Agenda 11/12/2019 Item # 9A (Courthouse Shadows, LLC)11/12/2019
EXECUTIVE SUMMARY
Recommendation to approve by Ordinance the KRG Courthouse Shadows, LLC Small-Scale
Amendment to the Collier County Growth Management Plan, Ordinance 89 -05, as Amended, and
to Transmit to the Florida Department of Economic Opportunity. (Adoption Hearing)
PL20180003659-CPSS-2019-1. (This is a companion to Agenda Item 9.B)
OBJECTIVE: For the Board of County Commissioners (Board) to approve (adopt) the proposed small -
scale Growth Management Plan (GMP) amendment for transmittal to the Florida Department of
Economic Opportunity.
CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan
amendment. As such, per Florida Statutes, the request is heard only once by the Collier County Planning
Commission (CCPC) and the Board. If approved by the Board, the petition is transmitted to the Florida
Department of Economic Opportunity (DEO).
This petition seeks to amend the Future Land Use Map (FLUM) inset map for Mixed Use Activity Center
#16 to depict the affected 10-acre area, and the Bayshore/Gateway Triangle Redevelopment Overlay
(B/GTRO) text within the Future Land Use Element (FLUE) to revise provisions regarding the uses and
density allowed within the affected area, for a site located off-frontage, south of the intersection of
Tamiami Trail East, (US 41) and Airport-Pulling Road South, and south and east of Peters Avenue, in
Section 12, Township 50 South, Range 25 East. These ten acres comprise a portion of the 20.35-acre
Courthouse Shadows Planned Unit Development (PUD). The map and text proposed for change by this
amendment is depicted on Ordinance Exhibit A.
More specifically, the petitioner proposes to amend the B/GTRO provisions to allow a residential density
increase of 12.8 dwelling units per acre (DU/A) or 128 DUs; these DUs are limited to rental apartments
only and to the 10-acre portion of the PUD that is the subject of this GMP amendment petition. Density
allowances already existing in the FLUE would allow an additional 172 DUs, for a total of 300 DUs,
within that portion of the Courthouse Shadows PUD proposed to allow mixed uses via the companion
PUD amendment (PUDA) petition. The FLUE does not limit these 172 DUs to apartments - they could
be single family or multi-family, rental or fee simple ownership - but the companion PUDA does. As the
subject site is presently zoned commercial, which has no assigned residential density, none of the
proposed density is an entitlement. Refer to the table below.
FLUE Provision Density
GMP Amendment 12.8 DU/A x 10 acs. = 128 DUs
Mixed-Use Activity Center density 4 DU/A x 18.8 acs. within PUD proposed for
75 DUs
Bayshore/Gateway Triangle Redevelopment 97 DUs
Overlay density bonus pool
SUM 300 DUs
Per Chapter 163.3187, Part II, Florida Statutes, limitations are in place for this type of small-scale
amendment, as identified below, followed by staff comments [italicized in brackets].
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer. [The proposed amendment
pertains to a 10-acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of
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the local government’s comprehensive plan, but only proposes a land use change to the future
land use map for a site-specific small scale development activity. However, text changes that
relate directly to, and are adopted simultaneously with, the small scale future land use map
amendment shall be permissible under this section. [This amendment involves text changes that
relate directly to site-specific Future Land Use Map changes.]
(c) The property that is the subject of the proposed amendment is not located within an area of
critical state concern, unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located
within an area of critical state concern designated by s. 380.0552 or by the Administration
Commission pursuant to s. 380.05( 1). [The subject property is not within an Area of Critical
State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of
the plan pursuant to s. 163.3177. [The amendment preserves the internal consistency between and
among GMP elements.]
FINDINGS AND CONCLUSIONS: Based on the review of this petition, including the supporting data
and analysis, staff makes the following findings and conclusions. More analysis is provided in the Staff
Report to the CCPC.
•The site is currently zoned CPUD and developed with a 30-year-old commercial shopping
center. The entire Courthouse Shadows PUD is designated Mixed Use Activity Center
Subdistrict on the FLUM, which allows and encourages mixed use dev elopment, and lies
within the boundaries of the Bayshore/Gateway Triangle Redevelopment Overlay, an area
where numerous incentives promote redevelopment projects.
•The site lies within the South US 41 TCEA (Transportation Concurrency Exception Area), an
area where it may require employment of Transportation Demand Management (TDM)
strategies to reduce traffic impacts.
•The site also lies within the Coastal High Hazard Area (CHHA). However, the companion
PUDA includes mitigation, and both US 41 East and Airport-Pulling Road South are
hurricane evacuation routes.
•The site is proximate to major employment opportunities, goods and services, and public
transit.
•Analysis indicates that projected population growth provides sufficient demand for market-
based apartments.
•At the macro level at which a GMP amendment is reviewed, staff is of the opinion that the
proposed GMP amendment is compatible with surrounding properties. The companion
PUDA petition will need to address specific compatibility measures.
•No issues regarding impacts upon potable water, wastewater collection and treatment or solid
waste collection and disposal services have been identified, nor concerns for impacts upon
other public infrastructure.
•The proposed GMP amendment has no effect on the requirements of the Conservation and
Coastal Management Element (CCME), and there is no action or design required by Policy
12.2.6 beyond that which is already required by existing regulations (regarding sanitary sewer
facilities within the CHHA).
•People attending the Neighborhood Information Meeting expressed a strong consensus that
developing the property needs to take both vehicular and pedestrian traffic and safety into
consideration.
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•A companion PUDA petition has been submitted concurrent with this GMPA petition to
permit 300 market rate rental apartments. Approval of this amendment, and the companion
PUDA, would allow the subject property to develop with any one or more of the commercial
uses already permitted, or with a mixed use (commercial-residential) project.
•A commitment will be fulfilled through the companion PUDA to provide contact phone
number(s) to the public for 24-hour responses to their concerns during the construction of the
residential component of the project. This commitment may also include the period during
the demolition of the commercial building(s).
FISCAL IMPACT: Petition fees account for staff review time and materials, and for the cost of
associated legal advertising/public notice for the public hearings. No fiscal impacts to the County result
from approval of this petition.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its
transmittal to the Florida Department of Economic Opportunity will commence the Department’s thirty-
(30)-day challenge period for any affected person. Provided the small-scale development amendment is
not challenged, it becomes effective thirty-one (31) days after Board adoption.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by,
and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, the Community
Planning Act, and by County Resolution No. 12-234, as amended. The Board should consider the
following criteria in making its decision: “plan amendments shall be based on relevant and appropriate
data and an analysis by the local government that may include but not be limited to, surveys, studies,
community goals and vision, and other data available at the time of adoption of the plan amendment. To
be based on data means to react to it in an appropriate way and to the extent necessary indicated by the
data available on that particular subject at the time of adoption of the plan or plan amendment at issue.”
163.3177(1)(f), FS In addition, s. 163.3177(6)(a)2, FS provides that FLUE plan amendments shall be
based on surveys, studies and data regarding the area, as applicable including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-
conforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment and economic development that will strengthen and
diversify the community’s economy.
And FLUE map amendments shall also be based upon the following analysis per Section
163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use consider ing the
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character of the undeveloped land, soils, topography, natural resources, and historic resources on
site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.
This item is approved as to form and legality. It requires an affirmative vote of four for approval because
this is an Adoption hearing of the GMP amendment. [HFAC]
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That
the CCPC forward petition PL20180003659/CPSS-2019-1 to the Board with a recommendation to adopt
and transmit this small-scale amendment to the Florida Department of Economic Opportunity.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC
heard this petition at their September 19, 2019 meeting and voted [6/0] to forward petition
PL20180003659/CPSS-2019-1 to the Board with a recommendation to approve for adoption and
transmittal to the Florida Department of Economic Opportunity. One public speaker expressed concerns
about how stormwater outfall will be handled into Henderson Creek but that is a more appropriate matter
for consideration with the companion PUD amendment.
STAFF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: Same as to
the CCPC ‒ to adopt and transmit petition PL20180003659/CPSS-2019-1 to the Florida Department of
Economic Opportunity.
Prepared by: Corby Schmidt, AICP, Principal Planner, and David Weeks, AICP, Growth Management
Manager, Comprehensive Planning Section, Zoning Division, Growth Management Department
ATTACHMENT(S)
1. Adoption Staff Report CPSS-19-1 CCPC_FNL1 (PDF)
2. Ordinance - 080819(2) (PDF)
3. [Linked] Adoption Application_Petition Courthouse Shadows (PDF)
4. Legal Ad - Agenda ID 10160 (PDF)
5. This item needs to be numbered on the Agenda before companion Zoning Petition 101095
(TXT)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.A
Doc ID: 10644
Item Summary: ***This item was continued from the October 22, 2019 BCC meeting.***
Recommendation to approve by Ordinance the KRG Courthouse Shadows, LLC Small -Scale Amendment
to the Collier County Growth Management Plan, Ordinance 89-05, as Amended, and to Transmit to the
Florida Department of Economic Opportunity. (Adoption Hearing) (Coordinator Corby Schmidt, AICP,
Principal Planner) (This is a companion to Agenda Item 9.B)
Meeting Date: 11/12/2019
Prepared by:
Title: Planner, Senior – Zoning
Name: Marcia R Kendall
10/23/2019 7:43 AM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
10/23/2019 7:43 AM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 10/23/2019 9:36 AM
Growth Management Department David Weeks Additional Reviewer Completed 10/23/2019 10:08 AM
Growth Management Department James C French Deputy Department Head Review Completed 10/23/2019 4:01 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 10/28/2019 10:13 AM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 10/28/2019 4:50 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 10/29/2019 8:33 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 10/29/2019 8:37 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 10/29/2019 4:02 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 11/03/2019 10:30 AM
Board of County Commissioners MaryJo Brock Meeting Pending 11/12/2019 9:00 AM
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Agenda Item 9.A.2
‒ 1 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
S TAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: September 19, 2019
SUBJECT: PETITION PL20180003659 / CPSS-2019-1, SMALL SCALE GROWTH
MANAGEMENT PLAN AMENDMENT
[ADOPTION HEARING]
(Companion to PL20180003658, Courthouse Shadows PUDA)
ELEMENT: FUTURE LAND USE ELEMENT (FLUE)
PETITIONER/OWNER/AGENTS:
Petitioner/Owner: Mark S. Jenkins, Sr. V.P., for
KRG Courthouse Shadows, LLC
30 South Meridian Street, Suite 1100
Indianapolis, IN 46204
Agent: D. Wayne Arnold, AICP Richard D. Yovanovich, Esq.
Q. Grady Minor & Associates, PA Coleman Yovanovich & Koester, PA
3800 Via Del Rey 4001 Tamiami Trail North, Suite 300
Bonita Springs, Florida 34134 Naples, Florida 34103
GEOGRAPHIC LOCATION
The subject property comprises ten (10) acres and is located off-frontage, south of the intersection
of Tamiami Trail East, (US 41) and Airport-Pulling Road South, and south and east of Peters Avenue,
in Section 12, Township 50 South, Range 25 East. The subject property makes up a portion of the
larger Courthouse Shadows Commercial Planned Unit Development (a companion PUD amendment
(PUDA) petition would change this to a Mixed Use PUD) (±20.35 acres), and lies within both the
Mixed Use Activity Center Subdistrict #16 and the Bayshore/Gateway Triangle Redevelopment
Overlay (B/GTRO). (East Naples Planning Community) The 10-acre site is depicted with a diagonal
striped pattern on the Activity Center #16 map excerpt on the next page.
9.A.1
Packet Pg. 36 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
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CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
REQUESTED ACTION
This petitioner seeks to amend Mixed Use Activity Center #16, US 41 and Airport-Pulling Road, in
the FLUE Future Land Use Map Series of the Growth Management Plan (GMP), affecting ten (10)
or fewer acres, by amending the:
1) FLUM inset map for Mixed Use Activity Center #16 to depict the affected 10-acre area,
2) Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO) text to revise provisions
regarding the uses and density allowed within the affected area.
Both the amended map and Overlay language proposed by this amendment are found in Ordinance
Exhibit “A”. [Note: Though the amendment text in petition materials differs from that in the Ordinance,
the density is the same and the petition agents have seen and approved of the Ordinance language.]
PURPOSE AND DESCRIPTION OF AMENDMENT
The petitioner proposes amended Overlay provisions that allow a residential density increase of 12.8
dwelling units per acre (DU/A) or 128 DUs; these DUs are limited to rental apartments only and to
the 10-acre portion of the PUD that is the subject of this GMP amendment petition. Additional density
allowances already existing in the FLUE would allow an additional 172 DUs, for a total of 300 DUs,
within that portion of the Courthouse Shadows PUD proposed to allow mixed uses via the companion
PUDA petition. The FLUE does not limit these 172 DUs to apartments – they could be single family
or multi-family, rental or fee simple ownership – but the companion PUDA does. As the subject site
9.A.1
Packet Pg. 37 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
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CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
is presently zoned commercial, which has no assigned residential density, none of the proposed
density is an entitlement. Refer to the table below.
FLUE Provision Density
GMP Amendment 12.8 DU/A X 10 acs. = 128 DUs
Mixed Use Activity Center density 4 DU/A x 18.8 acs. within PUD proposed for
mixed use = 75 DUs
Bayshore/Gateway Triangle Redevelopment
Overlay density bonus pool
97 DUs
SUM 300 DUs
STAFF ANALYSIS
FUTURE LAND USE DESIGNATION, ZONING AND LAND USE:
Subject Property: The subject property, which comprises approximately 10 acres, is currently
designated Urban Mixed Use District, Mixed Use Activity Center Subdistrict, which generally provides
for concentrating 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. Mixed Use Activity Centers are intended to be mixed-use in character [including the
full array of commercial, residential, institutional, hotel/motel, community facilities, and other land
uses] developed at a human-scale, to be pedestrian-oriented, and to be interconnected with abutting
projects. This property also lies within the boundaries of the Bayshore/Gateway Triangle
Redevelopment Overlay (B/GTRO), and the Coastal High Hazard Area (CHHA).
It is zoned the Courthouse Shadows CPUD, and developed with a commercial shopping center. (The
entire Courthouse Shadows CPUD lies with the Mixed Use Activity Center #16, the B/GTRO, and
the CHHA.)
Surrounding Lands: The Collier County Government Center, including the Collier Area Transit
station, is across US 41 East to the north, and a Walmart store lies to the east across US 4 1 East.
A shopping center lies within ½ mile to the southeast and northwest, as well as several strip centers
and individual buildings containing retail, restaurant, office and personal service uses.
North and East: The Future Land Use Map designates land north and east of the subject property,
across US 41 East, as Urban Mixed Use District, Mixed Use Activity Center Subdistrict; this land
is within the boundaries of Mixed Use Activity Center #16. Generally, the governmental
properties to the north lie within the boundaries of the B/GTRO and the CHHA, while those
commercial properties to the north lie outside the Overlay.
Land nearer Airport-Pulling Road South is zoned Collier County Government Complex PUD and
is developed with the County’s Main Administrative Facilities. Land further south and east along
US 41 East is zoned C-5, General Commercial, and is developed with a major commercial
retailer.
9.A.1
Packet Pg. 38 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
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CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
South: The Future Land Use Map designates land lying south of the subject property, across College
Court, and across Henderson Creek, as Urban Mixed Use District, Urban Coastal Fringe
Subdistrict and within B/GTRO. Generally, properties to the southwest lie within the boundaries
of the B/GTRO and the CHHA, while those properties to the southeast, across US 41 East, lie
outside the Overlay.
These areas are zoned C-3, Commercial (BMUD R-1), RSF-4, Residential Single-Family (BMUD
R-1), and are developed residentially.
West: The Future Land Use Map designates land immediately west of the subject property as Urban
Mixed Use District, Urban Coastal Fringe Subdistrict and within the B/GTRO and the CHHA;
areas are also within the boundaries of Mixed Use Activity Center #16. These areas are zoned
RMF-6, Residential Multi-Family (BMUD R-1), and RSF-4, Residential Single-Family, and are
developed residentially. A small number of properties fronting US 41 East, and west of the
subject property across Peters Avenue, are zoned C-3, Commercial (GTMUD MXD), and
developed as such.
In summary, the subject property lies along the transitional US 41 East corridor ‒ the existing and
planned land uses, and current zoning, in the area to the north and east of the subject property are
primarily commercial and institutional, while in the area to the south and west of the subject property
are primarily residential.
Criteria for GMP Amendments in Florida Statutes
The data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically as listed below.
Identification and Analysis of the Pertinent Criteria in Florida Statutes, Chapter 163.3187, to Qualify
as a Small-Scale Comprehensive Plan (GMP) Amendment:
The process for adoption of small-scale comprehensive plan amendment requires (in part) the
following statutory standards be met, [followed by staff analysis in bracketed text].
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer. [The amendment pertains
to a 10-acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government’s comprehensive plan, but only proposes a land use
change to the future land use map for a site-specific small scale development activity.
However, text changes that relate directly to, and are adopted simultaneously with, the
small scale future land use map amendment shall be permissible under this section. [This
amendment involves text changes that relate directly to site-specific Future Land Use
Map changes.]
(c) The property that is the subject of the proposed amendment is not located within an area
of critical state concern, unless the project subject to the proposed amendment involves
the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is
located within an area of critical state concern designated by s. 380.0552 or by the
9.A.1
Packet Pg. 39 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
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CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
Administration Commission pursuant to s. 380.05(1). [The subject property is not within
an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. [The amendment preserves the internal
consistency between and among GMP elements.]
Section 163.3177(1)(f), Florida Statutes:
The process for adoption of a comprehensive plan amendment requires (in part) that plan
amendments shall be based upon relevant and appropriate data and an analysis by the local
government,
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall
be based upon relevant and appropriate data and an analysis by the local government that
may include, but not be limited to, surveys, studies, community goals and vision, and other
data available at the time of adoption of the comprehensive plan or plan amendment. To be
based on data means to react to it in an appropriate way and to the extent necessary
indicated by the data available on that particular subject at the time of adoption of the plan or
plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not
be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of
such studies, surveys, data, and supporting documents for proposed plans and plan
amendments shall be made available for public inspection, and copies of such plans shall
be made available to the public upon payment of reasonable charges for reproduction.
Support data or summaries are not subject to the compliance review process, but the
comprehensive plan must be clearly based on appropriate data. Support data or
summaries may be used to aid in the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a
methodology utilized in data collection or whether a particular methodology is
professionally accepted may be evaluated. However, the evaluation may not include
whether one accepted methodology is better than another. Original data collection by
local governments is not required. However, local governments may use original data so
long as methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population
estimates and projections, which shall either be those published by the Office of
Economic and Demographic Research or generated by the local government based upon
a professionally acceptable methodology. The plan must be based on at least the
minimum amount of land required to accommodate the medium projections as published
by the Office of Economic and Demographic Research for at least a 10-year planning
period unless otherwise limited under s. 380.05, including related rules of the
Administration Commission. Absent physical limitations on population growth, population
projections for each municipality, and the unincorporated area within a county must, at a
minimum, be reflective of each area’s proportional share of the total county population
and the total county population growth.
9.A.1
Packet Pg. 40 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
‒ 6 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
Section 163.3177(6)(a)2. Florida Statutes:
The process for adoption of a comprehensive plan amendment requires (in part) that plan
amendments shall be based upon surveys, studies and data regarding the area,
2. The future land use plan and plan amendments shall be based upon surveys, studies, and
data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination
of nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
The process for adoption of a comprehensive plan map amendment [which this is] requires (in part)
that plan amendments shall be based analyses of the availability of facilities and services, the
suitability of the plan amendment for its proposed uses, and of the minimum amount of land needed
to achieve the goals and requirements of the existing subdistricts, overlays and special designations ,
within which land use programs and activities are ultimately directed.
(a) A future land use plan element designating proposed future general distribution, location, and
extent of the uses of land for residential uses, commercial uses, industry, agriculture,
recreation, conservation, education, public facilities, and other categories of the public and
private uses of land. The approximate acreage and the general range of density or intensity
of use shall be provided for the gross land area included in each existing land use category.
The element shall establish the long-term end toward which land use programs and activities
are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering
the character of the undeveloped land, soils, topography, natural resources, and
historic resources on site.
9.A.1
Packet Pg. 41 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
‒ 7 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
It is incumbent upon the petitioner to provide appropriate and relevant data and analysis to address
the statutory requirements for a Plan amendment, then present and defend, as necessary, that data
and analysis.
BACKGROUND, CONSIDERATIONS AND ANALYSIS
Subject Property History Includes:
(1) Collier County adopted the Growth Management Plan, which included the Mixed Use Activity
Center Subdistricts (MUAC), in 1989. From its inception, the MUAC concept allowed and
encouraged mixed use development. The site was also seaward of the Coastal Management
Boundary, predecessor to the Coastal High Hazard Area (CHHA).
(2) Collier County approved a rezone petition for 20+ acres to establish the CDC aka Collier PUD
in 1985 to allow commercial development – appears to be C-3 uses plus hotel (unspecified
square feet; hotel limited to 156 units). The existing shopping center, anchored by a grocery
store, was built in 1988, per Collier County Property Appraiser GIS data. Outparcels were
developed at different times.
(3) The CDC PUD was rezoned to Courthouse Shadows PUD in 1992 to allow 147,000 square feet
of C-3 uses.
(4) Collier County adopted the Bayshore/Gateway Triangle Redevelopment Plan in early 2000 and
adopted the Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO) in the FLUE in late
2000. Both encompassed the Courthouse Shadows PUD.
(5) In the mid-2000s, the South US 41 Transportation Concurrency Exception Area (TCEA) was
adopted in the Transportation Element; it encompassed the Courthouse Shadows PUD.
Development in the TCEA may require employment of Transportation Demand Management
(TDM) strategies.
(6) At some point, the County approved a small expansion (±0.25 acres) of the PUD to add land
along Peters Street, and to increase the permitted floor area to 165,000 square feet of C-3 uses.
Appropriateness of the Site and the Change:
Mixed Use Activity Centers in Collier County encourage and provide for residential development in
mixed-use settings. The size and location of the site is appropriate for redevelopment adding a
residential component.
The site is proximate to major employment opportunities, goods and services, and public transit –
both within and outside of the Activity Center. The Collier County Government Center, including the
Collier Area Transit station, is across US 41 East to the north, and a Walmart store lies to the east
across US 41 East. A shopping center lies within ½ mile to the southeast and northwest, as well as
several strip centers and individual buildings containing retail, restaurant, office and personal service
uses.
9.A.1
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Agenda Item 9.A.2
‒ 8 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
The site is also within the Bayshore/Gateway Triangle Redevelopment Overlay, an Overlay
specifically created to encourage redevelopment. The existing shopping center in the Courthouse
Shadows CPUD is almost completely vacant.
Though the site lies within the CHHA, mitigation is provided (via the companion PUDA petition) as
requested by Bureau of Emergency Services (BES); both US 41 East and Airport-Pulling Road South
are emergency evacuation routes; and, for lower intensity storm events, the BES typically
encourages shelter-in-place for residents in well-built structures (e.g. concrete block structures built
to current Code requirements).
The site is also within the South US 41 Transportation Concurrency Exception Area (TCEA). This
area may be exempt from transportation concurrency requirements, so long as impacts to the
transportation system are mitigated using the procedures established in Policies 5.5 and 5.6 of the
Transportation Element.
