iY= 1Y= G= 7.0 G= 27.0 G= ly G= 9.0 G= 6.0 G= 34.0 IY= G= 1Y= 6.5 0 Y= 6.5 Y= = 6.5 Y= 0 6.5 Duration of Anal sis hrs = 0.25 Cycle Length C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 129 346 255 415 247 105 116 878 91 41 1411 154 Lane Group Capacity 348 798 356 556 528 449 317 1691 528 133 1438 449 v/c Ratio 0.37 0.43 0.72 0.75 0.47 0.23 0.37 0.52 0.17 0.31 0.98 0.34 Green Ratio 0.28 0.22 10.22 0.48 0.28 0.28 0.18 0.33 0.33 0.08 0.28 0.28 Uniform Delay d1 34.4 39.9 143.0 21.7 35.5 33.0 43.3 32.2 28.3 52.6 42.7 34.1 Delay Factor k 0.11 0.11 0.28 0.30 0.11 0.11 0.11 0.12 0.11 0.11 0.49 0.11 Incremental Delay d2 0.7 0.4 6.8 5.5 0.7 0.3 a7 0.3 0.2 1.3 19.3 0.5 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0.958 1.000 1.000 0.998 1.000 Control Delay 35.0 40.3 49.7 27.2 36.2 33.3 44.0 31.2 28.4 53.9 61.9 34.6 Lane Group LOS D D D C D C D C C D E C Approach Delay 42.7 30.9 32.3 59.1 Approach LOS D C I C E 1 - sction Delay 44.1 Intersection LOS D Copy,.yht © 2007 University of Florida, All Rights Reserved HCS +7M Version 5.3 Generated: 7/2112008 72:37 AM file: / /CADoeuments and Settings \rlplLocal SettingsVFemp \s2k3B.tmp 7 /2I /2008 Short Report Page 1 of 1 SHUKIKtNUKI General Information Site Information alyst RLP mcy or Co. TR Transportation Consultants Date Performed 712012008 Time Period AM Peak Hour Intersection Orange Blossom @ Airport Area Type All other areas Jurisdiction Collier County Analysis Year 2013 Buildout Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 148 341 267 412 248 110 174 834 91 39 1394 172 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed /Actuated (P /A) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 25 0 0 10 0 0 5 0 0 10 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour iF Stops /Hour 0 0 0 0 0 0 0 0 0 0 0 47H mum Pedestrian Time 3.2 3.2 3.2 3.2 Phasing Excl. Left WB Only EW Perm 04 Excl. Left NB Only Thru & RT 08 Timing G= 11.0 G= 7.0 G= 27.0 G= 1Y= G= 9.0 G= 6.0 G= 34.0 G= Y= 6.5 Y= 0 Y- 6.5 Y= 6.5 Y= 0 Y= 6.5 Y= Duration of Anal sis hrs = 0.25 Cycle Length C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB 1 NB SB Adjusted Flow Rate 156 359 255 434 261 105 183 878 91 41 1467 171 Lane Group Capacity 337 798 356 550 528 449 317 1691 528 133 1438 449 vie Ratio 0.46 0.45 0.72 0.79 0.49 0.23 0.58 0.52 0.17 0.31 1.02 0.38 Green Ratio 0.28 0.22 0.22 0.48 0.28 0.28 0.18 0.33 0.33 0.08 0.28 0.28 Uniform Delay d1 35.9 40.1 43.0 22.1 35.8 33.0 45.1 32.2 28.3 52.6 43.0 34.5 Delay Factor k 0.11 0.11 0.28 0.34 0.11 0.11 0.17 0.12 0.1 ? 0.11 0.50 0.11 Incremental Delay d2 1.0 0.4 1 6.8 7.6 0.7 0.3 2.6 1 0.3 0.2 1.3 28.9 0.5 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0.958 1.000 1.000 0.998 11.000 Control Delay 36.9 40.5 49.7 29.7 36.6 33.3 47.7 31.2 28.4 53.9 71.9 35.1 Lane Group LOS D D D C D C D C C D E D Approach Delay 42.8 32.4 33.6 67.7 Approach LOS D C C E section Delay 48.0 Intersection LOS I D Cop_.ght © 2007 University of Florida, All Rights Reserved HCS +7t,4 Version 5.3 Generated: 7/2112008 12:39 Ann file: / /C: \Documents and Settings \rlp \Local Settings \Temp \s2k4D.tmp 7/21/2008 ir; Short Report Page 1 of 1 SHORT REPORT General Information Site Information Analyst RLP ' nc or Co. TR Transportation y Consultants Date Performed 7/20/2008 Time Period PM Peak Hour Time Intersection Orange Blossom @ Airport Area Type All other areas Jurisdiction Collier County Year 2013 Background Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT TH RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 235 521 377 198 155 142 296 1865 511 89 1228 135 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 0.95 0.95 0.95 10.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed /Actuated (P /A) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 20 0 0 15 0 0 25 0 0 10 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 0 0 0 0 0 0 0 -num Pedestrian Time 3.2 3.2 3.2 1 3.2 I-, sasing Excl. Left EW Perm 03 04 Excl. Left NB Only Thru & RT 08 Timing IY= G= 8.0 G= 32.0 G= G= G= 9.0 G= 13.0 G= 32.0 1 G= 1Y= 6.5 Y= 6.5 Y= Y= Y= 6.5 Y= 0 Y= 6.5 Duration of Analysis hrs = 0.25 C cle Length C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 247 548 376 208 163 134 312 1963 512 94 1293 132 Lane Group Capacity 420 946 422 269 497 422 420 1903 594 133 1353 422 v/c Ratio 0.59 0.58 0.89 0.77 0.33 0.32 0.74 1.03 0.86 0.71 0.96 0.31 Green Ratio 0.39 0.27 0.27 0.39 0.27 0.27 0.24 0.38 0.38 0.08 0.27 0.27 Uniform Delay d1 31.2 38.2 42.3 37.0 35.4 35.3 42.4 37.5 34.6 54.2 43.3 35.2 Delay Factor k 0.18 0.17 0.41 0.32 0.11 0.11 a30 0.50 0.39 0.27 0.47 0.11 Incremental Delay d2 2.2 0.9 20.4 13.1 0.4 0.4 7.0 29.2 12.4 15.8 15.2 0.4 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 10.920 1.000 11,000 1.000 11.000 Control Delay 33.4 39.1 62.8 50.1 35.7 35.7 49.3 63.7 47.0 70.0 58.5 35.6 Lane Group LOS C D E D D I D D E D E E D Approach Delay 45.5 41.6 59.0 57.2 Approach LOS D D E E Irur- section Delay 54.4 Intersection LOS D CL it © 2007 University of Florida, AN Rights Reserved HCS +7M Version 5.3 Generated: 7/2112008 12:44 AM file- HCADocuments and Settings \rlp \Local Settings\ "Temp \s2k83.tmp 7/21/2008 Short Report Page 1 of 1 SHORT REPORT General Information Site Information .,Analyst RLP nc or Co. TR Transportation y Consultants Date Performed 7 /20/2008 Time Period PM Peak Hour Intersection Orange Blossom @ Airport Area Type All other areas Jurisdiction Collier County Analysis Year 2013 Buildout Volume and Timing Input EB WB NB SB LT TH RT LT TH RT LT I TH RT LT TH RT Number of Lanes 1 2 1 1 1 1 1 3 1 1 3 1 Lane Group L T R L T R L T R L T R Volume (vph) 348 571 377 217 171 142 372 1865 511 89 1292 154 % Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2 PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Pretimed /Actuated (P /A) A A A A A A A A A A A A Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Arrival Type 3 3 3 3 3 3 3 4 3 3 4 3 Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Ped /Bike /RTOR Volume 0 0 20 0 0 15 0 0 25 0 0 10 Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 Parking /Grade /Parking N 0 N N 0 N N 0 N N 0 N Parking /Hour Bus Stops /Hour 0 0 0 0 0 0 0 0 0 0 0 0 ,-num Pedestrian Time 3.2 3.2 3.2 3.2 Phasing Excl. Left EW Perm 03 04 Excl. Left NB Only Thru & RT 08 Timing G= 8.0 G= 32.0 G= G= G= 9.0 G= 13.0 G= 32.0 IY= G= 1Y= Y= 6.5 JY= 6.5 Y= Y= I Y= 6.5 Y= 0 65 Duration of Analysis hrs = 0.25 Cycle Length C = 120.0 Lane Group Capacity, Control Delay, and LOS Determination EB WB NB SB Adjusted Flow Rate 366 601 376 228 180 134 392 1963 512 94 1360 152 Lane Group Capacity 405 946 422 249 497 422 420 1903 594 133 1353 422 v/c Ratio 0.90 0.64 0.89 0.92 0.36 0.32 0.93 1.03 0.86 0.71 1.01 0.36 10,27 Green Ratio 0.39 0.27 0.27 0.39 0.27 0.27 0.24 0.38 0.38 0.08 0.27 Uniform Delay d1 38.5 38.8 42.3 41.6 35.7 35.3 44.8 37.5 34.6 54.2 44.0 35.7 Delay Factor k 0.42 0.22 0.41 0.43 0.11 0.11 0.45 0.50 0.39 0.27 0.50 0.11 Incremental Delay d2 23.1 1.4 20.4 35.3 0.5 0.4 27.9 29.2 12.4 15.8 25.7 0.5 PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 0.920 1.000 1.000 1.000 1.000 Control Delay 61.6 40.3 62.8 76.9 36.2 35.7 72.7 63.7 47.0 70.0 69.7 36.2 Lane Group LOS E D E E D D E E D E E D Approach Delay 52.4 53.2 62.0 66.6 Approach LOS D D E E 1 " "` section Delay 60.4 Intersection LOS E Ct, . jht © 2007 University of Florida, All Rights Reserved HCS +TM Version 5.3 file: / /C:\Documents and Settings \rlp \Local Settings\Temp\s2k71.tmp Generated: 7/21/2008 12:43 AM 7/21/2008 ORANGE BLOSSOM DRIVE g FULL SITE ACCESS Two -Way Stop Control Information TWO -WAY STOP CONTROL SUMMARY Site Information st RLP enc /Co. TR Trans ortation Date Performed 712012008 nal sis Time Period AM Peak Hour Page 1 of 1 Intersection Orange Blossom Dr@Site [Access Jurisdiction lCollier Count nalvsis Year 12013 Buildout Project Description Proposed Growth Management Plan Amendments East/West Street: Orange Blossom Drive North /South Street: Full Site Access Intersection Orientation: East -West lsfi,riw Period thr s Vehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume veh /h 719 35 93 501 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh /h 0 756 36 97 527 0 Percent Heavy Vehicles 0 i i -- 0 -- -' Median Type Undivided RT Channelized 0 0 Lanes 0 1 1 1 1 1 0 Configuration T R L T Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R ne (veh/ h 13 37 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh /h 13 0 38 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R v (veh /h) 97 13 38 (m) (veh /h) 838 124 411 We 0.12 010 0.09 95% queue length 0.39 0.34 0.30 Control Delay (s/veh) 9.9 37.4 14.6 LOS A C Approach Delay (s /veh) -- -- 20.4 A­- each LOS -- -- C Cc At © 2007 University of Florida, All Rights Reserved HCS +TM Version 5.3 file: / /C: \Documents and Settings \rlp \Local Settings \Temp \u2k92.tmp Generated: 7/21/2008 12.46 AM 7/21/2008 Two -Way Stop Control TWO -WAY STOP CONTROL SUMMARY gneral Information Re Information .I st RLP enc /Co. TR Transportation ate Performed 712012008 nal sis Time Period PM Peak Hour � 6 Page 1 of 1 Intersection Orange Blossom Dr@Site Access Jurisdiction Collier Count Analysis Year 2013 Bui/dout 0.95 0.95 oject Description Proposed Growth Management Plan_ Amendments ast/West Street: Orange Blossom Drive tersection Orientation: East -West ehicle Volumes and Adjustments a'or Street Eastbound lovement 1 2 L T Street_ Full Site Access I (hrsl: 0.25 3 4 R L folume veh/h) 1133 41 111 leak -Hour Factor, PHF 0.95 0.95 0.95 0.95 sourly Flow Rate, HFR veh /h 0 1192 43 116 'ercent Heavy Vehicles 0 — — 0 Aedian Type Undivided 2T Channelized 0 _anes 0 1 1 1 ;onfiguration T R L J stream Signal 6 Minor Street Northbound vlovement 7 8 9 10 L T R L ne (veh /h ) 56 163 _ peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 -burly Flow Rate, HFR 'veh /h 58 0 171 0 Percent Heavy Vehicles 0 0 0 0 Percent Grade ( %) 0 Flared Approach N Storage 0 RT Channelized 0 Lanes 1 0 1 0 Configuration L R Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound 'Movement 1 4 7 8 9 Lane Configuration L L R v (veh /h) 116 58 171 C (m) (veh /h) 571 50 230 v/c 0.20 1.16 a 74 95% queue length 0.75 5.19 5.13 Control Delay (s /veh) 12.9 310.2 55.5 LOS B F F Approach Delay (s /veh) -- -- 120.0 "°-' lach LOS -- -- F Co,, ant © 2007 University of Florida, All Rights Reserved HCS +Tµ Version 5.3 file://C: \Documents and Settings \rlp \Local Settings \Temp \u2k96.tmp i i r � Southbound 10 1 11 1 12 Generated: 7/21/2008 12:47 AM 7/21/2008 M-64, AIRPORT - PULLING ROAD @ RIGHT- IN /RIGHT -OUT SITE ACCESS Two -Way Stop Conih-ol 4(&6 Page 1 of 1 ht © 2007 University of Florida. All Rights Reserved HCS +TM Version 5 -3 Generated: 7/21/2008 12:45 AM file: / /C: \Documents and Settings \rlp\Local Settings \Temp \u2k89.tmp 7/21/2008 TWO -WAY STOP CONTROL SUMMARY General Information Site Information tI st LP Intersection Ai Tort Rd Site Access ormed 7/20/2008 nal sis Year Pnalysis o. TR Transportation Jurisdiction Time Period M P eak Hour Project Description Proposed Growth Management Plan Amendments Collier Count 2013 Buildout East/West Street: Airport-Pulling Road North /South Street: Fuli Site Access Intersection Orientation: North -South Stud Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 1099 2001 72 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh /h 0 1156 0 0 2106 75 Percent Heavy Vehicles 0 -- -- 0 Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 0 2 1 Configuration T T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R —' ,me veh/h) 24 -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh /h 0 0 25 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 1 0 0 0 Configuration R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration R (veh /h) 25 C (m) (veh /h) 277 v/c 0.09 95% queue length 0.29 Control Delay (slveh) 19.3 LOS C [Approach Delay (s /veh) -- -- 19.3 pproach LOS - -- C ht © 2007 University of Florida. All Rights Reserved HCS +TM Version 5 -3 Generated: 7/21/2008 12:45 AM file: / /C: \Documents and Settings \rlp\Local Settings \Temp \u2k89.tmp 7/21/2008 Two -Way Stop Control Page 1 of l TWO -WAY STOP CONTROL SUMMARY General Information Site Information st RLP enc /Co. TR Trans ortation Date Performed 712012008 Analysis Time Period PM Peak Hour Intersection Airport Rd @ Site Access Jurisdiction Collier Count Analysis Year 2013 Buildout Intersection Orientation: North -South Proiect Description Proposed Growth Manacrement Plan Amendments East/West Street: Airport-Pulling Road North /South Street: Full Site Access Intersection Orientation: North -South IStudy Period hrs : 0.25 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume veh/h) 1803 2748 104 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh /h 0 1897 0 0 2892 109 Percent Heavy Vehicles 0 — -- 1 0 -_ Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 0 2 1 Configuration T T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R me veh /h 83 .. -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR veh /h 0 0 87 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade ( %) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 1 0 0 0 Configuration R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration R v (vehlh) 87 C (m) (veh /h) 163 /c 0.53 95% queue length 2.68 Control Delay (s /veh) 49.9 LOS E Approach Delay (s /veh) -- -- 49.9 Approach LOS - -- E C it © 2007 University of Florida, All Rights Reserved fle://C: \Documents and Settings \rlp\Local HCS +TM Version 5.3 Se1tings \Temp \u2k8D.tmp Generated: 7/21/2008 12:46 AM 7/21/2008 WIMMIA TRIP GENERATION EQUATIONS TRIP GENERATION EQUATIONS ITALIAN AMERICAN PLAZA AND CLUBHOUSE DISTRICT & AIRPORT ROAD /ORANGE BLOSSOM COMMERCIAL SUBDISTRICT ITE TRIP GENERATION REPORT, 7"' EDITION Land Use Weekday AM Peak Hour Weekday PM Peak Hour Weekday Residential Condo /Townhouse (LUC 230) Ln (T) = 0.80 Ln (X) + 0.26 Ln (T) = 0.82 Ln (X) + 0.32 Ln (T) = 0.85 Ln (X) + 2.55 17% in -- 83% out 33% in 67% out T = Trips, X = dwelling units - -_ -- Lodge /Fraternal Organization (LUC 591) T = 0.01 (X) T = 0.03 (X) T = 0.29 (X) - 50% in 50% out 50% in 50% out T = Trips, X = 1,000's sq. ft. of Gross Floor Area General Office Building (LUC 710) Ln (T) = 0.80 Ln (X) +1.55 T = 1.49 (X) 0.77 Ln (X) + 3.65 88% in 12% out 17% in 83% in T = Trips, X = 1,000's sq. ft. of Gross Floor Area Medical /Dental Office Building (LUC 230) T = 2,48 (X) Ln (T) = 0.93 Ln (X) + 1.47 T' = 36.13 (X) — 79% in 21% in - - -- 27% in 73% out T = Trips, X = 1,000's sq. ft. of Gross Floor Area Drive -Ln Bank (LUC 912) T = 12.34 (X) T = 45.74 (X) T = 182.34 (X) + 256.87 56% in--- 44 %out 50% in 50% aut T = Trips, X = 1,000's sq. ft. of Gross Floor Area APPLICATION FOR A REQUEST TO AMEND THE COLLIER COUNTY GROWTH MANAGEMENT PLAN PETITION NUMBER DATE RECEIVED PRE - APPLICATION CONFERENCE DATE DATE SUFFICIENT PLANNER ASSIGNED: COMMISSION DISTRICT: [ABOVE TO BE COMPLETED BY STAFF] This application, with all required supplemental data and information, must be completed and accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (941)403 -2300; Fax: (941)643 -6869. The application must be reviewed by staff for sufficiency within 30 calendar days following the filing deadline before it will be processed and advertised for public hearing. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 97 -431 (attached). If you have any questions, please contact the Comprehensive Planning Section at 941 -403- 2300. SUBMISSION REQUIREMENTS I. GENERAL INFORMATION A. Name of Applicant(s) Michael K. Corradi Company Corradi Airport, Inc. Mailing Address 740 West Street City Naples State Florida Zip Code 34108 Phone Number (239) 285 -5008 Fax Number (239) 597 -8333 B. Name of Agent* Dwight Nadeau * THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION. Company /Firm RWA, Inc. Mailing Address 6610 Willow Park Drive Suite 200 City Naples State Florida Zip Code 34109 Phone Number (239) 597 -0575 Fax Number (239) 597 -0578 Email Address dhn(a�consult- rwa.com 02/2002 C. Name of Owner(s) of Record Corradi Airport, Inc. Mailing Address 740 West Street City Naples State Florida Zip Code 34108 Phone Number (239) 285 -5008 Fax Number (239) 597 -8333 D. Name, Address and Qualifications of additional planners, architects, engineers, environmental consultants and other professionals providing information contained in this application. Legal Counsel Company /Firm Mailing Address City State Zip Code Phone Number Fax Number Email Address Transportation Engineer TR Transportation Consultants Inc Mailing Address 13881 Plantation Road, Suite 11 City Fort Myers State Florida Zip Code 33912 -4339 Phone Number (239) 278 -3090 Fax Number (239) 278 -1906 Email Address rlpatrtrans.net Financial Consultant Fishkind & Associates Mailing Address 1415 Panther Lane, Suite 346/347 City Naples State Florida Zip Code 34109 Phone Number (239) 254 -8585 Fax Number (407) 382 -3254 Email Address russw(ac)-fishkind.com 2 02/2002 • DISCLOSURE OF INTEREST INFORMATION: A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest. (Use additional sheets if necessary). Name and Address Percentage of Ownership B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each, and provide one copy of the Articles of Incorporation, or other documentation, to verify the signer of this petition has the authority to do so. Name and Address, and Office Percentage of Stock Corradi Airport, Inc. 100% Michael K. Corradi President 740 West Street Naples, FL 34108 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 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 contact purchasers below, including the officers, stockholders, beneficiaries, or partners, and provide one copy of the executed contract. 3 02/2002 Name and Address 4W-� Percentage of Ownership F. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership or trust. Name and Address G. Date subject property acquired (X) leased ( ):6/15/2004 Terms of leaseyrs /mos. If Petitioner has option to buy, indicate date of option: and date option terminates: , or anticipated closing date H. NOTE: Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. 111. DESCRIPTION OF PROPERTY A. Legal Description Commencing at the Southeast corner of Section 2, Township 49 South, Range 25 East, Collier County, Florida; thence along the East line of said Section 2, North 20 14' 00" West 1708.10 feet; thence parallel with the North line of the South '/2 of the NE '/a of the SE '/a of said Section 2 South 890 51' 42" West 100.07 feet to the West Right -of -Way line of State Road 31 and the PLACE OF BEGINNING of the parcel herein described; thence continuing parallel with the North line of the South %2 of the NE %4 of the SE '/ of said Section 2 South 890 51' 42" West 660.00 feet; thence North 20 14' 00" West 330.00 feet; thence parallel with the North line of the South %2 of the NE '/4 of the SE '/4 of said Section 2, North 890 51' 42" East 660.00 feet to said West Right -of -Way line; thence along said West Right -of -Way line, South 20 14' 00" East 330.00 feet to 4 02/2002 the PLACE OF BEGINNING: being a part of the South Y2 of the NE % of the SE '/ of Section 2, Township 49 South, Range 25 East Collier County Florida Containing 5.0 acres more or less. SUBJECT TO a 1997 easement to Collier County , Florida on the East 15 feet of said property in Official Records Book 2333, page 1291 and easements recorded in Official Records Book 1221 page 2165, Official Records Book 2333, page 1293 said easements being recorded in the Public Records of Collier County, Florida. B. Section: 2 Township: 49S Range: 25E C. Tax I. D. Number (Folio #) 00238000005 D. General Location On the West side of Airport Road, approximately 320 feet south of the intersection of Airport Road and Orange Blossom Drive at 6925 Airport Road North E. Planning Community North Naples F. TAZ 116 G. Size in Acres ± 5 acres H. Zoning A, Rural Agriculture District I. Present Future Land Use Map Designation (s) Urban Residential Subdistrict of the mixed -use district in the Urban designation as depicted on the Future Land Use Map as contained in the Future Land Use Element of the Growth Management Plan. IV. TYPE OF REQUEST A. Growth Management Plan Element(s) OR Sub - Element(s) to be amended: X Future Land Use Immokalee Area Master Plan Transportation _ Coastal & Conservation Intergovernmental Coord. _ Sanitary Sewer Drainage Golden Gate Area Master Plan Capital Improvement Housing Recreation & Open Space Potable Water Solid Waste Natural Groundwater Aquifer B. Amend Page(s) 43 of the Future Land Use Element As Follows: ( Use to identify language to be deleted; Use Underline to identify language to be added). Attach additional pages if necessary: 02/2002 ''ii C. Urban Commercial District 12. Airport/Orange Blossom Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This Subdistrict allows for limited commercial, professional and general offices, and similar uses, along with housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services as allowed by right and by conditional use, and senior housing in the form of an Assisted Living Facility, Continuing Care Retirement Center, or other similar housing for the elderly, all of which uses are allowed in the C -1 zoning district, as identified in the Collier County Land Development Code, Ordinance No. 04 -41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Land Development Code, Ordinance No. 04 -41, in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties adjacently south, west, and north must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property adjacently north is required, particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. Traffic and parking areas, buildings and structures, landscape buffering and open areas, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the north to minimize the impacts on the surrounding street system. d. An Orange Blossom Drive - Airport Road intersection improvements plan must be approved prior to any development order approval and, construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of Commissioners to pay a proportionate share of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 year planning period, and the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and the local street network. e. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height, with a minimum setback of fifteen (15) feet. Commercial, professional and general offices, and other uses shall be limited to three (3) stories. 6 02/2002 BAN f. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site directional signs assisting motorists toward northbound egress onto Orange Blossom Drive. g. The intensity of uses within the Subdistrict shall be limited by the maximum Trip Generation equivalent to 203 total PM peak net new trips, as enumerated by the Traffic Impact Statement dated July 21, 2008. