Petition CP-2007-1 CP-2007-3 & CP-2008-1)COLLIERCOUNTY
Growth Management Plan Amendments
2007-2008
Combined Cycle
0
Petition CP -2009-1
TRANSMITTAL HEARINGS
BCC.- January 19, 2010
CONTENTS:
Petitions CP-2007.1==CP-2007-3 & CP -2008.1
Vanasse
Daylor
A Weston&Sampson® COMPANY
Application to Amend Collier County Growth Management Plan
Golden Gate Area Master Plan FLUE Element
CP -2007-01 Wilson Boulevard Commercial Subdistrict
Revised June 17, 2009
Submitted To:
Collier County Comprehensive Planning Department
Community Development & Environmental Services Division
2800 N. Horseshoe Drive
Naples, Florida, 34104
Prepared By:
Ronald F Nino, AICP
VanasseDaylor
12730 New Brittany Blvd., Suite 600
Fort Myers, Florida 33907
Job # 80886 (2090287)
12730 New Brittany Boulevard, Suite 600
Fort Myers, Florida 33907
tel: (239) 437-4601 fax: (239) 437-0636
www.vanday.com
Vanasse
Daylor F
a. Wesrom4SampsonB ca,vaunr
June 17, 2009
Mr. Corby Schmidt, AICP
Principal Planner, Comprehensive Planning Department
Community Development and Environmental Services Division
2800 North Horseshoe Drive
Naples, Florida 34104
RE: Petition CP -2007-01 - Wilson Boulevard Commercial Subdistrict
Application Resubmittal for Comprehensive Plan Amendment
(Golden Gate area Master Plan)
Dear Mr. Schmidt:
Following our review of your sufficiency analysis regarding the above cited application and our meeting of June 6,
we have responded in kind to the revisions you have directed us to make and the requirement to update major
components of our original application regarding market justification, environmental conditions and traffic impact
analysis. Essentially the thrust of your analysis requires us to resubmit the application addressing all of the issues
you have raised in your March 10 sufficiency report.
Our meeting in your office on June 6 was very helpful and served to clarify a number of issues which I trust is
reflected in the revisions we have made and believe to be in keeping with the discussion we had.
We have prepared a revised application together with supporting documentation consistent with your March 10
sufficiency report as revised by the discussion we had at our June 6 meeting. We pray we have responded
adequately to the issues you raised that required revision and further analysis based on current data consistent with
acceptable professional standards.
We hope that any remaining concerns are insubstantial and would not bear on your ability to make a sound land use
recommendation and therefore could be accommodated outside the need for a further sufficiency response.
Sincerely,
VanasseDaylor
on Nino, AICP UA'
Senior Planner
cc: Bruce Anderson, Roetzel & Andress
Ismael Gonzalez
Nelson Munoz
Tim Hall, Turrell & Assoicates
Chuck Mohlke, Fraser & Mohlke
Woburn
Boume
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
APPLICATOIN NUMBER DATE RECEIVED
PRE -APPLICATION CONFERENCE DATE
DATE SUFFICIENT
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Department,
Suite 400, 2800 North Horseshoe Drive, Naples, Florida 34104. 239-252-2400 (Fax 239-252-2946).
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified
in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy
the deficiencies. For additional information on the processing of the application, see Resolution 97-431
as amended by Resolution 98-18 (both attached). If you have any questions, please contact the
Comprehensive Planning Section at 239-252-2400.
SUBMISSION REQUIREMENTS
I. GENERAL INFOMRATION
A. Name of Applicant Is]
Company
Address 811 4th Street SE
City
Naples
State
FL
Phone Number 239-455-8614 Fax Number
B. Name of Agent * Ronald Nino
Zip Code 34117
. THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION.
Company VanasseDaylor
Address 12730 New Brittany Blvd, Suite 600
City Ft Myers State
Phone Number 239-437-4601
C. Name of Owner (s) of Record
Address 811 4th Street SE
FL
Zip Code 33907
_ Fax Number 239-437-4636
Ismael Gonzalez
City Naples State
FL
Phone Number 239-455-8614 Fax Number
Zip Code 34117
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in this application. SEE ATTACHED LIST
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
Ismael & Maria T Gonzalez 100%
Sl l 4th St SE
Naples, FL 34117-2264
B. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each.
Name and Address Percentage of Stock
C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
Name and Address Percentage of Interest
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners.
Name and Address Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee,
or a Partnership, list the names of the contract purchasers below, including the officers,
stockholders, beneficiaries, or partners.
Name and Address Percentage of Ownership
Date of Contract:
F. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust.
Name and Address
G. Date subject property acquired (3 leased (): Term of lease yrs./mos.
December 23, 1987
If, Petitioner has option to buy, indicate date of option: and date
option terminates: or anticipated closing:
H. Should any changes of ownership or changes in contracts for purchase occur subsequent to
the date of application, but prior to the date of the final public hearing, it is the responsibility
of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
III. DESCRIPTION OF PROPERTY:
A. LEGAL DESCRIPTION
Golden Gate Estates Unit 23 Tract 16, less the N 79.05ft for R/W
as desc in OR 3064 PG 2398.
Section 27, Township 48S, Range 27E
Tax I.D. Number (Folio #) 37741480004
B. GENERAL LOCATION S.E. Immokalee Rd and Wilson Blvd
C. PLANNING COMMUNITY Rural Estates
E. SIZE IN ACRES 5.17
D. TAZ 216
F. ZONING E, Estates
G. SURROUNDING LAND USE PATTERN Vacant Residential
H. FUTURE LAND USE MAP DESIGNATION(S)Estates Designation, Mixed Use District, Residential Estates Subdistrict
IV. TYPE OF REQUEST:
A. GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
Housing Element
Traffic Circulation Sub -Element
Aviation Sub -Element
Sanitary Sewer Sub -Element
Solid Waste Sub -Element
Capital Improvement Element
Future Land Use Element
3
Recreation/Open Space
Mass Transit Sub -Element
Potable Water Sub -Element
NGWAR Sub -Element
Drainage Sub -Element
CCME Element
X Golden Gate Master Plan
Immokolee Master Plan
B. AMEND PAGE ($)1, 5, 39 (insert new pageLUF THE GG Area Master Plan ELEMENT
AS FOLLOWS: (Use oto identify language to be deleted; Use Underline to
identify language to be added). Attach additional pages if necessary:
See Exhibit IV -B
Estates Designation, Mixed Use District,
C. AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM Residential Estates Subdistrict
M Wilson Boulevard Commercial Subdistrict (See Exhibit N C)
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
E. DESCRIBE ADDITINAL CHANGES REQUESTED:
V. REQUIRED INFORMATION:
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I"=400'. At least one copy reduced to 8-
1/2 x 11 shall be provided of all aerials and/or maps.
A. LAND USE
Exhibit V.A.1 Provide general location map showing surrounding developments (PUD,
DRI's, existing zoning) with subject property outlined.
Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries, source, and
date.
Exhibit V.A.3 Provide a map and summary table of existing land use and zoning within
a radius of 300 feet from boundaries of subject property.
B. FUTURE LAND USE AND DESIGNATION
Exhbit V.B.1 Provide map of existing Future Land Use Designation(s) of subject property
and adjacent lands, with acreage totals for each land use designation on
the subject property.
C. ENVIRONMENTAL
Exhibit V.C.1 Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE
CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED
ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE.
Exhibit V.C.2Provide 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
Exhibit V.C.3 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 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
N 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
(see Exhibitv.Ds) identified (commercial, industrial, etc.) or is the proposed land use a
new land use designation or district? (Reference Rule 9J-5.006(5) F.A.C.).