Meyers Research prepared a Rental Apartment Needs Analysis (January 2019) as part of the
supporting data & analysis submitted with GMPA application materials. The Meyers Research
analyzes the [specific] need for market rate rental apartments, revealing that a healthy apartment
market is evidenced by rental rates for market-based apartments that steadily increased from the
beginning of 2011, by several projects at lease-up stage, and by market rate rental apartments
historically hovering near full occupancy rates. The Analysis indicates that the projected population
growth provides sufficient demand for market-based apartments, with the ability to absorb from 7,055
(2020) to 7,490 residents (2022).
At the macro level at which a GMP amendment is reviewed, staff is of the opinion that the proposed
GMP amendment is appropriate for the site. The companion PUDA petition to implement the
subdistrict provisions will need to address specific compatibility measures. These could include
maximum building height; landscape buffers, preserve area location, and open space; building
locations and minimum setbacks; building massing and orientation.
Environmental Impacts:
The subject property is 10 acres of the parent Mixed Use Activity Center #16 and the site is developed
with a shopping center.
It is not designated as being located within a County Wellfield Protection Area, but is located in the
CHHA.
Policy 12.2.5 of the Conservation and Coastal Management Element (CCME) defines the CHHA.
The CHHA boundary is generally depicted on the FLUE’s Countywide Future Land Use Map and is
more precisely shown in the Future Land Use Map series.
CCME Policy 12.2.6 requires “all new sanitary sewer facilities in the CHHA be flood proofed, and be
designed to reduce leakage of raw sewage during flood events to the maximum extent practicable.”
This policy applies to “structures or systems designed for the collection, transmission, treatment, or
disposal of sewage” and encompasses both on-site (and typically privately owned) and off-site
(publicly owned, in the right-of-way and on County owned lands) facilities. Notwithstanding the
objective under which this policy lies, this policy is not limited to public infrastructure – it also applies
to private infrastructure.
9.A.1
Packet Pg. 43 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
‒ 9 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
As it applies to the proposed small-scale GMPA, there is no action or design required by this policy
beyond that which is already required by Collier County, FDEP and possibly other agencies.
Turrell, Hall & Associates, Inc. prepared an Environmental Due Diligence Report (amended to
January 2019) as part of the supporting data & analysis submitted with GMPA application materials.
The Due Diligence Report provides a preliminary site assessment and document research in
evaluating the proposal, indicating:
▪ Wetland permitting will be limited to the relocation or improvements to the stormwater outfall
structure from the development to the Creek.
▪ If docks are proposed, then additional state and federal permitting will be required for the
docks.
▪ A gopher tortoise relocation permit may be required if the burrow observed remains active
and the proposed redevelopment impacts the area within 25 feet of where the burrow is
located.
▪ Redevelopment will likely require native habitat preservation for the Cou nty, which would
result in a conservation easement over at least 25% of the shoreline mangroves (assuming
they are not within the existing drainage easement).
Staff reviewed the Report and determined these evaluation remarks do not directly impact
Comprehensive Planning findings. The companion PUDA petition will need to address specific
compatibility measures.]
Traffic Capacity/Traffic Circulation Impact Analysis, Including Transportation Element
Consistency Determination:
Both US 41 East and Airport-Pulling Road South are emergency evacuation routes; and, for lower
intensity storm events, BES typically encourages shelter-in-place for residents in well-built structures
(e.g. concrete block structures built to current Code requirements).
The site is also within the South US 41 Transportation Concurrency Exception Area (TCEA). This
area may be exempt from transportation concurrency requirements, so long as impacts to the
transportation system are mitigated using the procedures established in Policies 5.5 and 5.6 of the
Transportation Element.
JMB Transportation Engineering, Inc. submitted a Traffic Impact Statement (revised to April 2019).
[Review comments from Transportation Planning staff were not received with regard to the TIS generally,
nor to the specific issues of how project traffic engineers are addressing pedestrian traffic issues, including
9.A.1
Packet Pg. 44 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
‒ 10 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
with the Collier Area Transit station, across US 41 East; the impacts of US 41 East and Airport-Pulling Road
South serving as emergency evacuation routes; and, TCEA transportation concurrency requirements.]
Public Facilities Impacts:
The petitioner submitted a Public Facilities Analysis, dated June 18, 2019 (Exhibit V.E). Staff
reviewed the Analysis and provide the following [bracketed] remarks:
• Potable Water and Wastewater Treatment Systems: The subject property lies within the City of
Naples Potable Water Service Area and the Collier County Water-Sewer District. [System
capacity is confirmed at the time of development permit (SDP or PPL) review, and a commitment
to provide service will be established upon permit approval.]
[Eric Fey, P.E., Senior Project Manager
Public Utilities Department]
• Solid Waste Collection & Disposal: The solid waste disposal service provider is Collier County
Solid Waste Management. The 2018 AUIR notes that the County projects no landfill capacity
issues [nor does the pending 2019 AUIR].
• Stormwater Management System: The Facilities Analysis indicates stormwater retention and
detention will comply with the SFWMD requirements, and, with County standards for basin
[stormwater] discharge rates.
• Park and Recreational Facilities: [A full analysis of impacts to Community or Regional Parks and
Recreation Facilities is not provided.] The analysis simply states that parks and recreational
facilities are not adversely impacted by the “creation of the subdistrict”, going on to state that the
associated multi-family residential development “will pay park impact fees to mitigate their
impacts”. [Review comments from Parks & Recreation staff were not received with regard to the lack
of an analysis of parks and recreational facilities’ impacts.]
• Schools: [A full analysis of impacts to schools and school facilities is not provided.] The analysis
simply states that school facilities are not adversely impacted by the “creation of the subdistrict”,
going on to state that the associated multi-family residential development “will pay school impact
fees to mitigate their impacts”. [Review comments from Collier County School District staff were not
received with regard to the lack of an analysis of schools and school facilities’ impacts.]
• Emergency Medical (EMS) and Fire Rescue Services: The subject property is located within the
Greater Naples Fire and Rescue District, who’s collocated EMS/fire station 22 is located at 4375
Bayshore Drive, approximately 1.0 mile to the southwest. No adverse impacts to these safety
services result from the proposed development.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS
A Neighborhood Information Meeting (NIM) required by LDC Section 10.03.05.F. was [duly
advertised, noticed and] held, jointly for this small-scale Growth Management Plan amendment
petition and companion PUD amendment petition, on May 7, 2019, 6:00 p.m. at the Naples Botanical
Garden Buehler Auditorium meeting facilities, located at 4820 Bayshore Drive, Naples.
Approximately thirty-five people other than the application team and County staff attended.
9.A.1
Packet Pg. 45 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
‒ 11 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
Wayne Arnold, of Q. Grady Minor (agent representing the applications), introduced other principals
present, including Sharon Umpenhour, also of Q. Grady Minor, Rob Sucher of Johnson Development
(developer of the residential component), Doug Kirby of Kite Realty (current owners), Christina
Johnson of J.R. Evans Engineering (project engineers), Jim Banks of Banks Engineering, and Rich
Yovanovich of Coleman Yovanovich & Koester (attorney). James Sabo and Sue Faulkner, AICP,
Principal Planners with the Growth Management Department, Zoning Division, and Commissioner
Donna Fiala, Board of County Commissioners, were also in attendance.
Mr. Arnold described the existing characteristics of the property, located southwest of US 41 East
and south of Airport-Pulling Road. He explained how the small-scale GMPA and PUDA requests will
allow the option for residential development, plus existing commercial uses. He displayed a site plan
showing a possible arrangement of buildings for the multi-family residential uses.
Mr. Arnold explained how the Activity Centers generally allow for residential uses. This amendment
is similar to that previously proposed for the Sam’s Club uses, in that it allows for another
development option in Courthouse Shadows. Commercial uses will remain on outparcels, while
residential buildings can be located centrally, on a 16-acre internal parcel.
Neighbors in attendance expressed their concerns on automobile traffic, and how this intersection’s
high volume in particular, creates lengthy back-ups and a dangerous pedestrian environment.
Pedestrian interconnections and safety are major concerns. Mr. Arnold explained that the major
employers nearby and pedestrian traffic were characteristics that made this site attractive, and how
project traffic engineers will be addressing these issues.
One speaker asked about the residential density, and unit types. Rob Sucher, of Johnson
Development addressed this, describing up to 300 market rate apartments, of 1- to 3-bedroom units.
Building heights and fire suppression capabilities were discussed.
Concerns were raised over the traffic maneuvers at Peters Avenue. Team discussed how proposal
will remove the extra access onto Peters previously approved for Sam’s Club. Mr. Sucher said the
developer has prepared a Transportation Impact Study (TIS) to address traffic issues , which directs
the residential traffic onto US 41 East access points.
One speaker asked about the type of development and amenities proposed. Rob Sucher discussed
how the residential concept included utilization of Haldeman Creek for residents’ recreational access.
a dog park, swimming pool, and on-site work centers as office space available to residents.
Examples of similar projects located elsewhere were given.
Concerns regarding a history of construction activities, their related problems, and an inability for
neighbors to contact someone about them, led Mr. Arnold to commit to providing the surrounding
residents with contact phone number(s) for 24-hour responses to their concerns during the
construction of the residential component of the project. This may also include during the demolition
of the commercial building(s).
Neighbors asked about the public hearing process before the Planning Commission and County
Board, and the anticipated schedule these two companion petitions are on. Mr. Arnold explained
hearing dates would be posted on their website.
The Information Meeting was ended at approximately 7:10 p.m.
9.A.1
Packet Pg. 46 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
‒ 12 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
This synopsis provides the annotated NIM proceedings. An audio recording of the entire
Neighborhood Information Meeting is available on the County’s “I” drive, at I:/GMD/Comprehensive
Planning/NIM Recordings & PREAPP Notes.
[Synopsis prepared by C. Schmidt, AICP, Principal Planner]
FINDINGS AND CONCLUSIONS
• The subject site is currently zoned CPUD and developed with a 30-year-old commercial shopping
center. The entire Courthouse Shadows PUD is designated Mixed Use Activity Center Subdistrict
on the FLUM, which allows and encourages mixed use development, and lies within the
boundaries of the Bayshore/Gateway Triangle Redevelopment Overlay, an area where numerous
incentives promote redevelopment projects.
• The site lies within the South US 41 TCEA, an area where it may require employment of
Transportation Demand Management (TDM) strategies to reduce traffic impacts.
• The site also lies within the Coastal High Hazard Area (CHHA). However, the companion PUDA
includes mitigation, and both US 41 East and Airport-Pulling Road South are hurricane
evacuation routes.
• The site is proximate to major employment opportunities, goods and services, and public transit.
• Analysis indicates that projected population growth provides sufficient demand for market -based
apartments.
• At the macro level at which a GMP amendment is reviewed, staff is of the opinion that the
proposed GMP amendment is compatible with surrounding properties. The companion PUDA
petition will need to address specific compatibility measures.
• No issues regarding impacts upon potable water, wastewater collection and treatment or solid
waste collection and disposal services have been identified, nor concerns for impacts upon other
public infrastructure.
• The proposed GMP amendment has no effect on the requirements of the Conservation and
Coastal Management Element (CCME), and there is no action or design required by Policy 12.2.6
beyond that which is already required by existing regulations.
• People attending the Neighborhood Information Meeting expressed a strong consensus that
developing the property needs to take both vehicular and pedestrian traffic and safety into
consideration.
• A companion PUDA petition has been submitted concurrent with this GMPA petition to permit 300
market rate rental apartments. Approval of this amendment, and the companion PUDA, would
allow the subject property to develop with any one or more of the commercial uses permitted , or
with a mixed use (commercial-residential) project.
• A commitment will be fulfilled through the companion PUDA to provide onsite signs posting, or
by other means to keep people informed of, contact phone number(s) for 24-hour responses to
their concerns during the construction of the residential component of the project. This
commitment may also include the period during the demolition of the commercial building(s).
9.A.1
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Agenda Item 9.A.2
‒ 13 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
LEGAL CONSIDERATIONS
The Office of the County Attorney reviewed this report on September 9, 2019. In addition to pertinent
small-scale (GMP) amendment criteria in Florida Statutes, Section 163.3187 addressed above, the
criteria for GMP amendments to the Future Land Use Element and map series are in Sections
163.3177(1)(f) and 163.3177(6)(a)2 and 163.3177(6)(a)8, Florida Statutes. [HFAC]
STAFF RECOMMENDATION
Staff recommends that the Collier County Planning Commission forward Petition
PL20180003659/CPSS-2019-1 to the Board of County Commissioners with a recommendation to
approve for adoption and transmittal to the Florida Department of Economic Opportunity.
[Remainder of page intentionally left blank]
9.A.1
Packet Pg. 48 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
Agenda Item 9.A.2
‒ 14 ‒
CPSS-2019-1 / PL20180003659
Amending Mixed Use Activity Center #16 in the FLUE
PETITION No.: PL20180003659/CPSS-2019-1
Staff Report for the September 19, 2019, CCPC meeting.
NOTE: This petition has been scheduled for the October 22, 2019, BCC meeting.
G:\CDES Planning Services\Comprehensive\Comp Planning GMP DATA\Comp Plan Amendments\2019 Cycles and Smalls\2019 Small Scale
petitions\CPSS-19-1 AC 16-CH Shadows\CCPC\CPSS-19-1 CCPC stff rprt_FNL1.docx
9.A.1
Packet Pg. 49 Attachment: Adoption Staff Report CPSS-19-1 CCPC_FNL1 (10644 : Courthouse Shadows)
9.A.2
Packet Pg. 50 Attachment: Ordinance - 080819(2) (10644 : Courthouse Shadows)
9.A.2
Packet Pg. 51 Attachment: Ordinance - 080819(2) (10644 : Courthouse Shadows)
9.A.2
Packet Pg. 52 Attachment: Ordinance - 080819(2) (10644 : Courthouse Shadows)
9.A.2
Packet Pg. 53 Attachment: Ordinance - 080819(2) (10644 : Courthouse Shadows)
9.A.2
Packet Pg. 54 Attachment: Ordinance - 080819(2) (10644 : Courthouse Shadows)
9.A.2Packet Pg. 55Attachment: Ordinance - 080819(2) (10644 : Courthouse Shadows)
9.A.4
Packet Pg. 56 Attachment: Legal Ad - Agenda ID 10160 (10644 : Courthouse Shadows)
This item needs to be numbered on the agenda before the companion Zoning Petition
101095
9.A.5
Packet Pg. 57 Attachment: This item needs to be numbered on the Agenda before companion Zoning Petition 101095 (10644 : Courthouse Shadows)
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Courthouse Shadows GMP
Amendment (GMPA)
PL20180003659
Application and Supporting
Documents
September 19, 2019 CCPC Hearing
November 12, 2019 BCC Hearing
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
February 11, 2019
Mr. David Weeks
Principal Planner
Collier County Growth Management Division/ Planning and Regulation
Land Development Services Department
Comprehensive Planning Section
2800 North Horseshoe Drive
Naples, FL 34104
RE: Collier County Growth Management Plan Amendment Application
Courthouse Shadows CPUD (PL20180003659), Activity Center #16
Dear Mr. Weeks:
A Collier County Growth Management Plan Amendment (GMPA) application for properties located at the
southeast quadrant of Airport Road and Tamiami Trail East (U.S. 41) is being submitted for review. This
application proposes revise language of the Activity Center Subdistrict in the Future Land Use Element to
allow a maximum of 300 multi-family dwelling units within 10 acres of the Courthouse Shadows PUD.
The proposed amendment reflects the market demand for residential development in this location.
The GMPA is supported with a companion PUD amendment, which establishes the specific development
standards for the proposed use, and a Master Plan for development of the residential use.
Please feel free to contact me should you have any questions.
Sincerely,
D. Wayne Arnold, AICP
c: Doug Kirby
Rob Sucher
Richard D. Yovanovich
GradyMinor File
1
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
APPLICATOIN NUMBER PL20180003659 DATE RECEIVED ______________________________
PRE-APPLICATION CONFERENCE DATE January 15, 2019
DATE SUFFICIENT ______________________________________________________________________
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Department,
Suite 400, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946).
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified
in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the
deficiencies. For additional information on the processing of the application, see Resolution 97 -431 as
amended by Resolution 98-18 (both attached). If you have any questions, please contact the
Comprehensive Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A. Name of Applicant Mark S. Jenkins-Senior Vice President
Company KRG COURTHOUSE SHADOWS LLC
Address 30 S. Meridian St., Suite 1100
City Indianapolis State IN Zip Code 46204
Phone Number 317-578-5165 Fax Number
B. Name of Agent * D. Wayne Arnold, AICP
THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company Q. Grady Minor and Associates, P.A.
Address 3800 Via Del Rey
City Bonita Springs State Florida Zip Code 34134
Phone Number ____________________ Fax Number ___________________________
B1. Name of Agent * Richard D. Yovanovich
THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company Coleman, Yovanovich and Koester, P.A.
Address 4001 Tamiami Trail North, Suite 300
City Naples State Florida Zip Code 34103
Phone Number 239-435-3535 _ Fax Number ___________________________
C. Name of Owner (s) of Record _KRG Courthouse Shadows LLC__________________________
Address 30 S. Meridian St., Suite 1100_____________________________________________
City Indianapolis State IN Zip Code 46204
Phone Number 317-577-5600 Fax Number ________________________________
2
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application. Please see Exhibit I-D
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
Not Applicable _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
B. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each.
Name and Address Percentage of Stock
Not Applicable _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
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
Not Applicable _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
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
KRG Courthouse Shadows LLC 100%
KRG Courthouse Shadows I LLC
30 S. Meridian St, Suite 100
Indianapolis, IN 46204 _________________________
Please see Exhibit II _________________________
__________________________________________ _________________________
3
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
_________________________
Johnson Development Associates, Inc. 100%
Please see Exhibit II _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
__________________________________________ _________________________
Date of Contract: _08/27/2018__
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
Not Applicable
________________________________________________________
________________________________________________________
________________________________________________________
G. Date subject property acquired (X 2006) leased ( ):________Term of lease______yrs./mos.
If, Petitioner has option to buy, indicate date of option:______________ and date
option terminates: ______________, or anticipated closing: _______________________.
H. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the re sponsibility
of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
III. DESCRIPTION OF PROPERTY:
A. LEGAL DESCRIPTION Please see Exhibit III.A
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
B. GENERAL LOCATION 3420 and 3290 TAMIAMI TRL E,
Southeast quadrant of Airport Road and Tamiami Trail E. (U.S. 41)
C. PLANNING COMMUNITY East Naples D. TAZ 289
E. SIZE IN ACRES 20.35± acres F. ZONING Courthouse Shadows CPUD
G. SURROUNDING LAND USE PATTERN Developed residential and commercial
H. FUTURE LAND USE MAP DESIGNATION(S) Urban Designation, Commercial District, Mixed Use
Activity Center Subdistrict, #16 US 41 and Airport-Pulling Road
4
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
_______ Housing Element _______ Recreation/Open Space
_______ Traffic Circulation Sub-Element _______ Mass Transit Sub-Element
_______ Aviation Sub-Element _______ Potable Water Sub-Element
_______ Sanitary Sewer Sub-Element _______ NGWAR Sub-Element
_______ Solid Waste Sub-Element _______ Drainage Sub-Element
_______ Capital Improvement Element _______ CCME Element
X Future Land Use Element _______ Golden Gate Master Plan
_______ Immokalee Master Plan
B. AMEND PAGE (S) 57 and 143 OF THE Future Land Use ELEMENT
AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary:
_________________________________________________________________________
Please see Exhibit IV.B
_________________________________________________________________________
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Not applicable
TO Not applicable
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
Activity Center #16
________________________________________________________________________________
________________________________________________________________________________
E. DESCRIBE ADDITINAL CHANGES REQUESTED: Not applicable
__________________________________________________________________________________
__________________________________________________________________________________
V. REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8 -
1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
Exhibit V.A Provide general location map showing surrounding developments (PUD,
DRI’s, existing zoning) with subject property outlined.
Exhibit V.A Provide most recent aerial of site showing subject boundaries, source, and
date.
Exhibit V.A Provide a map and summary table of existing land use and zoning within
a radius of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
Exhibit VB 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.
5
C. ENVIRONMENTAL
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.
N.A. Provide a summary table of Federal (US Fish & Wildlife Service) and State
(Florida Game & Freshwater Fish Commission) listed plant and animal
species known to occur on the site and/or known to inhabit biological
communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.).Identify historic and/or
archaeological sites on the subject property.
D. GROWTH MANAGEMENT
Reference 9J-11.006, F.A.C. and Collier County’s Capital Improvements Element
Policy 1.1.2 (Copies attached).
1. INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING:
N Is the proposed amendment located in an Area of Critical State
Concern? (Reference 9J-11.006(1)(a)(5), F.A.C.). IF so, identify area
located in ACSC.
N Is the proposed amendment directly related to a proposed
Development of Regional Impact pursuant to Chapter 380 F.S. ?
(Reference 9J-11.006(1)(a)7.a, F.A.C.)
N/N Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S. ?
(Reference 9J-11.006(1)(a)7.b, F.A.C.) Does the proposed amendment
create a significant impact in population which is defined as a potential
increase in County-wide population by more than 5% of population
projections? (Reference Capital Improvement Element Policy 1.1.2). If
yes, indicate mitigation measures being proposed in conjunction with the
proposed amendment.
Y, ** Does the proposed land use cause an increase in density and/or intensity
to the uses permitted in a specific land use designation and district
identified (commercial, industrial, etc.) or is the proposed land use a
new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.).
If so, provide data and analysis to support the suitability of land for the
proposed use, and of environmentally sensitive land, ground water and
natural resources. (Reference Rule 9J-11.007, F.A.C.)
** Please see Market Study prepared by Michael J. Timmerman
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. Potable Water
Exhibit V.E. Sanitary Sewer
*** Arterial & Collector Roads; Name specific road and LOS
Pine Ridge Road
Goodlette-Frank Road
*** Please see Traffic Impact Analysis prepared by .
Exhibit V.E. Drainage
Exhibit V.E. Solid Waste
Exhibit V.E. Parks: Community and Regional
6
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
(Reference Capital Improvement Element Objective 1 and Policies)
2. Exhibit V.E. 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:
Zone X Flood zone based on Flood Insurance Rate Map data (FIRM).
N.A. Location of wellfields and cones of influence, if applicable. (Identified on
Collier County Zoning Maps)
N.A. Traffic Congestion Boundary, if applicable
N.A. Coastal Management Boundary, if applicable
N.A. High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
N.A. $16,700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus proportionate share of advertising
costs)
Provided $9,000.00 non-refundable filing fee for a Small Scale Amendment made
payable to the Board of County Commissioners due at time of submittal. (Plus
proportionate share of advertising costs)
Provided Proof of ownership (copy of deed)
Provided Notarized Letter of Authorization if Agent is not the Owner (See attached form )
Submitted Electronically 1 Original and 5 complete, signed applications with all attachments
including maps, at time of submittal. After sufficiency is completed, 25
copies of the complete application will be required.
* Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1”=400’ or at a scale as determined during the pre-application meeting.