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 12. Airport/Orange Blossom Commercial Subdistrict • add the new Subdistrict in the FLUE Designations /Districts /Subdistricts. FUTURE LAND USE MAP SERIES Airport/Orange Blossom Commercial Subdistrict policy that lists all [added next in order] • include a new inset map depicting the Subdistrict, in addition to revision to the respective FLUM. Do NOT number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Airport/Orange Blossom Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non- residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Airport/Orange Blossom Commercial Subdistrict • add name of that inset map in respective Element where FLUM Series is listed. C. Amend Future Land Use Map(s) designation, FROM: Urban Residential Subdistrict District, Subdistrict 7 02/2002 TO: Airport/Orange Blossom Commercial Subdistrict District, Subdistrict [If new District and/or Subdistrict proposed, include Future Land Use Map with legend depicting it]. Please see Exhibit H. D. Amend other Map(s) and Exhibits as follows: (Name & Page #) Not Applicable E. Describe additional changes requested: Not Applicable V. REQUIRED INFORMATION Note: All Aerials must be at a scale of no smaller than 1" = 400'. At least one copy reduced to 8 % x 11 shall be provided of all aerials and /or maps. A. LAND USE 1. Exhibit D Provide general location map showing surrounding developments (PUD, DRI'S, existing zoning) with subject property outlined. 2. Exhibit E Provide most recent aerial of site showing subject boundaries, source, and date. 3. Exhibit F Provide a map and summary table of existing land use and zoning within a radius of 500 feet from boundaries of subject property. B. FUTURE LAND USE DESIGNATION 1. Exhibit G Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. C. ENVIRONMENTAL 1. N/A Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT- FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE. 2. N/A Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Fish and Wildlife Conservation Commission) listed plant and animal species known to occur on the site and /or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.). 8 02/2002 wil Potential Listed Species Occurrences by FLUCFCS Code: FLUCFCS Code Common Name Scientific Name Designated Status FWC USFWS Florida Burrowing Owl Athene cunicularia oridana SSC3 193 — Urban Land In Transition Without Positive Indicators Intended Activity Florida Sandhill Crane Grus canadensis pratensis T Gopher Tortoise Go herus oly hemus T Gopher Frog Rana areolata SSC Big Cypress Fox Squirrel Sciurus niger avicennia T [Common Wild Pine Tillandsia asciculata E Giant Wild Pine Tillandsia utriculata E 1 — Florida Fish and Wildlife Conservation Commission 2- U.S. Fish and Wildlife Service 3 — Species of Special Concern 4 — Threatened 5 - Endangered 3. Exhibit I Identify historic and /or archaeological sites on the subject property. Provide copy of County's Historical /Archaeological Probability Map and correspondence from Florida Department of State. D. GROWTH MANAGEMENT Reference 9J- 11.006, F.A.C. and Collier County's Capital Improvement Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO IN RESPONSE TO THE FOLLOWING: 1. No Is the proposed amendment located in an Area of Critical State Concern? (Reference 9J- 11.006(1)(a)7.a, F.A.C.) If so, identify area located in ACSC. 2. No Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380, F.S.? 3. No Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187(1)(c), F.S.? (Reference 9J- 11.006(1)(a)7.b, F.A.C.) 4. No Does the proposed amendment create a significant impact in population which is defined as a potential increase in County 9 02/2002 C � ;!! -wide population by more than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. 5. Yes 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/subdistrict identified (commercial, industrial, etc.), or is the proposed land use a new land use designation or district/subdistrict? (Reference Rule 9J- 5.006(5) F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and compatibility of use with surrounding land uses, and as it concerns protection of environmentally sensitive land, ground water and natural resources. (Reference Rule 9J- 1.007, F.A.C.) (Please see Exhibit J) E. PUBLIC FACILITIES 1. Exhibit K Provide the existing adopted Level of Service Standard (LOS, and document the impact the proposed change will have on that Standard, for each of the following public facilities: a) ✓ Potable Water b) ✓ Sanitary Sewer c) ✓ Arterial & Collector Roads: Name of specific road and LOS (Please reference Exhibit L, Transportation Report, with respect to transportation issues) d) ✓ Drainage e) ✓ Solid Waste f) N/A Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and /or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. (Reference Capital Improvement Element Policy 1. 1.2 and 1.1.5). 2. Exhibit M Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency medical services). 3. Exhibit C & M Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. F. OTHER Identify the following areas relating to the subject property: 1. Zone X Flood zone based on Flood Insurance Rate Map data (FIRM). 10 02/2002 2. N/A Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps). 3. Exhibit G Traffic Congestion Boundary, if applicable 4. N/A Coastal Management Boundary, if applicable 5. N/A High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (Identified on Collier County Zoning Maps). G. SUPPLEMENTAL INFORMATION 1. ✓ $16,700.00 non - refundable filing fee, made payable to the Board of County Commissioners, due at time of submittal. 2. N/A $9,000.00 non - refundable filing fee for a Small Scale Amendment, made payable to the Board of County Commissioners, due at time of submittal. 3. ✓ Plus Legal Advertisement Costs (Your portion determined by number of petitions and divided accordingly) 4. Exhibit B Proof of ownership (Copy of deed). 5. Exhibit A Notarized Letter of Authorization if Agent is not the Owner (see attached form). 6. ✓ 1 Original and 5 complete, signed applications with all attachments, including maps, at time of submittal. After sufficiency is completed, 15 copies of the complete application will be required. Additional copies may be required. * Maps, aerials, sketches shall include: North arrow; name and location of principal roadways; shall be at scale of 1" = 400' or at a scale as determined during the pre - application meeting; identification of the subject site; legend or key, if applicable. All oversized documents and attachments must be folded so as to fit into a legal -size folder. For all oversized exhibits, at least one copy must be submitted at 8 -1/2 x 11 inches. All exhibits and attachments to the petition must include a title and exhibit # or letter, and must be referenced in the petition. 11 02/2002 DAIA CONSULTJJI NG Z ` T T1L 1 • Planning -Visualization -Civil Engineering - Surveying & Mapping MEMORANDUM DATE: October 1, 2008 TO: Corby Schmidt, AICP, Principal Planner Comprehensive Planning FROM: Dwight Nadeau, Planning Ma er RWA, Inc. PROJECT NAME: Airport/Orange Blossom Commercial Subdistrict (CP -06 -8) SUBJECT: Proposed Additional Language In response to the apparent confusion at the most recent Planning Commission GMP Adoption Hearing, I believe some additional language is necessary to clarify the development intent and intensity. I believe we received a split vote because it was not clear to a few of the Planning Commissioners that there is a spatial limitation associated with the senior housing land use opportunity and the ability to develop all of the requested 40,000 square feet of professional and medical office on the 5 acre property. At the October 14 BCC Adoption Hearing I will be proposing the following language be added to Parcel 2's subdistrict language: For each acre, or fraction of an acre that is to be allocated to Assisted Living Facilities or senior housing, the commercial intensity shall be reduced by 8,000 square feet, or square foot equivalent of the fraction of one acre that is to be allocated to Assisted Living Facilities or senior housing (e.g.: 2.5 acres allocated to ALF /senior housing reduces the commercial intensity by 20, 000 square feet). I hope that you can also address this in your staff presentation. Q:12 M060052. 00. 00CotradiAirport CompPlanAmendmentt 0003CompPlanAmendmentApp licationSuppon \2008- 10- 1CorbyLimitAfem.doc 6610 Willow Park Drive, Suite 200, Naples, Florida 3009 + (239) 697 -0676, fax: (239) 697 -0576 • www.consult- rwa.com M OF - Basis for Approval Airport /Orange Blossom Commercial Sub - district GMP Amendment The subject property consists of 5.0 + / -acres and is located on the west side of Airport Road, south of the intersection of Airport Road and Orange Blossom Drive, at 6925 Airport Road North, in Section 2, Township 49 South, Range 26 East, Collier County, Florida (See Exhibit "D" — Vicinity Map). The subject property is currently designated Urban Residential Sub - district of the Mixed Use District in the Urban Designation, as depicted on the Future Land Use Map (FLUM) contained in the Future Land Use Element (FLUE) of the Collier County Growth Management Plan (GMP). There are two Activity Centers located within 0.5 -mile to the south and to the north of the subject property. This proposal does not contemplate the establishment of a new Activity Center. Rather, this amendment proposes to establish a commercial sub - district that is three percent of the size of a typical Activity Center, designed to primarily serve the growing population along Airport Road and Orange Blossom Drive. Proposed Text Airport/Orange Blossom Commercial Sub - district GMP This Subdistrict is located on the west side of Airport Road, south of the intersection of Airport Road and Orange Blossom Drive, consisting of approximately 5.0 acres of land. The intent of the Airport/Orange Blossom Commercial Subdistrict is to provide for low intensity professional offices, or similar uses combined with senior housing in the form of Adult Living Facility and/or Continuing Care Retirement Communities, or other similar housing for the elderly. Development intensity for this subdistrict shall be limited to a maximum of 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services as allowed by right and by conditional use, and senior housing. No retail uses shall be permitted in this Subdistrict. Rezoning shall be in the form of PUD zoning and must contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses. Professional offices for the purposes of this Subdistrict include, but are not limited to financial institutions, business services, and medical offices. All principal buildings shall be set back a minimum of one (1) foot from the subdistrict boundaries for each foot of building height, with a minimum setback of fifteen (15') feet. Development within the Subdistrict shall have common site, signage and building architectural elements. Surrounding Land Use and Zoning The property is currently undeveloped. Surrounding land immediately south and west of the subject property is zoned A, Agriculture, with a Conditional Use for group housing, and is developed as the - Carlisle at Naples. Zoning and land uses immediately to the north are A, Agriculture, with a Conditional Use (formerly known as Provisional Use), for a social and fraternal organization, and a 1 Q:\2006 \060052.00.00 Corradi Airport Comp Plan Amendment \0003 Comp Plan Amendment Application Support \2008 -08 -12 Revised Basis for Approval.doc 92.1� variance for setback. That property is developed with the Italian American Club. To the east, across Airport Road, the land is zoned PUD, Longview Center, and it is developed as a commercial nursery. Further south lies the Bear Creek PUD which is approximately 9 acres, and is approved for 120 units of multi - family development. Further north lies the Buckley Mixed Use PUD which is approximately 23 acres and is approved for multi - family residential and commercial development. Public Facilities The proposed commercial project would have no effect on schools. Police protection would be provided by the Collier County Sheriff's Department. Fire protection would be provided the North Naples Fire District. Emergency medical service would be provided by Collier County EMS. Please refer to the attached Public Facilities Impact Analysis, attached as Exhibit K, that addresses the Category A Public Facilities impacts. Office Needs Analysis Analysis Process The methodology employed in the attached Fishkind & Associates, Inc. ( "Fishkind ") Office Needs Analysis utilizes population and employment growth data to determine the need for commercial office space at this site. The analysis is a four step process which includes inventory of existing supply of commercial office space in the market area; inventory vacant commercial space and parcels - zoned as having the potential for commercial - office space by the Future Land Use Map (FLUM); project future population/employees to determine future commercial office space demand and compare against commercial land allocation ratios; determine impact of the project's proposed commercial - office land on office land allocation ratio with the market area. The analysis initially determined the supply of existing, vacant, and potential commercial office square feet in the market area. Further, population and employment data was used as the basis of projecting demand for commercial office land. A;~1!re2ate Market — Supply of Office Space The Fishkind & Associates, Inc. ( "Fishkind ") Office Needs Analysis begins with the supply of existing, vacant, and potential commercial office square feet in the market area. The market is located at the southwest corner of Airport Road and Orange Blossom Trail in the North Naples area of the County, extending in a 20- minute drive time radius surrounding the subject site. Office Space Demand at a Specific Location Population and employment data was used as the basis of projecting demand for commercial office land. The population and employment data indicate the demand for office space with in the market will increase. 2 Q:\2006 \060052.00.00 Corradi Airport Comp Plan Amendment \0003 Comp Plan Amendment Application Support\2008 -08 -12 Revised Basis for Approval.doc -� 1b, Competing Supply of Office Space Further analysis provides that the effective supply of commercial office space totals 10,093,867 square feet. As shown in the analysis report, the demand projection estimates there is a demand for 10,243,298 square feet of commercial office space in the year 2030. Therefore, the ratio of supply for 2030 is 0.99. Furthermore, the allocation ratio only increases by .00390 in 2030. The addition of this office space to the market would be readily absorbed now and in the future. Currently the office allocation is below the minimum desired level of 2.0. By 2030, the allocation ration is expected to drop to 0.99. Based on this analysis, there is a clear and compelling case for adding the 40,000 square feet of office space to this market. Office Needs Analysis Conclusion The 2030 office allocation ratio of 0.99 indicates a tight relationship between the demand for, and the supply of, office space in the future. Any ratio below the minimum desired level of 2.0 warrants the addition of new office land to the market. The proposed 40,000 square feet of office space is designed to serve the current and future demand for office space in this market. Please refer to the Office Needs Analysis attached as Exhibit J. Transportation The traffic study done in support of the proposed GMP Amendment, assumes a 40,000 square foot commercial office space, which includes 6,000 square feet of general office, 30,000 square feet of medical office and 4,000 square feet of drive -in bank. It is anticipated that access will be shared with the adjacent Italian American Club parcel to the north. This shared access would provide full access to Orange Blossom Drive and directional or right - in/right -out access onto Airport Road. The details regarding access will be worked out during the rezoning and/or site plan review for this property. Trip generation calculations were performed for the existing allowable uses in addition to the proposed uses as a part of the Growth Management Plan Amendments on the site. The resultant trip generation for each use was determined by referencing the Institute of Transportation Engineer's (ITE) report, titled Trip Generation, 7th Edition. For the Airport Road/Orange Blossom Commercial Subdistrict, Land Use Code 710 (General Office Building), Land Use Code 720 (Medical/Dental Office Building), and Land Use Code 912 (Drive -in Bank) were utilized in order to perform the trip generation calculations. The total trips generated as a result of the proposed Growth Management Plan Amendment were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. Additionally, these trips were assigned to the site access driveways and the Airport Pulling Road /Orange Blossom Drive intersection based on the anticipated traffic patterns available as a result of the proposed access configuration. Further, the new traffic generated as a result of each parcel was compared with the corrected 10- month Level of Service Standard for Peak Hour -Peak Direction traffic conditions in order to determine the project impact percentage. The Airport Road/Orange Blossom Commercial Subdistrict is only expected to have a significant impact on Orange Blossom Road to the west of the 3 Q:\2006 \060052.00.00 Corradi Airport Comp Plan Amendment \0003 Comp Plan Amendment Application Support\2008 -08 -12 Revised Basis for Approval.doc site and to the east of Airport Pulling Road in accordance with the Collier County 2 % -2 % -3% Significance Test. In addition to the significant impact criteria, the Collier County TIS Guidelines require analysis of the adjacent roadway network based on the five (5) year planning window. Therefore, it was necessary to analyze the surrounding roadway network in the 2013 traffic conditions. Based upon the analysis, Orange Blossom Drive is shown to fail under the 2013 background traffic conditions. This is a result of an annual growth rate near 6% that was utilized to convert the existing traffic to 2013 conditions. Regardless, the Developer has agreed to provide specific intersection improvements in order to account for the several projects planned in the vicinity of this intersection. As such, the Developer will be required to pay a proportionate share of the improvements set forth for this intersection in order to mitigate the traffic impacts of the proposed project. Please refer to the Growth Management Plan Amendment Traffic Study attached as Exhibit L. Conclusion The Airport/Orange Blossom Commercial Sub - district should be established for the subject +/- 5.0 acre site due to the expressed demand for additional commercial development and its proximity to the roadway network and population centers. The market analysis concludes that there is a current deficit of commercial development available to serve the growing population neighboring the site in the Airport Road and Orange Blossom Drive area. The site is also ideally suited for commercial development as it located at the intersection of two busy roadways and in close proximity to existing _ and proposed residential development. The site is 0.5 -mile from the nearest Activity Centers to the north and south. 4 Q:\2006 \060052.00.00 Corradi Airport Comp Plan Amendment \0003 Comp Plan Amendment Application Support\2008 -08 -12 Revised Basis for Approval.doc C. Urban Commercial District 12. Airport/Orange Blossom Commercial Subdistrict This Subdistrict consists of approximately 5 acres and is located on the west side of Airport Road, approximately 330 feet south of the intersection of Airport Road and Orange Blossom Drive. This Subdistrict allows for limited commercial, professional and general offices, and similar uses, along with housing for the elderly. Development intensity for this Subdistrict shall be limited to a maximum of 40,000 square feet of gross leasable area for financial institutions, professional and medical offices, adult and child day care, personal and business services as allowed by right and by conditional use, and senior housing in the form of an Assisted Living Facility, Continuing Care Retirement Center, or other similar housing for the elderly, all of which uses are allowed in the C -1 zoning district, as identified in the Collier County Land Development Code, Ordinance No. 04 -41, as amended. Uses will be further evaluated at the time of rezoning to ensure compatibility with surrounding properties. Any senior housing facility is not subject to this square footage limitation but must meet all other provisions in the Land Development Code, Ordinance No. 04 -41, in effect as of the effective date of this amendment. The development of this Subdistrict shall be governed by the following criteria: a. Rezones are encouraged to be in the form of a Planned Unit Development and must contain development standards to ensure that all uses will be compatible with neighboring residential and institutional uses. b. Pedestrian interconnections to access properties adjacently south, west, and north must be pursued by the property owner, and incorporated into the overall site design. c. Vehicular interconnection with property adjacently north is required, particularly to provide eastbound traffic direct egress onto Orange Blossom Drive. Traffic and parking areas, buildings and structures, landscape buffering and open areas, and other uses shall be designed in a manner that does not impede or interfere with access from the adjacent property to the north to minimize the impacts on the surrounding street system. d. An Orange Blossom Drive - Airport Road intersection improvements plan must be approved prior to any development order approval and, construction per the approved plan must be completed prior to the issuance of any certificate of occupancy. The subject property cannot be issued certificates of occupancy until the property owner enters into a Development Contribution Agreement with the Collier County Board of Commissioners to pay a proportionate share of improvements to Orange Blossom Drive, which is scheduled to fail inside the 5 year planning period, and the intersection of Orange Blossom Drive and Airport Road, as mitigation for their impacts to the intersection and the local street network. e. All principal buildings shall be set back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building height, with a minimum setback of fifteen (15) feet. Commercial, professional and general offices, and other uses shall be limited to three (3) stories. f. Development within the Subdistrict shall have common site, signage and building architectural elements, including on -site directional signs assisting motorists toward northbound egress onto Orange Blossom Drive. g. The intensity of uses within the Subdistrict shall be limited by the maximum Trip Generation equivalent to 203 total PM peak net new trips, as enumerated by the Traffic Impact Statement dated July 21, 2008. Policy 1.1 [Page 12] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: C. URBAN — COMMERCIAL DISTRICT 12. Airport/Orange Blossom Commercial Subdistrict • add the new Subdistrict in the FLUE policy that lists all Designations /Districts / Subdistricts. FUTURE LAND USE MAP SERIES [added next in order] Airport/Orange Blossom Commercial Subdistrict • include a new inset map depicting the Subdistrict, in addition to revision to the respective FLUM. Do NOT number the inset map, only provide map title. I. URBAN DESIGNATION [Page 27] Airport/Orange Blossom Commercial Subdistrict • add name of that inset map in FLUE text where various Subdistricts that allow non - residential uses are listed (in FLUE, Urban Designation, I(b)(12), p. 27). FUTURE LAND USE MAP SERIES [Page 124] Airport/Orange Blossom Commercial Subdistrict • add name of that inset map in respective Element where FLUM Series is listed. IA.. ........ _ _ . n .:w IL � x %» to 6 } _ o y 1 '. 4i .� �.• + ,awl - � xy 1{ w` Y r . Y � - it '•. � I �.' � { � � ,� "+ a ..� ::✓ � ` f. n w" art • . a. sale r rp I u �'.1 ;'.f' 'n, „�� S I I � s tr - ,.� ., k�, �f,w� f r � �NTYy��.�iP 1=' ' ✓� ,i ►��!•? .� "tip;: a y.si =;' � � a► r�. � fT 't t �� � �� ��t . �•� ���lii " /w:�.,wJiU'�iW.�:"JriJ �� y 1-A r r Wi +•1 �+ F t or "�, '.i �a . is �, -_ ` 171 �, fl ,�` - `-•`i"„, 9 e� •. n � 4 .e = ��>� � :. ♦" it ... .. ,. ., j " s '( •.(,,, Mi p-,' 'h ! � � F r � � VYa' �Y � Y � 'A ",fit fir. d 11 oil e r _ t - AL I .. - • � � a,'. ,. ., �. X. it M. MONTEREY PUD MARKER LAKI VILLAS PUD EMERALD LAKES PUD Legend Subject Parcel 50C• Buffer Collier County zoning and Land Use AGRICULTURE - COMMERCIAL - cOMMUNnY FACILITY Q INDUSTRIAL O PLANNED UNIT DEVELOPMENT RESIDENTIAL MULTI. FAMILY Q RESIDENTIALSINGLE•FAMILY Collier County Major Road& WALGREEMS PUD FOUNTAIN PARK PUO BRIGHTON GARDENS PUD PINE AIR LAKES PUD MIXED ISE PUD BEAR CREEK PUD KEYSTONE PLACE PUD VINEYARDS PUD CITRUS GARDENS Pty I"" OAK GROVE PUD RANGE BLOSSOM RD Agriculture SF cAY LAGOON PUD CARLISLE ; LAND USE WITHIN 500' REGENCY 4�EB OF SUBJECT PROPERTY PUD 60.1 RSF PUD Planned Unit Development 15.6 Lon view Center PUD Wholesale Nursery SUNSHINE P oort/Orange Blossom VILLAGE µ. RSF PUD (S) SLEEPY FIRST BAPTIST L HOLLOW CHURCH OF CENT PUD RSF IPuD D Legend Subject Parcel 50C• Buffer Collier County zoning and Land Use AGRICULTURE - COMMERCIAL - cOMMUNnY FACILITY Q INDUSTRIAL O PLANNED UNIT DEVELOPMENT RESIDENTIAL MULTI. FAMILY Q RESIDENTIALSINGLE•FAMILY Collier County Major Road& WALGREEMS PUD FOUNTAIN PARK PUO BRIGHTON GARDENS PUD PINE AIR LAKES PUD MIXED ISE PUD BEAR CREEK PUD KEYSTONE PLACE PUD VINEYARDS PUD CITRUS GARDENS Pty I"" OAK GROVE PUD RSF I RSF SUBJECT PROPERTY Agriculture ' ACRES WITHIN 500 FT ; LAND USE WITHIN 500' OF SUBJECT PROPERTY 4�EB OF SUBJECT PROPERTY A Agriculture 60.1 Italian American Club The Carlisle at Naples ALF North Collier Government Services Center PUD Planned Unit Development 15.6 Lon view Center PUD Wholesale Nursery Ai art- Pullin R.O.W. P oort/Orange Blossom Grand Total ommercial Subdistrict FIRST BAPTIST L EW CHURCH OF CENT PUD NAPLES PUD LONE OAK PUD PRINCESS PARK PUD �yt a WILLOW PARK PUD RSF I RSF SUBJECT PROPERTY Agriculture 5.0 ACRES WITHIN 500 FT LAND USE WITHIN 500' OF SUBJECT PROPERTY ACRES OF SUBJECT PROPERTY A Agriculture 60.1 Italian American Club The Carlisle at Naples ALF North Collier Government Services Center PUD Planned Unit Development 15.6 Lon view Center PUD Wholesale Nursery Ai art- Pullin R.O.W. 7.5 Grand Total 83.2 0 500 1,000 2,000 3,000 Feet Airport/Orange Blossom Growth Management Plan Amendment N Zoning and Current Land Use Map Exhibit F 1 inch equals 1,000 feet . _S1 VIN G Prepared By: VJPellegrino Printing Date: January 7, 2008 File: T:1Projectsl2006 106- 0052 _Corradi_Aiport GMP Exhibits2oning_Land1Jse.mxd i i VANDERBILT BEACH RD ORANGE BLOSSOM DR-- f _ Proposed Airport/Orange Blossom ' Commercial Subdistrict z 0 rc Legend Subject Parcel — — Traffic Congestion Zone Collier County Major Roads Collier County Roads COLLIER COUNTY LAND USE - Buckley Mixed Use Subdistrict Industrial District - Mixed Use Activity Center Subdistrict - Orange Blossom Mixed Use District 0 Urban Residential - 5 Acres (On Subject Property) Residential Density Bands 0 500 1,000 2,000 3,000 Feet . port/Orange Blossom Growth Management Plan Amendment Existing FLUM N Exhibit G 1 inch equals 1,000 feet - ?A "XTADOC CONSULTING AL \ T 11 1 • Plmning • Vswtiatien .c" gap Fins •Surveying R mapping Prepared By: VJPellegrino Printing Date: April 18, 2006 File: TlProjectal2006106 -0052 Corradi Aiport\FLUM.mxd I VANDERBILT BEACH RD ORANGE BLOSSOM OR M Proposed Airport/Orange Blossom Commercial Subdistrict a O P R o. it a ki I � rt k t Legend Traffic Congestion Zone - Collier County Major Roads Collier County Roads COLLIER COUNTY LAND USE a Airport/Orange Blossom Commercial Subdistrict - Buckley Mixed Use Subdistrict Industrial District - Mixed Use Activity Center Subdistrict - Orange Blossom Mixed Use District Urban Residential Residential Density Bands 0 500 1,000 2,000 3,000 Feet .Airport/Orange Blossom Growth Management Plan Amendment N Proposed FLUM Exhibit H 1 inch equals 1,000 feet -D-XXI/ — .e \ST It JL -04 Eniewtv Prepared By: VJPellegrino Printing Date: January 7, 2008 File: T :1ProjectsN2006106 -0052 Corradi_Alport GMP Exhibits%FLUM_Proposed.mxd VANDERBILT BEACH RD Proposed Airport/Orange Blossom Commercial Subdistrict J Nok2owgrlArcheologf ISM . . . . .. on Subject P cel _Eq nd ' rc nor In Surrounding rea 0 ar z J- -- M - - -- -- 0 z ------ ------- ---------- J 1 0 500 1,000 2,000 3,000 —=I Feet Airport/Orange Blossom Growth Management Plan Amendment N Archaeological Map 1 inch equals 1,000 feet Exhibit I -DA'X A WC CONSULTING JL L T 11 JL IS CNN lz-T4 i g I C win$ Prepared By: VJPeilegrino Printing Date: December 12, 2007 File: T,1Prqjects12006106.0052 Corradi Aiport GMP Exhibits\Archeological.mxd "77 Airport Road and Orange Blossom Trail Office Needs Analysis July 1, 2008 Prepared for Dwight Nadeau, Planning Manager RWA, Inc. Prepared by Fishkind & Associates, Inc. 1415 Panther Lane, Suites 346/347 Naples, Florida 34109 (239) 254 -8585 Office Needs Analysis Exhibit J I= 1.0 Introduction 1.1 Purpose The purpose of this report is to present a needs analysis for the proposed change to Collier County's Comprehensive Land Use Plan ( "Plan "). Corradi Airport, Inc. ( "Developer') is proposing 40,000 square feet of office space on approximately 5 +/- acres of land near the southwest corner of Airport- Pulling Road and Orange Blossom Road in Naples /Collier County, Florida ( "County "). Fishkind & Associates, Inc., ( "Consultant ") has been engaged to prepare this report. 1.2 Analysis Process The Consultant utilizes employment growth data to determine the need for the Project. The process of determining the need for additional commercial -office space is a four -step process, as outlined below. o Inventory existing supply of commercial- office space in the market area; o Inventory vacant commercial space and parcels zoned as having the potential for commercial -office space by the Future Land Use Map (FLUM); o Project future population /employees to determine future commercial - office demand and compare against commercial - office land allocation ratios; o Determine impact of the Project's proposed commercial- office land on office land allocation ratio within the market area. 1.3 Definition of the Market Area and Target Population The primary market area for the office analysis was developed utilizing two sources of information on employment commute times: o US Census Bureau commute times to work for employees in Collier County; o East Central Florida Housing Methodology — reasonable employment commute factors to accessible employment opportunities; Table 1.3.1 below shows the distribution of commute times for employees in Collier County according to the US Census Bureau. This table indicates the two most common employment commute time intervals in Collier County are 15 to 19 minutes (17.92% of employees) and 20 to 24 minutes (16.78% of employees). Further, 63.1 % of employees had a commute time of 24 minutes or less. Office Needs Analysis 2 =4 Table 1.3.1 Commute Times to Work for Employees in Collier County Source: US Census Bureau, 2000 Additionally, the East Central Florida Housing Methodology, 'a methodology for assessing the affordable housing impact of Developments of Regional Impact,' utilizes a housing supply area of a 10 -mile radius or 20- minute drive time. Housing within this area represents a reasonable commute distance to work for employees of the Development of Regional Impact ( "DRI "). Based on this information, the need to amend the Plan will be based on an analysis of this 20- minute drive time market's need for additional commercial- office development (map provided in Appendix). The market is located at the southwest corner of Airport Road and Orange Blossom Trail extending in a 20- minute drive time radius around the subject site. Estimates of existing and projected population and employees for the primary market area are provided for years 2007, 2010, 2020 and 2030 in Table 2.2.1. These figures were estimated using I -Site, Census - based, Demographics Package and growth rates from the most recent Bureau of Economic and Business Research ( "BEBR ") population projections for Collier County. The market area is shown in Map 1.3.1 below. (Rest of Page Left Intentionally Blank) Office Needs Analysis 3 Employed Percent of Total Total: 103,068 Did not work at home: 98,199 - -- Less than 5 minutes 2,665 2.71% 5 to 9 minutes 10,396 10.59% 10 to 14 minutes 14,833 15.11% 15 to 19 minutes 17,593 17.92% 20 to 24 minutes 16,481 16.78% 25 to 29 minutes 5,586 5.69% 30 to 34 minutes 15,077 15.35% 35 to 39 minutes 1,481 1.51% 40 to 44 minutes 2,682 2.73% 45 to 59 minutes 5,943 6.05% 60 to 89 minutes 3,336 3.40% 90 or more minutes 2,126 2.16% Source: US Census Bureau, 2000 Additionally, the East Central Florida Housing Methodology, 'a methodology for assessing the affordable housing impact of Developments of Regional Impact,' utilizes a housing supply area of a 10 -mile radius or 20- minute drive time. Housing within this area represents a reasonable commute distance to work for employees of the Development of Regional Impact ( "DRI "). Based on this information, the need to amend the Plan will be based on an analysis of this 20- minute drive time market's need for additional commercial- office development (map provided in Appendix). The market is located at the southwest corner of Airport Road and Orange Blossom Trail extending in a 20- minute drive time radius around the subject site. Estimates of existing and projected population and employees for the primary market area are provided for years 2007, 2010, 2020 and 2030 in Table 2.2.1. These figures were estimated using I -Site, Census - based, Demographics Package and growth rates from the most recent Bureau of Economic and Business Research ( "BEBR ") population projections for Collier County. The market area is shown in Map 1.3.1 below. (Rest of Page Left Intentionally Blank) Office Needs Analysis 3 Map 1.3.1 20- Minute Drive Time Market Area R 25 -E I T20 E � T27 E t"radi Office If a • � 4 �w— r 1 ' ' • . a y '• a� � a a y .11 � t �' y�• • P . a� y P ! i F . i x- =-`., til fl• F y ° • }_ PLANNED r UNTf DEVELOPMENTS, .. Ck3MMERICAL AN D --- - INDUSTRIAL ZONING Legend I Pun, -- r +DvvV1!cRgt {:_ a _ i. - -� a . �'�'ti'-•.�. !rtG �yy,rFSai�_'a,:tt! , - ' ` . Y ix DYis'j ® Cs?AItJEz��lr•L •� .'.�+ _` ` ,,: Y -' 'i'` -:,' Ui 3 Mile Office Needs Analysis 4 2.0 The Supply of Office Space 2.1 Project's Market The analysis begins with the supply of existing, vacant, and potential commercial office square feet in the market area. The market is located at the southwest corner of Airport Road and Orange Blossom Trail in the North Naples area of the County, extending in a 20- minute drive time radius surrounding the subject site. Table 2.1.1 provides the current inventory of commercial space based on the Property Appraiser's (`PA ") data, as well as land use data provided by the Comprehensive Planning Department ( "CPD "). These data provide an estimate of 10.1 - million square feet of existing, vacant, and potential office space. Table 2.1.1 Current Supply of Vacant, Potential, and Existing Commercial- Office Space in Project's Market Existing # of Parcels 340 Acres 457.97 Square Feet 2,549,138 Vacant # of Parcels 523 Acres 1092.59 Square Feet 6,075,006 Potential # of Parcels 117 Acres 270.68 Square Feet 1,469,723 Total # of Parcels 980 Acres 1821.24 Lsguare Feet 10,093,867 `Assumed 5,430 square feet per acre based on market average Office Needs Analysis 5 2.2 Demand for Commercial -Office Space in the Project's Market and the Allocation Ratio Population and employment data was used as the basis of projecting demand for commercial -office land. The Consultant's projection of population and employees for the 20- minute drive time market is shown in Table 2.2.1. Table 2.2.1 Population and Employment Projection for Project's Market 20- Minute Market 2008 2010 2020 2030 Trade Area Population: 192,944 201,469 250,087 310,438 Employed Population: 83,383 87,067 108,078 134,159 Workforce as a % of Population: 43.22% 43.22% 43.22% 43.220% Sources: i -Site Census -based Demographics Package; BEBR The most recent BEBR population projections for Collier County indicate population will increase at a compounded annual rate of 2.19% from 2007 to 2030. The Consultant has utilized this growth rate for the 20- minute trade area. The percentage of population that is employed was determined from I -Site, Census -based Demographics and is specific to the 20- minute drive time market. These population and employment data indicate the demand for office space within the market will also increase. Employment growth is used to determine the need for additional commercial -office designated land in the Plan. As the number of employees increase, more commercial -office designated land is needed to accommodate the growth while allowing for a reasonable degree of flexibility. (Rest of Page Left Intentionally Blank) Office Needs Analysis 6 I -Site, Census -based Demographics data provides the distribution of employees across various industries for the market area. The employed population determined in Table 2.2.1 above is applied to this distribution. This is shown in Table 2.2.2 below. Table 2.2.2 Employment Allocation by Industry in Project's Market Sources: [-Site Census -based Demographics Package (Rest of Page Left Intentionally Blank) Office Needs Analysis 7 Distribution 2008 2010 2020 2030 Population 2000 Employment Status: Employed 43.22% 83,383 87,067 108,078 134,159 Industry: Agriculture 2000 1.06% 885 925 1,148 1,425 Industry: Mining 2000 0.11% 92 96 119 148 Industry: Construction 2000 12.80% 10,676 11,148 13,838 17,177 Industry: Manufacturing 2000 4.15% 3,459 3,612 4,484 5,566 Industry: Wholesale Trade 2000 2.55% 2,123 2,217 2,752 3,416 Industry: Retail Trade 2000 15.31% 12,768 13,332 16,550 20,543 Industry: Transport. and Warehousing 2000 2.68% 2,236 2,335 2,899 3,598 Industry: Utilities 2000) 0.65% 544 568 705 875 Industry: Information Services 2000 1.81% 1,506 1,573 1,952 2,423 Industry: Finance and Insurance 2000 4.94% 4,119 4,301 5,339 6,628 Industry: Real Estate 2000 5.48% 4,571 4,773 5,925 7,355 Industry: Professional Services 2000 6.58% 5,487 5,729 7,111 8,828 Industry: Management 2000 0.03% 22 23 28 35 Industry: Admin. Services And Waste Mgmnt 2000 5.16% 4,303 4,493 5,577 6,923 Industry: Educational Services 2000 5.42% 4,520 4,720 5,859 7,273 Industry: Health Care and Social Assist. 2000 9.60% 8,005 8,359 10,376 12,880 ,idustry: Arts, Entertainment and Recreation 2000 5.13% 4,281 4,470 5,549 6,888 Industry: Food and Hospitality Services 2000 8.44% 7,036 7,347 9,120 11,321 Industry: Other Services, except public 2000 5.11% 4,264 4,452 5,526 6,860 Industry: Public Adminstration 2000 2.98% 2,485 2,595 3,221 3,998 Sources: [-Site Census -based Demographics Package (Rest of Page Left Intentionally Blank) Office Needs Analysis 7 The next step is to convert employment growth by industry into a demand for new office space. The Consultant has determined the share of new employees that will locate in office buildings. These employees are then applied to an industry standard of 350 square feet /employee to determine the associated volume of office square footage demanded. Table 2.2.3 shows the forecast of commercial -office square footage demand for the market. Table 2.2.3 Office Demand in Project's Market Employment Square Foot Conversion Percent In Office FAR 2008 2010 2020 2030 Industry: Agriculture (2000) 0.00% 0 0 0 0 0 Industry: Mining (2000) 0.00% 0 0 0 0 0 Industry: Construction (2000) 0.00% 0 0 0 0 0 Industry: Manufacturing (2000) 0.00% 0 0 0 0 0 Industry: Wholesale Trade (2000) 0.00% 0 0 0 0 0 Industry: Retail Trade (2000) 0.00% 0 0 0 0 0 Industry: Transport. and Warehousing (2000) 0.00% 0 0 0 0 0 Industry: Utilities (2000) 10.00% 0 0 0 0 0 Industry: Information Services (2000) 100.00% 350 527,191 550,483 683,325 848,224 Industry: Finance and Insurance (2000) 100.00% 350 1,441,743 1,505,444 1,868,736 2,319,696 Industry: Real Estate (2000) 100.00% 350 1,599,995 1,670,688 2,073,856 2,574,315 Industry: Professional Services (2000) 100.00% 350 1,920,278 2,005,121 2,488,994 3,089,635 Industry: Management (2000) 100.00% 350 7,558 7,892 9,797 12,161 Industry: Admin. Services And Waste Mgmnt (2000) 0.00% 0 0 0 0 0 Industry: Educational Services (2000) 0.00% 0 0 0 0 0 Industry: Health Care and Social Assist. (2000) 0.00% 0 0 0 0 0 Industry: Arts, Entertainment and Recreation (2000) 0.00% 0 0 0 0 0 Industry: Food and Hospitality Services (2000) 0.00% 0 0 0 0 0 Industry: Other Services, except public (2000) 0.00 % 0 0 0 0 0 Industry: Public Adminstration (2000) 100.00% 350 869676 908,100 1,127,242 1,399,266 Total Office Sq Ft Demand 66 ,647,729 8,251,949 10,243,298 Source: F-ishkind & Associates, Inc. (Rest of Page Left Intentionally Blank) Office Needs Analysis 8 Table 2.2.4 below provides the projected office demand and compares demand to the supply of commercial -office space and land available to accommodate office demand in the future. The comparison of office demand to existing office supply and available supply converts all vacant and potential acres and assumes full development within the market. Table 2.2.4 Office Need in Project's Market Commercial Office 2008 2010 2020 2030 Market Office Demand Cumulative 6,366,440 6,647,729 8,251,949 10,243,298 Supply S Ft 10,093,867 10,093,867 (10,093,867) (10,093,867 Allocation Ratio (Supply/Demand) 1 1.59 1 1.52 1 1.22 0.99 source: rishkind & Associates, Inc. As noted in Table 2.1.1, the effective supply of commercial -office space totals 10,093,867 square feet. As shown by Table 2.2.3, the demand projection estimates there is demand for 6,366,440, 6,647,729, 8,251,949, and 10,243,298 square feet of commercial -office space in the market for the years 2008, 2010, 2020, and 2030 respectively. Therefore, the ratio of the total supply of land designated for commercial -office use compared to the total demand equals 1.59, 1.52, 1.22, and 0.99 for the years 2008, 2010, 2020, and 2030 respectively. The allocation ratio increases by .00628 in 2008 with the addition of the 40,000 square feet — barely discernible in the market and well within the 2.0 allocation ratio for planning purposes. The allocation ratio only increases by .00390 in 2030. The addition of this office space to the market would be readily absorbed both now and in the future. Currently the office allocation is below the minimum desired level of 2.0. By 2030, the allocation ratio is expected to drop to 0.99. Basic economic principals have shown that markets are efficient in terms of supply and demand and the ultimate lack of available office space choices creates an impediment to the market functioning properly. One must also consider that not all of the office /commercial designation in the future land use map will be developed as such since the owners of those properties will only develop the land with uses that respond to market demand. Based on this analysis, there is a clear and compelling case for adding the 40,000 square feet of office space to this market. As noted here, this market's office allocation ratio will decrease to 0.99 by 2030. It is just these types of situations that make it good planning policy to have a sufficiently high ratio to accommodate the expected demand in a meaningful fashion. Office Needs Analysis 9 3.0 Conclusions Concerning the Proposed Change to the Land Use Plan for the Project There is not a reasonable degree of flexibility in the market's ability to accommodate future office demand. The 2030 office allocation ratio of 0.99 indicates a tight relationship between the demand for, and the supply of, office space in the future. Any ratio below the minimum desired level of 2.0 warrants the addition of new office land to the market. The proposed 40,000 square feet of office space is designed to serve the current and future demand for office space in this market. 