If so, provide data and analysis to support the suitability of land for the
proposed use, and of environmentally sensitive land, ground water and
natural resources. (Reference Rule 9J-1 1.007, F.A.C.)
E. PUBLIC FACILITIES See Exhibit V.E. Document
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.Ia Potable Water
Exhibit V.E.lb Sanitary Sewer
See TIS V.E.Ic Arterial & Collector Roads; Name specific road and LOS
Immokalee Road/CR 846 - LOS
Wilson Boulevard - LOS n/a
Drainage
Solid Waste
Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an
increase in intensity for commercial and/or industrial development that would
cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation
measures being proposed in conjunction with the proposed amendment.
(Reference Capital Improvement Element Objective 1 and Policies)
Exhibit V.E.2
2. Provide a map showing the location of existing services and public
facilities that will serve the subject property (i.e. water, sewer, fire
protection, police protection, schools and emergency medical services.
3. 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:
V.F.1 Flood zone based on Flood Insurance Rate Map data (FIRM).
V.F.2 Location of wellfields and cones of influence, if applicable. (Identified on
Collier County Zoning Maps)
N/A Traffic Congestion Boundary, if applicable
NSA Coastal Management Boundary, if applicable
NSA High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if
applicable (identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
X $16,700.00 non-refundable filing fee made payable to the Board of County
Commissioners due at time of submittal. (Plus proportionate share of advertising costs)
$9,000.00 non-refundable filing fee for a Small Scale Amendment made
payable to the Board of County Commissioners due at time of submittal.
(Plus proportionate share of advertising costs)
X Proof of ownership (copy of deed)
X Notarized Letter of Authorization if Agent is not the Owner (See attached form)
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
of a scale of 1 "=400' or at a scale as determined during the pre -application meeting.
CP -2007-01 Wilson Boulevard Commercial Subdistrict
June 2009
I. General Information
D. Other Professionals providing information
Bruce Anderson
Roetzel & Andress
850 Park Shore Drive
Naples, FL 34103
Ph: 239-649-2708
Fax: 239-261-3659
banderson@ralaw.com
Tim Hall
Turrell, Hall & Associates
3584 Exchange Ave, Ste B
Naples, FL 34104
Ph: 239-643-0166
Fax: 239-643-6632
Thal lLwtu rrcl t-assoc i ates. corn
Chuck Mohlke
Fraser & Mohlke Associates
375 2n' Ave
Naples, FL 34102
Ph: 239-262-1150
Fax: 239-262-1410
Framoh(a�aol.com
YIJ%cG SJ JfL:ir"I'y MCY:Ji`E/Yrp $, h. i3I5. W'C
Land Use Attorney
Co -Agent
(Authorization Letter Attached)
Environmentalist/Biologist
Market Research
LETTER OF AUTHORIZATION
TO WHOM IT MAY CONCERN
I hereby authorize °8iubscudy,or
(Name of Agent)
to serve as my ent in e amend the Collier County Growth Management Plan affecting
property ide ied in ispl, atio .
Signed: — Date:
( am o w r(s) of Record)
I hereby certify that I have the authority to make the foregoin application, at the application is
true, correct Iand complete to the best of my knowledge.
Si atur of A
ISMAEL GO ZALEZ
Name - Typed or Printed
STATE OF ( FLORIDA )
COUNTY OF ( LEE )
Sworn to and subscribed before me this r>-2Fday of Xl lq`( }q a o D
by 9�2— q MY COMMISSIQN.EXRQh&..........................»
Nota Peiblic M. JAYNE BRADBURY
Corral' DDOM123
CHOOSE ONE OF THE FOLLOWING: Espkw3M=12
Fb hic
who is personally known to me, ""'•'•••••"•
.......'...... i
�( who has produced 4) R 1AF L s 1-1ct NSE as identification
and
did take an Oath
did not take and Oath
NOTICE - BE AWARE THAT:
Florida Statute Section 837.06 - False Official Law states that:
"Whoever knowingly makes a false statement in writing with the intent to mislead a public servant in
the performance of his official duty shall be guilty of a misdemeanor of the second degree, punishable
as provided by a fine to a maximum of 7*500.00 and/or maximum of a sixty day jail term."
AUTHORIZATION OF PROPERTY OWNERS, APPLICANT AND AGENTS
AFFIDAVIT
I, Ismael Gonzalez, being first duly sworn, depose and say that I am the fee simple owners of the
property described herein Folio #37741480004; and which is the subject matter of the Growth
Management Plan Amendment; that all the answers to the questions in this application, including the
disclosure of interest information, all sketches, data, and other supplementary matter attached to and
made a part of this application, are honest and true to the best of our knowledge and belief; I concur
with the development plan of this property as described in this Growth Management Plan Amendment.
As property owner I authorize R. Bruce Anderson to act as my representatives as the applicant in any
matters regarding this application and withdraw the authorization previously granted to Tim
F -ryusom
Date: 44m 5 ZO6
State of Florida
County of Collier
The foregoing instrument was acknowledged before me this do Rf Nor 2009, by
Ismael Gonzalez. He ( ) is personally known to me or has (�) produced fXu2a
as identification.
Carol J. Agan - 44otary P , lic - State of Florida
;sai'�"•
590305 CAROLJ.AGAM
_ot�oo000o.0�sa =. ,� MY COMMISSION# OD 794768
EXPIRES: August24, 2012
ggdw Thro Ndery pule UMarmimmaro
FP.OM FAX NO. :2393487073 Nom. 2004 11:36R1 Pe
0 f
1.4 4 6-516 M1 DEC 30 PH I: 49
cotta o#t$�8 IF$i9311
O. 00 -onside
-I .recording
i 181 50state stamos
14StRA1I'r DEED
Y Tf3IS WARRA= DEED made the C --D3 day of��, A.D. 1916"', by
-Louis Florio and Angela Florio, husband and wife
hereinafter called the grantor, to
Ismael Gonzalez and Maria T. Gonzalez, husband and wife
hereinafter called the grantee, wk•.ose oust office address is:
6090 Everett St,
Naples, Fla.
(Wherever used herein the tern "grantor" and "grantee" include all the parties to th;s
instrument and the heirs, legal representatives and assigns of individuals, arid the
successors and assigns of corporation.)
Wlm-ESSE48: That the grantor, for and in consideration of the sum of $10.00 and ether
valuable considerations, receipt whereof is hereby acknowledged, hereby grants, oargains,
sells, aliens, remises, releases, conveys and confirms unto the grantee, all that certain
land situate in Collier County, Florida, viz:
Tract 16, Golden Gate Estates, Unit No. 23, in accordance. with and
subject to the plat recorded in Plat Book 7, page 9, public F:ec;rds
Of Collier County, Florida. / G/
rsreived$
CT..
.CU hL'�i_=:(��q•J/iC�•-.;�(r�%fig
J_—_Y._. ✓..,
GRANTOR further warrants that the within described property is :iot
homestead property and that it is in fact vacant land.
T02 THER with all the tenements, hereditaments and appurtenances thereto bolo:ging or
in anywise appertaining.
TO HAVE AND TO HOLD, the same in fee sinple forever.
AND the grantor hereby covenants with said grantee that the grantor is lar.`ul..y
seized of said land in fee silrple; that the grantor has good right and lawful au.hori_y
to sell and convey said land; that the grantor hereby fully warrants the title t,, said
land and will defend the same against the lawful claim of all persons whamsoeve ; and
that said land is free of all encumbrances, except taxes accruing subsequent to
December 31, 19 86 , easements, restrictions and reservations of record and rest.ictions
an: easements crnvron to the subdivision.
IN WITNESS WHEREOF, the said grantor has signed and sealed these presents the day and
year ft above written.