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
Comprehensive Plan Consistency and Statutory Criteria for Plan Amendments
April 25, 2019 Page 1 of 2
KRCSA Comp Plan Consistency-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
The project is located within Activity Center #16 on the Future Land Use Map. The project is also located
within the Bayshore/Gateway Triangle CRA Overlay. Mixed Use Activity Centers are intended to
provide for both commercial and residential development. The PUD amendment is accompanied with
a small-scale comprehensive plan amendment, which proposes to permit increased density on a 10 -
acre portion of the site. The application proposes a total of 300 multi-family apartments on
approximately 18.8 acres of the 20.35 acre PUD. The plan is to utilize up to 97 units from the bonus
pool, in addition to the base density of 4 dwelling units per acre, with the balance of the 300 units
resulting from the units permitted by the small-scale amendment.
Chapter 163.3167 Scope of act.—
(9) Each local government shall address in its comprehensive plan, as enumerated in this chapter, the
water supply sources necessary to meet and achieve the existing and projected water use demand for the
established planning period, considering the applicable plan developed pursuant to s. 373.709.
The City of Naples provides potable water to the site, and there are no existing or anticipated
deficiencies. Sanitary Sewer services are provided by Collier County.
Chapter 163.3177
(6) (a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data
regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen
and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
The applicant has provided a market analysis, which demonstrates that the proposed residential option
is supported by demand for rental apartments at this location. The property is located in the urban
area of Collier County and is within an Activity Center, which supports higher densities of residential
uses under the existing Growth Management Plan. The site is appropriate for higher intensity uses.
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
Comprehensive Plan Consistency and Statutory Criteria for Plan Amendments
April 25, 2019 Page 2 of 2
KRCSA Comp Plan Consistency-rev1.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
The property is located proximate to the Collier County government center, which houses a majority of
the County’s governmental functions. The site is a largely vacant retail commercial center and the
market analysis demonstrates that there is a demand for additional rental units at this location.
Redevelopment of the site as a mixed-use property is consistent with the objectives of the
Bayshore/Gateway Triangle Redevelopment Overlay.
Commercial and residential development are adjacent to the site. The GMP provides for mixed -use
projects within the Activity Centers. Buffers and development standards have been proposed which
insure compatibility of the proposed MPUD with surrounding properties. Redevelopment of the site as
a mixed use project will support redevelopment and discourage urban sprawl consistent with Chapter
163.3177 of the Florida Statutes. The GMP amendment is necessary under the Collier County GMP in
order to permit the proposed intensity for a portion of the applicant’s property.
Chapter 163.3177
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources
on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of
this section.
Public infrastructure exists to service the proposed uses within the Activity Center.
163.3184 Process for adoption of comprehensive plan or plan amendment.
This Section of statute outlines the process and authority for the agency review of plan amendments.
The applicant understands that regional and state reviewing agencies will be responsible for review of
any transmitted comprehensive plan amendment per the requirements of Chapter 163.3184 F.S. The
applicant’s experts are of the opinion that there are no regional or state impacts associated with the
application.
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
GMPA Narrative
April 25, 2019 Page 1 of 2
KRCSA GMPA Narrative.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
The Courthouse Shadows Mixed Use Planned Unit Development (MPUD) is a 20.35± acre
property located on the southeast corner of the intersection of Tamiami Trail East (U.S. 41)
and Airport Road. The property is located within designated Activity Center #16 on the Future
Land Use Map. A small-scale plan amendment has been submitted which proposes to permit
an increase in density for a 10 acre portion of this project located within the activity center as
a development option for this PUD in order to achieve a total of 300 units within the PUD .
The PUD has been developed to date with approximately 150,000 square feet of retail and
office commercial uses. This amendment proposes to develop up to 300 multi-family
apartments as an option for the site. An alternative Master Plan (Exhibit B) option identifies
the location of the potential residential dwellings and the area that would remain for
commercial uses. A market analysis demonstrating demand for the residential use has also
been provided.
The project is located within Activity Center #16 on the Future Land Use Map. The proje ct is
also located within the Bayshore/Gateway Triangle CRA Overlay. Mixed Use Activity Centers
are intended to provide for both commercial and residential development. The PUD
amendment is accompanied with a small-scale comprehensive plan amendment, which
proposes to permit increased density on a 10-acre portion of the site. The companion PUD
application proposes a total of 300 multi-family apartments on approximately 18.8 acres of the
20.35 acre PUD. The plan is to utilize up to 97 units from the density pool, in addition to the
base density of 4 dwelling units per acre, with the balance of the 300 units resulting from the
increased units permitted by the small-scale amendment. The density calculations are as
follows:
Activity Center 18.8 ac x 4 du/ac = 75 units
Bonus Pool Units 97 units
Proposed Small-scale 10 ac x 12.8 du/ac = 128 units
Total 300 units
Net Density for 18.8 acres residential area
16 du/ac
Gross Density for PUD (20.35) 14.74 du/ac
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
GMPA Narrative
April 25, 2019 Page 2 of 2
KRCSA GMPA Narrative.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
A map amendment to Activity Center #16 is also included with the small-scale amendment
application, which identifies the 10-acre area in which the increased density will be applicable.
The site is well suited for the increase in density, which will authorize redevelopment of a
defunct shopping center with up to 300 multi-family apartment units. The resulting project
will be a mixed-use development, which is consistent with the Future Land Use Activity Center
Subdistrict stated objectives. The Bayshore/Gateway CRA promotes development and
redevelopment opportunities within the CRA. This project will fulfill the stated goals for the
CRA.
The project location is ideal due to the proximity to the Collier County Government complex,
which provides opportunities for employment, and it provides an opportunity for residents to
easily travel throughout Collier County with the Collier Area Transit (CAT) transfer station
located on the government complex. The County Government complex is easily walkable from
the proposed residences, and residents have a safe crossing of U.S. 41 to the County
Government complex via a traffic-signalized intersection serving the Courthouse Shadows
PUD.
Infrastructure is in place to service the proposed residential component, and the site has direct
access to two signalized intersections.
Although a portion of the site is within the Coastal High Hazard Area (CHHA), the applicant will
mitigate for its impacts as required by Florida Statutes. To this end, the applicant concurs with
the mitigation strategy suggested by Emergency Management staff; therefore, the project will
be consistent with the statutory mitigation requirement.
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
Exhibit I.D.
Professional Consultants
January 11, 2019 Page 1 of 1
KRCSA Exhibit ID Consultants.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Planning/Project Management: D. Wayne Arnold, AICP
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
239.947.1144
239.947.0375 fax
warnold@gradyminor.com
Richard D. Yovanovich, Esq
Coleman, Yovanovich and Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
239.435.3535
239.435.1218 fax
ryovanovich@cyklawfirm.com
Transportation: James M. Banks, P.E., President
JMB Transportation Engineering, Inc.
4711 7th Avenue SW
Naples, FL 34119
239.919.2767
jmbswte@msn.com
Market Analysis: Michael Timmerman
Meyers Research
239-269-0769
mtimmerman@meyersllc.com
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
Exhibit II
Disclosure of Interest Information
January 31, 2019 Page 1 of 2
KRCSA Exhibit II Disclosure of Interest.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
II. Disclosure of Interest Information:
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
KRG Courthouse Shadows LLC 100%
30 S. Meridian St, Suite 100, Indianapolis, IN 46204
Sole Member: KRG Courthouse Shadows I LLC
30 S. Meridian St, Suite 100, Indianapolis, IN 46204
KRG Courthouse Shadows 1, LLC is a wholly owned
subsidiary of Kite Realty Group, L.P., the General Partner of
which is Kite Realty Group Trust, a publicly traded company.
Officers Percentage of Stock
John A. Kite- Chairman of the Board and N/A
Chief Executive Officer
Thomas K. McGowan- President and N/A
Chief Operating Officer
Scott E. Murray- Executive Vice President N/A
Mark S. Jenkins-Senior Vice President N/A
Rick S. Lally-Senior Vice President-Construction N/A
Randy Burke-Director-Construction N/A
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
Exhibit II
Disclosure of Interest Information
January 31, 2019 Page 2 of 2
KRCSA Exhibit II Disclosure of Interest.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
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
Johnson Development Associates, Inc. 100%
P.O. Box 3524, Spartanburg, SC 29304
Officers Percentage of Stock
George D, Jr., Chairman/Director
100 Dunbar Street, Suite 400, Spartanburg, SC 29306
Dan C. Breeden, Jr., Director/Secretary/Treasurer
100 Dunbar Street, Suite 400, Spartanburg, SC 29306
George D. Johnson, III, CEO
100 Dunbar Street, Suite 400, Spartanburg, SC 29306
William Spry, CFO
100 Dunbar Street, Suite 400, Spartanburg, SC 29306
Thomas Messervy, President – Multifamily Division
PO Box 3524, Spartanburg SC 20304
George Dean Johnson, Jr. 2009, Shareholder
Revocable Trust dated April 10, 2009
100 Dunbar Street, Suite 400, Spartanburg, SC 29306
33 1/3%
Revocable Trust of George Dean
Johnson, III U/A dated January 23, 2017
100 Dunbar Street, Suite 400, Spartanburg, SC 29306
33 1/3%
Susanna Presnell Johnson Trust
under agreement dated October 9, 1987
100 Dunbar Street, Suite 400, Spartanburg, SC 29306
33 1/3%
Date of Contract: 8/27/18
g. Date subject property acquired 07/2006
EXHIBIT III.A.
EXHIBIT III.A.
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
Exhibit IV.B
Proposed Language
August 5, 2019 Page 1 of 1
KRCSA Exhibit IVB-rev3.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Revise the
FUTURE LAND USE ELEMENT
*** *** *** *** *** Text break *** *** *** *** ***
FUTURE LAND USE DESIGNATION
*** *** *** *** *** Text break *** *** *** *** ***
V. OVERLAYS AND SPECIAL FEATURES [Page 97]
*** *** *** *** *** Text break *** *** *** *** ***
F. Bayshore/Gateway Triangle Redevelopment Overlay [Page 142]
*** *** *** *** *** Text break *** *** *** *** ***
[Beginning Page 143]
6. For parcels currently within the boundaries of Mixed Use Activity Center #16, land uses
will continue to be governed by the Mixed Use Activity Center Subdistrict, except
residential density may also be increased as provided for in paragraphs 4 and 5, above.
The development standards of the Bayshore Drive Mixed Use Overlay District or
Gateway Triangle Mixed Use Overlay District in the Collier County Land Development
Code, whichever is applicable, shall apply to all new development within the Activity
Center. Residential Density for a mixed-use project within Mixed Use Activity Center #16
that is located within the Courthouse Shadows Mixed Use Planned Unit Development
(MPUD) may also be increased as follows: A ten-acre portion of the MPUD identified on
Activity Center #16 Map in the Future Land Use Map series is eligible for a density bonus
of 12.8 dwelling units per acre (128 units); these units are limited to rental apartments only.
This density is in addition to a density of up to four dwelling units per acre allowed by the
Mixed Use Activity Center Subdistrict for the MPUD and up to 97 density bonus pool units
for the MPUD, which may be assigned during a rezone. The density bonus of 12.8
dwelling units per acre (128 units) will only be located on the ten acres identified on the
Activity Center #16 Map.
*** *** *** *** *** Text break *** *** *** *** ***
GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144www.GradyMinor.com Fort Myers: 239.690.4380SITEACTIVITY CENTER #16 (COURTHOUSE SHADOWSPUD) = 20.35± ACRESMULTI-FAMILY RESIDENTIAL AREA= 10 ACRESAIRPORT ROAD - TAMIAMI TRAIL EAST (U.S. 41)Collier County, FloridaMULTI-FAMILY RESIDENTIAL
SUBJECT PROPERTY - 20.35± ACRES
EXISTING ZONING:COURTHOUSE SHADOWS CPUD
EXISTING FLUE:ACTIVITY CENTER #16
EXISTING USE:DEVELOPED COMMERCIAL
ADJACENT PROPERTY
NORTH
ZONING:C-3-GTMUD-MXD AND COLLIER COUNTY GOV'T COMPLEX
PUD
USE:COMMERCIAL AND GOVERNMENT OFFICES
SOUTH
ZONING:RMF-6-BMUD-R1, C-3-BMUD-R1. RSF-4-BMUD-R1, RSF-4 AND
C-3
USE:COMMERCIAL AND RESIDENTIAL
EAST
ZONING:C-5 AND COLLIER COUNTY GOV'T COMPLES PUD
USE:ROW, RETAIL/COMMERCIAL AND GOVERNMENT OFFICES
WEST
ZONING:C-3-GTMUD-MXD, RSF-4-BMUD-R1, C-3-BMUD-R1 AND
RMF-6-BMUD-R1
USE:COMMERCIAL, RESIDENTIAL AND VACANT
SUBJECT
PROPERTY
500 FOOT RADIUS
ZONED: C-3-GTMUD-MXD
AND RMF-6-BMUD-R1
USE: COMMERCIAL,
RESIDENTIAL AND VACANT
TAM
IAM
I
TRA
I
L
EAS
T
(U
.S
.
4
1
)AIRPORT ROADZONED:
C-3-GTMUD-MXD
USE: COMMERCIAL
ZONED: COLLIER
COUNTY GOV'T
COMPLEX PUD
USE: GOVERNMENT
OFFICES
GradyMinor
Civil Engineers Ɣ Land Surveyors Ɣ Planners Ɣ Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380
ZONED: RSF-4 AND C-3
USE: RESIDENTIAL AND COMMERCIAL
ZONED: RMF-6-BMUD-R1
USE: RESIDENTIAL
ZONED: RSF-4-BMUD-R1
USE: RESIDENTIAL
ZONED: C-3-BMUD-R1
USE: RESIDENTIAL
ZONED: RMF-6-BMUD-R1
USE: RESIDENTIAL
ZONED: RSF-4-BMUD-R1
USE: RESIDENTIAL
ZONED: C-5
USE: RETAIL/COMMERCIAL
ZONED: C-3
USE: RETAIL/COMMERCIAL
GradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144www.GradyMinor.com Fort Myers: 239.690.4380SITEACTIVITY CENTER #16(COURTHOUSE SHADOWSPUD) = 20.35± ACRES
COURTHOUSE SHADOWS
Environmental Due Diligence
P REPARED FOR:
J OHNSON D EVELOPMENT A SSOCIATES
100 Dunbar Street, Suite 400
Spartanburg, SC 29306
PREPARED BY:
TURRELL, HALL & ASSOCIATES, INC
3584 EXCHANGE AVENUE
NAPLES, FL 34104
AMENDED
J ANUARY 31, 2019
Table of Contents
1 Introduction ........................................................................................................................................ 1
2 Site Description .................................................................................................................................. 2
2.1 FLUCFCS Codes ......................................................................................................................... 2
2.2 Vegetation Associations ............................................................................................................ 2
2.3 Soils .............................................................................................................................................. 3
2.4 Hydrologic Indicators................................................................................................................ 4
3 Photos .................................................................................................................................................. 5
4 Wildlife ................................................................................................................................................ 7
5 Jurisdictional Wetlands ..................................................................................................................... 9
6 Permitting .......................................................................................................................................... 10
7 Conclusion ........................................................................................................................................ 11
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
1
1 INTRODUCTION
Turrell, Hall & Associates, Inc. (THA) has conducted a preliminary site evaluation on several
parcels located at 3290 Tamiami Trail East, Naples. The parcel folio numbers are 28750000028,
28750000523, 28750000769, and 30480040100. The properties are approximately 18.74 acres
combined and located in Sections 11 and 14, Township 50 South, Range 25 East, in Collier County.
The purpose of the Due Diligence Report is to review existing environmental conditions relating
to the properties and to identify issues that may impact the development potential of the site.
Specifically, the field work and research conducted was;
• To map and identify existing vegetative communities on the property.
• To estimate the extent of state and federal jurisdictional wetlands.
• To research the presence or absence of state and federal listed species.
• To assess the environmental permitting requirements for construction of residential
development.
This assessment did not research or consider zoning, deed restrictions, easements, or other
encumbrances that might be present and could affect the development of the property. This
assessment also did not include a Phase I Environmental Site Assessment which can identify
potential or existing environmental contamination liabilities. This assessment was limited to the
wetland and wildlife environmental factors only and is presented solely to assist with the
planning process.
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
2
2 SITE DESCRIPTION
The project site is comprised of four parcels, three of which have been cleared and impacted by
past and current commercial development and the fourth parcel including the canal and drainage
easement at the south end of the site. The site has been developed since the early 1990’s with the
current buildings. For the purpose of this report, vegetative communities and other land uses are
combined between the parcels.
It appears as though there were no wetland impacts associated with the development in the
1990’s. No SFWMD ERP permit could be located for the project. The majority of the soils within
the site are mapped as Immokalee Fine Sand with a small area of Basinger Fine Sand in the
southeast corner of the site. Basinger Fine Sand is a hydric soil, but Immokalee Fine Sand is not.
Vegetative communities are remnant only with the majority of the vegetation present consisting
of various planted landscaping components. The perimeter of the site contains moderately heavy
exotic vegetation including Brazilian pepper along most of the west and south perimeter and
scattered Australian pines, Java plum, and phragmites in the southwest border of the site.
There is a mangrove fringe separating the development from Haldeman creek which consists
predominately of red mangroves and Brazilian pepper. There is also a drainage easement
associated with Haldeman Creek Running along the south boundary of the project site. See
attached FLUCFCS map for location within the site of the different habitats.
2.1 FLUCFCS Codes
The Florida Land Use, Cover, and Forms Classification System (FLUCFCS) manual was used to
classify all of the vegetative communities occurring within the site boundaries. The attached
FLUCFCS exhibit shows the subject property, its vegetative cover, and depicts the approximate
limits of the wetland and upland areas. A general description is provided below in Table 1 along
with any site-specific nuances that may be relevant to the assessment.
Table 1: FLUCFS Codes found on-site
FLUCFCS Code Description Acres Jurisdictional Wetlands
141 Retail sales and services 16.07 No
190 Open Lands in Urban Setting 0.54 No
510 Streams and Waterways (Haldeman Creek) 1.08 Yes
612E2 Mangrove Swamp (Fringe) 1.05 Yes
Total 18.74
2.2 Vegetation Associations
The mangrove fringe habitat along the south boundary is the only natural native habitat
remaining on the property. Vegetative communities in Florida designated as Mangrove Swamp
typically occur in such a way that red, white, or black mangroves dominate the canopy and
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
3
midstory while very little vegetation is present in the ground cover. This site is situated along
the man-made portion of Haldeman Creek and is dominated by red mangroves. This site habitat
is becoming slightly overgrown with exotics and has a very limited understory. A list of
commonly observed plant species within this community can be found below in Table 2.
Table 2: Commonly observed species found within the Mangrove Fringe Community
Common Name Scientific Name Stratum Dominant
Red mangrove Rhizophora mangle C, M Yes
Brazilian pepper Schinus terebinthifolia C No
Cabbage palm Sabal palmetto M No
Leather fern Acrostichum danaeifolium G No
Muscadine Vitis rotundifolia V No
C = canopy stratum, M = midstory stratum, G = ground stratum, V = woody vine stratum
The remainder of the vegetation outside of the mangrove fringe is all planted vegetation serving
as buffer or landscape material throughout the development. A list of commonly observed plant
species within this community can be found below in Table 3.
Table 3: Commonly observed species found within the landscape and buffer portions of the site
Common Name Scientific Name Stratum Location
Slash pine Pinus elliottii C Southern perimeter berm
Live Oak Quercus virginiana C Throughout site
Java Plum Syzygium cumini C, M Southern Perimeter berm, outfall area
Cabbage palm Sabal palmetto C, M Throughout site
Brazilian pepper Schinus terebinthifolia M, G Western and southern perimeter
Coco plum Chysobalanus icaco M Western perimeter
Muscadine Vitis rotundifolia V Western and southern perimeter
C = canopy stratum, M = midstory stratum, G = ground stratum, V = woody vine stratum
There are two wet detention basins located on the western portion of the site. These basins are
interconnected with each other and do maintain wetland vegetation. A list of observed plant
species within the basins can be found below in Table 4.
Table 4: Commonly observed species found within the dry retention basins
Common Name Scientific Name Stratum Location
Alligator flag Thalia geniculate G North retention basin
Wedelia Sphagneticola trilobata G Both retention basins
Maidencane Panicum hemitomon G Both retention basins
Pickerelweed Pontedaria cordata G Both retention basins
Spikerush Eleocharis cellulose G South retention basin
False Buttonweed Spermacoce verticullata G Both retention basins
C = canopy stratum, M = midstory stratum, G = ground stratum, V = woody vine stratum
2.3 Soils
According to the United States Department of Agriculture (USDA), there are 3 types of soil
mapped within the project site. Immokalee Fine Sand, which is a non-hydric soil, is mapped
through the majority of the property. A small triangle of the site in the southeast corner is
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
4
mapped Basinger Fine Sand, which is a hydric soil. The mangrove fringe and creek are at the
south of the site are mapped as Durbin and Wulfert Mucks which is a hydric soil.
Soil plugs were taken in the open habitats of the site to determine if hydric soil characteristics are
present. Within the open urban areas, the soils were disturbed and heavily compacted with rock
and shell present. No hydric indicators were visible within these areas. The soils at the bottoms
of the retention basins both had a shallow much layer indicative of hydric conditions which is to
be expected as their design is to hold water.
See the attached soils map for the extent of the soil units across the property
2.4 Hydrologic Indicators
Hydrologic indicators were only observed on this site within the retention basins and drainage
swale. Tidal lines were also observed along Haldeman creek in the mangrove fringe. Water lines
and algal matting were both observed within the detention basins. It is clear that water does
stand in the retention basins for extended periods of time. See photos in Section 3 for examples
of hydrologic indicators.
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
5
3 PHOTOS
Photo 1: Trees and debris from open lands in
northwest corner of the site
Photo 2: Non-hydric soil profile from open
lands.
Photo 3: Depression with Thalia adjacent to
outfall structure in north retention basin
Photo 4: Overgrown structure connection
between north and south retention basins.
Photo 5: Outfall structure from parking areas
into drainage swale.
Photo 6: Drainage swale between south
retention basin and overflow structure.
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
6
Photo 7: Overflow structure at east end of
drainage swale. Only functions at flood stage
Photo 8: Outfall pipe from overflow structure
and splash wall at rip-rap outfall into creek.
Photo 9: Rip-rap outfall from project site into
Haldeman Creek along south boundary.
Photo 10: Potential Gopher tortoise burrow
next to overflow structure at east end of
drainage swale.
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
7
4 WILDLIFE
Endangered Wildlife Species is defined as any species of fish or wildlife naturally occurring in
Florida, whose prospects of survival are in jeopardy due to modification or loss of habitat; over-
utilization for commercial, sporting, scientific or educational purposes; disease; predation;
inadequacy of regulatory mechanisms; or other natural or manmade factors affecting its
continued existence (FS 372.072).
Threatened species include any species of fish or wildlife naturally occurring in Florida which
may not be in immediate danger of extinction, but which exists in such small populations as to
become endangered if it is subjected to increased stress as a result of further modification of its
environment.
Species of Special Concern are animals that:
1) Have a significant vulnerability to habitat modification, environmental alteration, human
disturbance, or human exploitation which, in the foreseeable future, may result in its
becoming a threatened species unless appropriate protective or management techniques
are initiated or maintained,
2) Data are limited or lacking,
3) May occupy such an unusually vital or essential ecological niche that should it decline
significantly in numbers or distribution other species would be adversely affected to a
significant degree,
4) Has not sufficiently recovered from a past population depletion.