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TRAFFIC IMPACT STATEMENT FOR ITALIAN AMERICAN PLAZA AND CLUBHOUSE DISTRICT & AIRPORT ROAD /ORANGE BLOSSOM COMMERCIAL SUBDISTRICT - GROWTH MANAGEMENT PLAN AMENDMENTS (PROJECT NO. 0602.16-10 & 0807.01) PREPARED BY: TR Transportation Consultants, Inc. 13881 Plantation Road, Suite 11 Fort Myers, Florida 33912 -4339 Certificate of Authorization #27003 239 - 278 -3090 Revised: July 21, 2008 TIS Exhibit L .'4 a r. I TRANSPORTATION CONSULTANTS, INC. CONTENTS I. INTRODUCTION II. EXISTING CONDITIONS III. PROPOSED DEVELOPMENT IV. TRIP GENERATION V. TRIP DISTRIBUTION VI. FUTURE TRAFFIC CONDITIONS VII. PROJECTED CONSISTENCY AND IMPROVEMENTS VIII. CONCLUSION TRANSPORTATION CONSULTANTS, INC. I. INTRODUCTION M TR Transportation Consultants, Inc. has conducted a combined traffic impact statement for the proposed Growth Management Plan Amendments located in the southwest corner of the Airport Road/Orange Blossom Drive intersection in Collier County, Florida. This report has been completed in compliance with the guidelines established by the Collier County Transportation Planning Division for developments seeking approval for a Growth Management Plan Amendment. The location of the subject parcels is illustrated on Figure 1. The proposed Growth Management Plan Amendments would modify the existing land use designations on each subject site to allow a combined total of 94,000 square feet of commercial floor area between the two subject parcels. This report examines the impact of the Amendments on the surrounding roadways. Trip generation and assigmnents to the area intersections will be completed and analysis conducted to determine the impacts of the developments on the surrounding intersections. II. EXISTING CONDITIONS The two (2) subject parcels, referred to as the "Italian American Plaza and Clubhouse District" in addition to the "Airport Road/Orange Blossom Commercial Subdistrict ", are neighboring 5 -acre parcels located within the Urban Residential Subdistrict which allows for the development of three (3) dwelling units per acre. However, rather than residential uses, the northern 5 -acre site has housed the Naples Chapter of the Italian American Club for the last 30 years. The existing Italian American Club facility accommodates anywhere from 200 to 375 members. As a part of the proposed plan amendment, the existing facility will be razed in order to make way for the construction of the proposed Italian American Plaza and Clubhouse District. The southern 5 -acre parcel is currently vacant land. Page 1 • TRANSPORTATION CONSULTANTS, INC. Orange Blossom Drive is an east/west two -lane roadway to the north of the subject parcels. The intersection of Orange Blossom Drive and Airport- Pulling Road allows full turning movements under signalized conditions. The existing site access driveway for the Italian American Club will be moved to the western boundary of the site as a part of the proposed development. Full turning movements will be permitted at this location upon the completion of the proposed developments. Orange Blossom Drive has a Level of Service Standard of LOS "D ", or 920 vehicles to the east of Airport- Pulling Road and 850 vehicles to the west of Airport- Pulling Road. Airport- Pulling Road is a north/south six -lane arterial roadway that borders the subject parcels to the east. Airport- Pulling Road's intersection with Orange Blossom Drive currently provides full turning movements operating under signalized conditions. A right - in/right -out driveway will be constructed to Airport Pulling Road as a part of the - proposed Growth Management Plan Amendments. Airport- Pulling Road has a Level of Service Standard of LOS "E ", or 3,970 vehicles, along the frontage of the subject parcels. In order to gain a better understanding of the traffic conditions in the vicinity of the subject developments, AM and PM peak hour turning movement counts were performed at the intersection of Orange Blossom Drive and Airport - Pulling Road. This turning movement count was adjusted for peak season conditions in accordance with the information contained within the 2006 FDOT Traffic Information CD. Figure 2 indicates the resultant 2008 peak season turning movements at the subject intersection. III. PROPOSED DEVELOPMENT The subject parcels are two (2) neighboring 5 -acre parcels within the Urban Residential Subdistrict. As such, they could be developed with a maximum of three (3) dwelling units per acre, or a total of 15 multi- family dwelling units per site. However, it should be noted that the Italian American Club site already consists of the existing 200 to 375 - member Italian American Club chapter. Table 1 indicates the uses that could be constructed on the subject site in accordance with the current Growth Management Plan designation. Page 3 .i 1� SITE LOCATION MAP TRANSPORTATION CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure MOM LEGEND 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC 4- (000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2008 PEAK SEASON TURNING MOVEMENTS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 2 TRANSPORTATION CONSULTANTS, INC. Table 1 Existing Allowable Use Italian American Plaza and Clubhouse District & Airport Road/Oran a Blossom Commercial Subdistrict 411 Liam Multi- Family 30 total dwellin units As a part of this submittal, the Growth Management Plan Amendment for the 5 -acre Italian American Club site will approve a maximum of 54,000 square feet of floor area. More specifically, the site will consist of a 20,000 square foot Italian American Club Chapter in addition to 34,000 square feet of commercial uses. The proposed Growth Management Plan Amendment on the Airport Road/Orange Blossom Commercial Subdistrict will allow a maximum of 40,000 square feet of commercial floor area on the 5 -acre subject site. In order to perform a worst case analysis in relation to the proposed Growth Management Plan Amendments, the subject parcels were analyzed based on the uses indicated within Table 2. Table 2 Proposed Maximum Intensities Italian American Plaza and Clubhouse District & Airport Road /Oran a Blossom Commercial Subdistrict Parcel Land Use Size Italian. American Club 20,000 square feet General Office 22,500 s uare feet Italian American Plaza Medical Office 7,500 square feet and Clubhouse District Drive -In Bank 4,000 square feet Total Floor Area 54,000 square feet General Office 6,000 s uare feet Airport Road/Orange Medical Office 30,000 square feet Blossom Commercial Drive -In Bank 4,000 s j uare feet Subdistrict Total Floor Area 40,000 square feet The Developer's of both subject parcels have agreed to provide vehicular interconnection between the two (2) sites in order to limit the required access points and provide better on -site traffic circulation. As such, a full site access driveway is shown to Orange Blossom Road along the western boundary of the Italian American Club site, and a right- Page 5 TRANSPORTATION CONSULTANTS, INC. in/right -out access driveway is shown to Airport Pulling Road on the Airport Road/Orange Blossom Commercial Subdistrict site. IV. TRIP GENERATION Trip generation calculations were performed for the existing allowable uses in addition to the proposed uses as a part of the Growth Management Plan Amendments on the site. The resultant trip generation for each use was determined by referencing the Institute of Transportation Engineer's (ITE) report, titled Trip Generation, 7t' Edition. Land Use Code 230 (Residential Condominium/Townhouse) was utilized for trip generation of the existing allowable uses on the subject parcels. For the Italian American Club site, Land Use Code 591 (Lodge /Fraternal Organization), Land Use Code 710 (General Office Building), Land Use Code 720 (Medical /Dental Office Building), and Land Use Code 912 (Drive -in Bank) were utilized for trip generation purposes. For the Airport Road /Orange Blossom Commercial Subdistrict, Land Use Code 710 (General Office Building), Land Use Code 720 (Medical /Dental Office Building), and Land Use Code 912 (Drive -in Bank) were utilized in order to perform the trip generation calculations. Table 3 indicates the trip generation of the pennitted residential uses on the subject parcels in accordance with the existing Growth Management Plan designation. As the sites are two separate parcels, it was assumed that they could develop as separate residential projects, so trip generation was calculated separately for each parcel based on 15 dwelling units rather than a combined 30 dwelling units. Page 6 TRANSPORTATION CONSULTANTS, INC. Table 3 Existing Allowable Trip Generation Italian American Plaza and Clubhouse District & Air urn 1.vnui v, ca.. ,....... a :y,, �t'.i ?.x13 „!1S'i1..u��.� '�t.• �,�■'1 11 T� �:Y.:�.nCt�; -- - -- a 7•. :..:.... .M.i::'.i:�:: (�} 1 ..�:K.Y.�. ^ft• tM1,..y;P�.M wryi>t'a:::... t1•.�`R4.S.ftZ.�XR Tj�i.” ]]y`t�. , :.L'•G•aR•:•t:'t: ��d�OS -, .:y ,> 11i� :r. .F,. r.Q•X_1SSiu 3 3 6 9 9 18 174 Italian American Club Site Multi - Family 2 (15 dwelling units) 9 11 9 L41 129 Airport/Orange Blossom Site Multi- Family 2 (15 dwelling units) 9 11 9 6 128 Total Trips 4 18 22 18 8 1 26 256 Table 4 indicates the trip generation of the proposed Italian American Plaza and Clubhouse District based on the uses listed within Table 2. It should be noted that the average rate was utilized for the PM peak hour calculation for the General Office use and - the daily calculation for the Medical Office use. Table 4 Italian American Plaza and Clubhouse District A.1VL.Peak =-Land our, In Out Total P:M. Pea�I :::.:...:.:...:.. t;::. In" : ::Ou. our ,. > `I"otl....�2 -.Daily -way) Lodge /Fraternal Organization 3 3 6 9 9 18 174 (20,000 s . ft. General Office 50 7 57 6 28 34 424 (22,500 s . ft. Medical Office 15 4 19 8 20 28 270 7,500 s . ft. Drive -In Bank 28 21 49 91 92 183 986 (4,000 s . ft.) Total Trips 96 35 1 131 1 114 1 149 263 1 1,854 Table 5 indicates the trip generation of the proposed Airport Road/Orange Blossom Commercial Subdistrict in accordance with the uses listed within Table 2. It should be noted that the average rate was utilized for the PM peak hour trip generation calculation of the General Office use and the daily calculation of the Medical Office use. Page 7 TRANSPORTATION CONSULTANTS, INC. Table 5 Airport Road /Orange Blossom Commercial Subdistrict ProAosed Maximum Trip Generation General Office _ (6,000 sq. ft.) Medical Office 30,000 sq_ft.) Drive -In Bank Total 17 3 20 ',; 1y±! .;^, v Y'ro.. •.. : a:.- �: a> �a' ra^d+nfic�n43:'�?k��['SA!�k#i`� 9 152 59 15 74 L27 103 1,084 28 21 49 183 986 104 39 143 121 174 295 2,222 ITE estimates that a comparable Drive -in Bank use, such as those proposed on the two subject sites, may attract a significant amount of its traffic fiom vehicles already traveling the adjoining roadway system. This traffic, called "pass -by" traffic, reduces the development's overall impact on the surrounding roadway system but does not decrease the actual driveway volumes. Collier Cow -ity allows a maximum "pass -by" traffic reduction of 50% for bank uses. Table 6 summarizes the pass -by reduction. Table 7 summarizes the Italian American Club development traffic and the breakdown between the total project trips and the net new trips the development is anticipated to generate after the pass -by reduction is applied. It should be noted that the driveway volumes are not reduced as a result of the "pass -by" reduction, only the traffic added to the surrounding streets and intersections. Table 8 reflects the 50% pass -by reduction for the Airport Road/Orange Blossom Commercial Subdistrict. Table 6 Pass -by Trip Reduction Factor Pro posed Growth Mana ement Plan Amendments .. �� "• �..`titi •^ :: »': � »tai.; • 4 i�`r�.� �> •��7 tw5'� :a. Y54: y,. }j ,�. `� s:} 7T�((�11AAyi F§�j' ',; 1y±! .;^, v Y'ro.. •.. : a:.- �: a> �a' ra^d+nfic�n43:'�?k��['SA!�k#i`� ��n;�• � �. ;'AcS,.:v'.:: Drive -In Bank 50% Page 8 TRANSPORTATION CONSULTANTS, INC. =__ Table 7 Trip Generation — New Trips Italian American Plaza and Clubhouse District Total Trips 96 35 131 114 149 263 1 1,854 Less Bank Pass -by I -12 I -12 I -24 I -46 I -46 I -92 I -493 (50% of Bank Trips) New Traffic 84 23 107 68 103 171 1,361 Total Trina — Pn54 -bv Traffiel Table 8 Trip Generation — New Trips Vnmmereial Subdistrict -'"� � k` ?ii.': ?i4'it'l`•.`�i�.: 2'ir:1F�4. \: `�1:.`�' lj :r' :. t' � �� ,rt •.fa ^�; :M�''� e1�1.,��et w.��r A',f'� t1,. �t {� �ru' - ''�:hA. '.5(' TT .A�:' P. ke:v'(Y i� r; }a br'�.S�. fir' 3''R'> l: •"t �I ke8•5�.�'+(�,'[�.c •' \4 !ps"N.t'� 'l' 11{'' '� �4.:: 1 1 1y �� ��e� � r5' �''F v.�,Rv :y �. C:' -`vn it{�'��'. .•..AV•Yd_4!3"� .2.t �.1`,$� :t.w �;l,ic':,.i:S:, `, ttj•,� 7.�� }ry, +;'!, ?F }.,\'; .1� i,.i'� +`.� 44g;1J �•r.ci. ).. .:rc a:• TT'�'�S4. `S.• .R'Ci y L t.S1. �� .:��.f�a�':b _\ �� d'nc^ ' >y'�;:;,i'✓CEex ,,.����kvFx4 �i .. r, {,.3, 'o-k+ ,.y� r • .� Nom, �k �:7:: �: S! :`S. � �:��.}'+2�+:r�xi�+ C�7,•...�i•::! Js. Jiff xt,.� :.�u .a >.; .fi .,r Vii.• :.r�.K... ,.• Tu ^:: ��'��tn �w.. +'� �i(�� ��:'! �;�.,. X34: fi':h. sy - �; ���•�`a. 'J..}E: s :;- :`?�'T•!• 1:: =;, :':Z� t;..: .�S�t ':•`ti..'�,..V ..l.:,t�lL�. ,.i: ,..�:� ^i'rwi ay;� .;C. +..i<:;. ��n�j'�yy�1`` �i} . :GL.' wra,,. 77! }p 1 .:�,(J�a� Z; 4yicy` "4.1{•F;,F�l,S.�y"lr, ,::' .:%�T•LT:61111 .: �: =� n. ?.� 'T�• iN .�Tp'(�Fa1 ^ 4'• �'v�:� �,�:ZS.':::v:.:'. \��,. pit. •: t:: �i4::.iA�'SS} ::1:�:..1.1:�.:�,:;. �,t:t.l .LLti:�RSf�t1,2 r r.4. �4A4�H3�v ?H Of,' R.= Total Trips 104 39 143 121 174 295 2,222 Less Bank Pass -by -12 -12 -24 -46 -46 -92 -493 (50% of Bank Trips) New Traffic 92 27 119 =75 128 203 1,729 {Total Trips - Pass-by Traffic) V. TRIP DISTRIBUTION The total trips generated as a result of the proposed Growth Management Plan Amendments indicated within Tables 4 & 5 were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. Additionally, these trips were assigned to the site access driveways and the Airport- Pulling Road /Orange Blossom Drive intersection based on the anticipated traffic patterns available as a result of the proposed access configuration. The resultant site traffic assignment and distribution of the Italian American Plaza and Clubhouse District is indicated in Figure 3. Additionally, Figure 4 reflects the site traffic assignment and distribution of the Airport Road/Orange Blossom Commercial Subdistrict. Page 9 TRANSPORTATION CONSULTANTS, INC. VI. FUTURE TRAFFIC CONDITIONS In order to determine which roadway segments surrounding the site will be significantly impacted as a result of each proposed Growth Management Plan Amendment, Tables A- 1 & A -2, contained in the Appendix, were created. Table A -1 indicates which roadway links will accommodate an amount of project traffic greater than the 2 % -2 % -3% Significance Test due to the Italian American Plaza and Clubhouse District. Table A -2 reflects which roadway links will be significantly impacted as a result of the Airport Road /Orange Blossom Commercial Subdistrict. The new traffic generated as a result of each parcel was compared with the corrected 10- _ month Level of Service Standard for Peak Hour — Peak Direction traffic conditions in order to determine the project impact percentage. Based on the information contained within Tables A -1 and A -2, only Orange Blossom Drive between Goodlette -Frank Road and Airport Road is shown to sustain a significant impact as a result of the Italian American Plaza and Clubhouse District. The Airport Road /Orange Blossom Commercial Subdistrict is only expected to have a significant impact on Orange Blossom Road to the west of the site and to the east of Airport Pulling Road in accordance with the Collier County 2 % -2 % -3% Significance Test. Therefore, Level of Service consistency analysis was performed on Airport- Pulling Road and Orange Blossom Drive since the proposed developments access these roadways. In addition to the significant impact criteria, Tables A -1 and A -2 also include a buildout consistency analysis on the Collier County Roadway network. The Collier County TIS Guidelines require analysis of the adjacent roadway network based on the five (5) year planning window. Therefore, it was necessary to analyze the surrounding roadway network based on the 2013 traffic conditions. Page 10 0 35% N c� z W E CL J J H S / Q a ;o;s ko (0) 4-0(0) a 47 (56) j m N o ♦5 (6) � + 4 r 5 (5) ORANGE BLOSSOM DRIVE i� .. i ♦20 %♦ (23) 19 ((15) 4- �T ^ 0 0 ( ) � �00 I IITALIAN AMERICAN CLUB SITE PROPOSED INTERC(NNECTION . l I I 0 I AIRPORT ROAD/ ORANGE BLOSSOM j COMMERCIAL SUBDISTRICT 4 752) 12 + I co Cl 35% LEGEND 4-20 %-► PERCENT DISTRIBUTION 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC ♦(000) WEEKDAY PM PEAK HOUR TRAFFIC -4-10%-101- TRANSPORTATION SITE TRAFFIC ASSIGNMENT CONSULTANTS, INC. ITALIAN AMERICAN PLAZA & CLUBHOUSE DISTRICT Figure 3 0 35% La + Z J J CL O d Q av Ca a o(o) 4-0(0) r cov o ♦g (10) 46 (55) �, y r 13 (14) ORANGE BLOSSOM DRIVE r _ _ ♦15 %♦ (0)0 (61)13 roo (18) 16 o r (3 5) 8♦ (0) 0-! , o 0 N CD I y IIITALIAN AMERICAN CLUB SITE I PROPOSED I INTERCONNECTION o�`r o I COMMERCIALDS/UBDISTRECT BLOSSOM ♦I co { o 30% + LEGEND ♦20 %-01- PERCENT DISTRIBUTION 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC 4 -(000) WEEKDAY PM PEAK HOUR TRAFFIC AN-m 4-20% -► .v SITE TRAFFIC ASSIGNMENT TRANSPORTATION AIRPORT ROAD/ ORANGE BLOSSOM DRIVE COMMERCIAL SUBDISTRICT Figure 4 CONSULTANTS, INC. TRANSPORTATION CONSULTANTS, INC. The total volume indicated within the 2007 Collier County Annual Update Inventory Report (AUIR) reflects the current remaining capacity on the adjacent roadway network. The remaining capacity was subtracted from the 10 -month service volume on each roadway in order to determine the 2007 peak season, peak hour, peak direction traffic volume on the adjacent roadway network. The appropriate annual growth rate for these roadways was taken from the 2007 Collier County Average Daily Traffic Report. An example of the calculations to determine the annual growth rates can be found within the Appendix of this report for reference. These annual growth rates were then used to factor the 2007 peak season, peak hour, peak direction traffic volume to 2013 peak season, peak hour, peak direction background traffic conditions. The resultant 2013 peak season, peak hour, peak direction traffic volume was subtracted from the Level of Service Standard in order to determine the remaining capacity in the year 2013. The project generated traffic was then subtracted from the remaining capacity in order to determine the remaining 2013 capacity after the traffic from both proposed Growth Management Plan Amendments is added to the surrounding roadway network. A summary of the results of the consistency analysis are illustrated within Figure 5 for reference. VII. PROJECTED CONSISTENCY AND IMPROVEMENTS Based upon the information contained within Table 1A and Figure 5, Orange Blossom Drive is shown to fail under the 2013 background traffic conditions. This is a result of an annual growth rate near 6% that was utilized to convert the existing traffic to 2013 conditions. In recent years, the traffic volumes on Orange Blossom Drive have actually been declining. Regardless, the Developer's of both Amendments have agreed to participate in the area -wide analysis for the Orange Blossom Drive/Airport- Pulling Road corridor in which specific intersection improvements are being proposed in order to account for the impacts of several projects planned in the vicinity of this intersection. As Page 13 HOUR, PEAK DIRECTION PROJECT TRAFFIC �% -- 2013 CUMULATIVE CONSISTENCY ANALYSIS -� TRANSPORTATION CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 5 TRANSPORTATION CONSULTANTS, INC. such, the impacts of both Growth Management Plan Amendments will be mitigated appropriately in accordance with the area -wide analysis being performed. Intersection analysis was performed as a result of the added traffic associated with the proposed Growth Management Plan Amendments. Intersection analysis was required at the site access driveways in addition to the site access driveways. In order to perform the required intersection analysis, it was necessary to determine the 2013 background peak hour turning movements at these intersections. Therefore, the background turning movements indicated within Figure 2 were factored by the appropriate annual growth rates over a five (5) year period. The calculation to determine the background turning movements is indicated below: 2013 Turning Movement = (2008 Turning Movement)* (1 + AGR) 2013 -2008 - 2013 Turning Movement = (1,214 veh)* (1 + 0.0200y') 2013 Turning Movement= (11214 veh)* (1.104 2013 Turning Movement =1,340 vehicles The above illustrated calculation was applied to all of the turning movements indicated within Figure 2 in order to determine the 2013 background turning movements. The resultant 2013 background turning movements are illustrated within Figure 6. The site traffic indicated within Figures 3 and 4 was then added to the 2013 background turning movements in order to determine the 2013 buildout turning movements at the area intersections. The resultant 2013 buildout turning movements are indicated within Figure 7. The appropriate lane arrangements and the turning movements indicated within Figure 7 were inputted into the HCS+ software in order to perform the necessary intersection analysis at the previously mentioned intersections. The lane arrangements utilized in this analysis can be found in graphical format in Figure 8. The results of the intersection capacity analyses can be found within Table 9 below. Page 15 am LEGEND 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC 4 -(000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2013 BACKGROUND TURNING MOVEMENTS rnm-,, 11 TANTq INr- PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Fiqure,6 r4lom 0 0 N 61 N rn k110(142) ♦ 501 (586} M ♦248 (171) 93 (111) ,� �, x412 (217) ORANGE BLOSSOM DRIVE r _ _ (1,1 (41) 35 r, (348) 148 ch r (571) 341 ♦ ti co rn (377) 267 I °O f.0M Nor co 00!s IITALIAN AMERICAN CLUB SITE I PROPOSED I IINTERCONNECTION co O f co —0 I COMOMERCIAL S�UBDISTRIIT BLOSSOM (904) 24• rn to I r jII 00 J ~ LEGEND 4- 000 WEEKDAY AM PEAK HOUR TRAFFIC 4-(000) WEEKDAY PM PEAK HOUR TRAFFIC TRANSPORTATION 2013 BUILD -OUT TURNING MOVEMENTS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 7 CD LL ;j'o & OF Ns LEGEND 4-XXft. LENGTH OF TURN LANE TRANSPORTATION LANE ARRANGEMENTS CONSULTANTS, INC. PROPOSED GROWTH MANAGEMENT PLAN AMENDMENTS Figure 8 TRANSPORTATION CONSULTANTS, INC. Table 9 Intersection Analysis Results Italian American Plaza and Clubhouse District & AirUort Roadl0range Blossom l..OmrnCrctai ouuuiatlL . Based on the results of the intersection analysis listed above, the only intersection shown to experience any deficiencies is the site access driveway to Orange Blossom Drive during the PM peak hour. The primary cause for this Level of Service deficiency is the heavy eastbound through vohune on the two -lane Orange Blossom Drive during the PM peak hour. Should the annual traffic volumes continue to decline in this area, this intersection could be shown to function acceptably. It is likely that the through volumes on Orange Blossom will continue to decline due to the opening of the six -lane Vanderbilt Beach Road to the north in the near future. Regardless, this deficiency is entirely contained within the subject site, so it will not impact the traffic on the adjacent street. Furthermore, it is important to note that the subject parcels were analyzed based on a worst case trip generation summary on each parcel. As such, the operations at the intersection will be reviewed at both the re- zoning stage and the Site Development Plan (SDP) phase for the proposed developments when more specific development parameters are available. Should intersection deficiencies still be projected, additional improvements may be required at that time. Page 19 r4a✓ e ��S" :1 �j� `°� 5 i'F l 4 V ....,L �c r Y��1�� v� O 54.4 sec LOS A i ' ® EM LOS C I (19.3 sec Based on the results of the intersection analysis listed above, the only