SIG± 0, Sled delivered our presence: fe
j1C _
F4i 5 idv=� LOUIS FLORIO
STAIN OF -
COJIG"i": OF
5 ANGE
I=.>^t,REBY CERTIFY that on tt;is day, before ma, an officer d,Ly authorized in Q e
and County aforesaid to take aclmorladge".�-,ts, rersonaily appeared
L09I5 FLORIO 6 ANGELA FLORIO _
tp +� kna•m to be the person(s) described in and who executed the foregni�a:Lis_n*nmer.;:
ani ack-wledged before „a that they executed. _he sa*rp. ?•;.rr�,-.�r_c� �..i, :�.ui*si'-^TO off; ciz
seal in the County and State last aforesaid this _ _ day o- MV.. MV ..
O
1117 Canis cion. cn -'Ta n tI".
- tary 9ub1' QY1
R°turn to prexrer: ..• - _
This instrument Prepared zy: P.R. COIeIan, P!idwest Title Guarantee Co ;936 No.
Taniaai Trail, Suite A, Naples,FL 33940, in conjunction with the issgAnce of title in.urS-Jce.
Fie No. in_asz J�a7 _
Apr 01 05 12:08P
DATE �3%!i
TOPIC OF MEETING
}SEETING NOTES
COLLIER COUNTY
**** DEVELOPMEtT SERVICES DEPARTMEM ****
TIME T',g79a—
)A G,9 -7
ATTENDANCE(print name clearly)
Tin, f�rt�IBA
N%u'tt �ern.uWez
Gtem., Hea K
/%1 Aa' A Ka AL U
i
NOTES BY
� G�NZ.gLEZ
ful raa ld -for
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MVi jjt4' i !S— [Vst h4 4v Qafa ry cry A a a.
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N�5 us. yf R D A PP %luty, -. Hl Asr, pro juraP 4,– 01f?--Mp, 7`n.{u .
wof refJly 'f
(attach additional pages if necessary)
CP -2007-01 Wilson Boulevard Commercial Subdistrict
June 2009
Page 1 of 2
WILSON BOULEVARD COMMERCIAL SUBDISTRICT
This Subdistrict is located at the southeast corner of the Wilson Boulevard/hnrnokalee
Road intersection. It is 5.17 acres in size and has approximately 660 feet of frontage on
Wilson Boulevard and 330 feet of frontage on Immokalee Road. The intent of this
subdistrict is to allow uses of land that generally function to serve residents who live
within two to three miles of the subject site and incidentally Passerby traffic when subiect
site is situated on an intra -county major artery such as hnmokalee Road CR 846. The
development of this Subdistrict will be governed by the following criteria:
a. Development is encouraged to be in the form of a Planned Unit Development (PUD)
b. A unified planned development with a common architectural theme shared access
and cross access agreements shall be developed.
c. The maximum gross floor area of all uses shall be limited to 40,000 square feet
d. Development shall be limited to those allowed in the C-1, Commercial Professional
and General Office District, C-2 Commercial Convenience District and C-3
Commercial Intermediate District both permitted and conditional as contained in the
Collier County Land Development Code.
e. Driveways and curb cuts shall be limited to right-in/right-out turning movements
only.
f. Projects directly abutting Estates zoned property shall provide at a minimum a 75 -
foot buffer of retained native vegetation in which no parking or water management
uses are permitted; except that, when abutting conditional uses no such buffer is
required.
g. A twenty-five (25) foot wide landscape strip shall be provided along the entire
frontage of both 1=okalee Road and Wilson Boulevard
h. Building heights shall be limited to two (2) stories and a maximum of thirty-five (35)
feet.
i. All lighting shall be architecturally designed and limited to a height of twenty-five
(25) feet. Such lighting shall be shielded from neighboring residential land uses
e ��'. iP3F3 D x15 etiY��^62:9 P.e....
CP -2007-01 Wilson Boulevard Commercial Subdistrict
June 2009
Page 2 of 2
TABLE OF CONTENTS, LIST OF MAPS [page 11
Wilson Boulevard Commercial Subdistrict
• Add name of this inset map in GGAMP next in order
Policy 1.1.2
[page 4]
The ESTATES Future Land Use designation shall include Future Land Use districts and
subdistricts for:
B. ESTATES -COMMERCIAL DISTRICT
6. Wilson Boulevard Commercial Subdistrict
• Add name of this Subdistrict in the GGAMP next in order
FUTURE LAND USES MAP SERIES
[added next in order]
Wilson Boulevard Commercial Subdistrict
.. m_m'160Ga C'120B Su P.^ien:p,6h!Ex 1V..H 2009 R,,
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&TM EXHIBIT /VC
06-09-09
A MHO
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MM
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MPUD
Legend
Zoning
PUD Sites
WilsonComm Blvd.
Commerical Subdistrict
W+
Vanasse
Urban Planning
Architenue
V
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Civil Engineering
Gail Engineering
D
Location Map Showing Zoning
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ay I o r
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Date: 06-09-09
F.
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FL 366
rYWIRIT VA d
Sources: Collier County PA
It is the end users responsibility to verify the data contained hereon.
Numbe1.
ri-e: ovanoay_nast\gis\Projects\800\808\80886\Exhibits\80886-Ioczone00.mxd
EXHIBIT V.A.2 Praeq Number. 80886/2090261
FILE:\\vandav nasi\aie\Prniacis\AnMana\anAAarP.n.ha.mnnuP_—a.....,
EXHIBIT V.A.3
ENVIRONMENTAL ASSESSMENT
WILSON BOULEVARD COMMERCIAL SUBDISTRICT
SEC 27, TwP 48S, RNG 27E
COLLIER COUNTY, FLORIDA
REVISED: JUNE 5, 2009
PREPARED BY:
TURRELL, BALL & ASSOCIATES, INC
3584 EXCHANGE AVENUE, STE B
NAPLES, FL 34104
V.C.1
Wilson Boulevard Commercial SubDistrict
Section 27, Township 48S, Range 27E, Collier County
December 14, 2006 Revised June 5, 2009
ECOLOGICAL ASSESSMENT
MAJOR FLUCCS CATEGORIES
FLUCFCS
CODE
FLUCCS
DESCRIPTION
TOTAL
ACRES
POTENTIAL JURISDICTIONAL
WETLANDS
411
Pine Flatwoods
2.08
621
Cypress
0.84
0.84
740
Disturbed Lands
1.66
814
Roadway
0.59
TOTALS
5.17
0.84
Note: Acreages are approximate as no survey was used to determine vegetative coverages.
411 —Pine Flatwoods
This area consists of a canopy dominated by Slash pines (Pinus elliotti) with some Cabbage
palms (Sabal palmetto), and Laurel Oaks (Quercus laurifolia) making up the midstory.
Groundcover includes few Saw Palmettos (Serenoa repens), Broom sedge (Andropogon
virginicus), Snowberry (Chiocicca alba), and Grapevine (Vitis rotundifolia) that has taken over
the entire area.
621- Cypress
This area consists of a canopy dominated by Cypress (Taxodium distichum), and the midstory
consists of Cabbage Palms (Sabal palmetto), Myrsine (Myrsine guianensis), and Brazilian
Pepper (Schinus terebinithifolius). Groundcover consists of Swamp fern (Blechnum serrulatum),
White head broom (Spermacoce verticillata), young Slash pines (Pinus elliotti), and Saw Grass
(Cladium jamaicense) scattered throughout. There was also an underlying algal mat that was
noted throughout most of this area.
740 - Disturbed Lands
This area consists of no canopy but consist of widely scattered Slash pines (Pinus elliotti), and
Brazilian Pepper (Schinus terebinithifolius). Understory is composed primarily of Grapevine
(Vitis rotundifolia), White head broom (Spermacoce verticillata), and Broom sedge (Andropogon
virginicus) was also present.