Taking into account the location and condition of the property, and conversations with state and
federal agency personnel, listed wildlife species that could potentially be found on or around the
site include:
A full blown Threatened and Endangered Species survey was not done and should not be
required due to the existing conditions of the property and existing surrounding developments.
Initial investigations around the property did discover one potential gopher tortoise burrow
located along the southern border of the project site in the old perimeter berm close to the
stormwater overflow. The burrow is located at coordinates N 26 07.429, W 081 45.924. See Exhibit
with burrow location and Photo 10 in Section 3 of this report. It appeared as though this was a
relatively new burrow which did show signs of recent activity. If the proposed redevelopment
Common Name Scientific Name Status
Florida Bonneted Bat Eumops floridanus E
Little Blue Heron Egretta caerulea T
Tri-colored Heron Egretta tricolor T
Wood Stork Mycteria americana E
Osprey Pandion haliaetus SSC
Indigo Snake Drymarchon couperi T
Gopher Tortoise Gopherus polyphemus T
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
8
of the project impacts this area, a permit from the Florida Fish and Wildlife Conservation
Commission (FWC) will be required to relocate the burrow.
During the site visits no other potential listed species presence was observed. It is assumed that
wading birds could and do utilize the mangrove shoreline along Haldeman Creek for foraging
activities. The proposed redevelopment is not expected to impact the mangrove shoreline and so
would not impact this use.
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
9
5 JURISDICTIONAL WETLANDS
The definitions in 33CFR 328.3 state that “waters of the United States” include interstate
“wetlands” which are defined as those areas “inundated or saturated by surface water or ground
water at a frequency and duration sufficient to support, and under normal circumstances do
support, a prevalence of vegetation typically adapted for life in saturated soil conditions.” Based
on Version 2.0 of the Atlantic and Gulf Coastal Plain Regional Supplement to the Corps of
Engineers Wetland Delineation Manual, the only portions of the project site which meets the
definition of a wetland are the two retention basins and the shoreline fringe along Haldeman
Creek. The retention basins are man-made structures which were created out of historically
upland habitat and which are an integral part of the surface water management system for the
development. Permitting of the redevelopment will require review and authorization from the
SFWMD.
We believe that the USACE will not assert jurisdiction over the stormwater retention areas due
to the fact that they are man-made, they were constructed out of uplands for the stormwater
management system, and they are isolated from direct connection to “Waters of the US” by the
overflow structure. The USACE will assert jurisdiction over Haldeman Creek and the adjacent
shoreline mangroves. A Nationwide Permit will likely be required from the Corps to repair or
upgrade the outfall structure from the development into the Creek which currently appears to be
in need of maintenance (See Photo 9 in Section 3 above).
See the attached FLUCFCS map for the approximate extent of the wetland areas.
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
10
6 PERMITTING
Based on the document research conducted to date, we could find no evidence of prior SFWMD
or USACE permitting for the project. It is assumed that this project was permitted by Collier
County back when the County had the delegation of authority to do so for smaller projects with
no wetland impacts.
No USACE or SFWMD Environmental Resource Permits were found.
Environmental / Wetland
SFWMD (State review) - The redevelopment plan will impact the existing surface water
management system and will require permitting for the proposed changes. The wetland impacts
that would potentially require mitigation would be the relocation or improvement of the outfall
from the development into the creek. We would anticipate any impacts associated with this to be
very minor and could be mitigated through improvements to the remainder of the shoreline.
USACE (Federal review) – If the redevelopment does require relocation or improvements to the
stormwater outfall into the creek, then a Nationwide permit from the Corps will be required for
modifications to the existing stormwater management system (Nationwide #43). There is no
direct connection between the existing stormwater detention basins and the Creek. They are
separated by the overflow structure. Therefore we do not believe that the Corps will assert
jurisdiction over the retention basins and no USACE permitting will be required for the
reconfiguration or elimination of the two retention basins.
FWS (Federal Listed Species review) – Since this is the redevelopment of an already developed
property, no additional impacts to any listed species would occur. A preconstruction nesting
survey may be required to insure that no wading bird or osprey nests are present in any trees that
may be removed.
Docks
No mention was made as to whether or not docks would be a part of the redevelopment. Since
the project is on Haldeman Creek, docks should be an allowed use. Water depths and the width
of the waterway would limit the number and types of vessels that could moor. And docks or
water access would require additional permitting with the SFWMD and the Corps.
Collier County
The County requires preservation of existing native habitat within a PUD to meet the Land
Development Code. If the zoning on these parcels is changed to residential, it is anticipated that
the County will require preservation of a portion of the existing native habitat. Since this would
be a residential or mixed-use development within the Coastal High-Hazard area a minimum of
25% of the existing native habitat will need to be preserved. It is not known if the County will
include the native landscape buffer along the southern boundary within native habitat
calculations or exactly where the Drainage Easement for Haldeman Creek is in relationship to the
vegetation but assuming a worst-case scenario, a minimum of 25% of the shoreline and buffer
would need to be preserved to meet the native vegetation retention requirements.
Courthouse Shadows
Site Assessment Report
Amended January 31, 2019
11
7 CONCLUSION
Based on the preliminary site assessment and document research conducted, we believe that
wetland permitting will be limited to the relocation or improvements to the stormwater outfall
structure from the development into the Creek. If docks are proposed, then additional state and
federal permitting will be required for the docks.
A gopher tortoise relocation permit may be required if the burrow observed remains active and
the proposed redevelopment impacts the area within 25 feet of where the burrow is located.
Redevelopment will likely require native habitat preservation for the County which would result
in a conservation easement over at least 25% of the shoreline mangroves (assuming that they are
not within the existing drainage easement).
Based on current USACE review timeframes, between 4 and 8 months should be allowed for the
federal permitting effort for the Nationwide permit (if required). State permitting should be
accomplished concurrently with the federal permitting.
STATE OF FLORIDACOUNTY AERIAL VICINITY MAPSTATE OF FLORIDACOUNTY AERIAL VICINITY MAPNOTES:<> THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SUBJECTPROPERTYSUBJECTPROPERTY<> LATITUDE:N 26.124865<> LONGITUDE:W 81.765841SITE ADDRESS:<> 3290 TAMIAMI TRNAPLES, FL 34112Turrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1898.00-courthouse shadows shopping center\CAD\EIA\1898-EIA.dwg LOCATION 1/31/2019THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ01-31-191898.00-11-1425COURTHOUSE SHADOWS SHOPPING CENTERLOCATION MAP50-------------------01 OF 04COLLIER COUNTYCOLLIER COUNTY)7.(1(/':+%1)7.(1(/':+%18588288641MARCOISLANDEVERGLADESCITY9329846NAPLES90908399483783784129292983983992887846951862I-758486431856850846890896NESWKEY WESTTAMPAFT.MYERSMIAMINAPLESSUBJECTPROPERTY
NESW0100200400SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1898.00-courthouse shadows shopping center\CAD\EIA\1898-EIA.dwg FLUCFCS 1/31/2019THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ01-31-191898.00-11-1425COURTHOUSE SHADOWS SHOPPING CENTERFLUCFCS MAP50-------------------02 OF 04UPLAND (ACRES):WETLAND (ACRES):PROJECT (ACRES):·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYFLUCFCSDESCRIPTIONAREA(AC)141RETAIL SALES AND SERVICES15.86510DITCH1.08612E2MANGROVE SWAMPS (EXOTICS 25-50%)1.26TOTAL18.20TAMIAMI TRAIL EAST (U.S. 41)PETERS AVENUE141190612E2510612E218.2015.861.26WETLAND (ACRES):1.08SUBJECTPROPERTYAPPROXIMATEWETLAND LINE
NESW0150300600SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1898.00-courthouse shadows shopping center\CAD\EIA\1898-EIA.dwg SOILS 1/31/2019THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ01-31-191898.00-11-1425COURTHOUSE SHADOWS SHOPPING CENTERSOILS MAP50-------------------03 OF 04·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.·SOIL DATA PROVIDED BY:1998 UNITED STATES DEPT OF AGRICULTURESOIL SURVEY OF COLLIER COUNTY AREA, FL"NO SURVEY DATA AVAILABLE"MM-DD-YYYYCODEDESCRIPTIONHYDRIC7IMMOKALEE FINE SAND17BASINGER FINE SANDYES34URBAN LAND-IMMOKALEE-OLDSMAR,LIMESTONE SUBSTRATUM, COMPLEX40DURBIN AND WULFERT MUCKS,FREQUENTLY FLOODEDYES3471740TAMIAMI TRAIL EAST (U.S. 41)PETERS AVENUESUBJECTPROPERTY
NESW0100200400SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@turrell-associates.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\1898.00-courthouse shadows shopping center\CAD\EIA\1898-EIA.dwg SPECIES 1/31/2019THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:THRMJ01-31-191898.00-11-1425COURTHOUSE SHADOWS SHOPPING CENTERLISTED SPECIES MAP50-------------------04 OF 04·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYTAMIAMI TRAIL EAST (U.S. 41)PETERS AVENUESUBJECTPROPERTYACTIVE GOPHER TORTOISE BURROWACTIVE GOPHERTORTOISEBURROWAPPROXIMATEWETLAND LINE
COURTHOUSE SHADOWS RENTAL APARTMENTS
Rental Apartment Needs Analysis
Kite Development
Naples, FL
January 2019
CONTACT INFORMATION
This analysis was prepared by Meyers Research,a market research and consulting firm specializing in the real estate industry.It
was commissioned by Kite Realty Group.during the due diligence stage of the project.
Michael Timmerman served as Project Director and managed the day-to-day aspects of the assignment.Follow-up questions
should be directed to him at 239-269-0769 or mtimmerman@meyersllc.com.
OBJECTIVE
The objective of the engagement is to provide a needs analysis of market rate rental apartments in Collier County,Florida in order
to satisfy the market study requirement for a growth management plan amendment.The site is located on Tamiami Trail East in
South Naples and consists of 18.35 +/-acres of land.The client is proposing the development of up to 300 multi-family dwelling
units that will be rented based on current market conditions.
LIMITING CONDITIONS
Kite Realty Group.is responsible for representations about its development plans,marketing expectations and for disclosure of
any significant information that might affect the ultimate realization of the projected results.
There will usually be differences between projected and actual results because events and circumstances frequently do not occur
as expected,and the differences may be material.
We have no responsibility to update our report for events and circumstances occurring after the date of our report.
Payment of any and all of our fees and expenses is not in any way contingent upon any factor other than our providing services
related to this report.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 2
TABLE OF CONTENTS
Key Findings 4
Development Assessment 8
Locational Analysis 13
Economic and Demographic Profile 16
Market Rate Apartment Analysis 21
Competitive Project Analysis 27
Market Demand Analysis 32
Appendix 38
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 3
Key Findings
Courthouse Shadows Apartments
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 4
COURTHOUSE SHADOWS SUPPLY WILL SATISFY FUTURE DEMAND
•Collier County has ample demand for new market based rental apartments due to the anticipated growth in population and
employment.Based on our analysis,we estimate the cumulative demand for market rate rental by the of 2022 to be over 3,741
units.The annual need starting in 2018 is 118 units,growing to 1,002 units by the end of 2022.The net demand is the cumulative
demand less the approved future units.As of Year End 2018,the net demand is 881 units growing to 1,019 units by the end of 2022.
Located below is a summary of the net demand calculation and the list of additional planned units,with the anticipated delivery date.
•Including the additional 300 units proposed at Courthouse Shadows,there are a total of 3,122 units in eight projects that are in
varying stages of development or planning.The projects are located throughout the county,with location and community amenities
influencing rental rates.Newer communities located closer to employment centers in the South Naples planning district tend to have
higher rental rates and higher demand.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 5
Apartment
Est Delivery
Year Total Units
Legacy Naples New Hope Ministries 2019 304
Briarwood Apartments 2020 320
Ave Maria Apts 2020 250
Springs at Sabal Bay 2020 340
Journey's End 2021 483
Courthouse Shadows 2021 300
Pelican Nursery 2021 400
Pine Ridge Commons 2022 375
Allura 2022 350
Total Units 3122
Year
Current
Supply
Annual
Need
Cumulative
Demand
Approved
Units
Net
Demand
2012
2015 5648 134 134 134
2016 5648 236 371 371
2017 5944 392 763 763
2018 6488 118 881 881
2019 6488 362 1243 304 939
2020 6488 567 1810 910 596
2021 6488 929 2739 1183 342
2022 6488 1002 3741 725 619
COLLIER APARTMENT MARKET IS HEALTHY
•The rental rates for market based apartments steadily increased from the beginning of 2011.Annual growth rates increased at a
sustainable pace through mid 2013,where the demand exceeded supply resulting in rates and occupancies increased dramatically.
The additional supply that became available starting in 2015,temporarily lowered the annual rate increases to more sustainable
levels,with occupancy once again growing.The demand for market based apartments is forecasted to continue,with the currently
approved supply helping to satisfy the demand.
•Occupancy of existing units and completed units in those projects currently under construction is estimated at 94%.Stabilized
occupancy of existing projects is closer to 96%,indicting additional supply is needed to satisfy the demand.Population growth,
along with an increasing demand from semi -retirees and seasonal residents supports the need for additional supply.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 6
Development Assessment
Courthouse Shadows Apartments
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 7
PROJECT SUMMARY
•Courthouse Shadows Apartments is a proposed market rate rental community located on a site on the south side of Tamiami Trail
east just east of the intersection with Airport Road in Naples, Collier County, FL. The site is currently improved with an older
vacated community shopping center. Several outparcels of the shopping center are improved with newer facilities that will remain
as support for the proposed rental community and the surrounding area. Transportation infrastructure in the area is very good and
allows for easy access north and west to the greater Naples area and east toward Marco Island and south Naples.
•Based on the Collier County Property Appraiser’s office, the site consists of 2 parcels owned by KRG Courthouse Shadows, LLC. ,
that is approximately 18.35 +/-acres. The site is proposed for a market rate rental apartment community not to exceed 300 units.
•The site is located within the Bayshore/Gateway Triangle Redevelopment (CRA) Community Redevelopment Agency. The
purpose of this CRA is to provide higher densities in an area with fewer natural resource constraints and where existing and
planned public facilities are concentrated. The site is also located in the Mixed Use Activity Center which typically encourages
higher density residential and commercial uses.
•The site is currently zoned as the Courthouse Shadows/Collier PUD, which was adopted in 1992 and allows for the development
of 165,000 SF of commercial development on the entire site, including outparcels. Currently, 149,862 SF of commercial space has
been developed.
•The client is seeking an amendment to the FLUE to create the Subdistrict that will consist of the rezoned aforementioned parcel.
The Subdistrict will allow for up to 300 residential multi-family dwelling units, reflecting a density of 16 units per gross acre, which
is consistent with recently developed rental apartments. The objective of this study is to determine if there is market support for
high density residential need to satisfy the needs analysis requirement of the Land Use Amendment process.
•Located below are maps showing the site’s location, aerial surroundings, future land use and proposed FLUE Subdistrict
boundary.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 8
PROPOSED SITE PLAN
The proposed site plan below provides a general concept of the building layouts for the site. Parking and access to amenity
centers will be focused internal to the property to provide privacy and security. Walkability to the Collier County Government center
and convenience to existing retail outparcels will enhance the marketability and property acceptance.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 9
23 Units
PLANNING COMMUNITY AND SUBJECT SITE MAP
The subject site is located within the East Naples Planning Community and is serviced by local fire and EMS district. The East Naples
Planning district has a 2018 estimated population of 23,500 according to the Collier County Planning Department. This district is located
between the City of Naples and South Naples, making it one of the most established in the County.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 10
LOCATION ALLOWS FOR HIGHER DENSITY
The subject site is within a Mixed Use Activity Center that part of the Bayshore Gateway Triangle CRA district. This location offers incentives for higher density
residential product and is a key contributor to the redevelopment efforts in the area. The recent enhancement land uses in the CRA will benefit the site and its
future residence.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 11
Locational Analysis
Courthouse Shadows Apartments
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 12
COURTHOUSE SHADOWS HAS GOOD ACCESS TO SUPPORT FACILITES
The site is located in a desirable area of Collier County proximate to schools,shopping and employment centers.The immediate area surrounding the site is
well established and is currently undergoing a resurgence to redevelop sites in which the improvements no longer represent the highest and best use.The
subject site is a perfect example of the a change in uses that will benefit the market by providing rental housing near employment centers and provide an
increase in fiscal benefit to Collier County.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 13
EMPLOYMENT IS LOCATED NORTH AND WEST OF THE SITE
The darker areas of the map show the concentration of major employment centers where residents in the subject area travel to work.Residents in this zip code
generally work the north and west of the subject site at employment centers in the City of Naples and along Airport Road.A significant portion of the residents in
this area are retired,therefore employment location are not a major factor,however access to these centers in important for all residents.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 14
Economic and Demographic Profile
Courthouse Shadows Apartments
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 15
The Collier County area has seen significant population growth since 2009,with one of the highest percentage change in the population noted in the state in 2015.Annual
population growth in 2017 was temporarily suppressed due to the Hurricane Irma which directly hit Collier County.Population growth forecast are significantly higher in the next
few year based on the Economy.com analysis.The consultant has adjusted the population forecast in the analysis to account for future market risk.
POPULATION GROWTH WILL CONTINUE IN THE COLLIER
Collier County , FL - Ten Year History Economy.com Five-Year Forecast
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018F 2019F 2020F 2021F 2022F
Total Population 316,641 318,485 322,601 327,667 332,556 339,483 348,216 357,194 366,095 372,880 385,335 399,691 414,603 430,755 447,538
Prior Year Change 2,204 1,844 4,116 5,066 4,889 6,927 8,733 8,978 8,901 6,785 12,455 14,356 14,913 16,151 16,783
Annual % Change 0.7%0.6%1.3%1.6%1.5%2.1%2.6%2.6%2.5%1.9%3.3%3.7%3.7%3.9%3.9%
Population History & Forecasts
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 16
Household formations in the Collier County area have expanded significantly since 2009 due to price reductions as a result of the Great Depression and the migration of Baby
Boomers from the northeast and Midwest.Projections call for accelerated levels of household formations between 2018 and 2022.The consultant made more conservative
estimates of the household formation growth in the demand analysis.This was corelated with the consultants population adjustments.
HOUSEHOLD FORMATIONS CONTINUE IN COLLIER
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 17
Collier County , FL - Ten Year History Economy.com Five-Year Forecast
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018F 2019F 2020F 2021F 2022F
Total Households 132,536 132,787 133,775 135,422 136,996 139,882 143,037 145,957 148,533 150,447 155,253 162,623 170,112 178,051 186,419
Prior Year Change 1,411 251 988 1,647 1,574 2,886 3,155 2,921 2,575 1,915 4,806 7,370 7,489 7,938 8,369
Annual % Change 1.1%0.2%0.7%1.2%1.2%2.1%2.3%2.0%1.8%1.3%3.2%4.7%4.6%4.7%4.7%
Household History & Forecasts
Construction has been the fastest growing employment sector in the past year due to the rebuilding of homes and businesses after Hurricane Irma,and the natural population
growth of the area.The prior rebuilding,has influenced the supporting Professional and Business Services and has improved the Leisure and Hospitality sectors which were
severely impacted after the hurricane.
PROFESSIONAL BUSINESS SERVICES AND CONSTRUCTION ARE DOMINANT
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 18
High Income Sectors Other Sectors
Financial Activities Information Professional and
Business Services Construction Education & Health
Services Government Leisure & Hospitality Manufacturing Other Services Trade, Transp. and
Utilities
Current Month 8,409 1,445 16,437 17,439 21,736 13,761 28,599 3,913 8,140 26,436
Same Month Previous Year 8,344 1,455 16,155 15,568 21,404 13,731 27,817 3,864 8,201 26,700
12-Month Growth 64 -10 282 1,872 332 30 782 49 -60 -263
Employment by Sector
Housing starts have grown steadily since 2010,with the annual change in Multifamily Starts expected to continue as pricing of single family
homes rise.The increase in Multifamily starts includes both fee simple condominiums and rental apartments.Growth of both designs will satisfy
the population increases and employment changes.
HOUSING STARTS WILL CONTINUE TO EXPAND
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 19
Collier County , FL - Ten Year History Economy.com Five-Year Forecast
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018F 2019F 2020F 2021F 2022F
Total Housing Starts 1,007 801 1,190 1,279 1,571 2,441 3,348 3,986 3,910 3,948 4,574 5,703 6,045 6,773 7,501
Annual % Change -50.4%-20.5%48.5%7.5%22.8%55.4%37.2%19.1%-1.9%1.0%15.9%24.7%6.0%12.0%10.8%
SFD Housing Starts 676 622 807 929 1,284 1,726 2,418 3,091 3,098 2,961 3,772 5,047 5,495 5,864 6,170
Annual % Change -41.5%-8.1%29.7%15.2%38.3%34.4%40.0%27.9%0.2%-4.4%27.4%33.8%8.9%6.7%5.2%
MF Housing Starts 331 179 383 350 286 714 931 895 812 987 802 656 549 909 1,331
Annual % Change -62.2%-45.8%113.7%-8.7%-18.2%149.5%30.3%-3.8%-9.3%---18.7%-18.2%-16.2%65.4%46.5%
Housing Starts
History & Forecasts
Market Rate Apartment Analysis
Courthouse Shadows Apartments
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 20
EXISTING PROJECTS ARE LOCATED THROUGHOUT THE COUNTY
Existing Rental Apartment Communities are located east and south of the beaches and the City of Naples. Access to
employment centers, support facilities and recreation amenities of the county are easily accessible from all the rental
communities.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 21
MapID Apartment Name Year Built
Total
Units Age
2 Belvedere 1986 162 33
3 Berkshire Reserve 2000 146 19
5 Brittany Bay I & II 2002 392 17
6 Bryn Mawr 1998 240 21
12 Ibis Club 2000 134 19
14 La Costa 1995 275 24
15 Laguna Bay 1989 456 30
16 Malibu Lakes 2002 356 17
18 Naples 701 1975 188 44
19 Naples Place I-III 1985 160 34
21 Northgate Club 1988 120 31
22 Oasis of Naples (Arbor Walk)1991 216 28
25 River Reach 1987 556 32
28 San Marino (Aventine)2001 350 18
29 Shadowood Park 1989 96 30
33 Summer Wind 1986 358 33
36 Waverley Place 1990 273 29
40 Aster Lely 2014 308 5
41 Sierra Grande 2014 273 5
42 Orchid Run 2015 282 4
43 Milano Lakes 2017 296 2
115 Inspiria at Lely Resort 2018 304 1
120 Addison Place 2019 350 0
PROJECT SIZE IS TYPICAL TO OTHER MARKETS
The typical rental apartment project size in Collier County ranges from 250 to 500 units. This is considered an industry
norm as it provides for increased property management efficiency and adequate resident amenity usage. Many of the
larger projects located in the northern portion of the county are also some of the oldest.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 22
NEWER PROJECTS ARE LOCATED SOUTH
The majority of the rental apartment housing stock is more than 20 years old, with the newer products located in southern
Collier County. Southern Collier County has lower land cost which previously influenced rental rates. The expansion of the
support facilities and the new development of higher priced residential real estate has increased the demand for this area,
which has resulted in increased rental rates and occupancy.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 23
Market Demand Analysis
Courthouse Shadows Apartments
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 24
DEMAND IS GROWING DUE TO INCREASED SF HOME COST
•The demand for market rate rental apartments is not isolated to a specific area of Collier County, however, the rental communities
within the South Naples planning district are some of the oldest in the county. The demand for rental apartments is based in part on
the lack of available supply, resulting in record occupancy of the existing facilities and an increase in new supply over the past 24
months. Rental apartment demand is a function of population and employment growth. Most of the occupants for rental apartments
are single and/or couples, are employed, and vary in age from millennials to baby boomers or from 26 to 60 years of age.