intersection shown to experience any deficiencies is the site access driveway to Orange Blossom Drive during the PM peak hour. The primary cause for this Level of Service deficiency is the heavy eastbound through vohune on the two -lane Orange Blossom Drive during the PM peak hour. Should the annual traffic volumes continue to decline in this area, this intersection could be shown to function acceptably. It is likely that the through volumes on Orange Blossom will continue to decline due to the opening of the six -lane Vanderbilt Beach Road to the north in the near future. Regardless, this deficiency is entirely contained within the subject site, so it will not impact the traffic on the adjacent street. Furthermore, it is important to note that the subject parcels were analyzed based on a worst case trip generation summary on each parcel. As such, the operations at the intersection will be reviewed at both the re- zoning stage and the Site Development Plan (SDP) phase for the proposed developments when more specific development parameters are available. Should intersection deficiencies still be projected, additional improvements may be required at that time. Page 19 TRANSPORTATION CONSULTANTS, INC. VIII. CONCLUSION The proposed Growth Management Plan Amendments for the Italian American Plaza and Clubhouse District and the Airport Road/Orange Blossom Commercial Subdistrict developments may result in roadway Level of Service deficiencies along Orange Blossom Drive. However, the Developer's have agreed to participate in the on -going analysis to determine the necessary improvements at the intersection of Airport- Pulling Road and Orange Blossom Drive in order to sufficiently serve the existing traffic and all of the traffic associated with the various plamied developments in the area. As such, the Developer's will be required to pay a proportionate share of the improvements set forth for this intersection in order to mitigate the traffic impacts of the proposed projects. Preliminary intersection analysis was performed as a part of this report based on the worst case trip generation indicated as a part of this report. The only intersection deficiency shown was the northbound approach on the site access driveway to Orange Blossom Drive. This deficiency will be completely contained within the subject parcels, so no impact to the County roadway network is expected. Additionally, the traffic growth in this area is expected to continue to decline due to the future opening of the six - lane Vanderbilt Beach Road to the north as well as the declining traffic that is being experienced Countywide. Regardless, the impacts of these projects to the site access driveways will be reviewed further at the re- zoning and SDP phases when a more specific development scenario is available. Turn lane analysis will be performed in depth at the SDP phase for the proposed developments. Page 20 I� ,/ APPENDIX TABLES A -1 & A -2 W m s a 4 a }> ~ I I zz z LL Q �I Z W r � U d Ion CD LL LU LL CL U f U V U O c Z �Ztgl Z a m I 1 uMi �N F W LL p�q 0 C U m g m a N m J N U ?I tS W ag� W y C z z z z I41jJ T z V /i. C I y t N N m y w W W a a 0 O v1 o m Q r "e i, N o 0 Q U o �. EE 'Oa' Ua Z o c w o o ni a N O .5 ° Z} Z WW W �' m H N W O m W o w m v LL m m z to m O (n d Z Z Z d CI N N O O r Q 2 fN tL rL F- V UJ U a 2-U UW! 2e e vE O O O O 0 m > 0. D O �_ Q 2' a ❑ a. C y ❑ (D a y CL (L O 7 CL 0 m J o cc pp v N a a 0 -, n. m oOd' N N Q z H ? LL m F = a a U a L YAW C4 C4 ���Igg $C4 C4 Ld z Q a C) pp t` CQQL P7 N co N N r m r �` o u E E LL N N K Q N ~ > r 3 y O O IL O . 8 EE cv 11 it as 95 U C 7 m u D O U LL U- m °o a F_ w w W 6 Fri 0 �a� z c H z z rri S ui F LL ti ai �d CL m o � o LL tj U aI n ti r U U O O = m O `� m a F' <I cam% c� v m J to (: z a W W O o L) E � J p z F In m a N 0 w of �' m s a Z W O in rn m W O $ O Z z ai uI D U � � � E a a Q WA W m r W {Jq T IL q > LL Z z a J N U Z Fy- Ck ( N Z U L2j d P� N [7 CI N �I a � U U U �d U z z z z {� Z N O D am o o cJ cJ :, N W J Z`" 0. F al N tb O I0I ` r 2 -�yy v ti. W Li f.1 LL N ifI 4 r N NOm> a �I a�LU o o��a� o FM N LL m N N :3UIn . m FQ') G uj Z o O z C 1 'I N $ O! C4 f4 Omf 01 ui u> i1.Zz v w N si m h h Ec 0 N N N v 0 � � O O N S 8i spy r p�p�� UJ � 07 N N tro} m Of O m n N Q. 1 � � C4 o gg gg gg zZ m � ja a .� � IV (J fi N r r N ■ II � yy p U LL m m co ui O O N IL 6 w N Zi fJJ :i rh ul =2 yyg2 a WLL gg LL 80 0 L O O LL tj U aI n ti r U U O O = m O `� m a F' <I cam% c� v m J to (: z a W W O o L) E � J p z F In m a N 0 w of �' m s a Z W O in rn m W O $ O Z z ai uI D U � � � E a a Q WA TURNING MOVEMENT COUNT RESULTS ,TRANSPORTATION CONSULTANTS, INC. DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 7:D0 AM - 9:00 AM 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD ORANGE BLOSSOM ROAD INTER - AIRPORT ROAD 15 MIN AIRPORT ROAD & ORANGE BLOSSOM ROAD EASTBOUND WESTBOUND SECTION BEGIN NORTHBOUND SOUTHBOUND TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOT BEGIN LEFT THRU RIGHT 37 146 26 TOTAL LEFT THRU RIGHT 209 6 248 14 266 9 23 102 43 39 134 92 52 W 11 fi3 25 15 79 103 690 fi42 7:00 AM 7:15 AM 23 149 1 T 189 4 238 18 258 10 134 61 28 11 100 729 7:30 AM 19 150 22 191 11 265 28 304 16 75 43 35 122 75 38 22 135 766 7:45 AM 15 153 15 183 11 292 23 326 13 74 42 43 119 70 49 24 143 790 8:00 AM 24 196 17 237 7 251 33 291 34 54 97 53 39 15 107 714 8:15 AM 30 163 18 211 2 257 40 299 18 25 31 33 85 38 50 11 99 713 6:30 AM 27 155 13 195 15 282 37 334 21 51 108 41 24 11 76 665 8:45 AM 33 142 5 180 8 259 34 1 595 64 2,090 227 301 2,381.. 27 30 148 343 400 891 453 269 120 842 5,709 TOTAL: 208 1,254 133 PEAK HOUR SUMMARY HOUR AIRPORT ROAD ORANGE BLOSSOM ROAD INTER- BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:30 AM 86 662 72 822 31 1,065 124 1,220 $1 216 175 A72' 259 154 72 485 2,999 HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD ROAD SOUTHBOUND ORANGE BLOSSOM EASTBOUND ROAD WESTBOVND INTER- SECTION HOUR AIRPORT BEGIN NORTHBOUND TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL LEFT 94 THRU 598 RIGHT 80 772 32 1,041 83 1,156 48 215 219 482 467 251 107 269 140 59 72 417 481 2,627 2,927 7:00 AM 7:15 AM 81 648 71 800 33 1,044 102 1,179 73 234 160 81 216 175 472 251 154 72 485 2,999 7:30 AM BS 662 72 822 31 1,065 124 1,220 1,082 133 1,250 86 172 165 423 236 176 72 484 2,983 7:45 AM 96 667 63 826 35 32 1,049 144 1 225 100 128 181 409 202 182 61 425 2,882 8:00 AM 114 656 53 823 PEAK HOUR SUMMARY HOUR AIRPORT ROAD ORANGE BLOSSOM ROAD INTER- BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL 7:30 AM 86 662 72 822 31 1,065 124 1,220 $1 216 175 A72' 259 154 72 485 2,999 �j TRANSPORTATION (1 CONSULTANTS, INC. 366 ~, 81 ttttt� 838 28% 216 tall* 472 175 Note: Percents (%) represent movement volumes divided by the total intersection traffic AIRPORT ROAD 2,035 68% 1 1,220 1 4 1,065 31 1 q► 815 t DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTIO M January 8, 2008 TUESDAY 7:00 AM - 9:00 AM 7 :30 AM . 8:30 AM N: AIRPORT ROAD & ORANGE BLOSSOM ROAD L72 4m 154 411111111111111111 4r 259 485 4KV/ 804 27% 319 h 1 r' 88 662 72 1,499 822 2,321 77% L72 4m 154 411111111111111111 4r 259 485 4KV/ 804 27% 319 TRANSPORTATION CONSULTANTS, INC. DATE: January 8, 2008 DAY: TUESDAY COUNT TIME: 4:00 PM - 6:00 PM 15 MINUTE SUMMARY OF INDIVIDUAL. MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD AIRPORT ROAD —,_ EASTBOUND ORANGE BLOSSOM ROAD WESTBOUND I INTER - SECTION HOUR NORTHBOUND AIRPORT ROAD SOUTHBOUND TOTAL LEFT THRU RIGHT TOTAL LEFT WESTBOUND RIGHT SECTION 15 MIN BEGIN NORTHBOUND THRU RIGHT SOUTHBOUND LEFT THRU EASTBOUND THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT 1,053 103 1,220 47 20 225 80 994 4:00 PM 42 320 84 446 9 274 30 313 35 53 87 67 50 155 172 43 25 3011 87 1,029 4:15 PM 55 351 69 475 14 256 25 295 35 42 72 57 171 23 19 65 1,016 4:30 PM 43 357 95 495 19 244 22 285 37 58 51 148 24 18 365 67 1,052 4:45 PM 54 370 88 512 22 279 26 327 41 91 57 189 34 29 ]28 80 1,083 5:00 PM 50 3B7 137 554 14 227 19 260 291 39 90 63 192 32 20 80 1,100 5:15 PM 64 408 67 537 18 240 33 103 5:30 PM 67 339 114 520 17 229 29 ooa �d 81 68 183 � 25 77 1.031 HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS AIRPORT ROAD & ORANGE BLOSSOM ROAD PEAK HOUR SUMMARY AIRPORT ROAD HOUR EASTBOUND WESTBOUND ECTION I Ir unRTH60UND SOUTHBOUND - -�r- -- �rur 1 TnTnL n TOTAL A AA �r eirur rnTSL THRU RIGHT I 701 AL p per i n i AIRPORT ROAD —,_ EASTBOUND .. WESTBOUND SECTION HOUR NORTHBOUND SOUTHBOUND TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT 644 137 80 82 299 4,091 194 1,398 336 1,928 64 1,053 103 1,220 149 270 225 4,291 4:00 PM 19 06 00 1,163 159 3011 228 698 113 84 95 292 4:30 PM 211 1, 00 367 2,098 73 71 D75 247 743 0 87 4 323 4:45 PM 235 1,482 406 2,123 Ora 107 1.122 154 365 264 780 137 335 111 PEAK HOUR SUMMARY AIRPORT ROAD HOUR EASTBOUND WESTBOUND ECTION I Ir unRTH60UND SOUTHBOUND - -�r- -- �rur 1 TnTnL n TOTAL A AA �r eirur rnTSL THRU RIGHT I 701 AL p per i n i TRANSPORTATION CONSULTANTS, INC. AIRPORT ROAD 2,882 66% 1 1,153 1 7 975 71 1 q► 1,729 I DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTIO January 8, 2008 TUESDAY 4:00 PM - 6:00 PM 4:45 PM -5:45 PM N: AIRPORT ROAD & ORANGE BLOSSOM ROAD '1 1 r' 235 1,482 406 1 2,123 IL 93 102 130 325 4MM111' 1,144 26% 819 444 ~, 154 01 1,187 27% 1101011110" 342 743 247 NJ Note: Percents ( %) represent movement volumes divided by the total intersection traffic 1,352 3,475 80% 1,729 I DATE: DAY: COUNT TIME: PEAK HOUR: INTERSECTIO January 8, 2008 TUESDAY 4:00 PM - 6:00 PM 4:45 PM -5:45 PM N: AIRPORT ROAD & ORANGE BLOSSOM ROAD '1 1 r' 235 1,482 406 1 2,123 IL 93 102 130 325 4MM111' 1,144 26% 819 ;L FD OT TRAFFIC INFORMATION CD - 2006 PEAK SEASON CORRECTION FACTORS a co O 11 H O vUi I 4J a i o W 41 H O 0. a w 7t A W N UO V J1 W w0 oEl N 113 O d O In M O X ai a >4 0 0 � O o al o N 0 W In w d D x a� C CG -O -- S ID � m 01 O O O O O O rl r-1 .-4 N N N N N N N N N N N N N N N N N N N N N N ri r-1 A 0 0 0 t-. t-. H H t-i .I t '4 r---r - --r1 rl rl r-1 r-I e-i ri a.-i mtflMOmFto u') v ID F Mtn Mp��OmONa�mmm0101 O''�riNMMMMMMNt-I riOmF NM'�T a'a�aNOm 0 0 01 01010 m co w 03 mm W W wmm a�0101000 OOOOOOr -1 ei r100000000000000000r-1 I I I j H �4H 11 1-1 -1 14 14 0 1.0 O O O O O O O O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 "..0 0 0 0 0 0 0 0 0 0 0 110 10 10 ID N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N F �, m� e-im O �rlm tf7 t-1 mtf1N 6110M0 F MOF q� t-1m t1)N 0111/N 0110N O110MOF H N, co a't"'1 W 1AN01 lOM Orl O '-i N N O ri e-I N O t-i rl N O O t--f N N O ri N N O rl rl N O O rl N N O .-1 rI N 0 0 ri N M O t-1 N N O e-1 t-I N O 0.-1 N M M C) H N I I I e- I i NI NI NI NI I I I I I I I ' 0I 0I M I MI N I I �I �I �I �I FI F I F I F I F I O I W I W I W I 0I 0I 1 6I 0I 00.- -I0�0t -I 0t-1 r-I M 0000000000 000d00 000000000 l rt--I i r''"'I I St-I1 N t-1 N`-1N'"1N.-1 Nrl N 1 1 V l 1 1 1 1 1 1 1 1 1 1 0N \t0-i 0\ N r0-i 0\ N ri 0\ N N N \ \ \ \ \ 000N \ O 0N \ rI \ N N 0N I"l 0N O 0N ti 0N N 0N N 0N O 0N rl 0N ti 0N N 0N 0 00 0'r -I0NM0\O0\ t-/ 0\ N 0\0O 0 0e- -I00\0\' 0\ 0\ 00\ 00\"0\0\�0\10\0\ 0\ 0\ 00\0 0 000000 Oa000000000000 0OOOOO O 0N 0N 0N ON ON N 0 N 0 0 N N o 000000000000 N 0 N m O r O \ \ \ \ OO\ \ NN NNO - N\ M O LCk Ln04 0 O O O NNN GNNrN Or-eiNO W Oi " rN N co co N m M M M 'aaa to an N Ln 101010 F 0 - �1 �'I�H 'q �'4 ri H`A� H -IN CVN 0000000000 00 00 000 0 0 0000 00 000 riNM *NW I" co MC) �.{.�- {tF- 1��NNNNNNNNN N M M M M M M MMMMa' a' 7'a'd'aa 1l11A to t[l ►r C 0 co F 10 N O x r1 a�i ar a rn N � a ANNUAL GROWTH RATE CALCULATIONS `I ANNUAL GROWTH RATE CALCULATIONS SAMPLE GROWTH RATE CALCULATION 2007 ADT "(1lYrs of Growth) Annual Growth Rate (AGR) _1 Base Year ADT 23346 "(114) AGR (Goodlette Rd) _ -� 20193 AGR (Goodlette Rd) = 2.94% 2007 ANNUAL BASE YR TRAFFIC YRS OF GROWTH TRAF IC VOLUME GROWTH RATE ROADWAY SEGMENT 48,896 36,027 4 2.00% Airport Pulling Road N. of Orange Blossom Dr. 4 2 00% S. of Site 49,634 39,679 Goodlette Frank Rd 20,.00% 263 5 2 N. of Orange Blossom Dr. 20,522 2.00% S. of Orange Blossom Dr. 20,193 23,346 5 Orange Blossom Dr W. of Site g,p7q. 11,446 4 5.98% 5 98% E. of Airport Pulling Rd 9,074 11,446 4 ` All traffic volumes were taken from the 2007 Collier County Average Daily Traffic Report except the base volumes on Goodlette Frank Road which reflect 2002 volumes from the 2006 year Collier County Average Daily Traffic Report due to the lack of data in 2003 and 2004. 2 In instances where the historical data indicates a reduction in traffic, a minimum annual growth rate of 1.0% was assumed. SAMPLE GROWTH RATE CALCULATION 2007 ADT "(1lYrs of Growth) Annual Growth Rate (AGR) _1 Base Year ADT 23346 "(114) AGR (Goodlette Rd) _ -� 20193 AGR (Goodlette Rd) = 2.94% HCS CAPACITY ANALYSIS RESULTS ORANGE BLOSSOM DRIVE @ AIRPOR]'C- PULLING ROAD 11:1� Page 1 of 1 Short Report SHORT REPORT a Site Information ral Information alyst RLP Intersection Orange Blossom @Airport Agency or Co. TR Transportation Area Type All other areas Consultants Jurisdiction Collier County Date Performed 7/20/2008 Analysis Year 2013 Background Time Period AM Peak Hour Volume and Timin In ut EB WB EW Perm 0 NB Lane Group Capacit , C Control Delay, a Jo EB TH RT LT TH 255 4 415 TH RT LT TH RT LT We Ratio 0 1 2 1 1 1 1 34.4 9 9.9 4 43.0 2 21.7 1 Number of Lanes 0.11 0 0.11 0 0.28 0 0.30 Incremental Delay d2 0 R L T 6.8 5 5.5 T R Lane Group L T R 267 L 394 T 235 110 110 834 27.2 MR 1340 156 Volume (vph) 123 329 iproach Delay 4 42.7 2 2 2 2 % Heavy Vehicles 2 2 2 0.95 2 0.95 2 0.95 0.95 0.95 0.95 0.95 PHF 0.95 0.95 tA A A A A A A A Pretimed /Actuated (P /A) A A A A 2.0 2.0 2.0 2.0 2.0 2.0 Startup Lost Time 2.0 2.0 2.0 2.0 2.0 P2.O 23 24 23 23 24 23 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 3 3 3 3 3 Arrival Type 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3� Unit Extension 3.0 0 0 5 0 10 PedlBike /RTOR Volume 0 0 25 0 0 10 12.0 12.0 12.0 12.0 2..0 1n 2 1 0 112.0 Lane Width 12.0 12.0 12.0 12.0 12.0 ,,ing /Grade /Parking N 0 N N 0 N king /Hour 0 0 0 0 0 0 0 0 0 St /Hour 0 0 0 /:sus ops Minimum Pedestrian Time 3 3.2 Phasin Excl. Left WB ON E EW Perm 0 0 Lane Group Capacit , C Control Delay, a and LOS De EB Adjusted Flow Rate 1 129 3 346 2 255 4 415 Lane Group Capacity 3 348 7 798 3 356 5 556 We Ratio 0 0.37 0 0.43 0 0.72 0 0.75 Uniform Delay d1 3 34.4 9 9.9 4 43.0 2 21.7 Delay Factor k 0 0.11 0 0.11 0 0.28 0 0.30 Incremental Delay d2 0 0.7 0 0.4 6 6.8 5 5.5 PF Factor 1 1.000 1 1.000 1 1.000 1 1.000 Control Delay 3 35.0 4 40.3 4 49.7 2 27.2 )-ane Group LOS D D D D D D C C iproach Delay 4 42.7 WB _ NB SB 247 105 116 878 91 41 1411 154 528 449 317 1691 528 133 1438 449 0.47 0.23 0.37 0.52 0.17 0.31 0.98 0.34 0.28 0.28 0.18 0.33 0.33 0.08 0.28 0.28 35.5 33.0 43.3 32.2 28.3 52.6 42.7 34.1 0.11 0.11 0.11 0.12 0.11 0.11 0.49 0.11 0.7 0.3 0.7 0.3 0.2 1.3 19.3 0.5 1.000 1.000 qD .958 1.000 1.000 0.998 1.000 36.2 33.3 31.2 28.4 53.9 61.9 34.6 D C C C D E C 30 .9 1 32.3 59.1 C E Approach LOS D C Intersection Delay 44.1 intersection LOS D NCS +Tm Version 5.3 Generated: 7/2112008 12:37 AM Copyright ® 2007 University of Florida, All Rights Reserved fileWCADocuments and Settings\rlp\Local Settings \Temp \s2k3B.tmp 7/21/2008 Approach LOS D C Intersection Delay 44.1 intersection LOS D NCS +Tm Version 5.3 Generated: 7/2112008 12:37 AM Copyright ® 2007 University of Florida, All Rights Reserved fileWCADocuments and Settings\rlp\Local Settings \Temp \s2k3B.tmp 7/21/2008 !I,r„•t RPnnrt w�i i" rmatinn Analyst. RLP Agency or Co. TR Transportation Consultants Date Performed 7/20/2008 T 0 Anti AM Peak Hour REPORT 51ie Inrorrnauvu Intersection Orange Blossom @ Airport Area Type All other areas Jurisdiction Collier County Analysis Year 2013 Buildout T'� Page 1 of 1 -i Volume and Timing. In ut WB Ng SB EB TH RT LT H RT 3H RT �T 3H R LT 1 T LT Number of Lanes 1 2 1 R L T R L T R u Lane Grop L T R 267 L 412 T 248 110 174 834 91 39 1394 172 Volume( 148 341 2 2 2 2 2 2 2 %Heavy Vehicles 2 2 2 2 0.95 2 0095 0.95 0.95 0.95 0�5 O.A95 0�5 0•A5 PHF 0.95 0.95 0.95 A Pretimed /Actuated (PIA) A A A A A A 2.0 2.0 2.0 2.0 2.0 Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 .2.0 23 24 2.0 24 23 Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 3 3 Arrival Type 3 3 3 3 3 3.0 3 3.0 3.0 3.0 3.0 3� 30 Unit Extension 3.0 3.0 3.0 3.0 0 0 5 10 Ped /Bike /RTOR Volume 0 0 25 0 0 12.0 10 12.0 12.D 1�0 1 0 1�0 1�.0 12V Lane Width 12.0 1 12.0 12.0 12.0 t11 1V ing /Grade /Parking N 0 N N 0 King /Hour 0 0 0 0 0 p 0 0 0 Bus Stops /Hour 0 0 0 3.2 3.2 Minimum Pedestrian Time 3.2 3.2 Excl. Left NB Onl Thru & RT 08 Phasin Excl. Left WB Onl EW Perm 04 G= G = 9.0 G = 6.0 G = 34.0 G = G= 11.0 G= 7.0 G= 27.0 Y = Y = 6.5 Y = 0 Y= Timing Y = 6.5 Y = 0 Y = 6.5 Cycle Length C = 120.0 Duration of Anal sis hrs = 0.25 LOS DeterNmination Lane Group Capacit , Control De la ,and NB SB EB 1467 171 156 359 255 434 261 105 183 878 91 41 Adjusted Flow Rate 1691 1438 449 Lane Group Capacity 337 798 356 550 528 449 317 528 133 0.46 0.45 0.72 0.79 0.49 0.23 0.58 0.52 0.17 0.31 1.02 0.38 v/c Ratio 0.28 0.22 0.22 0.48 0.28 0.28 0.18 0.33 0.33 0.08 0.28 0.28 Green Ratio 40.1 43.0 22.1 35.8 33.0 45.1 32.2 28.3 52.6 43.0 34.5 Uniform Delay d1 35.9 0.11 0.11 0.17 0.12 0.11 0.11 0.50 0.11 Delay Factor k 0.11 0.11 0.28 0.34 2.6 0.3 0.2 1.3 28.9 0.5 Incremental Delay d2 1.0 0.4 6.8 7.6 0.7 1.000 0.3 1.000 1.000 0.958 1.000 1.000 0.998 1.000 PF Factor 1.000 1.000 1.000 1.000 36.6 33.3 47.7 31.2 28.4 53.9 1 9 1 Control Delay 36.9 40.5 49.7 29.7 C D D ie Group LOS D D D C D C D C 67,7 42.8 32.4 33.6 proach Delay C E Approach LOS D C D 48.0 Intersection LOS I ntersection Delay NCS +TM version 5.3 Generated: 7/2112008 12:39 AM Copyright ® 2007 University of Florida, All Rights Reserved 7/21/2008 9ettings \Tema \s2k4D.tmp *8h Page 1 of 1 Short Report SHORT REPORT :rat Information Site Information t.. _ Alyst RLP Intersection Orange Blossom @ Airport Agency or Co. TR Transportation Area Type All other areas Consultants Jurisdiction Collier County Date Performed 7/20/2006 Analysis Year 2013 Background Time Period PM Peak Hour Volume and "min In ut LT 1 EB TH 2 RT 1 LT I 1 WB TH 1 RT 1 LT 1. NB TH 3 RT 1 LT 1 SB TH_t 3 RT 1 R 135 2 0.95 A 2.0 2.0 3 3.0 10 12.0 Number of Lanes L T R L T R L T R L T Lane Group 235 521 377 198 155 142 296 1865 511 89 1228 Volume (vph) 2 2 2 2 2 2 2 2 2 2 2 % Heavy Vehicles 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 PHF A 2.0 2.0 A 2.0 2.0 A 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 A 2.0 2.0 A 2.0 2.0 A 2.0 2.0 Pretimed /Actuated (P /A) Startup Lost Time Extension of Effective Green Arrival Type Unit Extension 3 3.0 3 3.0 3 3,0 3 3.0 3 3.0 3 3.0 3. 3.0 4 3.0 3 3.0 3 3.0 4 3.0 0 12.0 0 12.0 20 12.0 0 12.0 0 12.0 15 12.0 0 12.0 0 12.0 25 12.0 0 12.0 0 12.0 Ped /Bike /RTOR Volume Lane Width ing /Grade /Parking N 0 N N 0 N N 0 N N 0 N king /Hour Bus Stops /Hour 0 0 0 0 0 0 0 0 0 0 0 0 Minimum Pedestrian Time 3.2 3.2 3.2 3.2 Phasin Excl. Left I EW Perm 03 04 1 Excl. Left NB Only Thru & RT 08 G= 8.0 1 G= 32.0 G= JG= G= 9.0 G= 13.0 G= 32.0 G= Timing IY= 6.5 JY= 6.5 Y 1Y= Y= 6.5 Y= 0 IY= 6.5 Y= Duration of Analysis hrs = 0.25 -_.Cycle Length C = 120.0 Lane Group Capacity, Control Delay, and LOS EB Adjusted Flow Rate 247 1,376 Lane Group Capacity 420 1422 Determination WB NB SB 208 163 1134 312 1963 512 94 1293 132 269 497 422 420 1903 594 133 1353 422 0.59 L38.2 0.89 0.77 0.33 0.32 0.74 1.03 0.86 0.71 0.96 0.31 We Ratio 0.39 0.27 0.39 0.27 0.27 0.24 0.38 0.38 0.08 0.27 0.27 Green Ratio Uniform Delay di Delay Factor k 31.2 0.18 2.2 1.000 33.4 C 0.17 0.9 1.000 39.1 D 42.3 0.41 20.4 1.000 62.8 E 37.0 0.32 13.1 1.000 50.1 D 35.4 0.11 0.4 1.000 35.7 D 35.3 0.11 0.4 1.000 35.7 D 42.4 0.30 7.0 1.000 49.3 D 37.5 0.50 129.2 0.920 63.7 E 34.6 0.39 12.4 1.000 47.0 D 154.2 0.27 15.8 1.000 70.0 E 43.3 0.47 15.2 1.000 58.5 E 35.2 0.11 0.4 1.000 35.6 D Incremental Delay d2 PF Factor Control Delay Lane Group LOS iroach Delay 45.5 41.6 59.0 57.2 approach LOS D D . E E Intersection Delay 54.4 intersection LOS D Copyright ® 2007 University of Florida, All Rights Reserved HCS +TM Version 5.3 Generated: 7!21/2008 12:44 AM fileWCADocuments and Settings\rlp\Local Settings \Temp \s2k83.tmp 7/21/2008 *�b Page 1 of 1 '- - --. n,.. -'U SHORT REPORT Site Information ral information Orange Blossom @ Airport Analyst RLP Transportation Intersection Area Type All other areas TR Agency or Co. Consultants Jurisdiction Collier County 2013 Buildout Date Performed 7/20/2008 Analysis Year Time Period PM Peak Hour Volume and Tim[n In ut EB W1S13 W NB RT LT S TH R-1 LT TH RT LT TH RT LT TH 1 1 3 1 Number of Lanes 1 2 1 1 1 1 T R 1 3 L T R L T R Lane Group L T R L 217 171 142 372 18� 5 521 12� 2 1 Volume (v ph ) 348 571 377 2 2 2 Heavy Vehicles 2 2 2 2 0.95 0.95 0.95 0.95 O.AS O.A5 0.�5 O.A5 O.A9 PHF 0.95 0.95 0.95 A A Pretimed /Actuated (P /A) A A A A A 2.0 2.0 2.0 Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Extension of Effective Green 2.0 2 0 2'0 2.0 3 3 4 3 3 4 3 Arrival Type 3 3 3 3 3 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Unit Extension 3.0 3.0 3.0 0 15 0 0 25 0 p 10 PedlBike /RTOR Volume 0 0 20 0 12.0 12.0 12.0 1�0 1 112v0 1N0 1200 1N ne Width ie... 12.0 12.0 12.0 N 0 N �0 .ing /Grade /Parking N 0 N king /Hour 0 0 0 0 0 0 0 p 0 0 Bus Stops /Hour 0 0 3.2 3.2 3.2 Minimum Pedestrian Time 3.2 04 Excl. Left NB Onl Thru & RT 08 Phasin Excl. Left EW Perm 03 G = G = 9.0 G = 13.0 G = 32.0 G = Y= G= 8.0 G= 32.0 G= Y - Y= 6.5 Y= 0 Y= 6.5 Timing Y = 6.5 Y = 6.5 Y = Cycle Length C = 120.0 Duration of Anal sis hrs = 0.25 LOS Determination Lane Grou Capaci ,Control and Delay, WB NB S13 E13 1963 512 94 1360 152 Adjusted Flow Rate 366 601 376 228 180 134 392 1903 1353 422 405 946 422 249 497 422 420 594 133 Lane Group Capacity 0.32 0.93 1.03 vi c Ratio 0.90 0.64 0.89 0.92 0.36 0.27 0.27 0.24 8 0.38 0.08 0.27 0.27 Green Ratio 0.39 0.27 0.27 0.39 35.7 35.3 44.8 3 Uniform Delay d 1 38.5 38.8 42.3 41.6 0.11 0.45 50 0. 9 0.27 0.50 0.11 Delay Factor k 0.42 .22 0.41 0.43 0.11 0.4 27.9 Incremental Delay d2 23.1 1.4 20.4 35.3 0.5 1.000 1.000 1. a g20 1.000 1.000 1.000 1.000 ac r PF Factor 1.000 1.000 1.000 1.000 36.2 35.7 72.7 63.7 0 7 E 7 2 on C Y 61.6 40.3 62.8 76.9 D E E EO me Group LOS E � E E D 53.2 62.0 66.6 pproach Delay 52'4 E E Approach LOS D p Intersection LOS E Intersection Delay 60.4 Version 5.3 HCS +T"" Generated-. 