SOILS
The USDA Survey of Soils for Collier County shows that the majority of the site is composed of
#27 - Holopaw Fine Sand which is classified as a hydric soil, and #7 - Immokalee Fine Sand
which is a non hydric soil. Please note that the Collier Soil Survey was conducted in the early
1980's and is intended to be used as a guide only. The boundaries have not been field-truthed.
FLORIDA MASTER SITE FILE
The Florida Master Site File (MSF) is a database of the known historic and archaeological sites
in the state of Florida. The MSF office was contacted, and no known sites of importance are
2-
Wilson Boulevard Commercial SubDistrict
Section 27, Township 485, Range 27E, Collier County
December 14, 2006 Revised June 5, 2009
ECOLOGICAL ASSESSMENT
located on the subject property. The report from the MSF indicated that there is an old bridge
located nearby but it will not be impacted by this project. Should an archaeological find be
discovered on the site during construction, it would not preclude development but it might affect
structure siring or construction techniques.
LISTED WILDLIFE SPECIES
-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 exist 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 most likely be found on or around the
site include:
Tricolor Heron (Egretta tricolor, SSC)
Snowy Egret (Egretta thula, SSC)
Little Blue Heron (Egretta caerula, SSC)
White Ibis (Eudocimus albus, SSC)
Wood Stork (Mycteria americana FE)
Red cockaded woodpecker (Picoides borealis, FE, ST)
Gopher Tortoise (Gopherus polyphemus, SSC)
Eastern Indigo snake (Drymarchon corais couperi, FT, ST)
Florida Black bear (Ursus americanus floridanus, FC, ST)
Big Cypress Fox Squirrel (Sciurus niger avicennia, *)
Florida Panther (Puma concolor coryi, FE, SE)
F = Federal SSC = Florida Species of Special Concern
3-
Wilson Boulevard Commercial SubDistrict
Section 27, Township 48S, Range 27E, Collier County
December 14, 2006 Revised June 5, 2009
ECOLOGICAL ASSESSMENT
S = State C = Federal Candidate
E = Endangered *= FWS Species of Management Concern
T = Threatened R = Rare
A Threatened and Endangered species survey has been conducted on the property to determine if
any of the species listed above are using the site for foraging, nesting, or denning activities.
There is evidence of one listed species the Gopher Tortoise to be utilizing the uplands of this site.
Please see attached Gopher Tortoise Location map indicating the burrow location. Pine trees on
the property were also examined for RCW cavities, squirrel day beds, and other signs of
utilization. The ground was examined for animal tracks, scat, or evidence of foraging (chewed
pine cones, etc.). The biologist also sat quietly for periods listening for calls and observing
transient wildlife movement across and around the property. A list of survey dates, times, and
ambient weather conditions is provided below.
Survey Date
Times Surveyed
Temperature
°F
Wind
Weather
12/5/06
0730— 1000
60-65
TONE
Partly Cloud
12/7/06
0800-1030
70-74
5 E
Cloud
12/11/06
0730 —1000
65-70
10 NE
Partly Cloud
12/13/06
0730- 1030
55-60
10-15 NE
Sunny
12/14/06
0800- 1000
70-75
5-10E
Rain
A specific Gopher tortoise survey was conducted. During the site visit, Gopher tortoise burrows
found on-site were marked with surveyors tape and classified as active, inactive, or abandoned.
Approximate latitude/longitude coordinates were also recorded with a hand-held GPS unit. A
total of 8 burrows were found on-site. Please see the attached exhibit showing the locations and
status of the burrows. A few of the burrows are not active, likely due to the lack of a large
amount of suitable forage material for the tortoises. Any development that will impact tortoise
burrows will require the creation of a management plan and a permit from the Florida Fish and
Wildlife Conservation Commission. Our recommendation for acquiring the permit is to retain
some native vegetation on-site after development for relocation of tortoises on-site. Based on the
number of active burrows found on-site, we estimate that approximately 0.5 acres would be
required to be preserved for an on-site relocation area. The management plan would likely
require some maintenance and supplemental planting in the tortoise area to make it more suitable
for the retained tortoises, due to the current disturbed/altered state of most of the vegetation on-
site. Of more benefit to maintaining a viable population, off-site relocation should be explored.
A permit from the FFWCC would be required for either on-site or off-site relocation activity.
In addition, the property is within the USFWS panther consultation area and an analysis of
potential impacts to panthers through habitat loss and increased traffic will be required.
The proposed activity of a commercial development is not expected to adversely impact any
other listed species.
JURISDICTIONAL WETLANDS
4-
Wilson Boulevard Commercial SubDistrict
Section 27, Township 48S, Range 27E, Collier County
December 14, 2006 Revised June 5, 2009
ECOLOGICAL ASSESSMENT
At the time of the site visit, no areas of the property contained standing water. However, there
was wetland vegetation and evidence of hydrology was present (algal mats) throughout the
Cypress area of the site. Based on the condition and composition of vegetation, the presence of
hydrologic indicators, and the presence of hydric soils, it is the opinion of Turrell, Hall &
Associates, Inc. that this one area of the site would be claimed as jurisdictional wetlands by State
and Federal agencies.
Permits from the U.S. Army Corps of Engineers (ACOE) and the Department of Environmental
Protection (DEP) or South Florida Water Management District will be required for any
development activities (excavation or filling) impacting the any wetlands within the site. To
obtain the required permits, the applicant must demonstrate that wetland impacts have been
avoided or minimized to the maximum extent possible and that the proposed impacts are not
contrary to the public interest. The relative quality of a proposed impact site will influence the
ability to obtain the required permits and the amount of mitigation required to offset the
proposed impacts.
If the wetland was to be impacted, the required mitigation can take the form of wetland creation,
wetland restoration, wetland enhancement, wetland preservation, and/or upland preservation.
Wetland creation is defined as creating a wetland (by re -contouring the ground and planting
native wetland vegetation) from an area that is, and historically was, upland. Wetland restoration
is defined as re-creating a wetland in an area that is not currently, but historically was, a
jurisdictional wetland. Wetland enhancement is defined as improving an existing wetland,
typically by removing exotic vegetation and improving the area's hydrology. Wetland and
upland preservation is defined as preserving existing communities with little, if any,
improvements to the area. If an approved mitigation bank is used, the amount of mitigation
required is determined by a functional assessment analysis. Current costs for mitigation credits
range from $60,000 to $90,000 per credit, and the worst case for application would be one credit
per acre of wetland impact. The final mitigation plan will be based upon site-specific conditions
and the proposed site development plan.
Based upon this evaluation, the development of the subject property could impact a jurisdictional
wetland and therefore Federal permits may be required in addition to local and State permits. A
gopher tortoise relocation permit will be needed for impacts to any gopher tortoise burrows and
coordination with USFWS regarding panthers will also be required.
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THREATENED AND ENDANGERED SPECIES
WILSON BOULEVARD COMMERCIAL SUBDISTRICT
SEC 27, Twp 48S, RNG 27E
COLLIER COUNTY, FLORIDA
REVISED: JUNE 5, 2009
PREPARED BY:
NAPLES, FL 34104
V.C.2
Wilson Boulevard Commercial SubDistrict
SEC 27, TWP 48S, RNG 27E, Collier County, FL
Text Revised June 5, 2009
I. INTRODUCTION
The Wilson Boulevard Commercial site encompasses a total of approximately
5.17 acres located in Section 27, Township 48 South and Range 27 East Collier
County, Florida. The subject parcel lies on the southeast corner of Immokalee
Road and Wilson Blvd, east of CR 951. Currently the subject parcel consists of
2.92 acres of undeveloped forested land, 1.66 acres of open disturbed land and
0.59 acres of roadway and right-of-way.