•The forecast for rental apartment demand starts with a review of the current market status. Data used to support this forecast is
based on the US Census Estimates, Economy.com, the American Community Survey (ACS) Housing Summary and the National
Multifamily Housing Council. The supporting documentation is included in the addendum of this report. Located below is the
calculation of demand for market rate rental apartments in Collier County, with an explanation and support of the forecast on the
following slides.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 25
A B C D E F G H I J K L M
Year Population
Total
Housholds
Persons
per HH
Pct
Annual
Rental
Rental
Households
Pct with
Income
between
35K and 99K
Annual
Demand for
Market Rate
Units
Pct of Rental
Units with
rent between
$800 and
$2,500
Total
Market
Demand
Current
Supply
Annual
Need
Cumulative
Demand
2012 332,556 138,755 2.40
2015 357,194 145,194 2.46 15% 21,779 45.0%9,801 59%5,782 5,648 134 134
2016 366,095 147,758 2.48 15% 22,164 45.0%9,974 59%5,884 5,648 236 371
2017 372,880 151,401 2.46 15% 22,710 45.0%10,220 62%6,336 5,944 392 763
2018 379,555 152,924 2.48 15% 22,939 45.0%10,322 64%6,606 6,488 118 881
2019 389,699 158,557 2.46 15% 23,784 45.0%10,703 64%6,850 6,488 362 1,243
2020 398,019 163,308 2.44 15% 24,496 45.0%11,023 64%7,055 6,488 567 1,810
2021 413,563 171,697 2.41 15% 25,755 45.0%11,590 64%7,417 6,488 929 2,739
2022 416,210 173,370 2.40 15% 26,005 45.0%11,702 64%7,490 6,488 1,002 3,741
MARKET DEMAND CALCULATIONS
The estimate of market rate rental unit demand is based on the relationship between rental unit supply and population. Column B and Column C reflect Population and
Household figures as reported by the US Census from 2012 to 2017. The 2018 through 2022 population and household estimates are from the Economy.com forecast,
which is reported in the Economic and Demographic Profile section of this report. After a review of the Collier County population projections which are in based on BEBR
projections, the consultant adjusted the 2018-2022 forecast of population and household formations down to account for potential future market risk. The adjustment
calculations are located in the appendix of this report. Column D is the calculation of the persons per household, a calculation derived by dividing total population by the
total households.
•Column E is the percentage of households in Collier County that are identified as reserved for rental. As of the 2018 Demographic and Income Profile, there are a total
of 44,317 units in Collier County that are reserved for use as rentals, which represents 29% of the total units in the county, including seasonal rental units. We have
estimated that approximately half of the total rental units or 15% of the total units in the county are rented on an annual basis.
•Column F is the estimated number of Rental Households. It is calculated by multiplying Column C (Total Households) by Column E, (the percentage of households that
represent annual rentals)
•Column G reflects the percentage of households that have income between $35,000 and $99,000 within the County based on the 2018 Demographic and Income
Profile. The households with income in this range are most likely to rent apartments in the county. The household income range represents 45% of the total within the
county.
•Column H is the estimate of total market rate rental households based on the household income range and is calculated by multiplying Column F by Column G.
•Column I reflects the percentage of rental units that have month rental rates between $800 and $2,500 per month. This is obtained from page 2 of the ACS Housing
Survey that provides support for the percent of units that have rental rates in this range. Based on the 2018 estimate, 64% of the rental units in Collier County have a
monthly rental rate between $800 and $2,500 per month. Prior year estimates were 59% and 62%, which is reflected in the prior year calculations. Those units with
rental rates below are considered subsidized housing, with those with monthly rates above, typically represent condominiums in superior locations.
•Column J is the estimate of total market rate rental households. It is calculated by multiplying Column H, (Annual Market Rate Demand)by Column I, (the percentage of
rentals that have a rental rate consistent with market rates from the ACS Housing Survey).
•Column K reflects the total market number of market rate rental apartment units in Collier County as of December 31, 2018. This includes the recently completed Inspira
Rental Community in Lely Resort and Addison Place in North Naples.
•Column L is the difference between the Column J, the total demand for market rate rental apartments, and Column K, the supply of market rate rental apartments as of
December 31, 2018. This reflects the annual need for market rate rental apartment units.
•Column M is the cumulative number of annual market rate rental units needed until 2022. Based on this analysis, we estimate that at Year End 2018, there will be
demand for an additional 881 market rate rental apartment units over the current supply of 6,488 units. The demand is anticipated to grow to a total of 3,741 over the
current supply by the end of 2022.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 26
NEW SUPPLY IS LOCATED THROUGHOUT THE COUNTY
In addition to the existing 6,488 market rate rental apartment units,there are currently nine properties with a proposed total of 3,122 units
that are in varying stages of completion,or pending approval in Collier County.Assuming all 3,122 units are delivered at their projected
delivery year,these units must be subtracted from the estimated demand to reflect the net need for additional market rate apartments
units.The nine projects and their estimated delivery dates are below.
The ten properties are located throughout the county,providing the market with many designs and rental rate opportunities.The
estimated delivery date reflects the delivery of units within the projects on a review of the construction status as of December of 2018.It
should be noted that not all the projects will be completed on the estimated delivery date and that some of the projects listed may not
delivery the expected units within the forecasted timeline of this report.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 27
Apartment
Est Delivery
Year Total Units
Legacy Naples New Hope Ministries 2019 304
Briarwood Apartments 2020 320
Ave Maria Apts 2020 250
Springs at Sabal Bay 2020 340
Journey's End 2021 483
Courthouse Shadows 2021 300
Pelican Nursery 2021 400
Pine Ridge Commons 2022 375
Allura 2022 350
Total Units 3122
FUTURE PROJECTS ARE IN GOOD LOCATIONS
The geographic distribution of future rental apartments is more diverse as it includes more apartments in the North Naples area or
near already established employment centers. The redevelopment of older improvements in well located sites is a trend we will
continue to see as the market searches for housing alternatives to home purchase.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 28
Demand Forecast assumes shift from SF to Rental Apartments
The analysis above indicates an increasing demand for market rate rental apartments in Collier County.Currently,nine facilities are
proposed for a total of 3.122 additional market rate rental apartments that will be added to the current supply to help to satisfy the
proposed future demand.Located below is a summary table showing the net demand for market rate rental apartments assuming the
delivering of the eight proposed projects.
Assuming all of the proposed facilities are delivered to the market near the estimated delivery date,by the end of 2022 there will be a
need for an additional 619 market rate rental units.The increased demand is driven by population growth and corresponding
employment,along with an increasing number of semi-retiree and seasonal residents who are electing to rent properties vs buy.The lack
of vacant sites with adequate size and functional utility will continue to limit the development of new facilities unless the repurposing of
existing facilities are considered alternative sites to help satisfy the future demand.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 29
Year
Current
Supply
Annual
Need
Cumulative
Demand
Approved
Units
Net
Demand
2012
2015 5648 134 134 134
2016 5648 236 371 371
2017 5944 392 763 763
2018 6488 118 881 881
2019 6488 362 1243 304 939
2020 6488 567 1810 910 596
2021 6488 929 2739 1183 342
2022 6488 1002 3741 725 619
Appendix
Courthouse Shadows Apartments
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 30
ACS Market Supply of Rental Units By Monthly Rate
ACS Housing Summary
ACS Estimate Percent MOE(±)Reliability
2012-2016
Collier County, FL Prepared by Esri
Collier County, FL (12021)
Geography: County
With cash rent 34,768 93.2%1,263
Total 37,288 100.0%1,361
RENTER-OCCUPIED HOUSING UNITS BY CONTRACT RENT
$200 to $249 287 0.8%117
$150 to $199 159 0.4%89
$100 to $149 119 0.3%68
Less than $100 89 0.2%51
$400 to $449 293 0.8%122
$350 to $399 283 0.8%150
$300 to $349 574 1.5%175
$250 to $299 275 0.7%103
$600 to $649 887 2.4%215
$550 to $599 553 1.5%204
$500 to $549 827 2.2%236
$450 to $499 372 1.0%125
$800 to $899 4,640 12.4%563
$750 to $799 1,837 4.9%267
$700 to $749 1,639 4.4%254
$650 to $699 1,144 3.1%269
$1,500 to $1,999 3,527 9.5%511
$1,250 to $1,499 4,371 11.7%605
$1,000 to $1,249 5,879 15.8%580
$900 to $999 4,526 12.1%594
$3,500 or more 605 1.6 187
$3,000 to $3,499 337 0.9%143
$2,500 to $2,999 394 1.1%136
$2,000 to $2,499 1,151 3.1%246
Average Contract Rent $1,117 $64
Median Contract Rent $975 $15
No cash rent 2,520 6.8%435
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 31
ESRI Demographic and Income Profile
Percent
5.7%
6.1%
8.0%
12.3%
19.0%
13.4%
16.0%
6.7%
12.7%
Demographic and Income Profile
Summary Census 2010 2018 2023
Collier County, FL Prepared by Esri
Collier County, FL (12021)
Geography: County
Households 133,179 152,265 167,090
Population 321,520 366,709 401,866
Average Household Size 2.38 2.38 2.38
Families 89,276 101,247 110,734
Renter Occupied Housing Units 37,020 44,317 44,962
Owner Occupied Housing Units 96,159 107,948 122,128
Trends: 2018 - 2023 Annual Rate Area State National
Median Age 46.9 50.2 51.9
Households 1.88%1.36%0.79%
Population 1.85%1.41%0.83%
Owner HHs 2.50%1.91%1.16%
Families 1.81%1.30%0.71%
2018 2023
Median Household Income 3.35%2.52%2.50%
Number
<$15,000 11,814 7.8%9,588
Households by Income Number Percent
10,194
$25,000 - $34,999 14,985 9.8%13,361
$15,000 - $24,999 12,289 8.1%
20,624
$50,000 - $74,999 28,977 19.0%31,824
$35,000 - $49,999 20,684 13.6%
22,394
$100,000 - $149,999 21,008 13.8%26,715
$75,000 - $99,999 18,833 12.4%
11,115
$200,000+15,185 10.0%21,275
$150,000 - $199,999 8,490 5.6%
Median Household Income $61,684 $72,747
$116,367
Per Capita Income $40,758 $48,792
Average Household Income $97,081
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 32
CONSULTANT POPULATION AND HOUSEHOLD ADJUSTMENTS
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 33
Source 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
US Census Population 332,556 339,483 348,216 357,194 366,095 372,880 385,335 399,691 414,603 430,795 447,538
Consultants Population Est 371,880 379,555 389,699 398,019 413,563 416,210
Census Forecast Annual Change 3.3%3.7%3.7%3.9%3.9%
Consultants Forecast Annual Change 2.1%2.7%2.1%3.9%0.6%
US Census Houshold Formations 138,755 139,563 142,636 145,194 147,758 151,401 155,253 162,623 170,112 178,851 186,419
Consultants Household Est 151,401 152,924 158,557 163,308 171,697 173,370
Census Forecasted Annual Change 2.5%4.7%4.6%5.1%4.2%
Consultants Forecased Annual Change 1.0%3.7%3.0%5.1%1.0%
Actual Forecast
Meyers Research,a Kennedy Wilson Company,is a nation-wide research firm guiding
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Consumer and Product Strategy
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APPENDIX
Company Experience
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 34
Thank you!
This analysis was prepared by Meyers Research, LLC, a Kennedy Wilson company.
Courthouse Shadows Rental Apartments │ Kite Realty Group │ 35
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
Exhibit V.E
Public Facilities Level of Service Analysis
June 18, 2019 Page 1 of 3
KRCSA Exhibit VE-rev2.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Provide the existing Level of Service Standard (LOS) and document the impact the proposed
change will have on the following public facilities:
The Courthouse Shadows project is a developed commercial development. The project currently
authorizes up to 165,000 square feet of retail commercial space on 20.35± acres. To date,
147,000 square feet of commercial has been constructed within the project. The growth
management plan amendment proposes to retain all of the commercial entitlements and to add
a maximum of 300 multi-family dwelling units within the sub-district.
The public facilities analysis evaluates the project impacts on potable Water, wastewater,
drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the LOS
information is the 2018 AUIR.
Potable Water
The property is located within the City of Naples potable water service area.
Sanitary Sewer
The subject project is located within the urban boundary with standards for Sanitary Sewer
established in the Capital Improvement Element of the Collier County Growth Management Plan.
Service to this area is provided by the south sewer service area of the Collier County Water and
Sewer District.
Sewer Demand:
Proposed: Multi-family 300 x 100 gpd x 2.4 = 72,000 gpd
Multi-family 300 x 100 gpd x 2.4 x 1.5 (max. 3-day) = 108,000 gpd
Collier County LOS: 100 gpcd/(0.15) gpd/sf
Permitted Capacity: 16 mgd
Required Plant Capacity FY26: 16 mgd
Data Source: Collier County 2018 AUIR
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
Exhibit V.E
Public Facilities Level of Service Analysis
June 18, 2019 Page 2 of 3
KRCSA Exhibit VE-rev2.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Arterial and Collector Roads
Please refer to the Traffic Impact Statement for discussions of the project’s impact on level of
service for arterial and collector roadways within the project’s radius of development influence.
Drainage
The County has adopted a LOS standard for private developments which requires development
to occur consistent with water quantity and quality standards established in Ordinances 74 -50,
90-10, 2001-27, and LDC Ordinance 2004-41, as may be amended. The single project within the
proposed subdistrict has been issued a surface water management permit by the South Florida
Water Management District which has established criteria for the volume of water stored on site
as well as the quality of the water which may be discharged from the site. The development
within the subdistrict is consistent with the County LOS standards and will be consistent with
basin discharge rates established by Collier County.
Solid Waste
The adopted LOS for solid waste is two years of lined cell capacity at the previous 3 year average
tons per year disposal rate and 10 years of permittable landfill capacity of the disposal rate.
There are no current capacity issues and none are anticipated through the year 2065.
Existing: Retail 165,000 x 5 lbs/1,000 sq ft = 625 lbs/day x 365 = 228,125
lbs/year or 228.12 tons/year
Proposed: Retail 165,000 x 5 lbs/1,000 sq ft = 625 lbs/day x 365 = 228,125
lbs/year or 228.12 tons/year
Multi-family 400 x 0.54 tons per person x 2.4 = 518.4 tons
Current landfill capacity in 2017 is anticipated to be 16,309,943 tons.
Available Inventory as of July 2018: 18,710,256 tons
Required Inventory as of July 2018: 311,996 tons
Available Inventory as of July 2018: 2,916,440 tons
Surplus Capacity as of July 2018: 15,477,436 tons
Source: Collier County 2018 AUIR
Cal Recycle
Courthouse Shadows MPUD (PL20180003659)
Activity Center #16
Exhibit V.E
Public Facilities Level of Service Analysis
June 18, 2019 Page 3 of 3
KRCSA Exhibit VE-rev2.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Parks: Community and Regional
The proposed 300 multi-family dwellings will pay park impact fees to mitigate for their impacts
on this public facility.
No adverse impacts to Community or Regional Parks result from the creation of the subdistrict.
Schools
The proposed 300 multi-family dwellings will pay school impact fees to mitigate for their impacts.
No adverse impacts to schools result from the creation of the subdistrict.
Fire Control and EMS
The proposed project lies within the Greater Naples Fire and Rescue District. No significant
impacts to Fire Control level of service are anticipated due to the proposed project. Estimated
impact fees for EMS and fire would be determined at time of SDP based on each unit.
Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the
project are;
Greater Naples Fire and Rescue District - Station #22
4375 Bayshore Drive
Collier County Sheriff Office
3319 Tamiami Trail E
Collier County Sheriff District Three Substation
8075 Lely Cultural Parkway
0 4000'2000'
SCALE: 1" = 4000'
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 www.GradyMinor.com Fort Myers: 239.690.4380
SUBJECT
PROPERTY
City of Naples
UTILITIES DEPARTMENT
295 RIVERSIDE CIRCLE ● NAPLES, FLORIDA 34102
TELEPHONE (239) 213-5051 ● FAX (239) 213-5010
Ethics above all else ... Service to others before self ... Quality in all that we do.
Page 1 of 2
February 13, 2019
Mr. Richard DuBois, E.I.
JR Evans Engineering
9351 Corkscrew Road, Ste 102
Estero, FL 33928
rdubois@jreeng.com
Subject: Potable Water Service Availability for Courthouse Shadows Project
Folio # 28750000028 – 3390 Tamiami Trail E.
Folio # 28750000523 – 3420 Tamiami Trail E.
Folio # 28750000769
Folio # 30480040100 – 3260 Tamiami Trail E.
Dear Mr. DuBois:
In response to the request for a Letter of Availability for potable water service for the proposed
Courthouse Shadow’s Project received via email on February 13, 2019, this office has reviewed
the subject site for available potable water service. Based on the referenced information and
review, this office confirms the following:
1. The subject property is located within the City of Naples potable water service area.
2. The City of Naples has adequate treatment plant capacity for the proposed project.
3. The proposed improvements must meet current City of Naples Utilities Standards and
must be submitted to the Utilities Department for review and approval.
4. Should the scope of proposed project change to impact City utility services, the project’s
engineer of record shall remain responsible to contact the City for appropriate review s
and analysis.
This letter does not imply or guarantee that adequate potable water distribution main facilities of
sufficient size and capacity exist at the property; such utilities as may be needed for new site
development shall remain the developer’s responsibility to design, permit and construct.
Based on the above, this office has no objections to this project subject to appropriate reviews by
all utility service providers (including the City of Naples), Collier County, and the Fire District.
Ethics above all else ... Service to others before self ... Quality in all that we do.
Page 2 of 2
Should you have any questions or require any additional information or action from this office,
please do not hesitate to call this office at (239) 213-4713 or email amholland@naplesgov.com.
Sincerely,
Allyson Holland, PE
Deputy Utilities Director
C: Denise King, Utilities Permit Coordinator
1
Sharon Umpenhour
From:Clark, Mark <Mark.Clark@dot.state.fl.us>
Sent:Tuesday, June 11, 2019 10:53 AM
To:Kristina Johnson
Cc:Chase Williston; Rob Sucher
Subject:RE: Courthouse Shadows - FDOT Safety Audit of 2015
Kristina,
In review of the tentative 5-year work program (2020-2024), I show the following project are within the area of your
project:
1. Resurfacing project- US 41 from SR 84 (Davis Blvd) to Courthouse Shadows
2. Intersection safety project - US 41 and Peters Street / Airport Pulling Road
I can’t provide the exact years as the work program is tentative and has not been adopted yet, but these are the projects
I’m showing right now. I would also add, there may be additional off-site improvements on US 41 directly related to this
project, this review would occur at the time of permitting, when the department has an opportunity to review the
proposed site plan, traffic impact study and intersection analysis.
Hope this information is helpful, if you have any other questions, feel free to contact me.
Mark Clark
Access Management Specialist
FDOT SWIFT SunGuide Center
10041 Daniels Parkway
Fort Myers, Florida 33913
mark.clark@dot.state.fl.us
(239) 225 -1984
From: Kristina Johnson [mailto:KJohnson@jreeng.com]
Sent: Tuesday, June 04, 2019 12:15 PM
To: Clark, Mark <Mark.Clark@dot.state.fl.us>
Cc: Chase Williston <cwilliston@johnsondevelopment.net>; Rob Sucher <rsucher@johnsondevelopment.net>
Subject: Courthouse Shadows - FDOT Safety Audit of 2015
2
EXTERNAL SENDER: Use caution with links and attachments.
Mark,
I hope all is well. If you recall I am working with a multi-family client on re-zoning the Courthouse Shadows property in
Naples to include residential. As part of our re-zoning the County asked about any proposed FDOT improvements along
US-41 and Peters, specifically from the attached Safety Audit, we need to align with or show.
If you recall, you and I discussed some access improvements to the northernmost access from Courthouse Shadows to
US-41, see attached email correspondence, which is fairly wide (approximately 130’). Specifically we discussed
retrofitting this driveway when the project comes in for permitting. I’m not sure it would be appropriate to show
anything in our re-zoning for this access since we haven’t agreed on a design yet and we probably will not submit the
FDOT permit until after the zoning is approved.
Other than the improvements to the northernmost access can you please let me know if FDOT has any other
improvements proposed in this area that would be beneficial to show in our re-zoning?
I appreciate your help and feel free to reach out with any questions.
Thanks,
Kristina M. Johnson, P.E.
Director of Land Development
J.R. Evans Engineering, P.A.
9351 Corkscrew Road, Suite 102
Estero, Florida 33928
o: 239.405.9148 c: 239.285.6999
www.jrevansengineering.com
COPYRIGHT AND DISCLAIMER PROVISION: This e-mail, along with any files transmitted with it, is for the sole use of the intended
recipient(s) and may contain information that is confidential or privileged. If this e-mail is not addressed to you (or if you have any
reason to believe that it is not intended for you), please notify the sender by return e-mail. The electronic data contained herein
may be subject to change without notice. The responsibility for the accuracy of current conditions and/or digital transfers is solely
that of the user.
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
ADDRESSING CHECKLIST
Please complete the following and email to GMD_Addressing@colliergov.net or fax to the Operations Division
at 239-252-5724 or submit in person to the Addressing Section at the above address. Form must be signed by
Addressing personnel prior to pre-application meeting, please allow 3 days for processing.
Not all items will apply to every project. Items in bold type are required. FOLIO NUMBERS MUST BE
PROVIDED. Forms older than 6 months will require additional review and approval by the Addressing Section.
PETITION TYPE (Indicate type below, complete a separate Addressing Checklist for each Petition type)
BL (Blasting Permit)
BD (Boat Dock Extension)
Carnival/Circus Permit
CU (Conditional Use)
EXP (Excavation Permit)
FP (Final Plat
LLA (Lot Line Adjustment)
PNC (Project Name Change)
PPL (Plans & Plat Review)
PSP (Preliminary Subdivision Plat)
PUD Rezone
RZ (Standard Rezone)
SDP (Site Development Plan)
SDPA (SDP Amendment)
SDPI (Insubstantial Change to SDP)
SIP (Site Im provement Plan)
SIPI (Insubstantial Change to SIP)
SNR (Street Name Change)
SNC (Street Name Change – Unplatted)
TDR (Transfer of Development Rights)
VA (Variance)
VRP (Vegetation Removal Permit)
VRSFP (Vegetation Removal & Site Fill Permit)
OTHER
LEGAL DESCRIPT ION of subject property or properties (copy of lengthy description may be attached)
FOLIO (Property ID) NUMBER(s) of above (attach to, or associate with, legal description if more than one)
STREET ADDRESS or ADDRESSES (as applicable, if already assigned)
PROPOSED STREET NAMES (if applicable)
SITE DEVELOPMENT PLAN NUMBER (for existing projects/sites only)
LOCATION MAP must be attached showing exact location of project/site in relation to nearest public road right-
of-way
PROPOSED PROJECT NAME (if applicable)
SDP - or AR or PL #
SURVEY (copy - needed only for unplatted properties)
CURRENT PROJECT NAME (if applicable)
Rev. 6/9/2017 Page 1 of 2
S13,11
n GMP and PUD Amendment
Courthouse Shadows CPUD - S12 T50 R25
See attached list
See attached list
Courthouse Shadows CPUD
Courthouse Shadows MPUD
COLLIER COUNTY GOVERNMENT
GROWTH MANAGEMENT DEPARTMENT
www.colliergov.net
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-5724
Please Return Approved Checklist By: Email Personally picked up
Applicant Name:
Signature on Addressing Checklist does not constitute Project and/or Street Name
approval and is subject to further review by the Operations Division.