7121/2008 12:43 AM Copyright ® 2007 University of Florida, All Rights Reserved 7/21/2008 ...A CP+t; \rl »\T,ncal Settin>slTemp\ 2k71.tmp ORANGE BLOSSOM DRIVE @FULL SITE ACCESS A-* Page 1 of 1 Cwo -Way Stop Control TWO -WAY STOP CONTROL SUMMARY Site Information .oral Information orange Blossom Dr@Site RLP Intersection ccess nal st /Co. TR Trans ortation Jurisdiction Collier Coun en Date Performed 7/20/2008 nal sis Year 2093 Buildout nal sis Time Period A M Peak Hour Pro'ect Descri tion Pro osed Growth Mana ement Plan Amen mentSouth Street: Full Site Access East/West Street: Oran a Blossom Drive Stud Period (hr-" 0.25 Intersection Orientation: East West ehicle Volumes and Ad .Iustments Westbound Ma or Street Eastbound 3 4 5 6 Movement 1 2 T R L T R L olume veh /h 719 0.95 35 93 0.95 0.95 501 0,g5 0.95 Peak -Hour Factor, PHF 0.95 527 0 Hourly Flow Rate, HFR 0 756 36 97 veh /h _ 0 — -- Percent Heavy Vehicles 0 — Undivided Median Type 0 0 RT Channelized 1 1 1 0 Lanes 0 1 T R L T Configuration 0 0 U�, -+ream Signal Southbound -*r Street Northbound g 10 1 12 cement 7 8 T R L T R L olume veh /h 13 0 95 37 0 95 0.95 0.95 0.95 Peak -Hour Factor, PH F 0.95 0 0 Hourly Flow Rate, HFR 13 0 38 0 veh /h 0 0 0 0 0 Percent Heavy Vehicles 0 0 Percent Grade ( %) 0 N Flared Approach N 0 Storage 0 0 0 RT Channelized 1 0 0 0 Lanes 1 0 R Confi uration L Deta ,Queue Le n th, and Level of Sery ice Northbound Southbound pproach Eastbound Westbound g g 10 11 12 Movement 1 4 7 L R Lane Configuration L 13 38 v (vehlh) 97 838 124 411 C (m) (veh/h) 0.12 0.10 0.09 /c 0.39 0.34 0.30 95% queue length 99 37.4 14.6 itrol Delay (s/veh) . B A E S 20.4 pproach Delay (s/veh) — "L" C p proach LOS '- _ HCS +Tm Version 3.3 Generated: 7121/2008 12:48 AM Copyright ® 2007 university of Florida, All Rights Reserved 7/21/2008 \r1n \Local Settings \Temp \u2k92.tinp a„,i .qPtti„or. WO -Way Stop Control L .,erallnformation ehicle Volumes and aior Street lovement Iolume veh /h�_______ leak -Hour Factor, PHF lourly Flow Rate, HFR veh /h) )ercent Heavy Vehicles Aedlan Type 2T Channelized -anes Donfiguration +ream Signal or Street ,vement Volume veh /h Peak -Hour Factor, PHF Hourly Flow Rate, HFR veh /h Percent Heavy Vehicles Percent Grade ( %) Flared Approach Storage RT Channelized Lanes Configuration ane cool (veh /h) rntrol Del -.-:ft Page 1 of 1 -TWO -WAY STOP CONTROL SUMMARY Site Information 0 7 L 56 0.95 58 0 abound -2 1133 0.95 1192 1 0 :h b ot 8 T 0.95 0 0 0 0 E--1 L and Level of Service _ Eastbound Westbound L 116_ 571 0.20 0.75 12.9 8 )S _ 120.0 pproach Delay (s/veh) '- _ F pproach LOS _ Hcs +Tm Version 5.3 Copyright ®2007 University of Florida, All Rights Reserved cP+r;rac\rin \Local Settings \Temp \u2k96.tmp uth Generated: 7121!2008 12:47 AM 7/21/2008 ® I I v --i�o-u—thbound No Generated: 7121!2008 12:47 AM 7/21/2008 AIRPORT- PULLING ROAD @ RIGHT IN/RIGHT-OUT SITE ACCESS 'wo -Way Stop Control -- TWO -WAY STOP CONTROL SUMMARY u Site Information_ .eral Information Intersection nal st LP Jurisdiction encnrvrro_ TR Trans ortation Analvsis Year ehicle Volumes and Ad'ustments or Street IYVI u.wv.•...- 1 2 3 4 wement L T R L plume vehlh 0 95 1099 0 95 0.95 0.95 ;ak -Hour Factor, PHF 2 1 0 )urly Flow Rate, HFR 0 1156 0 0 eh /h 0 __ — 0 :rcent Heavy Vehicles 12 T Undivided edian T pe 0.95 0.95 0 0 T Channelized 2 0 0 0 0 N anes 0 T onfiguration 0 0 stream Si nal Eastbound Eastbound 10 11 _ rr Street $ g 10 ,ement L T R L 0.09 24 (olume veh /h 0.95 0.95 0.95 0.95 )eak -Hour Factor, P 19.3 0 -lourly Flow Rate, HFR 0 0 25 Generated: 7/2112008 vehlh 0 0 0 0 percent Heavy Vehicles Percent Grade (%) 0 N Flared Approach 0 Storage 0 RT Channelized 0 1 0 Lanes 0 R Confi uration Dela , Queue Len th and Level of Service Southbound Westbound pproach Northbound 7 8 9 Movement 1 4 nna rnnfiauration C (m) (veh/h) VJc 95% queue length Control Delay (s/veh) )S .pproach Delay (slveh) pproach LOS _ Hcs +TM version 5.3 Copyright ® 2007 University of Florida, All Rights Reserved --A ncal Settings \Temp \u2k89.tmp ww Page 1 of 1 Site Access 3 T R 2001 _ 72 0.95 0.95 21 � 0 75 0 2 1 T R 0 Wes bt uno d 11 12 T R 0.95 0.95 0 0 0. 0 0 N 0 0 0 0 Eastbound 10 11 12 R 25 277 0.09 0,29 19.3 C 19.3 C Generated: 7/2112008 12:45 AM 7/21/2008 ,WO-Way Stop Control aral Information TWO -WAY STOP CONTROL SUMMARY Site Information Pro'ect Description Proposed Growth Man East/West Street Airport- Pulling Road Intersection Orientation: North -South Vehicle Volumes and Ad- ustments Ma or Street 1 Movement L olume veh /h p g5 Peak -Hour Factor, PHF Hourly Flow Rate, HFR 0 veh /h 0 Percent Heavy Vehicles Median Type RT Channelized Lanes 0 Configuration U stream Si nal ,r Street - 7 — ament L olume veh /h Peak -Hour Factor, PHF 0.95 Hourly Flow Rate, HFR 0 eh/h) 0 Percent Heavy Vehicles Percent Grade ( %) Flared Approach Storage RT Channelized 0 Lanes 0 Confi uration Dela , Queue Len th, and Level of Service pproach Northbound Southbound 1 4 Movement Lane Configuration –2 1803 0.95 1897 2 0 astbOL 8 0.95 0 0 0 N 0 5% queue length :ontrol Delay (s/v S *m Page 1 of 1 Access ,jproach Delay {s/veh) .. pproach LOS -- HCS +rM Version 53 Copyright ® 2007 University of Florida, All Rights Reserved //r.\Te%r-,imP. -ntc and Settingslrlp\Loca1 Settings\Temp\u2k8D.tmp 49.9 Generated: 7/21/2008 12:48 AM 7/21/2008 I I i Westbound Eastbound ,jproach Delay {s/veh) .. pproach LOS -- HCS +rM Version 53 Copyright ® 2007 University of Florida, All Rights Reserved //r.\Te%r-,imP. -ntc and Settingslrlp\Loca1 Settings\Temp\u2k8D.tmp 49.9 Generated: 7/21/2008 12:48 AM 7/21/2008 TRIP GENERATION EQUATIONS TRIP GENERATION EQUATIONS ITALIAN AMERICAN PLAZA AND CLUBHOUSE DISTRICT & AIRPORT ROAD /ORANGE BLOSSOM COMMERCIAL SUBDISTRICT ITE TRIP GENERATION REPORT, 7 l EDITION z 9a z °a z 3 z 0 a iQt z '7a VANDERBILT BEACH RD z S 8" Water Main Library 24" Sewer Main© Proposed AirportiOrange Blossom Commercial Sub - District 20" Sewer Main 16" Water Main Legend Collier County Sewer Main Collier County Water Main Collier County Major Roads Collier County Roads Osceola Collier County YMCA © Collier County Libraries Barron Collier Schools Subject Property COLLIER COUNTY YMCA PINE RIDGE RD 0 500 1,000 2,000 3,000 4,000 Feet "D=ATA INC. ` IA� h CONSULTING li t Vwi 1 viuoliwim Airport/Orange Blossom /i/ \� \1 • PlamirK • -Civil Eri& erieg•S- MiftAM2111013S Growth Management Plan Amendment � N Public Facilities Map Prepared By: VJPellegrino Exhibit M Printing Date: April 18, 2006 File: T : \Projects\2006 \06- 0052_Corradi Ai po rt1Pu blic_Fa cil ities.mxd a Agenda Item 4 H Co �e-r Cou-r�ty STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17, 2008 RE: PETITIION NO. CPSP- 2006 -12: MARGOOD PARK GROWTH MANAGEMENT PLAN AMENDMENT [TRANSMITTAL HEARING] AGENT /APPLICANT /OWNER: Agent: Vicky Ahmad, Project Manager Collier County Parks and Recreation Department 15000 Livingston Road Naples, Fl. 34109 Applicant Collier County And Owner: 3301 East Tamiami Trail Naples, Fl. 34112 GEOGRAPHIC LOCATION: The property, containing approximately 2.5 acres, is located on Goodland and abuts Papaya Street, Pear Tree Avenue, and Pettit Street in Section 18, Township 52 South, Range 27 East. See location map which follows as well as the legal description of the subject site attached hereto. 1 Agenda Item 4 H Source: Collier County Property Appraiser's records and records of the Collier County Parks and Recreation Department REQUESTED ACTION: The petition requests a change of the Future Land Use Map designation of the property from "Urban Designation, Urban Mixed Use District, Urban Coastal Fringe Subdistrict" to "Conservation Designation" and to update the Future Land Use Map Series list at the end of the Future Land Use Element text (see Resolution Exhibits). PURPOSE/DESCRIPTION OF PROJECT: The County acquired this water frontage site in 2005 with a funding grant linked to a covenant between the Department of Community Affairs, under the Florida Communities Trust Act, requiring development and maintenance for uses which implement the Recreation and Open Space and Conservation Elements of the Collier County Growth Management Plan. A specific condition of that grant was the requirement for Collier County to pursue this proposed re- designation. The Collier County Parks and Recreation Department Conceptual Site Plan calls for future improvements including a playground, interpretive center, picnic area with shelter, a fishing/viewing pier, and boat boarding dock with off - street parking appropriate for these uses. Development of this site with parks and open space uses does not require this GMP amendment. This amendment is necessitated by the aforementioned grant condition. 2 Agenda Item 4 H SURROUNDING EXISTING LAND USE, ZONING, AND FUTURE LAND USE DESIGNATION: A. Subject Site. This approximate 2.5 acre site is partially developed with structures while other portions (9 parcels) are undeveloped. The FLUM designation is Urban Coastal Fringe Subdistrict. The zoning is VR -GZO and RSF- 4 -GZO. B. Surrounding Lands • North.... Coastal water and residential development. The FLUM designation is Urban Coastal Fringe Subdistrict. The zoning is Village Residential, Goodland Zoning Overlay (VR -GZO) and Residential Single Family -4, Goodland Zoning Overlay (RSF- 4 -GZO); • East....Residential development. The FLUM designation is Urban Coastal Fringe Subdistrict. The zoning is RSF -4 -GZO and VR -GZO. • South.. Residential development. The FLUM designation is Urban Coastal Fringe Subdistrict. The zoning designation is RSF- 4 -GZO. • West...Coastal water and residential development. The FLUM Designation is Urban Coastal Fringe Subdistrict. The zoning is RSF -4 -GZO and VR- GZO. STAFF ANALYSIS: Comprehensive Plan Amendment Data and Analysis Reauirement Chapter 9J -5, Florida Administrative Code, "Minimum Criteria for Review of Local Government Comprehensive Plans and Plan Amendments, Evaluation and Appraisal Reports, Land Development Regulations and Determinations of Compliance" sets forth the minimum data and analysis requirement for comprehensive plan amendments. More specifically, Section 9J -5.005 "General Requirements" delineates criteria for plan amendments in sub - section 9J -5.005 (2) "Data and Analysis Requirements." Sub - section 9J- 5.005(2) states in part that "All goals, objectives, standards, findings and conclusions within the comprehensive plan and its support documents, and within plan amendments and its support documents, shall be based upon relevant and appropriate data and analysis applicable to each element. To be based upon 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... the Department will review each comprehensive plan [amendment] for the purpose of determining whether the plan [amendment] is based on data and analyses described in this Chapter and whether data were collected and applied in a professionally acceptable manner." It is incumbent upon all applicants requesting comprehensive plan amendments to provide supporting data and analyses in conjunction with any relevant support documents. It is not the responsibility of Collier County staff to generate data and analysis for the applicant, although it is staff's responsibility to identify any shortcomings in the data and analyses during the consistency review process and to request additional information that is deemed essential in the review of the submitted request for a plan 3 Agenda Item 4 H amendment. Any outstanding deficiencies with respect to data and analyses that may remain at the time of any requisite public hearing are the responsibility of the applicant. A detailed synopsis of the adequacy of the data and analysis for the subject plan amendment is set forth with specificity below. Request Reviewed within the Context of the Collier County Growth Management Plan This proposed change in the existing FLUM designation of "Urban Designation, Urban Mixed Use District, Urban Coastal Fringe Subdistrict" to "Conservation Designation" is consistent with and in furtherance of the Growth Management Plan and in particular, Goal 1 of the Conservation and Coastal Management Element which reads: "GOAL 1: THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION, CONSERVATION, MANAGEMENT AND APPROPRIATE USE OF ITS NATURAL RESOURCES." The following are excerpts from the Future Land Use Element which define the existing and proposed Future Land Use Designation for this approximate 2.5 -acre Collier County - owned site: Existing FLUM Designation "Urban Coastal Fringe Subdistrict: The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises those Urban areas south of US 41, generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development. " Proposed FLUM Designation "CONSERVATION DESIGNATION The overall purpose of the Conservation Designation is to conserve and maintain the natural resources of Collier County and their associated environmental, and recreational and economic benefits. All native habitats possess ecological and physical characteristics that justify attempts to maintain these important natural resources. Barrier Islands, coastal bays, wetlands, and habitat for listed species deserve particular attention because of their ecological value and their sensitivity to rd Agenda Item 4 H perturbation. It is because of this that all proposals for development in the Conservation Designation must be subject to rigorous review to ensure that the impacts of the development do not destroy or unacceptably degrade the inherent functional values." Environmental Impacts There are no negative impacts as a direct result of the approval of this petition. At time of rezone [to P, Public Use] a more detailed analysis of the possible environmental effects of park development will be made. Historical and Archaelosical Imuacts The project site is within the "Goodland Point midden", a glades shell midden that encompasses much of Goodland. The Glades Culture, a regional adaptation found in south Florida after 500 BC and into the colonial period, constructed the 40 -acre midden. Goodland contains the largest concentration of historic structures in Collier County, with 12 standing structures listed in the Florida Master Site File. These 12 structures are within 1/4 mile of the project site. Some of these cottages were moved to Goodland in 1949. Some of these are located on the east side of Petit Drive and contain "The Homestead Cracker Cottages" and these cottages will be preserved. There was an Archaeological Assessment of the Mar -Good parcel in May 2006 and an Historical Assessment of Mar -Good buildings in August 2006. These assessments were conducted to develop historic and archaeological guidelines for a park management plan. The goal was to locate and evaluate any archaeological deposits on the parcel so that park development could be implemented without adversely impacting any significant archaeological resources. The Mar -Good archaeological assessment also included an archival review, pedestrian survey and subsurface testing of the entire parcel. As a result of this investigation, large quantity of archaeological deposit was recovered in this subject parcel. Traffic Capacity/Traffic Circulation Analysis and Impacts There will be no traffic impact associated with this FLUM amendment, however a traffic impact study may be required at the time of rezoning and site development plan. Public Facilities Imuacts As previously noted, this GMP amendment is not necessary to pursue the proposed planned development. However, this re- designation will result in a reduction in allowed density and intensity of use on this site. • Potable Water. Public Utilities advises that this project location is not within the Collier County Water and Sewer District Service Area. The applicant acknowledges that public water supply facilities are not available in the immediate area and therefore the development of the parcel will require the installation of a private well. However, there is a municipal type central potable water facility. • Sanitary Sewer. Public Utilities advises that this project location is not within the Collier County Water and Sewer District Service Area. The applicant acknowledges that public sanitary sewer facilities are not available in the immediate area and 5 UMN Agenda Item 4 H therefore the development of the parcel will require the installation of a septic tank system to be permitted consistent with the applicable provisions of the LDC and other jurisdictional agencies including FDEP and SFWMD. However, there is a municipal type central sanitary sewer facility. • Drainage. The proposed development will be designed to comply with the 25 year, 3 day storm standards and other applicable standards of the LDC and other jurisdictional agencies including the SFWMD. • Solid Waste. The established Level of Service (LOS) for solid waste is two years of lined cell capacity at previous three years average tons per capital disposal rate with 10 years of permitted landfill capacity available for Collier County solid waste disposal. No adverse impacts to the existing solid waste facilities from this 45,000 square foot project are anticipated. • Parks. The proposed development will add to the park system and will not increase the population density and, therefore, will have no adverse affect on the community and the regional parks. • Arterial and Collector Roads. No Traffic Impact Statement was prepared or is required. FINDINGS AND CONLUSIONS The following are findings and conclusions as a result of the reviews and analyses of this request: • The subject 2.5 acres is owned by Collier County and was acquired for and planned for preservation, public open space and recreation, and conservation as more defined in the Conceptual Site Plan for the property. • The change to the FLUM to "Conservation Designation" is consistent with the Collier County Growth Management Plan and, in particular, Goal 1 of the Conservation and Coastal Management Element of the GMP. • This map designation is not necessary to pursue the proposed park uses, rather it is a condition of a state grant. • This re- designation will result in less density and intensity of use being allowed on the site than currently allowed. NEIGHBORHOOD INFORMATION MEETING (NIM) Neighborhood Information Meeting (NIM) Synopsis provided by Thomas Greenwood, Principal Planner: • Ms. Vicky Ahmad, Murdo Smith, and Barry Williams of the Collier County Parks and Recreation Department were present and duly noticed and held the required NIM on February 26, 2008, beginning at 7:30 PM at Goodland Civic Association Building, 417 Mango Road in Goodland. It was stated that the proposed amendment to the Future Land Use Map would affect just the County owned land purchased for park purposes utilizing state funding with a requirement attached that the property be restricted by future land use designation and zoning to recreation, conservation, and open space. Those present were advised that the NIM is a requirement of the LDC; that the meeting is being taped, videoed and transcribed; that the meeting synopsis will be provided to the CCPC and the BCC; that those present should sign in on the attendance sheet; that there will be time G� NO Agenda Item 4 H for questions and answers; that a rezone petition to P, Public Use will likely follow; and that a second NIM will likely be held on March 20 due to a delay-'in the mailed notices getting to the required property owners in a timely manner 10 days prior to the NIM. • Approximately 35 persons from the public attended, in addition to the applicant's team and county staff. Remarks, concerns, and questions vetted: Thomas Greenwood presented an overview of and the FLUM amendment request, time schedule for transmittal and adoption hearings, and the affect the amendment would have upon the county -owned property which is to restrict its future use to that which it is intended (recreation, conservation, and open space). • major issues /contentions; 1. Short term security of the existing buildings was a concern voiced (currently fenced and locked) 2. Timing for development of the park (estimated completion in July, 2010 following GMP amendment, zone change, plans and specs, bid taking and construction) was questioned. 3. Protection of the artifacts currently stored in the former MarGood store (planned conversion to a museum) was of concern. Parks staff stated that the inventory of what is there is being completed, an agreement with the owner is being formalized, and a good temporary place for the artifacts will be found soon where the artifacts will be kept until the museum building is renovated. 4. Education and preservation of the maritime history of Goodland and Southwest Florida was stated as the primary focus of the development and redevelopment of the grounds and buildings to be kept on the park site. 5. The ability to have concessions in the park was raised and it was concluded that minor concessions under the control of county would be permitted as they are in other parks. 6. Several present asked if the county would allow overnight boat parking, to which staff responded by saying that the county code would have to be changed to allow that. 7. Two persons asked about the ability to allow temporary docking space for canoes, dinghies from sailboats and similar small craft to permit those to use restaurants and stores in Goodland. Staff stated that they will look into that possibility. • positive comments /approvals: Those present advised the applicant that they would like to have an active role in the final planning and on -going success of the park development and encouraged those involved in the planning to involve them in a timely manner while the plans are being prepared. • a eg nt/applicant/developer statements of commitment: County staff stated that the buildings are being kept secured and maintained in there "as is" condition until the renovation can commence scheduled for 2009 and completion in 2010. The county staff will begin to replace some of the fence with native landscape 7 MW treatment and keep the community involved in the planning for the site which will begin in 2008 with the hiring of a private consultant. It was noted by Barry Williams that a second NIM will be held on March 20 at 7:30 PM and will be properly advertised and noticed as required in the LDC. • conclusion time: Approximately 8:30PM. ENVIRONMENTAL ADVISORY COUNCIL: The Environmental Advisory Council does not normally review this type of application. LEGAL CONSIDERATIONS: This staff report has been reviewed and approved by the Office of the Collier County Attorney. STAFF RECOMMENDATION: In view of the reviews and analyses provided within this report, staff recommends that the Planning Commission forward Petition CP- 2006 -12 to the Board of County Commissioners with a recommendation to transmit to the Florida Department of Community Affairs. / gl. Prepared by:�` ..,. PiDate: Thomas Greenwood, AICP, Principal Planner Comprehensive Planning Department Reviewed by: Date: David Weeks, AICP, Manager Com rehensive Planning Department Reviewed by: a-4� Date: Randy Coh n, AICP, Director Comprehensive Planning Department i 3/3/0 Reviewed by: j p ���� - Date: Marjori Student - Stirling Assistant County Attorney Office of the Collier County Attorney Approved by: ��....• -�.