To characterize surrounding land use, the parcel is bordered to the east by
undeveloped land, to the south by single-family vacant properties, to the west
Wilson Blvd. and to the north Immokalee Road. The parcel appears to have been
influenced by the surrounding roads and development of single-family residences.
To consider potential effects of the proposed project on any state or federally
listed species that may utilize the property for feeding/foraging and/or nesting, a
Threatened and Endangered Species Survey was requested and the findings are
stated in this report. Subsequent site visits and surveys were completed, and this
report summarizes the results of the subsequent survey activities on the subject
property.
H. METHODOLOGY
Prior to any wildlife survey, careful consideration is given to the habitat type/s in
question and species that are known to utilize such areas. Before any survey is
carried out a number of publications and references are consulted. These include:
The Official List of Florida's Endangered Species, Threatened Species and
Species of Special Concern (dated June, 2006), Florida Fish and Wildlife
Conservation Commission (FWCC) Wildlife Methodology Guidelines, The
Standardized State -Listed Animal Survey Procedures for SFWMD ERP Projects,
and the Florida Natural Areas Inventory (FNAI) for Collier County.
The basic objective of any wildlife survey is to obtain evidence that a listed
species is using the subject site. The site may comprise a primary or secondary
feeding/foraging or nesting zone or merely be adjacent to those sites for a
particular listed species. As many species of concern in Florida are
cryptic/camouflaged and/or noctumal/crepuscular, patience and sufficient time
must be devoted to the survey.
Aerial photos and FLUCFCS mapping are consulted prior to arriving on-site and a
system of meandering transects is followed throughout the subject area. The most
recent field study traversed the entire site in a series of transects, these transects
were walked from December 5a' -14`h 2006, and more than 15 hours were spent on
site devoted to wildlife survey.
Page 1 of 4
Wilson Boulevard Commercial SubDistrict
SEC 27, TWP 48S, RNG 27E, Collier County, FL
Text Revised June 5, 2009
A list of survey dates, times, and ambient weather conditions is provided below.
Survey Date
Times
Surveyed
Temperature
°F
Wind
Conditions
Weather
12/5/06
0730-1000
60-65
NE 10
Partly Cloud
12/7/06
0800-1030
65 —68
E 5
Cloud
12/8/06
0730-1000
63-68
NE 5-10
Partly Cloud
12/11/06
0730-1000
61-65
NE 10
Partly Sunny
12/13/06
0730-1030
55 —58
NE 10-15
Sunny
12/14/06
0800-1030
1 57— 59 1
NE 5 -10
1 Rain
A slow pace along transects was maintained, stopping every few minutes to look
and listen for movement or calls of any animal. Indirect evidence such as
rootings, scrape marks, nests, cavities, burrows, tracks and scat were looked for
and duly noted.
III. RESULTS AND DISCUSSION
A list of species that would be expected to occur on the subject site can be given
through analysis of known vegetative communities both on-site and contiguous to
the site and available background data. Sources include the Fish and Wildlife
Service Multi Species Recovery Plan, Part 2, Appendix C, Species of Concern
and their Respective Community Types in South Florida, in addition to
communication with personnel at state and federal wildlife agencies.
Vegetative communities are presented by FLUCFCS code with numbers in
accordance with the supporting map together with potential wildlife species.
Consideration of the suitability and likelihood for a given community to support a
particular species is given in light of adjacent and contiguous land uses.
Abbreviations used in the discussion are as follows;
F = Federal
S = State
E = Endangered
T = Threatened
SSC = Florida Species of Special Concern
C = Federal Candidate
*= FWS Species of Management Concern
R = Rare
Page 2 of 4
Wilson Boulevard Commercial SubDistrict
SEC 27, TWP 485, RNG 27E, Collier County, FL
Text Revised June 5, 2009
FLUCFCS CODE 411: Slash Pine Flatwoods — Canopy of southern slash pine
with scattered wax myrtle and brazilian pepper in the
midstory. Groundcover is graminoid.
Appendix C lists the following potential species within the community type Mesic
Pine Flatwoods; Florida Weasel (Mustela frenaata peninsulae, R), Big Cypress
Fox Squirrel (Sciurus niger avicennia, *), Florida Black bear (Ursus americanus
floridanus, FC, ST), Florida Panther (Puma concolor coryi, FE, SE), White Ibis
(Eudocimus albus, SSC), American Kestrel (Falco sparverius paulus, *, ST),
Sandhill crane (Grus canadensis pratensis, ST), Bald eagle (Haliaetus
leucocephalus, FT, ST), Red cockaded woodpecker (Picoides borealis, FE, ST),
Audubons crested caracara (Polyborus plancus audubinii, FT, ST), Eastern Indigo
snake (Drymarchon corals couperi, FT, ST), Gopher tortoise (Gopherus
Polyphemus, ST), Eastern Beard grass skipper (Atryone arogos arogos, *).
Of the above species, the Big Cypress Fox Squirrel, Kestrel, and Gopher Tortoise
are the most likely to be found on this property due to its location and existing
conditions. Typical habitat required by the Big Cypress Fox Squirrel consists of
mature open slash pine adjacent to cypress forests. The majority of the property
does consist of pine and cypress habitats. Kestrels could forage in the open
disturbed area, and gopher tortoises are present in disturbed and pine flatwood
areas. The property is also within the USFWS panther consultation area and any
development that takes place on the site will need to address potential impacts to
the Florida Panther due to habitat loss and traffic increases.
FLUCFCS CODE 621: Cypress — Canopy of Cypress with scattered Brazilian
pepper in the midstory.
Listed species potentially observed within this classification include the
following: Ivory Billed Woodpecker (Campephilus principalis, FE, SE) and
Wood Stork (Mycteria americana FE). No sightings of the Ivory Billed
Woodpecker have been verified on the US mainland in recent years except for a
potential sighting in Arkansas last year. Wood storks are known to forage in near
by Corkscrew Swamp and have been observed in local roadside swales though
none have been observed on this property
FLUFCS CODES 740: Disturbed Land — Grammoid ruderal weedy vegetation
throughout with very scattered southern slash pine and cabbage palm trees.
Wildlife utilization in this area is as listed above.
Page 3 of 4
Wilson Boulevard Commercial SubDistrict
SEC 27, TWP 485, RNG 27E, Collier County, FL
Text Revised June 5, 2009
A list of all wildlife species observed on the site is provided below.
Common Name (Scientific Name Listing)
Reptiles
Green Anole (Anolis carolinensis)
Brown Anole (Anolis sagrei)
Gopher Tortoise (Gopherus polyphemus SSC)
Birds
Red Shoulder hawk (Buteo lineatus)
Mocking Birds (Polygloottos)
Vultures (Coragyps atratus)
Unidentified Warblers (Dendroica spp.)
Red Belly Woodpecker (Melanerpes carolinus)
Cardinals (Cardinalis Cardinalis)
Crows (Corvus brachyrhynchos)
Mammals
White Tailed deer (Odocoileus virginianus)
Gray Squirrel (Sciurus Carolinensis)
Raccoon (Tracks) (Procyon lotor)
Opossum (Tracks) (Didelphis virginiana)
Armadillo (Tracks) (Dasypus novemcinctus)
Feral Cat (Tracks) (Felis silvestris catus)
Feral Dog (Canis lupus spp.)