FOR STAFF USE ONLY
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Folio Number
Approved by: Date:
Updated by: Date:
IF OLDER THAN 6 MONTHS, FORM MUST BE
UPDATED OR NEW FORM SUBMITTED
Fax
Email/Fax:Phone:
Project or development names proposed for, or already appearing in, condominium documents (if application;
indicate whether proposed or existing)
Rev. 6/9/2017 Page 2 of 2
1/11/2019
See Attached
Courthouse Shadows
n
Sharon Umpenhour
239-947-1144 sumpenhour@gradyminor.com
ParcelID
28750000028
28750000523
28750000727
28750000743
28750000769
30480040100
00391520008
00391440007
Name1
KRG COURTHOUSE SHADOWS LLC
KRG COURTHOUSE SHADOWS LLC
SOUTHERN MANAGEMENT CORP
MK REALTY 3440 TAMIAMI TRL LLC
KRG COURTHOUSE SHADOWS LLC
KRG COURTHOUSE SHADOWS LLC
CHRISSY'S AT COURTHOUSE
SUNSHINE REAL ESTATE HLDS LLLP
StreetNumber
3290
3420
3400
3440
3260
3340
3396
FullStreet
TAMIAMI TRL E
TAMIAMI TRL E
TAMIAMI TRL E
TAMIAMI TRL E
TAMIAMI TRL E
TAMIAMI TRL E
TAMIAMI TRL E
T
A
MIA
MI T
R
L EAIRPORT PULLING RD SSource: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN,IGP, swisstopo, and the GIS User Community
Courthouse Shadows CPUDAerial Location Map
SubjectProperty
.
590 0 590295 Feet
Q. Grady Minor & Associates, P.A. Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
April 17, 2019
RE: Neighborhood Information Meeting (NIM)
Petitions PL20180003659 (GMPA), Courthouse Shadows GMP Amendment and
PL20180003658 (PUDA), Courthouse Shadows CPUD Amendment
Dear Sir or Madam:
A Neighborhood Information Meeting hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and
Associates, P.A. and Richard D. Yovanovich, Esq. of Coleman, Yovanovich and Koester, P.A., representing
KRG Courthouse Shadows, LLC (Applicant) will be held on:
Tuesday, May 7, 2019, 6:00 pm at the Bayshore Gateway Triangle CRA Advisory Board Meeting,
Naples Botanical Garden Buehler Auditorium, 4820 Bayshore Drive, Naples, Florida 34112
KRG Courthouse Shadows, LLC has submitted formal applications to Collier County, seeking approval of a
Small-Scale Growth Management Plan (GMP) Amendment and a Commercial Planned Unit Development
(CPUD) Amendment. The GMP amendment proposes to revise language of the Activity Center Subdistrict
in the Future Land Use Element to allow an additional 12.8 units per acre within 10 acres of the
Courthouse Shadows PUD. The CPUD amendment application is a companion application to the GMP
amendment and proposes to amend the 20.35+/- acre Courthouse Shadows PUD to add a development
option to construct a maximum of 300 multi-family dwelling units.
The subject property (Courthouse Shadows MPUD) is comprised of approximately 20.35± acres, located
the southeast corner of the intersection of Tamiami Trail East (U.S. 41) and Airport Road in Sections 11,
12, 13, Township 50 South, Range 25 East, Collier County, Florida.
The Neighborhood Information Meeting is for informational purposes only, it is not a public hearing.
Project information is posted online at www.gradyminor.com/planning. If you have questions or
comments, they can be directed by mail, phone, fax or e-mail to: sumpenhour@gradyminor.com, phone
239-947-1144, fax 239-947-0375, Q. Grady Minor and Associates, P.A., 3800 Via Del Rey, Bonita Springs,
Florida 34134.
Sincerely,
Sharon Umpenhour
Senior Planning Technician
RE: Neighborhood Information Meeting (NIM), Petitions PL20180003659 (GMPA), Courthouse Shadows GMP
Amendment and PL20180003658 (PUDA), Courthouse Shadows CPUD Amendment
April 17, 2019
Page 2 of 2
Project Location Map:
PL20180003658 and PL20180003659
500'
3/25/2019
1
NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4
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CADENHEAD, LYNNE V 3417 CHEROKEE ST NAPLES, FL 34112---5947 SOUTH TAMIAMI HGTS BLK E LOT 12 OR 1185 PG 1438
CADENHEAD, TARA LEIGH 3434 OSCEOLA AVE NAPLES, FL 34112---5936 SOUTH TAMIAMI HGTS BLK D LOT 11
CARDILLO, JOHN P DANIEL R MONACO 3550 TAMIAMI TRL E NAPLES, FL 34112---4905 13 50 25 COMM NW CNR SEC 13,E 331.37FT, S 281.88FT, N 89 DEG E 706.03FT TO POB, N 89 DEG E 139.60FT, S 38 DEG E
CARR, PHILIP R 111 MAHOGANY DR NAPLES, FL 34108---2926 COL-LEE-CO GARDENS LOT 9
CARROLL, CINDY PO BOX 990387 NAPLES, FL 34116---0 COL-LEE-CO GARDENS LOT 29
CATHOLIC CHARITIES DIOCESE OF VENICE INC PO BOX 2116 VENICE, FL 34284---0 COL-LEE-CO GARDENS LOTS 37-40, LESS THAT PORTION OF LOT 39 AS DESC IN OR 2072 PG 1405
CAZIMIR, YVES 2973 GORDON ST NAPLES, FL 34112---0 COL-LEE-CO GARDENS LOT 32 OR 1851 PG 1825
CHRISSY'S AT COURTHOUSE SHADOWS LLC 2412 PINEWOODS CIR NAPLES, FL 34105---2538 12 50 25 OUTPARCEL 1,COURTHOUSE SHADOWS DESC AS:COMM AT SW CNR OF SEC 12,S 89 DEG E 331.40FT, N 39 DEG
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COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0 EASTGATE BLK A S 30 FT OF LOT 23
COLLIER CNTY C/O REAL PROPERTY MANAGEMENT 3335 TAMIAMI TR E, STE 101 NAPLES, FL 34112---0 12 50 25 PAR 3 COURTHOUSE COMPLEX DESC AS; COMM SW CNR SEC 12, RUN N ALG W SEC LINE 1858.24 FT, E 70 FT TO E LINE
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COLLIER COUNTY % OFFC OF COUNTY ATTORNEY 3299 TAMIAMI TRL E STE 800 NAPLES, FL 34112---0 12 50 25 COMM SW CNR SEC 12,N 89 DEG E 1216.63FT, N 89 DEG E 75FT POB, N 24 DEG E 45FT, S 66 DEG E 80FT, S 24
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DEVARISTE, JEAN E VIERGELENE DEVARISTE 2872 GORDON ST NAPLES, FL 34112---5962 COL-LEE-CO GARDENS LOTS 5 + 6 OR 1975 PG 363
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POList_500_PL20180003658.xls
PL20180003658 and PL20180003659
500'
3/25/2019
2
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SCHANTZEN, ALLEN M 3321 CANAL ST NAPLES, FL 34112---0 SABAL SHORES OF BLK F LOT 3A
SCHANTZEN, ALLEN M 3321 CANAL ST NAPLES, FL 34112---0 SABAL SHORES OF BLK F LOT 4A
SCHANTZEN, ALLEN M 3321 CANAL ST NAPLES, FL 34112---0 SABAL SHORES OF BLK F LOT 8A
SCHANTZEN, ALLEN M 3321 CANAL ST NAPLES, FL 34112---0 SABAL SHORES OF BLK F LOT 5A
SCHANTZEN, ALLEN M 3321 CANAL ST NAPLES, FL 34112---0 SABAL SHORES OF BLK F LOT 6A
SCHANTZEN, ALLEN M 3321 CANAL ST NAPLES, FL 34112---0 SABAL SHORES OF BLK F LOT 7A
SCHANTZEN, ALLEN M 3321 CANAL ST NAPLES, FL 34112---5914 SABAL SHORES OF BLK F LOTS 19,20 & 21
SCHANTZEN, ALLEN M 3321 CANAL STREET NAPLES, FL 34112---5914 SABAL SHORES OF BLK F LOT 1A
SCHANTZEN, ALLEN M 3321 CANAL STREET NAPLES, FL 34112---5914 SABAL SHORES OF BLK F LOT 2A
SMITH EST, WILLIAM A 3124 GORDON ST NAPLES, FL 34112---5924 COL-LEE-CO GARDENS LOT 19
SMITH, ROBERT E & HELEN J 3312 COLLEE CT NAPLES, FL 34112---5910 13 50 25 E 55FT OF W 110FT OF W1/2 OF NW1/4 OF NW1/4 OF NW1/4 LYING N OF CANAL OR 1054 PG 261
SOUTHERN MANAGEMENT CORP 11770 CALLA LILLY CT PALM BCH GARDENS, FL 33418---0 COURTHOUSE SHADOWS TRACT C
SOWERS, CHARLES EDWARD CASSANDRA SOWERS 3501 CHEROKEE STREET NAPLES, FL 34112---0 SOUTH TAMIAMI HGTS BLK E LOT 7
STATON REVOCABLE TRUST 2731 13TH ST N NAPLES, FL 34103---4531 SABAL SHORES OF BLK F LOT 17 OR 1450 PG 1462
STATON REVOCABLE TRUST 2731 13TH ST N NAPLES, FL 34103---4531 SOUTH TAMIAMI HGTS BLK D LOT 10
STATON, RAYMOND W 2731 13TH ST N NAPLES, FL 34103---4531 EASTGATE BLK B N 40FT OF LOT 22 & S 40FT OF LOT 21
SUNSHINE REAL ESTATE HLDS LLLP 1650 NW 87TH AVE DORAL, FL 33172---0 12 50 25 OUT PARCEL 2 COURTHOUSE SHADOWS DESC AS:COMM AT SW CNR OF SEC 12,S 89 DEG E 331.40FT, N 39 DEG
SWIFT OIL CHANGE INC 1891 PINE RIDGE RD NAPLES, FL 34109---2133 SOUTH TAMIAMI HGTS BLK A LOTS 6 AND 7 OR 1981 PG 856
SWIFT OIL CHANGE INC 1891 PINE RIDGE RD NAPLES, FL 34109---2133 SOUTH TAMIAMI HGTS BLK A LOTS 23 AND 24 OR 1981 PG 856
TIF-FL-B LLC PO BOX 630535 MIAMI, FL 33163---535 EASTGATE BLK B LOTS 26 + 27
TIITF /DEPT OF TRANSPORTATION 801 NORTH BROADWAY AVE % GREGG BODHE BARTOW, FL 33831---0 EASTGATE BLK A LOTS 1, 2 + 3 ALL OF VACANT ALLEY ADJOINING,LESS THAT PORTION LOT 1 AS DESC IN OR 32 PG 478, AND LESS
TOWNSEND, RONALD A % ANDREA AYERS 441 14TH AVE NW NAPLES, FL 34120---0 13 50 25 E 110 OF W 330 FT OF W1/2 OF NW1/4 OF NW1/4 OF NW1/4 LYING N OF CANAL OR 1593 PG 172
VADER PROPERTIES III INC 170 E 78TH ST #3F NEW YORK, NY 10075---0 COL-LEE-CO GARDENS LOTS 14 +15 OR 1074 PG 1915
VALENCIA, FELIPE VALENCIA, JOSE 3173 GORDON ST NAPLES, FL 34112---5923 COL-LEE-CO GARDENS SUB N 70FT OF LOT 23
VANDERPOOL, JIMMIE H 3300 COLLEE CT NAPLES, FL 34112---5910 13 50 25 W 55 FT OF W 110 FT OF W1/2 OF NW1/4 OF NW1/4 OF NW1/4 LYING N OF CANAL OR 806 PG 876
WAL-MART STORES EAST LP TAX DEPT PO BOX 8050 MS-0555 STORE #1119 BENTONVILLE, AR 72716---1 12 50 25 THAT PART OF SEC 12 AND 13 DESC IN OR 1766 PG 2234
WASSBERG, PAUL R 3250 COLLEE CT NAPLES, FL 34112---5920 HALDEMAN CANAL HOMESITES LOT 4 PLAT DB 38-110 OR 1435 PG 2197
POList_500_PL20180003658.xls
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PLEASE READ CAREFULLY •SUBMIT CORRECTIONS ONLINE
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PUBLICATION:ND-DAILY NEXT RUN DATE:04/18/19
SIZE:3 col X 9.25 in
ND-2267929.INDD
ND-2267929
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
Petitions PL20180003659 (GMPA),Courthouse Shadows GMP
Amendment and PL20180003658 (PUDA),Courthouse Shadows
CPUD Amendment
A Neighborhood Information Meeting hosted by D.Wayne Arnold,AICP,
of Q.Grady Minor and Associates,P.A.and Richard D.Yo vanovich,Esq.
of Coleman,Yo vanovich and Koester,P.A.,representing KRG Courthouse
Shadows,LLC (Applicant)will be held on:
Tu esday,May 7,2019,6:00 pm at the Bayshore Gateway Tr iangle CRA
Advisory Board Meeting,Naples Botanical Garden Buehler Auditorium,
4820 Bayshore Drive,Naples,Florida 34112
KRG Courthouse Shadows,LLC has submitted formal applications to
Collier County,seeking approval of a Small-Scale Growth Management Plan
(GMP)Amendment and a Commercial Planned Unit Development (CPUD)
Amendment.The GMP amendment proposes to revise language of the Activity
Center Subdistrict in the Future Land Use Element to allow an additional 12.8
units per acre within 10 acres of the Courthouse Shadows PUD.The CPUD
amendment application is a companion application to the GMP amendment
and proposes to amend the 20.35+/-acre Courthouse Shadows PUD to add
a development option to construct a maximum of 300 multi-family dwelling
units.
The subject property (Courthouse Shadows MPUD)is comprised of
approximately 20.35±acres,located the southeast corner of the intersection of
Ta miami Tr ail East (U.S.41)and Airport Road in Sections 11,12,13,To wnship
50 South,Range 25 East,Collier County,Florida.
The Neighborhood Information Meeting is for informational purposes only,it is
not a public hearing.Project information is posted online at www.gradyminor.
com/planning.If you have questions or comments,they can be directed by
mail,phone,fax or e-mail to:sumpenhour@gradyminor.com,phone 239-
947-1144,fax 239-947-0375,Q.Grady Minor and Associates,P.A.,3800
Via Del Rey,Bonita Springs,Florida 34134.
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12· · · COURTHOUSE SHADOWS MPUD NEIGHBORHOOD INFORMATION MEETING
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·1· · · · · · · ·(Recorded meeting as follows:)
·2· · · · · · · ·MR. ARNOLD:· Good evening, everybody.
·3· · · · · · · ·THE SPEAKERS:· Good evening.
·4· · · · · · · ·MR. ARNOLD:· Is this working?· Can you hear me?
·5· · · Okay.· I'll try to use it and talk as loud as I can.· We're
·6· · · going to go ahead and get started.· I know the regular CRA
·7· · · advisory board meeting begins at 6:30.
·8· · · · · · · ·THE SPEAKER:· We can't hear you.
·9· · · · · · · ·MR. ARNOLD:· It's not working now?· Maybe I just
10· · · need to talk loud.
11· · · · · · · ·THE SPEAKER:· I don't think it's on.
12· · · · · · · ·MR. ARNOLD:· The green light is on.· I'll try to
13· · · talk loud and then hopefully it amplifies enough.· I'm Wayne
14· · · Arnold and I'm with Grady Minor & Associates.· I'm
15· · · representing Kite Realty who are the owners of the
16· · · Courthouse Shadows shopping center and I'll make some
17· · · introductions.· This is Sharon Umpenhour who's taping the
18· · · meeting.· She is with our office.· And we're required to
19· · · create an audio-tape or a videotape of the meeting and
20· · · provide those to the planning commission and staff and the
21· · · Board of County Commissioners.
22· · · · · · · ·And with me tonight I have Doug Kirby who's with
23· · · Kite Realty.· Some of you probably know him.· Doug's in the
24· · · back of the room there.· Rob Sucher is with Johnson
25· · · Development.· Johnson is under contract to buy the portion
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·1· · · that will be developed for residential units.· And Christina
·2· · · Johnson from JRE Engineering.· She's the engineer of record
·3· · · for the project.· Rich Yovanovich many of you know, a local
·4· · · attorney.· And Jim Banks is our traffic engineer who's
·5· · · working on the project.
·6· · · · · · · ·So this is -- the property is zoned a planned unit
·7· · · development.· It was zoned many years ago.· It's been
·8· · · developed with obviously the shopping center that's there.
·9· · · Most of the storefronts are vacant except for Wild Wings and
10· · · a couple of the outparcels.· So we're proposing to modify
11· · · the zoning to add an option for residential development.
12· · · And that means that we're not taking away what was formerly
13· · · approved most recently for the Sam's Club, big box type
14· · · store, but we're inserting a new master plan and an option
15· · · for development of up to 300 dwelling units on a good
16· · · portion of the property, a little over 18 acres of the 20
17· · · point something acre project to be developed with
18· · · residential.
19· · · · · · · ·Subject property, I'm sure all of you are familiar
20· · · what that is.· It's just located at the intersection of
21· · · Airport and U.S. 41.· It is in your CRA boundary, which is
22· · · why we thought it would be important to come here tonight to
23· · · talk to you because many of you gather for the CRA.· So we
24· · · wanted you to be aware of something that's going on in your
25· · · redevelopment area.· This is also an activity center number
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·1· · · 16 on the county's future land use map.· The area in pink is
·2· · · the activity center boundary.· It's a unique configuration,
·3· · · but it includes the shopping center as well as the
·4· · · government center and other things along the Airport and
·5· · · U.S. 41 intersection.
·6· · · · · · · ·What we're also proposing to do is a comprehensive
·7· · · plan amendment to this activity center and we are
·8· · · identifying a 10 acre portion.· So we qualify for what's
·9· · · called a small-scale plan amendment so we can add increased
10· · · density to get up to the 300 dwelling units that we need to
11· · · develop the property for the multiple-family apartments
12· · · on-site.· So you can see that in what just popped up like
13· · · that.· The 10 acre area where we're asking for the increased
14· · · density so that we can qualify for simple density is here.
15· · · It takes up a good portion of the site.
16· · · · · · · ·But you have a policy in your comprehensive plan
17· · · that says activity centers where you have areas that are
18· · · subject to coastal high hazard flooding areas can only get
19· · · four dwelling units per acre.· So we're proposing to
20· · · increase the density from four units an acre above that and
21· · · then utilize up to 97 of the bonus pool units that came off
22· · · the botanical garden property to develop up to 300 units
23· · · here.· This is the approved master plan and this one will
24· · · remain in tact.· It shows a large full map retail and
25· · · parking with the outparcels.· And that was developed for
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·1· · · what was going to be a Sam's Club.
·2· · · · · · · ·This is our proposed master plan and we changed it
·3· · · a little bit.· We've taken off the building configuration
·4· · · because Johnson Development is still working through and I'm
·5· · · going to show you some concepts of how the buildings could
·6· · · be arranged, but it is the concept at this point so we're
·7· · · leaving this open.· So areas that are identified thus far on
·8· · · the plan is the areas where residential could be
·9· · · constructed.· Those are areas called C/R you can see here
10· · · and those are parcels that are owned by Kite Realty,
11· · · including the Starbucks on the corner.· That would be
12· · · included in the sale, but obviously Starbucks would stay,
13· · · but we're including as a C/R mixed use parcel, if you will,
14· · · because that would be something that all of the developer
15· · · would control.
16· · · · · · · ·So the access points remain the same onto U.S. 41.
17· · · That's a signalized intersection and then we have a right
18· · · in, right out closer to Airport Road.· And then the other
19· · · access point that's located closer to Haldeman Creek.· One
20· · · access point on Peters that's closed off and then the access
21· · · at Starbucks would remain.· You can see that we've arranged
22· · · water management areas conceptually on the site keeping the
23· · · -- it's very similar to the design that was being used for
24· · · the Sam's Club.· I know the county and everybody is
25· · · concerned about the discharge to Haldeman Creek.
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·1· · · · · · · ·If you have questions, Christina Johnson can answer
·2· · · some questions about drainage if you have them.· One of the
·3· · · things because of the residential component that Johnson
·4· · · would like to do is to bring Haldeman Creek into play by
·5· · · putting in probably some sort of kayak launch, a dock or
·6· · · something to activate the waterfront so that the residents
·7· · · would have some option for utilizing the creek.· And the
·8· · · property itself includes Haldeman Creek, so it is within our
·9· · · project boundary.· One small preserve area has been
10· · · indicated as being preserved as an option already in the PUD
11· · · to go off-site to mitigate for that should we need to.· So
12· · · that's kind of a snapshot of what their plan is at least
13· · · from the zoning plan standpoint.
14· · · · · · · ·We are asking for several new deviations.· There
15· · · were several deviations required for the big box club.
16· · · We're asking for other deviations that will allow us to
17· · · navigate and you know, residential on the property.· Some
18· · · relate to signage.· Right now the county doesn't really have
19· · · a standard for having a mixed-use project to have
20· · · residential identification signage, for instance, on what
21· · · otherwise would be a directory sign for the commercial user
22· · · as well.· So for instance, that's one of the deviations
23· · · we've requested.
24· · · · · · · ·All this will be available on-line if anybody wants
25· · · to take a look at it.· And Sharon has business cards up
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·1· · · there.· You can go to our web site.· We have linked a
·2· · · presentation that we show you for our neighborhood
·3· · · information meetings if would like to look at those in more
·4· · · detail.· One of the site plan arrangements that we're
·5· · · looking at is this.· And you can see building footprints,
·6· · · but you know, what remains would be Starbucks.· The other
·7· · · outparcels that are existing, you have the gas station.· You
·8· · · have the Healthy Cafe, Dunkin Donuts and whatever will
·9· · · become of the Burger King would all remain and those are
10· · · separate and apart from the mixed-use proposal.
11· · · · · · · ·But this plan highlights a little bit better.
12· · · These hashed areas become water management areas, for
13· · · instance.· It's likely that they're going to have
14· · · single-story garage parking available for some of the
15· · · buildings.· Some of the amenities will likely be within the
16· · · residential buildings and it wouldn't be just a stand-alone
17· · · clubhouse type building.· Most likely this is going to be
18· · · their sales and leasing office and some of the recreational
19· · · component.· Potential dog park down in here close to
20· · · Haldeman Creek, typical features that you see for a lot of
21· · · multi-family projects now.