�,� Date: ja D� o ph K. Schmitt, Administrator C mmunity Development and Environmental Services Division N. Agenda Item 4 H PETITION NO. CP- 2006 -12 Staff Report for the March 17, 2008, CCPC Meeting. NOTE: This petition has been scheduled for the April 15, 2008, BCC Meeting. COLLIER COUNTY PLANNING COMMISSION: Mr. Mark Strain, Chairman 0 ow a •11 Agenda Item 4. I. Co ee-r 4Z -nZy STAFF REPORT COLLIER COUNTY PLANNING COMMISSION TO: COLLIER COUNTY PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION, COMPREHENSIVE PLANNING DEPARTMENT HEARING DATE: MARCH 17, 2008 --continued to March 28, 2008 RE: PETITION NO. CPSP- 2006 -13, STAFF - REQUESTED PETITION REQUESTING AMENDMENTS TO THE CAPITAL IMPROVEMENT ELEMENT, TRANSPORTATION ELEMENT AND MAPS, RECREATION AND OPEN SPACE ELEMENT, ECONOMIC ELEMENT, FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES, GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES, OF THE GROWTH MANAGEMENT PLAN. [TRANSMITTAL HEARING] L Capital Improvement Element a. None proposed. 2. Transportation Element and Maps: a. Update Maps TR -1, TR -2 and TR -3A from 2025 to 2030 to reflect the most recent Collier County Long Range Financially Feasible Plan, Long Range Needs Plan, and Functional Classification. b. Provide text changes to complement the most current planning dates, revise one map name, and revise a Florida Administrative Code reference. 3. Recreation and Open Space Element: a. Change Policy 1.4.2 from the EAR -based amendments by deleting former text which was erroneously retained, and correct a county name. b. Renumber one of two policies with the same number (3.1.6). 4. Economic Element: a. Renumber one of two policies with the same number (3.14). 5. Future Land Use Element: a. Update the Table of Contents to list all current Future Land Use maps in the Map Series. b. Update Overview, Section E. Future Land Use Map, to list all current Future Land Use maps in the Map Series. c. In the table of contents and Overview section, change name from "Natural Resources - Wetlands" to "Collier County Wetlands ". Words underlined are added; words t e'- }w__._gb are deleted. 1 Row of asterisks (* ** * ** * * *) denotes break in text. Agenda Item 4. 1. d. Change the phrase "Traffic Circulation Element" to "Transportation Element" throughout the Future Land Use Element. e. Add to Policy 1.1 A, item 17, Collier Boulevard Community Facility Subdistrict (from petition CP- 2005 -13). f. Add to Policy 1.2A, item 2, Corkscrew Island Neighborhood Commercial Subdistrict (from petition CP- 2005 -9). g. Reinstate former 2nd and 3rd paragraphs of Policy 2.4 that were deleted as part of EAR -based GMPAs. These should have remained since correlating deletion of Traffic Congestion Area boundary was not approved. h. Modify the Urban Coastal Fringe Subdistrict to reinstate the Affordable - workforce Housing and Transfer of Development Rights density bonuses, as exceptions to the four dwelling unit/acre cap, which were deleted as part of the EAR -based GMPAs. These should have remained since a correlating absolute cap of four DU /A was not approved. i. Minor modifications to the Residential In -fill density bonus provision in the Density Rating System. j. Clarify the intent of Traffic Congestion Area not to apply to the outlying urban areas of Copeland, Chokoloskee, Plantation Island, and Port of the Islands. k. Add Corkscrew Island Neighborhood Commercial Subdistrict to paragraph 'T" under the Agricultural /Rural designation list of uses generally allowed (from petition CP- 2005 -9). 1. Extending the time period in which the early entry Transfer of Development Rights bonus severance is available for Sending Lands in the Rural Fringe Mixed Use District, as discussed by the BCC during its January 29, 2008 meeting. m. Correct the spelling of scientific name for Florida Scrub Jay in RLSA Policy 5.5. n. Modify the Future Land Use Map Series list at end of FLUE text to add the Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map, the Collier Boulevard Community Facility Subdistrict map, and the Corkscrew Island Neighborhood Commercial Subdistrict map. 6. Future Land Use Map Series: a. Modify Stewardship Overlay Map to depict all approved Stewardship Sending Areas (SSAs) to date. b. Create a new map to depict the existing "Livingston Road /Veteran's Memorial Boulevard Commercial Infill Subdistrict." c. Amend Future Land Use Map 5A, Goodlette /Pine Ridge Commercial Infill Subdistrict, to delete map number, and to reflect new City of Naples boundary. d. To reflect changes to City of Naples boundary, modify the following maps: Maps FLUE -10 and 11, Consistent by Policy Maps, Activity Center Index Map, Rivers and Floodplains Map, Estuarine Bays Map, Soils Map, and Existing Commercial Mineral Extraction Sites Map. Words underlined are added; words 84-ruek thr -eiig are deleted. Row of asterisks ( * ** * ** * * *) denotes break in text. 2 =+ Agenda Item 4. I.. &e e. Amend the Countywide FLUM to add the I -75 Interchange symbol for the new Golden Gate Parkway /I -75 interchange; expand Incorporated Areas to reflect changes to City of Naples boundary; and, modify map legend and map notes. 7. Golden Gate Area Master Plan: a. Modify the Density Rating System Affordable Housing Density Bonus so as to read the same as in the FLUE. b. Delete map numbers in the text to correspond with deletion of map numbers on all maps in the GGAMP. c. Clarify in the Estates Designation and Conditional Use Subdistrict that Essential Services, as defined in the LDC, are allowed anywhere except in the Estates Designation except as prohibited in a Neighborhood Center. d. Modify language in the GGAMP to change the reference to the LDC to read, "Ordinance No. 04 -41, as amended, adopted June 22, 2004 and effective October 18, 2004) e. Amend the Essential Services Conditional Use provisions to clarify possible exceptions in Neighborhood Centers. f. Amend the text for Model Home Conditional Uses in Golden Gate Estates to retain the time limit outside the CR951 corridor and remove the time limit along the CR951 corridor. g. Create a Future Land Use Map Series list and place at the end of the GGAMP text. 8. Golden Gate Area Master Plan Map Series: a. Revise the Golden Gate Parkway Professional Office Commercial Subdistrict Map to reflect the correct boundary where it borders the Mixed Use Activity Center Subdistrict. b. Revise Map 1, Study Areas, to reflect changes to the City of Naples boundary. c. Revise the Golden Gate Estates Neighborhood Centers Map to reflect a neighborhood center expansion as approved by petition CP- 2005 -2. d. Revise Golden Gate FLUM to reflect correct boundaries for Mixed Use Activity Center and Golden Gate Parkway Professional Office Commercial Subdistricts. e. Revise all GGAMP maps to delete map numbers. REOUESTED ACTION and STAFF ANALYSIS: This petition consists of several individual staff - initiated amendments, as authorized or directed by the Board of County Commissioners. Most of the amendments seek to add clarity, correct text and map errors and omissions, and provide harmony and internal consistency. However, there are two amendments of particular note: 1) a time extension of the early entry Transfer of Development Rights (TDR) bonus in the Rural Fringe TDR program in the FLUE; and, 2) modification of the provision for model homes in Golden Gate Estates in the GGAMP. Each amendment is identified below, followed by brief explanation/analysis. Words underlined are added; words are deleted. 3 Row of asterisks ( * ** * ** * * *) denotes break in text. i • Agenda Item 4. I. 1. CAPITAL IMPROVEMENT ELEMENT Though advertised for this petition, there are no changes proposed at this time. 2. TRANSPORTATION ELEMENT Update Maps TR -1, TR -2 and TR -3A in the Map Series and provide related text changes. Explanation The planning period for the Transportation Element has been extended from the year 2025 to 2030; consequently, the respective titles on maps TR -1, TR -2, and TR -3A need to be changed from "2025" to "2030" as well as related references in the table of contents and list of maps. Also, revise map TR -2 name in the text, revise planning time frame, and revise one Florida Administrative Code reference. Proposed Amendments: Table of Contents [page 1] A. FUTURE SYSTEM NEEDS 1. Travel Demand 2. Traffic Circulation Constraints 3. Five Year Capital Facility Program 4. Future Traffic Circulation Map Series - Year 2026 2030 List of Tables /Maps /Figures [page 2] TR — 1* Financially Feasible Plan and Traffic Circulation Map — Year 2030 2026 TR — 2* Total Transportation Long Range Needs Plan - Year 2030 292a TR — 3* Collier 2003 Functional Classification TR — 3A* Collier 2025 2030 Functional Classification Travel Demand [page 3] 1. Travel Demand The MPO Long Range Transportation Plan's Financially Feasible Plan and Needs Plan as adopted on MaFGh 23, 2 January 12. 2006, are hereby incorporated to define the major roadway needs for Collier County. The 2-9.6 2030 Financially Feasible Plan is presented as Map TR -1 and shows the needed roadway improvements that can be funded through the year 2926 2030. Map TR -2 shows the total projected roadway improvements needed by 282-5 2030. Note that the Financially Feasible Plan does not include all needs identified through the Urban Area Transportation Study. It only includes the projects that can be funded from reasonably anticipated revenues. While the total 2025 2030 needs are estimated to require funding of approximately 1.7 billion dollars, the cost feasible plan reflects funding of approximately $1.5 billion. Based on recent efforts to treat transportation as a top priority, the Board of County Commissioners has committed to increase revenues so that future needs are fully met. Words underlined are added; words are deleted. 4 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item 4. I. As directed by the Board of County Commissioners, efforts are underway to develop measures to close the 0.2 billion dollar shortfall between the total needs plan and cost feasible plan through public /private partnerships such as reserving right of way and drainage. Appendix A presents the 2025 2030 Transportation Plan resulting from the Urban Area Transportation Study prepared by the MPO as additional data and analysis. Map TR – 1 also serves as the Traffic Circulation Map that presents the number of lanes on Collier County Roadways in 2425 2030. Map – TR 3 shows the functional classification of the roadways and TR 3A shows the future functional classifications in the county. The refinement of these plans to incorporate updates to the MPO's Plan, development of a collector road system and results of corridor specific studies, shall occur on a regular basis upon approval of the Collier County Board of County Commissioners (BCC). Five -year Capital Facility Program [page 4] 3. Five -year Capital Facility Program 2002 — 200 2007 - 2012 Table 1 and Figure 1 present the Collier County Transportation Work Program for the €X 2002 FY 2006 Fiscal Years 2007 – 2012 time frame. The improvements shown on this table and figure represent a sub -set of the needs identified in the Collier County Long Range 2025 2030 Needs Plan (Map TR -2) and are included in the current Capital Improvement Element (CIE) Schedule of Capital Improvements, as amended annually, { for funding within the next five years. Future Traffic Circulation Map Series [page 41 4. Future Traffic Circulation Map Series - Year 2025 2030 Rule 9i 6.907 9J -5.019 requires a map or map series that presents the following: number of lanes on each facility; roadway functional classification; and multi -modal facilities (ports, airports, and rail lines). Map TR -1 (The 2425 2030 Financially Feasible Transportation Plan) serves as the 2025 2030 Traffic Circulation Map showing the number of lanes on Collier County Roadways. Map TR -3A shows the 2030 2425 roadway functional classification and the multi -modal facilities in the county. May Chanizes Change year from 2025 to 2030 on the following maps: TR -1, 2030 Long Range Financially Feasible Plan Map, TR -2, 2030 Long Range Needs Plan Map, and TR -3A, 2030 Functional Classification Map. 3. RECREATION AND OPEN SPACE ELEMENT Modify Policy 1.4.2., and renumber Policy 3.1.6. Explanation The existing Policy 1.4.2 includes text that was erroneously retained during adoption of EAR -based GMP amendments; that text is now shown as deleted. Also, the correct name Words underlined are added; words s iEiaek - threiigh are deleted. Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item 4. I. for Miami -Dade County is provided. There are two Policies labeled as Policy 3.1.6; the second one should be re- numbered as 3.1.7. Proposed Amendments: Policy 1.4.2 [page 4] Collier County shall continue to coordinate the provision of recreational facilities and activities with other governmental jurisdictions that own or operate such facilities and activities within, or adjacent to, Collier County. Said governmental entities shall include, but not necessarily be limited to: * ** * ** * ** * ** * ** Miami -Dade County, Florida * ** * ** * ** * ** * ** Policy 34-A 3.1.7 (second listed policy 3.1.6) [page 6] By the year 2010, the Parks and Recreation Department and the ... [no further changes] 4. ECONOMIC ELEMENT Renumber Policy 3.14. Explanation and Proposed Amendment: Two policies are labeled as Policy 3.14; the first one should be numbered 3.13. Policy 344 3.13 [page 4] Collier County will continue to support programs designed to ... [no further changes] 5. FUTURE LAND USE ELEMENT Update Table of Contents list of maps; correct name of Transportation Element throughout the FLUE; update Overview to list correct name of Collier County Wetlands map; modify Policies 1.1 and 1.2 to add subdistrict names; modify Policy 24 to reinstate previously deleted text; modify Urban Coastal Fringe Subdistrict; modify the Residential In-fill density bonus in the Density Rating System — punctuation changes; modify the AgriculturallRural Designation to add subdistrict reference; extend the time period of the Early Entry bonus in the Rural Fringe Transfer of Development Rights program; make spelling correction in RLSA Policy 5.5; update the Future Land Use Map Series list. Explanations and Proposed Amendments: Table of Contents The Table of Contents for the FLUE needs to be updated to reflect all existing maps in the Future Land Use Map Series. Words underlined are added; words B�rtaek rhr -eiig : are deleted. 6 Row of asterisks ( * ** * ** * * *) denotes break in text. Table of Contents Agenda Item 4. I. [page 1] page II. *IMPLEMENTATION STRATEGY * GOALS, OBJECTIVES AND POLICIES 11 -25 * FUTURE LAND USE DESIGNATION DESCRIPTION SECTION 26 -124 Urban Designation Density Rating System Agricultural /Rural Designation Estates Designation Conservation Designation Overlays and Special Features * FUTURE LAND USE MAP SERIES 125 * Future Land Use Map * Mixed Use & Interchange Activity Centers * Properties Consistent by Policy (5.9, 5.10, 5.11) * Collier County NatuFal ReSGUMer, Wetlands * Collier County Wellhead Protection Areas and Proposed Wellfields and ASRs * Rivers and Flooddain Maw * Estuarine Bays Map * Soils Mao * 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 * Existing Sites for Future Public Educational Plants and Ancillary Plants * Existing Public Educational Plants (Schools) and Ancillary Plants (Support Facilities) Map * Copeland Urban Designated Area * Plantation Island Urban Designated Area * Railhead Scrub Perserve - Conservation Designation Map * Lely Mitigation Park - Conservation Designation Map * Urban - Rural Fringe Transition Zone Overlay Map * Orange Blossom Mixed Use Subdistrict * Vanderbilt Beach /Collier Boulevard Commercial Subdistrict * Davis Boulevard /County Barn Road Mixed Use Subdistrict * Goodlette /Pine Ridge Commercial Infill Subdistrict * Henderson Creek Mixed Use Subdistrict * Buckley Mixed Use Subdistrict * Livingston /Pine Ridge Commercial Infill Subdistrict * Vanderbilt Beach Road Neighborhood Commercial Subdistrict * Livingston Road /Eatonwood Lane Commercial Infill Subdistrict * Livingston Road Commercial Infill Subdistrct * Livingston RoadlVeteran's Memorial Boulevard Commercial Subdistrict * Corkscrew Island Neighborhood Commercial Subdistrict * Collier Boulevard Community Facility Subdistrict * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** Correction of Transportation Element name [pages 6, 8, 49, and 631 Where the phrase "Traffic Circulation Element" is shown, replace it with "Transportation Element" which is consistent with the current name of this Element. Identified below is the FLUE section and page number where the term is located (actual strike - through/underline changes are reflected in the Resolution Exhibit A). Words underlined are added; words st_aek thfeldgh are deleted. 7 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item 4. I. Overview, C. Underlying Concepts, Attainment of High Quality Urban Design, second paragraph, fourth line [page 6] Overview, D. Special Issues, Coordination of Land Use and Public Facility Planning, fourth paragraph, second line [page 81 B. Density Rating System, 2. Density Bonuses, e. Roadway Access, second line [page 49] D. Urban Industrial District, seventh line [page 63] Correction of name of the Collier County Wetlands Map The map title "Natural Resources: Wetlands" needs to be corrected to read "Collier County Wetlands" in the Overview section of the FLUE. Overview, E. FUTURE LAND USE MAP [page 10] The Future Land Use Map series includes additional map series: North Belle Meade Overlay Map Future Land Use Map - Mixed Use Activity Centers and Interchange Activity Centers Future Land Use Map - Properties Consistent by Policy (5.9, 5.10, 5.11) Future Land Use Map - Natural ReseurGes. Collier County Wetlands; * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** Policy 1.1 In Policy 1.1 A., add #17 entitled "Collier Boulevard Community Facility Subdistrict" that was created through petition CP- 2005 -13 and is now in effect. Policy 1.1 A. URBAN - MIXED USE DISTRICT 1. Urban Residential Subdistrict 17. Collier Boulevard Community Facility Subdistrict. [page 11] Policy 1.2 In Policy 1.2 A., add #2 entitled "Corkscrew Island Neighborhood Commercial Subdistrict" that was created through petition CP- 2005 -9 and is now in effect. Policy 1.2 A. AGRICULTURAL/RURAL- MIXED USE DISTRICT 1. Rural Commercial Subdistrict 2. Corkscrew Island Neighborhood Commercial Subdistrict Words underlined are added; words are deleted. Row of asterisks ( * ** * ** * * *) denotes break in text. [page 12] 8 ��r rm- Agenda Item 4. I. Policy 2.4 Revise to reinstate the 2nd and 3'd paragraphs of Policy 2.4 which were deleted as part of the EAR -based GMPAs. These should not have been deleted since the correlating deletion of the Traffic Congestion Area boundary was not approved. Policy 2.4 [page 13] Pursuant to Rule 9J- 5.0055(6)(a) 3., Florida Administrative Code and the Urban Infill and Urban Redevelopment Strategy contained in this Element, development located within the South U.S. 41 Transportation Concurrency Exception Area (TCEA) (See Map TR -4) may be exempt from transportation concurrency requirements, so long as impacts to the transportation system are mitigated using the procedures set forth in Policies 5.5 and 5.6 of the Transportation Element. Developments within the South U.S. TCEA that obtain an exception from concurrence requirements for transportation, pursuant to the certification process described in development shall not be subiect to the Traffic Congestion Density Reduction as contained in the Density Rating System of this Element Developments within the Northwest and East - Central TCMAs that meet the requirements of FLUE Policies 6.1 through 6.5 and Transportation Policies 5.7 and 5 8 and that include affordable housing (as per Section 2.7.7 of the Collier County Land Development Code, as amended) as part of their plan of development shall not be subject to the Traffic Congestion Density Reduction as contained in the Density Rating System of this Element. Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to Policy 5.6 of the Transportation Element shall meet all concurrency requirements. Whether or not a concurrency exception is requested, developments shall be subject to a concurrency review for the purpose of reserving capacity for those trips associated with the development and maintaining accurate counts of the remaining capacity on the roadway network. Urban Coastal Fringe Subdistrict Reinstatement of Text Modify the Urban Coastal Fringe Subdistrict to reinstate reference to the Affordable - workforce Housing and Transfer of Development Rights density bonuses, as exceptions to the four dwelling unit/acre cap, which were deleted as part of the EAR -based GMPAs. These should have remained since a correlating absolute cap of four DU /A was not approved. 3. Urban Coastal Fringe Subdistrict: [page 31] The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The Subdistrict comprises those Urban areas south of US 41, generally east of the City of Naples, and generally west of the Rural Fringe Mixed Use District . Neutral Lands, but excludes Section 13, Township 51 South, Range 26 East, and comprises approximately 11,354 acres and 10% of the Urban Mixed Use District. The entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In Words underlined are added; words are deleted. 9 Row of asterisks ( * ** * ** * * *) denotes break in text. i Agenda Item 4. I. order to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive Conservation designated area, residential densities within the Subdistrict shall not exceed a maximum of 4 dwelling units per acre, except as allowed in the Density Rating System to exceed 4 units per acre through provision of Affordable Housing and Transfer of Development Rights and except as allowed by certain FLUE Policies under Objective 5, and except as provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to permit mobile home development within this Subdistrict are prohibited. Rezones are recommended to be in the form of a Planned Unit Development. Residential In -fill Density Bonus Provision in the Density Rating System Make minor edits at end of paragraphs e., f., and g. d. Residential In -fill [page 49] To encourage residential in -fill in urban areas of existing development outside of the Coastal High Hazard Area, a maximum of 3 residential dwelling units per gross acre may be added if the following criteria are met: (a) The project is 20 acres or less in size; (b) At time of development, the project will be served by central public water and sewer; (c) The project is compatible with surrounding land uses; (d) The property in question has no common site development plan with adjacent property; (e) There is no common ownership with any adjacent parcels.. (f) The parcel in question was not created to take advantage of the in -fill residential density bonus and was created prior to the adoption of this provision in the Growth Management Plan on January 10, 1989.. i (g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be transferred from Sending Lands.