IIl. SUMMARY
The property does have the potential to support a few listed species, as well as a
host of non -listed resident and transient species. Gopher tortoises were observed
during surveying of the site. Based on the burrow activity it was estimated that
three or four tortoises are present. Any proposed development activity will be
required to provide sufficient space on site to accommodate these tortoises or a
suitable offsite relocation area will need to be found. Proper management of an
on site preserve may maintain an area of continued use to local resident species
though off-site relocation of the tortoises may be more beneficial to the
maintenance of a viable population.
Because of the existence of gopher tortoise utilization of the property and the
location of the property within the USFWS panther consultation zone, Habitat
Management Plans will need to be coordinated with FFWCC and the USFWS. A
gopher tortoise management plan will also be required. The plan or plans will be
provided as the details are coordinated and finalized with the relevant agencies.
Page 4 of 4
DEC -18-2006 1450
FLORIDA DEPARTMENT OF STATE
Sue M. Cobb
Secretary of State
DIVISION OF HISTORICAL RESOURCES
December 18, 2006
Jeff Rogers
Turrell & Associates, Inc,
3584 Exchange Ave., Ste, 8
Naples, FL 34104
Fax: 239-643-6632
In response to your inquiry of December 14, 2006, the Florida Master Site File lists no previously recorded
archaeological sites, one historic bridge and no standing structures in the following parcel of Collier County;
T48S, R27E, Section 27
In interpreting the results of our search, please remember the following paints:
• Areas which have not been completely surveyed, such as yours, may contain
unrecorded archaeological sites or historical structures.
• While many of our records relate to historically significant properties, the entry of an
archaeological site or an historical structure on the Florida Master Site File does not
necessarily mean that the structure is significant.
Since vandalism is common at Florida sites, we ask that you limit the distribution of
location information on archaeological sites.
As you may know, federal and state laws require formal environmental review for some
projects. Record searches by the staff of the Florida Master Site File do not constitute
such a review, if your project falls under these laws, you should contact the
Compliance Review Section of the Bureau of Historic Preservation at $50-245-6333 or
at this address.
If you have any further questions concerning the Florida Master Site File, please contact us as below.
Sincerely,
40— �
Celeste vary
Archaeological Data Analyst,
Florida Master Site File
Division of Historical Resources
R. A. Gray Building
500 South Bronough Street
Tallahassee, Florida 32399-0250
Phone: 850-245-6440
Fax: 850-245-6439
Email: sirefileffildos srate.Aus
Web: htrrp./ltihentagecam(pmservatian
P.02
500 S, Bronough Street + Tallahassee, FL 32399.0250 . http;//www.nheritage.com
d Outdoes Office O Archaeological Research 0 MOO* Preservation O Historical t.4Vatum4
(850) 245-6300 • FAX: 245.64.3.5 (SW 245-644..4 • FAX! 245-6436 (850) 245-6333 • FAX: 2454937 (350) 249-6400 , PAX: 245-6433
0 Palm Beach Regional Office O se Augustine Rtsional Office 0Tampa Regional Office
1561) 279-1475 •. FAX; 279_1416. 19041929.5045 . FAX- 475-SMd MIM 7" -vasa . cav-
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Exhibit V.D.S/Title Page
Market -Conditions Study
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Prepared For:
Vanasse Daylor
Suite 600
12730 New Brittany Boulevard
Fort Myers, Florida 33907
Prepared By:
Fraser k Mohlke Associates, Inc.
Post Office Box 2312
Naples, Florida 34106-2312
August 19, 2009
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
S. Appendix
Exhibit V.D.5/Forward
FOREWORD
The Market Study that follows is submitted in support of an ordinance establishing
a Wilson Boulevard Commercial Sub -District to be located at the southeast corner of
Immokalee Road/County Road 846 (CR -846) and Wilson Boulevard. The site is 5.1
acres in size with approximately 660 feet of frontage on Wilson Boulevard and 330
feet of frontage on CR -846. It is the intent of the Sub -District to provide commercial
goods and services to the area within a two-mile perimeter surrounding the intersec-
tion of CR -846 and Wilson Boulevard, and to serve passerby traffic emanating from
the area surrounding the Immokalee community and the Town of Ave Maria.
a) The criteria for the Sub -District are as follows:
1. All commercial development is to be in the form of a Planned Unit De-
velopment (PUD).
2. Projects directly abutting Estates zoned property shall provide, at a
minimum, a 75 -foot buffer of retained native vegetation with no
parking or water -management uses permitted.
3. A maximum gross floor area of commercial uses shall be limited to
40,000 square feet for uses allowed in C-1, C-2, and C-3, both permit-
ted and conditional, as contained in the Collier County Land Devel-
opment Code (LDC).
4. Driveways and curb cuts shall be limited to right-in/right-out turning
movements only.
5. All principal structures shall be required to have a minimum setback
of 100 feet from the Sub -District's southern boundary.
6. A 25 -foot wide landscape buffer shall be provided along the entire
frontage of both CR -846 and Wilson Boulevard.
7. Building heights shall be limited to two stories and a maximum of 35
feet.
8. All lighting shall be designed architecturally, shielded from neigh-
boring residential land uses, and limited to 25 feet in height.
b) Limitation of Uses — Uses shall be limited to the following:
1. Automotive Service Station;
2. Convenience Stores;
3. Drug Stores;
4. Restaurants, including fast food restaurants, but not drive-in restau-
rants; and a
Shopping Center, as defined in the LDC, comprised of uses consistent
with those identified in the Sub -District's Growth Management Plan
Amendment (GMPA).
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.S/Page I-1
I. MARKET CONDITIONS:
STUDY AREA DEFINITION
This analysis begins with an evaluation of population growth and transporta-
tion infrastructure development within the Corkscrew Planning Community District
(PCD) and the Rural Estates PCD, a collection of home sites and non-contiguous
neighborhoods within the platted Golden Gate Estates and the largely unplatted
"Rural Fringe" and "Rural Stewardship" areas of Collier County west of State Road
29 and east of Collier Boulevard/County Road 951 (See map on the facing page).
Table 1.01.1 below demonstrates the emerging populations of the Corkscrew
and Rural Estates planning communities mainly east of the urban boundary and
south of neighboring Lee County. The two planning communities include much of
the populated area north of Interstate 75 (I-75), except the Immokalee PCD and the
developing Town of Ave Maria south of Immokalee, thereby providing a context for
assessing the future goods and services needs of current and future residents of
these planning communities- Throughout this analysis, these communities, in whole
or in part, will be referenced as "the area under study" or the "study area".
Planning Community Population Growth 2000-2015
By the year 2015, the permanent population of the Corkscrew and the Rural
Estates PCD's is projected to grow 143.72 percent (%) from 19,834 persons in 2000 to
48,340 in 2015, an increase of 28,506 persons according to May 29, 2009, estimates
provided by the Collier County Comprehensive Planning Department.