22· · · · · · · ·This puts it on an aerial photograph and I know
23· · · it's probably a little more difficult to read, but at least
24· · · it shows you how that's going to relate to the neighborhood.
25· · · We're trying very hard to respect the homes that are on
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·1· · · Collee Court and Peters that are adjacent to us.· With that,
·2· · · that's a very brief overview and I'm happy to answer
·3· · · questions.· Like I said, we have our team here that can
·4· · · answer specific questions you have and I'll try to do that.
·5· · · All I ask is that we take them one at a time and we need to
·6· · · be clear.· They don't like us to talk over each other
·7· · · because it's really hard to hear if somebody wants to listen
·8· · · to the audio tape and it's hard for transcription.· So I'll
·9· · · just start right here in the front row.
10· · · · · · · ·THE SPEAKER:· Is there going to be no commercial on
11· · · the bottom?
12· · · · · · · ·MR. ARNOLD:· The question was is there not going to
13· · · be commercial on the bottom?· And I don't believe it's the
14· · · intent of Johnson Development to have mixed-use in one
15· · · building.· The residential buildings would be separate.
16· · · They'll obviously be connected by pedestrian access points
17· · · and driveways to the remaining outparcels.· I saw a hand up
18· · · over here.· Yes, sir?
19· · · · · · · ·THE SPEAKER:· I see that the plan that you got
20· · · there shows the line going all the way over to the other
21· · · bank across from Bobby Cayden's property.· You own the
22· · · right-of-way all the way across Haldeman Creek?
23· · · · · · · ·MR. ARNOLD:· We do.· Haldeman Creek exists as a
24· · · drainage easement across Kite's property.
25· · · · · · · ·THE SPEAKER:· Okay.· So they're granted an easement
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·1· · · across the property?
·2· · · · · · · ·MR. ARNOLD:· Yeah, there's an easement in favor of
·3· · · -- I'm not sure who all the parties are.· I know Collier
·4· · · County is one of the entities for Haldeman Creek, uh-huh.
·5· · · · · · · ·THE SPEAKER:· That would be Poley.
·6· · · · · · · ·MR. ARNOLD:· I'm sorry.· I didn't hear the last
·7· · · part.
·8· · · · · · · ·THE SPEAKER:· That would be Poley.
·9· · · · · · · ·MR. ARNOLD:· Poley, thank you.· I saw a hand over
10· · · here.
11· · · · · · · ·THE SPEAKER:· Yeah.
12· · · · · · · ·MR. ARNOLD:· Yes, sir?
13· · · · · · · ·THE SPEAKER:· You've indicated that the development
14· · · is 20.35 acres, but there are 2.68 acres which are submerged
15· · · land, Parcel P that is owned by Kite.· Is that subtracted
16· · · from the developable area?· If it is, it only leaves about
17· · · 17 acres on which to site 300 homes and park 450
18· · · automobiles.· That constitutes in one acre 17 homes and 25
19· · · automobiles on one acre of developable land and I think
20· · · that's far too intense.
21· · · · · · · ·MR. ARNOLD:· Thank you.· I'm not going to dispute
22· · · your numbers, but I think it's a little over 18 acres that
23· · · Johnson Development is buying for the 300 units so the
24· · · density is a little less than you stated.· It's probably
25· · · closer to 16 units per acre overall, just so you know.
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·1· · · · · · · ·THE SPEAKER:· Okay, I'm a car and half off.
·2· · · · · · · ·MR. ARNOLD:· Just so you know, activity centers in
·3· · · Collier County are encouraged to be the areas where we have
·4· · · high density residential and more intense commercial uses.
·5· · · And almost everywhere else in the county activity centers
·6· · · are allowed up to 16 units per acre residential density. I
·7· · · know that sounds like a high number, but it is what our
·8· · · comprehensive plan says that you can have.· And then our
·9· · · comprehensive plan will ensure (inaudible).· Yes?
10· · · · · · · ·THE SPEAKER:· I think better use of that property
11· · · would be as part of the government center and that should be
12· · · explored.· In addition to that, a mix of commercial and
13· · · residential might be more appropriate because of the traffic
14· · · volume at that intersection amongst other problems.
15· · · · · · · ·MR. ARNOLD:· So noted.· Thanks for the comment.
16· · · Anybody not -- yes, ma'am, back here?
17· · · · · · · ·THE SPEAKER:· What types of units and what price
18· · · range?
19· · · · · · · ·MR. ARNOLD:· Well, they are proposed to be rental
20· · · apartments.
21· · · · · · · ·THE SPEAKER:· Rental apartments?
22· · · · · · · ·MR. ARNOLD:· Yes, they're rental apartments.· And I
23· · · don't know if we have a price point yet.· I'm sure Rob can
24· · · indicate some of the price ranges that they're looking at,
25· · · but they're expected to be market-rate housing.· And you
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·1· · · know, price points will be commensurate with the market in
·2· · · the area.· Yes, sir?
·3· · · · · · · ·THE SPEAKER:· What's the anticipated square footage
·4· · · per unit?
·5· · · · · · · ·MR. ARNOLD:· Rob, do you have some thoughts on
·6· · · that?
·7· · · · · · · ·MR. SUCHER:· Yeah, I do.· I'll speak to everything,
·8· · · bounce back and forth.· Good evening, everyone.· This is Rob
·9· · · Sucher with Johnson Development and I'll try and answer your
10· · · specific questions.· We're also going to go stay a little
11· · · bit afterwards with the site plan just kind of on a larger
12· · · scale, larger scale on the site plan -- Did you guys hear
13· · · that?· I'll try to be loud here -- that you can see in a
14· · · little bit more detail if someone wants to take a look at
15· · · the plan after the meeting specifically.· The size of the
16· · · units, so we have not -- we're at an early stage right now
17· · · so we have not moved into full scale design at this point.
18· · · Typically in the market, you're going to see about an
19· · · average of 1,000 square feet.· It's a mix of one bedroom to
20· · · three bedroom units.· So it will be plus or minus 1,000
21· · · square feet, most likely, in the market.· Yeah, go ahead.
22· · · · · · · ·THE SPEAKER:· The development has over 730 lineal
23· · · feet of frontage on Haldeman Creek and I see you did very
24· · · little to explaining what the development will be there.
25· · · Will there be parking and boat dockage and common areas
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·1· · · along that waterfront property?· And I think it's an asset
·2· · · that should be utilized by the developer.
·3· · · · · · · ·MR. SUCHER:· I could not agree more.· It is one of
·4· · · the most exciting things we have on this project
·5· · · specifically.· There's no existing community within Collier
·6· · · County on the rental side that does have the opportunity for
·7· · · canal activation.· So that is exactly what we look for and
·8· · · hope to be able to achieve.· Unfortunately, it is not just a
·9· · · county approval.· It actually has to go through U.S. Army
10· · · Corp.· So that is a lengthy process that we're going to be
11· · · doing concurrent to zoning application, but it is absolutely
12· · · our intent to activate that canal.· We would be the first
13· · · ones of the incredible disappointment to the project if we
14· · · were not to be able to achieve that.· So it's 100 percent in
15· · · the plans.
16· · · · · · · ·THE SPEAKER:· It is.
17· · · · · · · ·MR. ARNOLD:· I saw a hand up over there somewhere,
18· · · didn't I?· Okay.· Yes ma'am, go right ahead.
19· · · · · · · ·THE SPEAKER:· The 300 units, though, it's going to
20· · · take what, 600 cars?· There's already in the winter a
21· · · traffic jam there.
22· · · · · · · ·THE SPEAKER:· There's a bottle-neck.
23· · · · · · · ·MR. ARNOLD:· One at a time, please.· One comment at
24· · · a time.
25· · · · · · · ·THE SPEAKER:· In the mornings I live on the creek
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·1· · · so I come out by Seminole.· Actually, by Cardella's Law
·2· · · Offices.· I have to make a u-ie.· They're backed up halfway
·3· · · down Guilford every morning already in the summer.· What's
·4· · · it going to be with 600 more cars?
·5· · · · · · · ·MR. ARNOLD:· Right.· Well, I think part of the
·6· · · issue and we have our traffic engineer here, I mean, you
·7· · · have to remember that today they could refill the shopping
·8· · · center with 165,000 square feet retail space that generates
·9· · · far more trips than the residential trips.· So that's how
10· · · the traffic comparison was made and that's how the staff is
11· · · evaluating it based on retail versus residential.· Someone
12· · · who hasn't asked a question.· Sir, in the back?
13· · · · · · · ·THE SPEAKER:· That is the third busiest
14· · · intersection in Collier County.· There are 90,000 cars at
15· · · peak season on 41 East and 35 -- 55,000 on Airport Road
16· · · going south.· That is a bottle-neck from the four corners
17· · · downtown Naples to Rattlesnake Hammock Road, if not further.
18· · · And adding 600 cars to that mix is going to be a mistake, I
19· · · believe, because currently I have witnessed emergency
20· · · vehicles that are delayed in their response at that
21· · · intersection.
22· · · · · · · ·MR. ARNOLD:· Thank you.· Yes, ma'am?· Oh, it's
23· · · Anita.· I couldn't see because of the light.· Sorry about
24· · · that.
25· · · · · · · ·THE SPEAKER:· Given that you have a lot of
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·1· · · multi-family here and a large employer, have you had any
·2· · · considerations for pedestrian improvements to help them
·3· · · cross the street at all?· Did staff ask you to consider
·4· · · that, how you move pedestrians around that area?
·5· · · · · · · ·MR. ARNOLD:· I don't think we've gotten quite that
·6· · · far, Anita, talking about all pedestrian interconnections.
·7· · · I mean, I think that's one of the things that attracts
·8· · · Johnson to this site is that you've got a large employment
·9· · · center at the government center next door.· You've got the
10· · · CAT transfer facility that's immediately across the street.
11· · · We have a traffic signalized intersection at both Airport
12· · · and at the entrance on U.S. 41 that does provide at least
13· · · for safe passage for people to cross the street to get to
14· · · and from work and shopping.· So I'm sure we'll be dialoguing
15· · · more with the transportation staff on that.· Yes, ma'am?
16· · · · · · · ·THE SPEAKER:· How many stories are each unit going
17· · · to be?
18· · · · · · · ·MR. ARNOLD:· Well, each unit will probably be a
19· · · single-story unit.· I don't know that they've settled on the
20· · · maximum number of stories for the project.· I can tell you
21· · · what we're asking for, for height for zoning, but I need to
22· · · put my glasses on to see that to make sure I read it
23· · · properly.· So for the multi-family we're asking for a zoned
24· · · height of 65 feet and an actual height of 70 feet.· That
25· · · probably translates into a maximum of five stories, I would
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·1· · · think, Rob, you know, most likely.· So that's what we're
·2· · · proposing.· Stand-alone amenity buildings would be 35 feet
·3· · · zoned, 45 feet actual height.· Yes, ma'am?
·4· · · · · · · ·THE SPEAKER:· There was a conversation with the
·5· · · previous plans that you had about fire suppression.· So to
·6· · · handle 300 units, plus units, how are you going to implement
·7· · · the same kind of thing with the water?· There was supposed
·8· · · to be some kind of a storage tank.· Does anybody have --
·9· · · · · · · ·MR. ARNOLD:· Christina, the question relates to
10· · · fire suppression and I don't know the answer to that.
11· · · · · · · ·MS. JOHNSON:· We had -- Christina Johnson, JRE
12· · · Engineering.· I'm not aware of the specifics of what was
13· · · approved previously for fire suppression.· But I have had
14· · · preliminary conversations with the City of Naples on the
15· · · water supply to the site and we have not seen anything that
16· · · appeared to be an issue.· It is a different use as a
17· · · residential use instead of a big box commercial.· So there
18· · · could perhaps have been a different requirement for the
19· · · commercial building.· So I'm not aware of any issues.
20· · · · · · · ·MR. ARNOLD:· Thank you.· Yes, sir?
21· · · · · · · ·THE SPEAKER:· The deviation on that fire
22· · · suppression was that where Starbucks is they were putting in
23· · · a water storage tank with a pump in order to supply water to
24· · · extinguish the fire if the Sam's Club was built there
25· · · because they could not suppress the fire with the water that
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·1· · · was supplied by the city and the size of the line that the
·2· · · city was supplying to that area.· Now you are going to be
·3· · · doing residential areas, too, but only one is going to be
·4· · · going off at a time.
·5· · · · · · · ·MR. ARNOLD:· I'm going to let Doug Kirby try to
·6· · · address that.· He's the owner of the property.
·7· · · · · · · ·MR. KIRBY:· So the issue with Sam's Club is their
·8· · · occupancy and their building code standard is a high pile
·9· · · storage.· It's got a much denser requirement for fire
10· · · suppression.· Before the CRA provided the funds for the city
11· · · to operate the water system on Collee Court it was
12· · · borderline with Sam's on whether they needed the tank or
13· · · not.· The models that were being drawn at the time when
14· · · Sam's pulled out, excuse me, was that because of the
15· · · improvements funded by the CRA, they weren't going to need
16· · · it.· And the fire demands for residential building are much
17· · · less than a high piled storage calculated.
18· · · · · · · ·MR. ARNOLD:· Sir, I'm going to go to somebody else
19· · · who hasn't asked a question yet and I'll come back to you
20· · · gladly.· Yes?
21· · · · · · · ·THE SPEAKER:· The common areas docks, are the
22· · · residents going to be able to have boats there or just
23· · · kayaks and canoes and things like that?
24· · · · · · · ·THE SPEAKER:· No boats.
25· · · · · · · ·MR. ARNOLD:· I think the idea is that it would be
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·1· · · paddle boards, kayaks, canoes, sort of those types of
·2· · · things.· I don't expect to be motorized transportation
·3· · · there.· I think as Rob mentioned, it's looking to activate
·4· · · that and that would make the most (inaudible).· I saw
·5· · · another hand back here.· Yes, sir?
·6· · · · · · · ·THE SPEAKER:· Are they going to try to clean it up?
·7· · · I grew up there.· When I was a kid we used to swim in there,
·8· · · but I wouldn't wade in there now where we live.· And a lot
·9· · · of it is coming from Sam's, their parking lot and all.
10· · · · · · · ·MR. ARNOLD:· Yeah, I think a lot of that does
11· · · filter down from north of U.S. 41, you are correct.· And I'm
12· · · sure that Johnson will be happy to clean it up.· I think
13· · · they want it to be a positive amenity for the community.
14· · · · · · · ·THE SPEAKER:· Also with the water, I live across
15· · · the street from Bobby Cayden.· When his house burned I
16· · · didn't even have enough water pressure to shoot my hose up
17· · · on my roof.
18· · · · · · · ·MR. ARNOLD:· Well, I can assure you that Christina
19· · · Johnson, our engineer, will look at that.· I know that the
20· · · city has made some improvements to the water supply system
21· · · over the last couple of years.· And hopefully --
22· · · · · · · ·THE SPEAKER:· I still don't have any water pressure
23· · · where I live.
24· · · · · · · ·MR. ARNOLD:· Yes, sir?
25· · · · · · · ·THE SPEAKER:· Getting back to the density bonus,
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·1· · · you said 96 units or whatever?
·2· · · · · · · ·MR. ARNOLD:· The bonus units we're eligible to use
·3· · · up to 97 units in the bonus pool.
·4· · · · · · · ·THE SPEAKER:· Is that a pool for the CRA that
·5· · · becomes depleted or is that --
·6· · · · · · · ·MR. ARNOLD:· I believe --
·7· · · · · · · ·THE SPEAKER:· -- just for this site?
·8· · · · · · · ·MR. ARNOLD:· I think, I'm not the expert, but Sue
·9· · · is here, Sue Faulkner from long-range planing, she may know.
10· · · But I think Mattamy Homes was going to utilize some of the
11· · · bonus pool units, but outside of that I don't know that
12· · · anybody else has utilized any of them.· So these were meant
13· · · to be an incentive to have redevelopment to gain those bonus
14· · · pool units.· So that's what we've applied to do.· Somebody
15· · · else who hasn't asked a question?· I just want to make sure
16· · · because I think the CRA would want to make sure we answer
17· · · all your questions.· I know the CRA has their regular
18· · · meeting following this.· So to the extent that we can get
19· · · through the questions that you ask, anybody who hasn't asked
20· · · a question yet would like to ask a question?· Yes, sir?
21· · · · · · · ·THE SPEAKER:· I totally agree with the colossal
22· · · traffic jam.· But does this increase impervious cover?
23· · · · · · · ·MR. ARNOLD:· The question is does this increase
24· · · impervious coverage?· And I guess the question is compared
25· · · to what?· Probably not compared to if Sam's Club were to
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·1· · · have been constructed.
·2· · · · · · · ·THE SPEAKER:· Compared to the Sam's Club?
·3· · · · · · · ·MR. ARNOLD:· Uh-huh.
·4· · · · · · · ·THE SPEAKER:· No?
·5· · · · · · · ·MR. ARNOLD:· I don't believe it does.· Christina, I
·6· · · don't know if you know for sure, but it's probably
·7· · · comparable or less.
·8· · · · · · · ·MS. JOHNSON:· It's negligible.
·9· · · · · · · ·THE SPEAKER:· Thank you.
10· · · · · · · ·MR. ARNOLD:· Thank you.· Yes?
11· · · · · · · ·THE SPEAKER:· The challenge that I see that no one
12· · · has addressed, though, is that the traffic may be the same
13· · · number of cars going in and out of there, but nobody has
14· · · addressed that everyone leaves at nine o'clock in the
15· · · morning and returns at five o'clock in the afternoon.· So it
16· · · might be the same number of cars coming in, but residential
17· · · is going to be the mornings and the evening rush hour.
18· · · · · · · ·MR. ARNOLD:· Yeah, the county does make -- the
19· · · question if you didn't hear was about that even though we
20· · · may have less traffic, it all occurs at generally the same
21· · · time in the morning or evening because of the residential
22· · · nature of what's being proposed.· And I think that the
23· · · non-transportation engineer that I am, the answer is that
24· · · the county looks at a.m. peak hours.· They look at p.m. peak
25· · · hours.· And then we're required to analyze how much traffic
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·1· · · is generated during those times and where it's disbursed.
·2· · · And I think part of it is they can easily disburse from the
·3· · · site which makes a lot of sense.
·4· · · · · · · ·You can go north on Airport Road.· You can go east
·5· · · or west on the Trail and that helps disburse that.· And
·6· · · having the traffic signals for volume control is also
·7· · · comparable.· I don't know if the transportation engineer's
·8· · · version of -- you know, the comparison of the residential to
·9· · · the commercial option.· And I think we understand and I
10· · · think the county staff understands that the peak hours are
11· · · still going to be 7 to 9 a.m. in the mornings and 4 to 6
12· · · p.m. in the evenings.· So we have to analyze our situation.
13· · · Anybody else back there?· I'm having a hard time seeing.
14· · · The sun is coming in just below the shade.· Yes?
15· · · · · · · ·THE SPEAKER:· I've got an idea for the pedestrian
16· · · crossing.· What about one of those bridges that goes up
17· · · over, across and down, you know, for people walking over to
18· · · that?· I mean, because whenever you're sitting at the light
19· · · and it's 30 seconds for someone to get across the street,
20· · · that increases the time.
21· · · · · · · ·MR. ARNOLD:· It definitely does.· I mean, that's
22· · · one of the challenges we have in Collier County where you
23· · · have large intersections.· You have to give enough green
24· · · time for the pedestrian and it takes away from the green
25· · · time for the motorist.· We get that.· I don't know that it's
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·1· · · an economically feasible option.· The county has explored
·2· · · those at other intersections and they're extremely expensive
·3· · · because they have to be built for ADA compliance.· So they
·4· · · have to have either very long ramps that are circular and
·5· · · they're expensive.· The county doesn't maybe even like what
·6· · · the appearance would be to start having these pedestrian
·7· · · bridges over the roadway, but I understand your point.· It
·8· · · does increase and decrease the capacity.
·9· · · · · · · ·THE SPEAKER:· Thinking outside thoughts.
10· · · · · · · ·MR. ARNOLD:· I understand.· Thanks for the comment.
11· · · Anybody else back there?· Yes, sir?· I saw your hand just
12· · · about ready to go up.
13· · · · · · · ·THE SPEAKER:· You finally got back to me.· I'm
14· · · sorry to give you such a hard time.
15· · · · · · · ·MR. ARNOLD:· No, you're not.· That's why we're
16· · · here.· I just want to make sure everybody has a chance.
17· · · · · · · ·THE SPEAKER:· That light at Peters and U.S. 41 is a
18· · · very short light when you're on Peters Street.· I timed it
19· · · several times.· The maximum number of vehicles that can get
20· · · through that light before they turn it back to 41 is four
21· · · cars, the maximum and some will get through.· Only three out
22· · · lanes, two of which have to turn right on to 41 and go down
23· · · and make a u-turn to come east or to go west.· There's no
24· · · traffic that is going to have access on Peters Street now
25· · · that Starbucks is there and Wild Buffalo Wings is there, no
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·1· · · traffic can get out.
·2· · · · · · · ·MR. SUCHER:· I can address that after just for the
·3· · · group is this orientation --
·4· · · · · · · ·THE SPEAKER:· That light has to be lengthened and
·5· · · shorten lights on Airport and --
·6· · · · · · · ·MR. SUCHER:· When you look at Peters in the
·7· · · specific orientation of Kite, it's very intentional to
·8· · · actually bring traffic away from Peters and away from the
·9· · · intersection.· So our two principal entrances and the exits
10· · · are actually to the south, the southern signal.
11· · · · · · · ·THE SPEAKER:· Oh, they will be?
12· · · · · · · ·MR. SUCHER:· Yes.· And you see these two where the
13· · · main entrance is actually at the left in, right in, right
14· · · out.
15· · · · · · · ·THE SPEAKER:· Oh, I see.· Okay.
16· · · · · · · ·MR. SUCHER:· And then we actually have our primary
17· · · entrance and exit where the majority of and that's where
18· · · we're encouraging the circulation of the site to be a big U
19· · · movement that would access the southern signal to move
20· · · traffic away from Peters.
21· · · · · · · ·THE SPEAKER:· I understand now.· You can turn left
22· · · at that location?
23· · · · · · · ·MR. SUCHER:· Correct.· And we're trying to minimize
24· · · the same impacts as the complication with Starbucks as well.
25· · · We understand that.
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·1· · · · · · · ·THE SPEAKER:· The other thing is you have that
·2· · · complex is going to use 44 million gallons of water a year
·3· · · if they use the average of 175 gallons per person per year.
·4· · · Is the City of Naples able to supply 44 million gallons of
·5· · · water and accept 44 million gallons of sewage from your
·6· · · facilities?· They have a 10 million gallon a day sewer plan
·7· · · and I don't think they're prepared to attempt it.
·8· · · · · · · ·MR. ARNOLD:· If I might, I would just say that
·9· · · we're required to do these utility forms.· Utility staff for
10· · · the county is reviewing that.· We do have city water.· It's
11· · · county sewage supply.· So the county is dealing with the
12· · · sewage.· There's no capacity issues with the county sewer
13· · · plans.· And I'm pretty sure that the City of Naples has
14· · · ample capacity.· Again, comparing what this could be if
15· · · retail users or restaurant users, I think we're pretty
16· · · comfortable.· And I think -- I know Christina has talked to
17· · · both entities and they feel comfortable because they
18· · · certainly have the service capacity for us.· Yes, ma'am?