- ; and (h) Projects qualifying under this provision may increase the density administratively by a maximum of one dwelling unit per acre by transferring that additional density from Sending Lands. Density Rating System, Traffic Congestion Area The Traffic Congestion Area (TCA) boundary is depicted on the countywide FLUM and encompasses the coastal urban area lying seaward of that boundary — including an extension to the east (east of Collier Boulevard). It identifies an area subject to long term traffic congestion due to physical and social constraints that limit the extent of expansion of existing roads and the ability to provide new roads, and results in a reduction of one dwelling unit per acre from the eligible base density of four units per acre. (This provision was proposed for deletion as part of the EAR -based GMP amendments in conjunction its replacement with a Coastal High Hazard Area density reduction factor; neither was approved.) The plain reading of the text would suggest that the outlying urban areas of Copeland, Port of the Islands, Plantation Island, and Chololoskee are included in the TCA, therefore subject to the density reduction, though those areas are far removed from the main urban area (near and west of Collier Blvd.). In practice, there are rarely rezone requests in those outlying areas; staff is of the opinion that the TCA is not, and should not be, applicable to them but the text should clearly state such. Words underlined are added; words str-uek t reug to .,�.,.. are deleted. Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item 4. I. a. Traffic Congestion Area [pages 50 -51] If the project lies within the Traffic Congestion Area, an area identified as subject to long range traffic congestion, one dwelling unit per gross acre would be subtracted from the eligible base density of four dwelling units per acre. The Traffic Congestion Boundary is shown on the Future Land Use Map and consists of the western coastal Urban Designated Area seaward of a boundary marked by Airport- Pulling Road (including an extension north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake I at the southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951 (including an extension to the east-but exclusive of the outlying Urban designated areas of Copeland. Port of the Islands Plantation Island and Chokoloskee). Properties adjacent to the Traffic Congestion Area shall be considered part of the Traffic Congestion Area if their only access is to a read forming the boundary of the Area; however, if that property also has an Agricultural/Rural Designation Add reference to Corkscrew Island Neighborhood Commercial Subdistrict, adopted via petition CP- 2005 -9. AGRICULTURALIRURAL DESIGNATION [page 64] II. AGRICULTURALIRURAL DESIGNATION The following uses and densities are generally permitted under this Designation - but may not be permitted in all Districts and Subdistricts, and may be subject to specific criteria, conditions, development standards; permitted densities may be greater, or lesser, than that stated below, in some Districts and Subdistricts. Alternatively, the Rural Lands Stewardship Area Overlay contains specific provisions for uses, intensities and residential densities for Stewardship Receiving Areas participating in the Stewardship Credit System. a. Agricultural uses such as farming, ranching, forestry, bee - keeping; I. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict. Corkscrew Island Neighborhood Commercial Subdistrict and Rural Villages within the Rural Fringe Mixed Use District, and based upon the criteria set forth therein, respectively; Extension of the Early Entry Transfer of Development Rights Bonus As directed by BCC on January 29, 2008, extend the time period by five years for the early entry Transfer of Development Rights (TDR) bonus severance available for Sending Lands in the Rural Fringe Mixed Use District. The present time period is three years from the effective date of the implementing LDC provision or September 27, 2005 to 2008; the directed extension is out to September 27, 2013. Words underlined are added; words s,-___'_ through are deleted. 11 Row of asterisks ( * ** * ** * * *) denotes break in text. r W � � 1 Agenda Item 4. I. The result of this amendment is that a potential increase in the number of dwelling units will be created. The exact number of potential new units depends upon the number of acres of Sending Lands for which this bonus is sought within the extended time period. Approximately 41,500 acres are designated Sending Lands, but a significant amount of that is owned by government entities - which are prohibited from generating TDR credits. Just as the present economic slowdown has dramatically impacted the amount of development activity in Collier County in general, it has also slowed activity in the TDR program. This extension is intended to allow for the bonus to remain available after the economy improves. It is important to the County that the TDR program be successful as it is the primary means of compensation to owners of Sending Lands that have presumably lost value due to the loss of development rights when those lands were so designated in 2002. Early Entry TDR Bonus C) Sending Lands [page 76] 6. Early Entry TDR Bonus: An Early Entry TDR Bonus shall be available in the form of an additional one TDR Credit for each base TDR Credit severed from Sending Lands from March 5, 2004, onward for a period of thFee eight years after the adoption of the LDC amendment implementing this provision.. ,_or until September 27, 2013. Early Entry TDR Bonus Credits may be used after the termination of the bonus period. RLSA Policy 5.5, 2.a.i.4 Correct the spelling of one word. Policy 5.5, 2.a.i.4 of the Rural Land Stewardship Overlay [page 115] 4. Ecology and Development - Related Habitat Requirements of the Florida Scrub Jay (Aphelocoma coerulescens), Technical Report No.8, Florida Game and Fresh Water Fish Commission, 1991. Future Land Use Map Series list The Future Land Use Map Series list located at end of FLUE text is proposed to be amended to add the Livingston RoadNeteran's Memorial Boulevard Commercial Infill Subdistrict Map, the Collier Boulevard Community Facility Subdistrict, and the Corkscrew Island Neighborhood Commercial Subdistrict Map — all created through past GMP amendment petitions. Future Land Use Map Series list [page 124] FUTURE LAND USE MAP SERIES Future Land Use Map Mixed Use & Interchange Activity Center Maps Words underlined are added; words are deleted. 12 Row of asterisks ( * ** * ** * * *) denotes break in text. Agenda Item 4. I. Livingston Road Commercial Infill Subdistrict Map Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Corkscrew Island Nelahborhood Commercial Subdistrict Collier Boulevard Community Facility Subdistrict 6. FUTURE LAND USE MAP - MAP SERIES (countywide) Amend existing maps, and add new maps, as noted below. Proposed Amendments and Explanations: Stewardship Overlay Map. Amend to add all nine approved Stewardship Sending Areas, as required by Policy 1.6 of the Rural Lands Stewardship Area Overlay. Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map. Create a new Livingston Road/Veteran's Memorial Boulevard Commercial Infill Subdistrict Map for inclusion in the Future Land Use Map Series. This subdistrict was adopted in 2004 but a map was not included. Map 5A, Goodlette /Pine Ridge Commercial Infill Subdistrict Map. Amend to delete "Map 5A" and to depict the City of Naples boundary as result of Moorings Park PUD annexation in 2005 (located on east side of Goodlette Road, south of Pine Ridge Road, and north of Solana Road). Map FLUE -10, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation of Royal Poinciana Golf Course (located east of Goodlette Road, west of Poinciana subdivision, and north of Grey Oaks PUD [Estuary]), Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract (site of Eagle View Professional Park, located on east side of Goodlette Road and north of Golden Gate Parkway). Map FLUE -11, Consistent by Policy Map. Amend to depict the City of Naples boundary as result of previous annexation at southeast corner of US -41 East and Sandpiper Street. Activity Center Index Map. Amend to depict the City of Naples boundary as result of previous annexations at southeast corner of US -41 East and Sandpiper Street, Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Words underlined are added; words Bt__ek thEeldgw are deleted. 13 Row of asterisks ( * ** * ** * * *) denotes break in text. 4t$� Agenda Item 4. I. Rivers and Floodplains Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Estuarine Bays Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Soils Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Existing Commercial Mineral Extraction Sites Map. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, and portion of Wilderness Country Club PUD commercial tract. Countywide Future Land Use Map. • Add interchange symbol to the countywide FLUM map for the new Golden Gate Parkway /I -75 interchange. • Expand Incorporated Areas to reflect City of Naples annexations of Moorings Park PUD and portion of Wilderness Country Club PUD commercial tract. • In map legend, under Overlays and Special Features, add "Overlay" after Area of Critical State Concern, Natural Resource Protection Area (NRPA), and Airport Noise Area. • In map legend, delete second note. • In map legend, relocate and re- number fourth note as second note, and modify to read: "The Future Land Use Map series includes numerous maps in addition to this Countywide Future Land Use Map_ ; These maps are listed and located at the end of the Future Land Use Element text." • In map legend, add new third note to read: "Most Subdistricts are depicted as representative so they may not be to scale The Future Land Use Map series depicts these Subdistricts to scale." • In map legend, re- number existing third note as the fourth note. 7. GOLDEN GATE AREA MASTER PLAN Modify the affordable housing density bonus so as to read similar to FLUE; delete all map numbers; add cross references for conditional uses and essential services; update LDC references; modify provision for model homes in Golden Gate Estates; and, add Future Land Use Map Series list. Explanations and Proposed Amendments: Affordable Housing Bonus Modify the Density Rating System's Affordable Housing (density) Bonus provision so as to read similar to that contained in the FLUE, as modified by EAR -based GMP amendments, except as not applicable. Words underlined are added; words = tr.__'_ thro.gh are deleted. 14 Row of asterisks ( * ** * ** * * *) denotes break in text. iii. Affordable - workforce Housing Bonus 18 -19] Agenda Item 4. I. [pages As used in this density bonus provision, the term "affordable" shall be as defined in Chanter 420.9071, F.S. To encourage the provision of affordable- workforce housing within certain Districts and Subdistricts in the Urban Designated Area a maximum of up to 8 residential units per gross acre may be added to the base density if the proiect meets the requirements of the Affordable- workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land Development Code Ordinance #04 -41, as amended. adopted June 22 2004 and effective October 18 2004). and if the affordable - workforce housing units are targeted for families earning no greater than 150% of the median income for Collier County. Delete map numbers in the text to correspond with deletion of map numbers on all maps in the future land use map series. Over time, as additional districts or subdistricts were created, or relocated, through GMP amendments, some of the map number references contained within the GGAMP text became inconsistent with that shown on the maps. Deleting map numbers will eliminate the possibility of this happening in the future, and make the maps consistent with the structure of the FLUE, which (mostly) uses no map numbers. Affected sections, maps and pages: Table of Contents, List of Maps (Maps 1 -18) Introduction, first paragraph (Map 1) High Density Residential Subdistrict (Map 3) Downtown Center Commercial Subdistrict (Map 17) Mixed Use Activity Center Subdistrict (Map 4) Golden Gate Urban Commercial Infill Subdistrict (Map 5) Santa Barbara Commercial Subdistrict (Map 7) Golden Gate Parkway Professional Office Commercial Subdistrict 24] Collier Boulevard Commercial Subdistrict (Map 18) Neighborhood Center Subdistrict, paragraph b (Map 9) Neighborhood Center Subdistrict, first bullet point (Map 10) Neighborhood Center Subdistrict, first bullet point (Map 11) Neighborhood Center Subdistrict, second bullet point (Map 12) Golden Gate Parkway and Collier Boulevard Special Provisions, 15) [page 32] Words underlined are added; words a}__ ='.e through are deleted. Row of asterisks ( * ** * ** * * *) denotes break in text. [Page 1] [Page 2] [page 19] [page 19] [page 22] [page 22] [page 23] (Map 8) [page [page 25] [page 27] [page 27] [page 28] [page 28] paragraph 1(Map 15 �1 Agenda Item 4. I. Interchange Activity Center Subdistrict (Map 6) [page 33] Pine Ridge Road Mixed Use Subdistrict, bottom of page (Map 6) [page 34] Randall Boulevard Commercial Subdistrict, first paragraph (Map 14) [page 35] Commercial Western Estates Infill Subdistrict, last line on page (Map 16) [page 35] Golden Gate Estates Commercial Infill Subdistrict, first paragraph (Map 5)[page 37] Add References Pertaining to Conditional Uses and Essential Services Reference to Conditional Uses Subdistrict is added under the Estates designation; without it, the designation text might appear to allow Conditional Uses without restriction, which is not the case. Reference to the Neighborhood Center Subdistrict is added to the Estates designation and Conditional Uses Subdistrict since the Neighborhood Center Subdistrict specifically prohibits certain essential services. Estates Designation [page 26] Generally, the The Estates Designation also accommodates future non - residential uses., including: • Conditional uses and essential services as defined in the Land Development Code.. -1 except as prohibited in the Neighborhood Center Subdistrict Also refer to the Conditional Uses Subdistrict. * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** 3. Conditional Uses Subdistrict [page 31] a) Essential Services Conditional Use Provisions: Those Essential Services Conditional Uses, as identified within Section 2.6.9.2 2.01.03 of the Collier County Land Development Code, may be allowed anywhere within the Estates Zoning District, except as prohibited in certain Neighborhood Centers, and are defined as: Update Reference to the Land Development Code. Update LDC reference to Ordinance No. 04 -41, as amended, at three locations — under the Urban designation, Estates designation, and in the Neighborhood Center Subdistrict. 1. URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN COMMERCIAL DISTRICT. [top of page 181 "...Collier County Land Development Code (Ordinance No. 91 102, adopted GGtebeF 30, 1991 04 -41. adopted June 22. 2004 effective October 18 2004 and consistent with locational requirements in Florida Statutes (Chapter 419.001 F.S.) Words underlined are added; words are deleted. 16 Row of asterisks ( * ** * ** * * *) denotes break in text. Estates Designation, third bullet point Agenda Item 4. I. [page 26] Group Housing shall be permitted subject to the definitions and regulations as outlined in the Collier County Land Development Code (Ordinance No. 91 182, adopted GGtebW 30, 1991 04 -41, adopted June 22. 2004. effective October 18 2004 )and consistent with locational requirements in Florida Statutes (Chapter 419.01 F. S.). * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** * ** 2. Neighborhood Center Subdistrict, paragraph c, first bullet point [page 28] c) Criteria for land uses at the centers are as follows: • Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C- 1, C -2, or C -3 zoning districts outlined in the Collier County Land Development Code (Ordinance No. 91 102, adepted QGtebeF 30, 4991, 04 -41. adopted June 22, 20 -04 effective October 18 2004), except as prohibited below. Modify Model Home Provision Plain reading of text presently requires a temporary use permit to be issued for three years, rather than cap it at three years as intended. Clarify that after maximum of five years, model home use shall cease, permanently. And, per BCC direction on November, 27, 2007, establish an exception to the conditional use and total time periods for property along the Collier Boulevard corridor. e) Special Exceptions to Conditional Use Locational Criteria: [page 33] Temporary use (TU) permits for model homes, as defined in the Collier County Land Development Code, may be allowed anywhere within the Estates -Mixed Use District. Conditional use permits submitted for the purpose of extending the time period for use of the structure as a model home shall not be subject to the locational criteria of the Conditional Uses Subdistrict, and may be allowed anywhere within the Estates -Mixed Use District. Temporary Use permits for model homes shall have not exceed a duration of three (3) years from the date of approval. No subsequent issuance of a Conditional Use permit shall be for a duration exceeding two (2) years, except that no time limit applies to property abutting Collier Boulevard. The total time period for Temporary Use and Conditional Use permits together shall not exceed five (5) years, after which time the structure shall permanently cease operation as a model home except that no time limit applies to property abutting Collier Boulevard. Words underlined are added; words StEiiek t' r-eiag_: are deleted. 17 Row of asterisks ( * ** * ** * * *) denotes break in text. MUM Agenda Item 4. I. Create Future Land Use Map Series at the end of the GGAMP text. Such a list would be helpful to the reader, and would be consistent with the structure of the FLUE. Future Land Use Map Series list [Page 40] FUTURE LAND USE MAP SERIES Golden Gate Area Master Plan Studv Areas Golden Gate Area Future Land Use Map High Density Residential Subdistrict 1989 Boundaries of Activity Center Downtown Center Commercial Subdistrict Urban Mixed Use Activity Center /Golden Gate Parkway and Coronado Parkway Golden Gate Urban Commercial Infill Subdistrict and Golden Gate Estates Commercial Infill Subdistrict Santa Barbara Commercial Subdistrict Golden Gate Parkway Professional Office Commercial Subdistrict Collier Boulevard Commercial Subdistrict Pine Ridge Road Interchange Activity Center and Pine Ridae Road Mixed Use Subdistrict Golden Gate Estates Neiahborhood Centers Wilson Boulevard /Golden Gate Boulevard Center Collier Boulevard /Pine Ridae Road Center Golden Gate Boulevard /Everglades Boulevard Center Immokalee Road /Everglades Boulevard Center Randall Boulevard Commercial Subdistrict Commercial Western Estates Infill Subdistrict Golden Gate Parkway Interchange Conditional Uses Area Golden Gate Parkway Institutional Subdistrict 8. GOLDEN GATE AREA MASTER PLAN MAP SERIES Amend existing maps as noted below. Explanations and Proposed Amendments: Golden Gate Parkway Professional Office Commercial Subdistrict Map. Amend to remove property that was added to the Mixed Use Activity Center via a small scale GMP amendment in 2004 (petition CPSS - 2004 -1); property is now zoned Zone PUD and is described as Lot 1, Block 201, Golden Gate Unit 6. Map 1, Study Areas. Amend to depict the City of Naples boundary as result of previous annexations of Moorings Park PUD, portion of Wilderness Country Club PUD commercial tract, Royal Poinciana Golf Course, and US -41 /Sandpiper Street. Words underlined are added; words are deleted. 1g Row of asterisks ( * ** * ** * * *) denotes break in text. -�+- S 6 Agenda Item 4. I. Revise the Golden Gate Estates Neighborhood Centers Map. Revise this map to reflect the approval of petition CP- 2005 -2 that expanded the southwest quadrant of the Wilson/Golden Gate Boulevards neighborhood center. Golden Gate Future Land Use Map. Amend to remove RSF -3 property at northeast corner of the Mixed Use Activity Center to correlate with same change previously made to the Activity Center map in GGAMP and Activity Center #15 Map in the FLUE, and remove the Santa Barbara Square commercial plaza at northeast corner of Golden Gate Parkway /Santa Barbara Blvd. from the Golden Gate Parkway Professional Office Commercial Subdistrict to be consistent with the map for that Subdistrict. All GGAMP Maps. Amend to remove map number on each respective map. ADDITIONAL STAFF ANALYSIS: Environmental Impacts: The above amendments are primarily text and/or map corrections and clarifications, with no amendments resulting in a new change to the future land use designation. Accordingly, these amendments do not intensify the allowable uses or densities, and there are no new environmental impacts being authorized by any of these amendments. Public Facilities Impacts: Due to the nature of most of these amendments, there are no new impacts upon public facilities being authorized. The one exception is the extension of the early entry TDR bonus; it will result in some potential increase in the number of allowed dwelling units, thus potential increase in population and resulting impacts to infrastructure. STAFF RECOMMENDATION: That the Collier County Planning Commission forward Petition CPSP- 2006 -13 to the Board of County Commissioners with a recommendation to Transmit to the Florida Department of Community Affairs. Words underlined are added; words St u='.: thEeugh are deleted. 19 Row of asterisks ( * ** * ** * * *) denotes break in text. PREPARED BY: David Weeks, AICP, Planning Manager Comprehensive P146ng Department REVIEWED BY: gaouil ) Randall Co en, AICP, Director Comprehensive Planning Department Agenda Item 4. I. DATE: DATE: 3 / ;tO /op REVIEWED BY: DATE:2 Marjorie 1U. Student- Stirling, Assistant County Attorney, Office of Collier County Attorney APPROVED BY: DATE: os ph K. Schmitt, Administrator C unity Development & Environmental Services Division Petition Number: CPSP- 2006 -13 Staff Report for March 17, 2008 CPCC meeting (cont'd to March 28). NOTE: This petition has been scheduled for the April 15, 2008 BCC meeting. COLLIER COUNTY PLANNING COMMISSION: Mark P. Strain, CHAIRMAN CPSP- 2006 -13 Transmittal Staff Report dw 3 -20 -08 GAComprehensiWComp. Planning GMP DATA1Comp. Plan Amendments12006 petitionskCPSP- 2006 -13 batch amendmentskExSum and Staff Report Tg- dw/3 -20 -08 Words underlined are added; words are deleted. 20 Row of asterisks ( * ** * ** * * *) denotes break in text.