Based on the forecasting methodology employed in 2009, permanent -
population projections for the area under study demonstrate the following growth
patterns:
Table 1.01.1
2009 Study Area Population Estimates and Growth Projections
(As of April 1 of each year)
2000 2005 2010 2015
Corkscrew PCD 1,019 1,729 2,118 8,867
Rural Estates PCD 18,815 32.183 36.057 39.473
Total Study Area Population 19,834 33,912 38,175 48,340
Percent (%) share of the
Unincorporated County 9.22% 12.15% 13.09% 15.09%
% Of Collier County total 7.89% 10.67% 11.51% 13.31%
Unincorporated Total 215,043 279,124 291,696 320,404
Collier County Total 251,377 317,788 331,800 363,300
Source: Collier County Permanent Population Estimates and Projections (2000-2015)
Collier County Comprehensive Planning Department (May 29, 2009)
A Sub -District market -conditions study for the proposed Growth Manage-
ment Plan Amendment, submitted to Comprehensive Planning dated April 27, 2007,
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-2
utilized a standard straight-line estimating methodology employed in 2005 that
forecasted greater population increases for the study period of 2000-2015 as of Octo-
ber 1 of each year. The 2005 estimate projected the permanent populations of the
Corkscrew PCD, and the Rural Estates PCD would grow 237.74 percent from 21,031
in 2000 to 70,964 in 2015, an increase of 49,933 persons as released on October 4,
2005, and demonstrated below:
Table 1.01.2
2005 Study Area Population Estimates and Growth Projections
2000
2005
2010
2015
Corkscrew PCD
1,114
1,936
3,766
5,619
Rural Estates PCD
19.917
33.940
49,550
65.345
Total Population
21,031
35,876
53,316
70,964
Percent (%) share of
-1,648
+3,248
% decrease
Unincorporated County
9.51%
12.48%
14.73%
16.25%
% of total Collier County
8.36%
10.97%
13.18%
14.73%
Unincorporated Total
221,139
287,475
361,910
436,747
Collier County Total
251,377
327,071
404,577
481,835
Sources: Collier County Permanent Population Estimates and Projections (2000-2015)
Collier County Comprehensive Planning Department (October 4, 2005)
Utilizing the source documents cited above, Table 1.01.3 below provides con-
trasting population estimates for 2005 and 2009:
Table 1.01.3
Comparison of Study Area Estimates and Projections: 2007 and 2008
2000
2005
2010
2015
Corkscrew PCD
2005
1,114
1,936
3,766
5,619
2009
1,019
1,729
2,118
8,867
Net decrease
-95
-207
-1,648
+3,248
% decrease
-8.53%
-10.69%
-43.76%
+57.80%
Rural Estates PCD
2005
19,917
33,940
49,550
65,345
2009
18.815
32,183
36.057
39,473
Net decrease
1,102
1,757
-13,493
-25,872
% decrease
-5.53%
-5.18%
-27.23%
-39.59%
Study Area
2005
21,031
35,876
53,316
70,964
2009
19,834
33.912
38.175
48,340
Net decrease
-1,197
-1,964
-15,141
-22,624
% decrease
-5.69%
-5.47%
-28.40%
-31.88%
Wilson Boulevard Commercial Sub -District Market Study
Exhibit V.D.5/Page I-3
Table 1.01.3
2015
(Continued)
15,659
Comparison of Study Area Estimates and Projections: 2007 and 2008
2000 2005
2010 2015
Unincorporated Area 2005 221,139 287,475
361,910 436,747
2009 215.043 279.124
291.696 320.404
Net decrease -6,096 -8,351
-70,214 -116,343
% Decrease -2.76% -2.90%
-19.40% -26.64%
Collier County Total 2005 251,377
2009 251,377
Net Decrease 0
-0.00%
327,071 404,577 481,835
317,788 331,800 363,300
-9,283 -72,777 -118,535
-2.84% -17.99% -24.60%
Population Growth 2000-2015 in Postal ZIP Code 34120
Geographically, ZIP Code 34120 occupies the northern two-thirds of the study
area and includes substantial parts of the Corkscrew and Rural Estates PCD's (See
map on the facing page). An analysis of the population of ZIP Code 34120 will add
another dimension to study -area population estimates.
At the time of the decennial census on April 1, 2000, the census -determined
population of ZIP 34120 was 12,062 persons, or 5.61 percent of the 2000 U. S. Cen-
sus population of unincorporated Collier County.
Using standard estimating methodology and extrapolating from the base per-
centage of 5.61 percent provided by the 2000 U. S. Census, the population of ZIP
34120 would increase by 8,282 persons, or 68.66 percent, over the 15 years from
2000 to 2015 as demonstrated in Table 1.02.01 below:
Table 1.02.1
Static Population Estimates and Growth Projections for ZIP Code 34120
Postal ZIP Code 34120
Percent (%) share of the
Unincorporated County
Corkscrew and Rural Estates
Percent (%) share of the
Unincorporated County
Unincorporated Total
2000
2005
2010
2015
12,062
15,659
17,551
20,344
(+3,597)
(+5,489)
(+8,282)
5.61%
5.61%
5.61%
5.61%
19,834
33,912
38,175
48,340
(+14,078)
(+4,263)
(+10,165)
9.22%
12.15%
13.09%
15.09%
215,043
279,124
291,696
320,404
Source: Collier County Permanent Population Estimates and Proiections (2000-2015)
U. S. Bureau of the Census (data derived from the 2000 decennial census)
The standard population projections for ZIP 34120 demonstrated above in
Table 1.02.1 reflect a static percentage share of 5.61 percent of unincorporated Col-
lier County.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-4
However, if population estimates for ZIP 34120 reflected the augmented per-
centage growth projected by County planners in five-year increments for the Cork-
screw and Rural Estates PCD's, as illustrated above in Table 1.01.1, its projected
population growth would be:
Table 1.02.2
Augmented Population Estimates and Growth Projections for ZIP Code 34120
Postal ZIP -Code 34120
Percent (%) share of the
Unincorporated County
Unincorporated Total
2000 2005 2010 2015
12,062 33,912 38,183 48,349
5.61% 12.15% 13.09% 15.09%
215,043 279,124 291,696 320,404
Source: Collier County Permanent Population Estimates and Projections (2000-2015)
U. S. Bureau of the Census (derived from the 2000 decennial census)
Transportation Infrastructure Improvements
Historically, county government's program to expand roadway capacity
within any individual Planning Community District (PCD) can establish an area as
having significant, long-term growth potential. The experience of recent years dem-
onstrates that Collier County's Capital Improvements Program (CIP) for new road-
way construction and/or roadway capacity improvements has proven to be a reliable
indicator of the location of future development and a predictor of population growth.
Development of the Collier County
2030 Long Range Transportation Plan (LRTP) Update
The Safe, Accountable, Flexible, and Efficient Transportation Equity Act: A
Legacy for Users (SAFETEA-LU), enacted by Congress in 2005, provided the Fed-
eral mandate by which the Collier County Metropolitan Planning Organization
(MPO) was required to update its Long Range Transportation Plan, or LRTP. Con-
sequently, to ensure continuation of Federal revenues, including non -transportation
dollars, to Collier County -- the MPO prepared and adopted an updated 20 -year
LRTP plan prior to July 1, 2007 that addressed the following minimum goals:
• Preserved the existing transportation system;
• Promoted efficient management and operation of the system;
Increased accessibility to the system;
Linked the existing system to new, improved roadways; and
Increased the system's safety and security.
The LRTP reflected Collier County's growth in population and employment
through use of an Urban Land Use Allocation Model (ULAM) that considers devel-
opment patterns and the impact on the transportation system of anticipated growth
rates for the analyzed period, 2010 to 2030. Forecasted land uses for specific geo-
graphic areas are programmed to account for: 1) Previously announced development
plans, 2) Future employment clusters, 3) School -enrollment projections, and 4) Traf-
fic growth rates.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-5
The ULAM evaluated the existing transportation system in both Lee and Col-
lier counties based on conditions existing in 2005. Additionally, the ULAM ac-
counted for the commitments both counties made to finance and construct an im-
proved surface transportation network when the allocation model was developed.
A model "Existing -Plus -Committed (E+C)" roadway network was created for
Collier and Lee counties and matched against forecasted population, school -
enrollment, and employment for the year 2030. The model's predicted congestion
levels for the E+C network shows a 300 -percent increase of vehicle -hours of travel
and a 33 -percent decrease in "congested speed" leading to a commensurate 33 -
percent increase in travel time. A map illustrating the overall lane -capacity needs
for the Collier County 2030 Long Range Transportation Plan faces page I-5. The up-
dated 2030 Needs Plan has multiple components. They are:
• Highway;
• Transit;
• Pathways, bicycle and pedestrian;
• Freight; and
• Maintenance and operation of the Collier County transportation system.