19· · · · · · · ·THE SPEAKER:· On your web site we can go in and
20· · · check all of this information out.· Will it show those
21· · · lights?· I'm still a little bit confused about coming out of
22· · · that area with all of those cars.· And Peters, is Peters
23· · · still going to be existing or no?
24· · · · · · · ·MR. ARNOLD:· Yes, Peters will be existing.· It's
25· · · going to remain an access point for Starbucks that will
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·1· · · remain on Peters.· One of the other access drives that was
·2· · · there if this develops to residential, I should say.· If it
·3· · · became a big box there would actually be one more access
·4· · · point on Peters than there is proposed for the residential.
·5· · · · · · · ·THE SPEAKER:· Okay.· Because then the residents are
·6· · · going to turn in.· I live right off of Tamiami and Osceola
·7· · · where we have to do the u-turn to go back towards town.· Is
·8· · · that the only other light you're talking about?
·9· · · · · · · ·MR. ARNOLD:· Well, the lights we're talking about
10· · · are existing.· You have the one that services across from
11· · · the government center and then there's the light at Airport
12· · · and Peters.· So those are the two lighted intersections that
13· · · I'm referring to.· But yes, the information we have here if
14· · · you take one of Sharon Umpenhour's cards on the table, you
15· · · can go to our web site at GradyMinor.com and we have a link
16· · · to the application materials as well as a power point.
17· · · · · · · ·THE SPEAKER:· Thank you.
18· · · · · · · ·MR. ARNOLD:· Sure.· Yes, sir?
19· · · · · · · ·THE SPEAKER:· I have a concern about the units
20· · · themselves and whether this is going to end up to be a
21· · · basically a dormitory type of housing development.· And the
22· · · question might be resolved by asking what kind of amenities
23· · · are you planning to have in the community in addition to
24· · · just a place to live?
25· · · · · · · ·MR. ARNOLD:· That's probably a good segue to let --
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·1· · · I'll let Rob tell you a little bit about Johnson
·2· · · Development.· How about that to sort of close out?· I'll let
·3· · · you talk a little bit about that, Rob, and then what you're
·4· · · looking at for amenities here.
·5· · · · · · · ·MR. SUCHER:· Absolutely.· So Johnson Development is
·6· · · a family company based out of Spartanburg, South Carolina.
·7· · · We have multiple offices throughout the country:· D.C., New
·8· · · York, L.A., San Francisco.· All of our southeastern focus is
·9· · · based out of Spartanburg and then we move throughout the
10· · · regions.· So I've been working with Johnson Development for
11· · · about five years now on multiple divisions.· We have
12· · · industrial division, multi-family division, a storage
13· · · division, a commercial division and a community division,
14· · · which is an economic development for the City of
15· · · Spartanburg, South Carolina.
16· · · · · · · ·Specific to the family, we've developed close to
17· · · 10,000 units throughout the country.· Most of those in our
18· · · current pipeline are luxury Class A apartments.· So you're
19· · · going to have really the best thing of the amenities as well
20· · · as finishes that we offer in the market.· So the best in
21· · · classes is really kind of the new competitive vantage.· You
22· · · have to build what's nice, but also what's nicer than the
23· · · newest competition.· So what we're trying to do here is
24· · · create something that's unique based upon what is the huge
25· · · advantage of this site, the adjacency of employment as well
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·1· · · as the opportunity to connect to the Bayshore Arts District
·2· · · as well as the amenities of downtown in much closer
·3· · · proximity to competitive projects.
·4· · · · · · · ·The amenities specifically, we have again a luxury
·5· · · pool that's going to be right outside of the first L-shaped
·6· · · building.· A dog park is what we propose.· We see that about
·7· · · 40 percent of customers in apartments today are pet owners.
·8· · · So that's a big thing to have that sense of community
·9· · · on-site is important to us.· The activation of the canal is
10· · · something that we really feel is a special opportunity.
11· · · Like I mentioned before, something that does not exist today
12· · · in the county.· It's something that we have not done, had
13· · · the opportunity to, but to be able to paddle down, actually
14· · · up the creek to 360 Market, to Celebration Park.· A really
15· · · unique advantage that we're hoping to take the opportunity
16· · · to take advantage of, excuse me.
17· · · · · · · ·The other amenity that we're offering here that is
18· · · going to be unique, we've done it in a couple of places.
19· · · One is a project in Tampa that's under construction now as
20· · · well as a project in Mt. Pleasant, South Carolina, which is
21· · · in Charleston, South Carolina is a we-work concept.· So that
22· · · is going to be a co-work opportunity to where you have the
23· · · opportunity to office and work in the amenities themselves
24· · · to have a home office.· Be outside of your actual home, but
25· · · still be in the community itself.· So you don't have to pay
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·1· · · essentially for space, but we'll have conference spaces.
·2· · · We'll have individual desks there for the community itself.
·3· · · And that's seen across the industry as a huge opportunity to
·4· · · allow people spaces that feel larger, but also connect with
·5· · · the community itself.
·6· · · · · · · ·THE SPEAKER:· Are you going to have a fitness
·7· · · center?
·8· · · · · · · ·MR. SUCHER:· We will, yes, absolutely.· Yeah,
·9· · · fitness is pretty much standard in the business today and
10· · · absolutely we'll have that.· We don't really decide on the
11· · · fitness delivery until just because trends are changing so
12· · · quickly, but it will be top of the market.
13· · · · · · · ·THE SPEAKER:· Can you give us the names of some of
14· · · the developments that you've done that we could look at to
15· · · see what we might expect here?
16· · · · · · · ·MR. SUCHER:· Yeah, absolutely.· And I'll have my
17· · · card out and I can give you.· It has a link to our web site
18· · · that has all of our projects in our pipeline.
19· · · · · · · ·THE SPEAKER:· Is there a particular project that
20· · · you either have going on now or had that would be similar to
21· · · what are you proposing here?
22· · · · · · · ·MR. SUCHER:· Yes.· We have a project that just
23· · · delivered in Charleston about nine months ago.· It's called
24· · · The Haven at Indigo Square.
25· · · · · · · ·THE SPEAKER:· It's called what?
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·1· · · · · · · ·MR. SUCHER:· The Haven at Indigo Square.
·2· · · · · · · ·THE SPEAKER:· Okay.
·3· · · · · · · ·MR. SUCHER:· And that's linked directly from our
·4· · · web site, which is JohnsonDevelopment.net.· And you can go
·5· · · over to the actual site and see all the gallery in itself.
·6· · · The other project that we are hoping to start construction
·7· · · on over the summer is actually in Collier County.
·8· · · · · · · ·THE SPEAKER:· We can't hear you.
·9· · · · · · · ·MR. SUCHER:· Yes, excuse me.· The other project
10· · · that we have in the pipeline locally is actually here and
11· · · will hopefully start construction early summer which is at
12· · · the intersection of Livingston and Radio Road.· The name of
13· · · that project is called The Lago and that design is currently
14· · · being permitted right now.
15· · · · · · · ·THE SPEAKER:· It's called what?
16· · · · · · · ·MR. SUCHER:· Lago.
17· · · · · · · ·THE SPEAKER:· We can't hear.
18· · · · · · · ·MR. SUCHER:· I'm sorry.
19· · · · · · · ·THE SPEAKER:· We didn't get the name of the place.
20· · · · · · · ·MR. SUCHER:· The Haven at Indigo Square.
21· · · · · · · ·THE SPEAKER:· Say that again.
22· · · · · · · ·MR. SUCHER:· The Haven at Indigo Square.
23· · · · · · · ·THE SPEAKER:· The Haven at Indigo Square?
24· · · · · · · ·MR. SUCHER:· Yes, ma'am.
25· · · · · · · ·THE SPEAKER:· And where is it located?
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·1· · · · · · · ·MR. SUCHER:· That's in Mt. Pleasant, South
·2· · · Carolina, which is in Charleston.· The local project is
·3· · · named Lago, L-a-g-o, and that is at the intersection of
·4· · · Radio and Livingston.· That is currently being permitted,
·5· · · final permits with Collier County.· So unfortunately, we do
·6· · · not have the web site or images available quite yet, but
·7· · · we're hoping to start construction on that early this
·8· · · summer.
·9· · · · · · · ·MR. ARNOLD:· Any other questions, folks?
10· · · · · · · ·THE SPEAKER:· There used to be in Collier County
11· · · what was called continuity or concurrency, sorry, in which
12· · · the schools had to be adequate, the fire department had to
13· · · be adequate, the sidewalks, the roads had to be adequate for
14· · · development before it could be developed.· Can you meet all
15· · · of these criteria that are required for that kind of --
16· · · · · · · ·MR. ARNOLD:· I can ask our attorney to respond, but
17· · · I think I can safely say that yes, we will make all the
18· · · concurrency requirements that Collier County has.
19· · · · · · · ·THE SPEAKER:· The fire department has its ladders
20· · · high enough to get to the sixth floor?
21· · · · · · · ·MR. ARNOLD:· I hope so.· We have buildings much
22· · · taller than that.
23· · · · · · · ·THE SPEAKER:· Because my ladder isn't high enough
24· · · to get into a tree.
25· · · · · · · ·THE SPEAKER:· We have a ladder truck now.
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·1· · · · · · · ·THE SPEAKER:· Okay.
·2· · · · · · · ·MR. ARNOLD:· Yes, sir?
·3· · · · · · · ·THE SPEAKER:· How many units did the county allow
·4· · · you to have now?· Is that 95 more?
·5· · · · · · · ·MR. ARNOLD:· Well, no.· We're asking to utilize --
·6· · · we're right now allowed to have four dwelling units per acre
·7· · · over the site.· We're asking for the ability to go up to 16
·8· · · units per acre for the site.
·9· · · · · · · ·THE SPEAKER:· Is there a reason why that we decided
10· · · on four per acre to begin with?
11· · · · · · · ·MR. ARNOLD:· The county did that for it's kind of a
12· · · base density throughout the urban area outside of activity
13· · · centers.· So if you're west of Collier Boulevard, for
14· · · instance, the base density is generally four dwelling units
15· · · per acre.
16· · · · · · · ·THE SPEAKER:· So we're going to go from four to 16?
17· · · · · · · ·MR. ARNOLD:· Yeah, that's what we're proposing.
18· · · · · · · ·THE SPEAKER:· This is the reason why we all moved
19· · · here from the west coast, Bradenton, all of those areas
20· · · because it didn't do what they did up there and ruin our
21· · · area.· We kept it small.· We kept it less density.· So now
22· · · they're going to go to 16 from four.· So if you just keep it
23· · · the way it's supposed to be, then there's no problem.· And
24· · · that's why we all moved here.
25· · · · · · · ·MR. ARNOLD:· Part of the reason you're in a
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·1· · · redevelopment area is that we're trying to encourage people
·2· · · to redevelop sites like a shopping center that is a failed
·3· · · shopping center.· It's failed a number of times as being a
·4· · · grocery-anchored shopping center.· So we believe that given
·5· · · the location proximity to employment, given the government
·6· · · center location, proximity to the beach, downtown, the CRA,
·7· · · Bayshore Drive that the real opportunity here is for a
·8· · · mixed-use project that includes residential dwellings as
·9· · · well as some retail.
10· · · · · · · ·THE SPEAKER:· Which is fine.· You can put that in
11· · · there, but just keep the density.· They're asking for more
12· · · than anybody else.· They've already ruined their town so now
13· · · they want to ruin our town by putting in all these people.
14· · · We got enough now.
15· · · · · · · ·MR. ARNOLD:· Thank you.
16· · · · · · · ·THE SPEAKER:· You're welcome.
17· · · · · · · ·MR. ARNOLD:· Yes?
18· · · · · · · ·THE SPEAKER:· You just mentioned apartments for
19· · · people who are working at the government center or perhaps
20· · · downtown.· Will the price point be something that those
21· · · service industry, for example, can afford who are working
22· · · downtown?
23· · · · · · · ·MR. SUCHER:· Yeah, these will be market rate.· So
24· · · that, I wish we knew what the market was going to be in two
25· · · years from now, but this will be consistent with market rate
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·1· · · apartments.
·2· · · · · · · ·THE SPEAKER:· How many years from now?
·3· · · · · · · ·MR. SUCHER:· I'm hopeful that we can get started
·4· · · construction, you know, sometime next year and deliver our
·5· · · first units within the next two to three years.
·6· · · · · · · ·MR. ARNOLD:· Any other questions?· Yes, sir?
·7· · · · · · · ·THE SPEAKER:· Yeah, on the old neighborhoods that
·8· · · are in the back end, what is the plan to buffer them from
·9· · · this?
10· · · · · · · ·MR. ARNOLD:· Well, the county has code requirements
11· · · for a buffer between multi-family residential and single
12· · · family.· It requires a certain type of hedge or wall and
13· · · vegetative screening, et cetera.
14· · · · · · · ·THE SPEAKER:· Well, when they were doing the Sam's
15· · · Club, one of the deviations that they asked for and one of
16· · · the agreements they stipulated and the gentleman in the back
17· · · can probably move forward and answer that question is that
18· · · they agreed to put into a fund to upgrade the right-of-way
19· · · that surrounds that property on that side.· I forgot the
20· · · exact dollar amount, but they agreed to a dollar amount.
21· · · · · · · ·MR. ARNOLD:· It was $50,000 for sidewalk for
22· · · pedestrians.
23· · · · · · · ·THE SPEAKER:· And that stays within this plan?
24· · · · · · · ·MR. ARNOLD:· I believe those dollars -- Doug, you
25· · · can correct me if I'm wrong, but I think those funds were in
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·1· · · place, were they not?
·2· · · · · · · ·MR. KIRBY:· Yes.
·3· · · · · · · ·MR. ARNOLD:· His response was yes.
·4· · · · · · · ·THE SPEAKER:· Thank you.
·5· · · · · · · ·MR. ARNOLD:· Any other questions, comments before
·6· · · we adjourn and let the CRA get on with their meeting?· Yes,
·7· · · sir?
·8· · · · · · · ·THE SPEAKER:· I live at that location which is 3312
·9· · · Collee which is directly adjacent to your property or to
10· · · Kite's property for 38 years on the south side.· We were
11· · · there when it was an open field prior to construction of
12· · · Courthouse Shadows.· We went through a year of hell with the
13· · · construction process, the dust and dirt in our houses and
14· · · our cars.· There was blasting and excavating, earth moving
15· · · that was done that cracked our home.· We need -- the four
16· · · residents that own property directly adjacent to Kite's need
17· · · a telephone number and a contact on-site so that we can call
18· · · to register a problem that we have and hopefully it could be
19· · · resolved.
20· · · · · · · ·MR. ARNOLD:· I think that's a very fair comment.
21· · · And I think most of the quality contractors these days have
22· · · an on-site superintendent.· They supply you with a 24-hour
23· · · cell phone number.
24· · · · · · · ·THE SPEAKER:· Yeah, we would need that because of
25· · · the damage that was done to us over the course of this year
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·1· · · that it took for that Courthouse Shadows to be built.
·2· · · · · · · ·MR. ARNOLD:· Understood.· Yes, ma'am?
·3· · · · · · · ·THE SPEAKER:· I just have a question regarding
·4· · · commercial because it appears that most of what is
·5· · · allocating now for commercial is going to be gone.· Is that
·6· · · kind of what I'm hearing that --
·7· · · · · · · ·MR. ARNOLD:· Yes, under the residential option if
·8· · · Johnson Development decides to move ahead with this
·9· · · option --
10· · · · · · · ·THE SPEAKER:· Correct.
11· · · · · · · ·MR. ARNOLD:· -- most of the inlying, the shopping
12· · · center building --
13· · · · · · · ·THE SPEAKER:· That we know now.
14· · · · · · · ·MR. ARNOLD:· -- that you've known would be
15· · · demolished and in its place would be built this.
16· · · · · · · ·THE SPEAKER:· Okay.· So the commercial will really
17· · · be more of the out buildings that we see?· Is that what I'm
18· · · understanding?
19· · · · · · · ·MR. ARNOLD:· That is correct.· The remaining
20· · · commercial under the residential option is largely the
21· · · outparcels.
22· · · · · · · ·THE SPEAKER:· Okay.· So this is really what we're
23· · · looking at is this site really is going to move, if you
24· · · will, from a commercial property to primarily residential
25· · · with a few out buildings?
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·1· · · · · · · ·MR. ARNOLD:· Under this development scenario that's
·2· · · a correct statement, yes.
·3· · · · · · · ·THE SPEAKER:· Okay, thank you.
·4· · · · · · · ·MR. ARNOLD:· Yeah.· Yes, sir in the back?
·5· · · · · · · ·THE SPEAKER:· Excuse me.· Regarding the parking
·6· · · spaces that you have outside of the single type family
·7· · · buildings, are those going to be exclusively use for the
·8· · · outparcels or will that be used as parking for, you know,
·9· · · overflow parking for the apartments or guest parking for the
10· · · apartments?
11· · · · · · · ·MR. SUCHER:· Yeah, thank you for asking the
12· · · question.· So our attempt is to really activate the existing
13· · · commercial.· I think anybody can attest as a potential owner
14· · · or just visiting the center itself that it's very
15· · · challenging for businesses to be successful when you have a
16· · · vacant use behind you.
17· · · · · · · ·THE SPEAKER:· Correct.
18· · · · · · · ·MR. SUCHER:· So this is a real opportunity that we
19· · · see is to activate -- you saw the successful development of
20· · · the Starbucks.· Also activate the remaining four outparcels
21· · · and allow for what hopefully is an increase not only in
22· · · on-site business, but also to have the presence of a new
23· · · expensive development behind them compared to a vacant
24· · · building.· What we're also doing is we're installing new
25· · · parking as mentioned by the question in between the Chevron
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·1· · · as well as the Crooked Shillelagh, excuse me.· And then we
·2· · · also have all the parking just south of the main critical
·3· · · driveway.· Those will also be installed for the betterment
·4· · · and the benefit of the residential and the retail itself.
·5· · · You can see behind the Burger King there's also new
·6· · · increased parking there.
·7· · · · · · · ·THE SPEAKER:· Right.
·8· · · · · · · ·MR. SUCHER:· As well as the Dunkin Donuts to the
·9· · · east has new installed spots that will benefit those.· We
10· · · also have a preservation at the parking between the
11· · · Starbucks and the Crooked Shillelagh as well.· Those are
12· · · increased spots from what exists there today.· So all of
13· · · those are newly created spots that will benefit the retail
14· · · upfront.
15· · · · · · · ·THE SPEAKER:· Okay.
16· · · · · · · ·THE SPEAKER:· But will they be also used as
17· · · overflow for the apartments or --
18· · · · · · · ·MR. SUCHER:· The parking inside of the gates is for
19· · · the residential.· And we also do have some shared parking
20· · · opportunities that would benefit both the residential and
21· · · the retail.
22· · · · · · · ·THE SPEAKER:· So then you would expect this to be a
23· · · gated community?· You said inside the gate.· So it would be
24· · · a gated community?
25· · · · · · · ·MR. SUCHER:· Yes, ma'am, but that's to be
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·1· · · consistent with the market.· I would say definitely
·2· · · predominantly, but if not exclusively all of the new
·3· · · apartment communities are gated.
·4· · · · · · · ·MR. ARNOLD:· Any other questions, comments before
·5· · · we break up?· Anybody not have a chance to ask a question?
·6· · · Yes, sir?
·7· · · · · · · ·THE SPEAKER:· You have any idea when you go in
·8· · · front of the planning board?
·9· · · · · · · ·MR. ARNOLD:· We do not have hearing dates set yet.
10· · · This is --
11· · · · · · · ·THE SPEAKER:· And will we be getting a notice same
12· · · as we did?
13· · · · · · · ·MR. ARNOLD:· If you were noticed for this meeting,
14· · · you should get notice from the county next time.· And of
15· · · course, the big 4 x 8 signs get installed, so you'll see
16· · · them.· As a neighborhood resident, you'll see those.· And do
17· · · we post those on our web site, Sharon, the dates?
18· · · · · · · ·MS. UMPENHOUR:· Yes.
19· · · · · · · ·MR. ARNOLD:· We do, yeah.· So on our web site, too,
20· · · if you follow us.· I forgot to introduce a couple of county
21· · · people that are here.· You might want to write down their
22· · · names.· We have Sue Faulkner who's with comprehensive
23· · · planning.· She's sitting back here.· She's one of the
24· · · comprehensive planning staff people.· And James Sabo who's
25· · · one of the zoning staff people, they're here.· It's not
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·1· · · their meeting per se, but they're here to monitor and take
·2· · · notes and make sure they understand what the citizen
·3· · · comments were.· So we appreciate everybody coming out.· If
·4· · · there's no other comments, we'll adjourn the meeting.· Thank
·5· · · you all for coming.
·6· · · · · · · ·THE SPEAKER:· Thank you.
·7· · · · · · · ·MR. ARNOLD:· Have a good CRA meeting.
·8· · · · · · · ·(End of the meeting.)
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·3· · · · · · · · ·C E R T I F I C A T E
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·7· · · · · · · ·I, Vicki Woodham, Court Reporter and
·8· Transcriptionist, do hereby certify that I was authorized to and
·9· did listen to and stenographically transcribe the foregoing
10· recorded meeting and that the transcript is a true record to the
11· best of my professional ability.
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14· · · · · · · ·Dated this 21st day of May, 2019.
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· · · · · · · · · · ·Vicki Woodham, Court Reporter
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Petitions PL20180003659 (GMPA), Courthouse
Shadows GMP Amendment and;
PL20180003658 (PUDA), Courthouse Shadows CPUD
Amendment
May 7, 2019 Neighborhood Information Meeting
Project Information 2
Existing Zoning:Courthouse Shadows Commercial Planned Unit Development (CPUD)
Proposed Zoning:Courthouse Shadows Mixed-Use Planned Unit Development (MPUD)
Existing Future Land Use (FLU):Mixed Use Activity Center #16 Subdistrict
Project Acreage:20.35+/-acres
Proposed Request 3
Proposed Growth Management Plan Amendment:proposes to permit increased
density on a 10-acre portion of the site.The application proposes a total of 300
multi-family apartments on approximately 18+/-acres of the 20.35 acre PUD.The
property plans to utilize up to 97 units from the density,in addition to the base
density of 4 dwelling units per acre,with the balance of the 300 units resulting from
the units permitted by the small-scale amendment.
Proposed CPUD Rezone:The applicant proposes to amend the 20.35+/-acre
Courthouse Shadows PUD to add a development option to construct a maximum of
300 multi-family dwelling units.
Location Map 4
Aerial Photograph 5
Existing Activity Center #16 6
Proposed Activity Center #16 7
Approved Master Plan (Exhibit A)8
Proposed Mixed-Use Option Master Plan (Exhibit B)9
Approved and Proposed Deviations 10
Deviations 1 through 10 were previously proposed but only deviation 1 through 5,7 and 9 were approved by Ordinance
2016-45 at the December 13,2016 BCC hearing.Deviation 6,8 and 10 were withdrawn at the December 13,2016 BCC
hearing and are shown as withdrawn in Ordinance 2016-45.
Previously approved Deviation 2 and 7 have been revised as follows to accommodate the Mixed-Use development option.
Proposed Deviations 11
Proposed Conceptual Site Plan 12
Proposed Conceptual Site Plan (aerial)13
Questions?
14