The following analysis addresses specifically the Highway Component of the
2030 Needs Plan. The goal of the Highway Component is to identify Collier County's
roadway needs for the period ending in 2030 ("plan year 2030") so that projected
2030 traffic will be carried at an acceptable Level of Service (LOS) on the identified
2030 roadway network. A detailed 2030 Highway Needs Network LOS Evaluation is
provided below in Table 1.03 in the form of a 2015 Interim Plan. It identifies major
roadway segments located in the Corkscrew PCD, and Rural Estates PCD that pro-
vide access to the site on Wilson Boulevard for the proposed development of the Wil-
son Boulevard Commercial Sub -District ("the subject site"). Needed access -road im-
provements are illustrated in appended map renditions with detailed project listings
from the Florida Department of Transportation (FDOT) Draft Tentative Work Pro-
gram, Fiscal Year (FY) 2009/2010-2013/2014, adopted on June 12, 2009, as illus-
trated in the "Section 1 - Exhibit 1A" road listing provided by the Collier Metropoli-
tan Planning Organization (MPO).
Table 1.03 below identifies each roadway segment by the existing number of
lanes, the lanes needed for plan year 2030, lanes committed to be built before the
interim plan year 2015, forecasted traffic volumes for 2015, the 2015 Annual Aver-
age Daily Traffic (AADT), and a Volume -To -Capacity (V/Q Ratio to indicate whether
the desired Level of Service (LOS) is met or not met.
Roadways are shown in descending order from the highest V/C Ratio to the
lowest. "E+C" Lanes are lanes on existing roads and road improvements under con-
struction or programmed for construction. Numbers (2, 4, 6) represent the number of
road lanes. The letter "R" designates a rural road, "L" a local road, "U" an undivided
road and "D" a divided road. The "2015 Volumes" represent the total daily traffic
that the improved road segment can carry and still maintain an acceptable LOS.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-6
The AADT is calculated from model volumes utilizing a seasonal adjustment
factor for Collier County. A ratio of less than 1.00 is a forecast that the roadway
Level Of Service (LOS) will be maintained properly. A ratio that is greater than 1.00
(shown in bold) indicates the forecasted volumes is projected to exceed the adopted
LOS standard for that roadway.
A map that illustrates the Collier County roadway Existing Plus Committed
Network is on the facing page. Roadways listed below are shown in descending order
from the highest V/C Ratio to the lowest. Roads in proximity to the subject site are
highlighted in bold.
Table 1.03
2030 Long Range Transportation Plan (LRTP) LOS Evaluation
2015 Interim Plan: Volume -To -Capacity Analysis
Study Area Related Roadways
(February 20, 2006)
Road Link E + C 2030 2015 2015 2015 2015
Number Lanes Network Lanes Volumes AADT V/C Ratio
Lanes
CR -846 Immokalee Road 6D 6D 49,200 52,900 1.08
Wilson Boulevard to
Randall Boulevard
CR -846
Immokalee Road 6D
6D
53,500
46,400
0.87
CR -951 to Wilson Blvd.
CR -846
Immokalee Road 6D
6D
49,200
28,200
0.57
Randall Blvd. to CR -858
CR -876
Golden Gate Boulevard 4D
4D
35,700
13,700
0.38
CR -951 to Wilson Blvd.
CR -862
Vanderbilt Beach Road
4D 4D
35,700
11,700
0.33
CR -951 to Wilson Blvd.
Analysis of Roadway Capacity in Collier
County
The capacity calculations for roads listed in the 2015 Interim Plan detailed
above have identified needed roadway -capacity improvements. The following exami-
nation of actual roadway utilization focuses on both roadways accessing the Cork-
screw and Rural Estates PCD's, as well as roads within the Corkscrew and Rural
Estates planning communities -
Two recent Collier County Evaluation for the Congestion Management Sys-
tem one for 2005 and another for 2008, analyzed roadway facility operational
deficiencies and identified roadway segments that operate in excess of their adopted
Level of Service (LOS). Deficient segments, for the most part, lack both a sufficient
number of lanes to maintain their adopted LOS and the absence of parallel facilities
to assist in limiting their service volumes.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I
Well documented increases in population, lane miles, vehicle miles, and the
percent of system utilization through to interim plan year 2015 have provided the
basis for an extensive roadway construction program in the study area beginning in
2006 and extending to 2015.
Current Volume to Capacity (V/C) Ratios for roadway corridors providing ac-
cess to the Corkscrew PCD and the Rural Estates PCD and principal roadways
within both PCD's are listed below in Table 1.04.1 and Table 104.2.
Each segment's total peak -hour volume has been calculated and the remain-
ing capacity for each segment has been listed.
r*.
Table 1.04.1
Congestion Management System Roadway Links
2006 Volume -To -Capacity Analysis
Study Area Related Roadways
(October 25, 2006)
Road
Link Exiting 2006 Peak
2005 2005 2005
Number
Roadways From/To Road Minimum Hour
Peak VIC Ratio Trip
Lanes Standard Service
Hour Bank
(LOS) Volume
Volume
CR -876
Golden Gate Boulevard 4D D 2,350
1,495 0.64 278
CR -951 to Wilson Boulevard (4.72 centerline miles)
Total Volume: 1,763 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 587
CR -951
Collier Boulevard 2U D 1,240
1,115 0.90 858
CR -846 to CR -876 (3.05 centerline miles)
Total Volume: 1,973 (Peak Hour Volume + Trip Bank)
Remaining Capacity: -733
CR -846
Immokalee Road 4D D 2,320
2,621 1.13 1,213
1-75 to CR -951 (3.00 centerline miles)
Total Volume: 3,834 (Peak Hour Volume + Trip Bank)
Remaining Capacity: -1,514
CR -846
Immokalee Road 6D E 3,790
1,264 0.33 653
CR -951 to Wilson Boulevard (4.92 centerline miles)
Total Volume: 1,917 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 653
r*.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-8
2008
Trip
Bank
300
592
741
CR -846 Immokalee Road 6D D 3,629 1,399 0.39 272
Logan Blvd. to CR -951 Remaining Capacity: 357 (1.50 centerline miles)
Total Volume: 1,671 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,958 Current LOS = B
CR -846 Immokalee Road 6D E 3,790 1,401 0.37 418
CR -951 to Wilson Boulevard (4.92 centerline miles)
Total Volume: 1,819 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,971 Current LOS = B
For comparison purposes, a summing of the three key indicators — Peak Hour
Service Volume, Peak Hour Volume, and Remaining Capacity — for the four road-
ways listed for 2005, and the five roadways listed for 2008, is illustrated below in
Table 1.04.3:
Table 1.04.3
Study Area Roadway System Comoarisons
Table 1.04.2
Peak Hour
Remaining
Congestion Management System Roadway Links
Volume
Volume -To -Capacity Analysis
2005 9,700
6,495
Study Area Related Roadways
2008 14.539
8.116
(October 1, 2008)
+4,839
Road
Link Exiting 2008 Peak
2008 2008
Number
Roadways From/To Road Minimum Hour
Peak V/C Ratio
Lanes Standard Service
Hour
(LOS) Volume
Volume
CR -876
Golden Gate Boulevard 4D D 2,350
1,693 0.72
CR -951 to Wilson Boulevard (4.72 centerline miles)
Total Volume: 1,993 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 357 Current LOS = D
CR -951
Collier Boulevard 6D D 2,450
1,822 0.74
CR -846 to CR -862 (2.00 centerline miles)
Total Volume: 2,414 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 36 Current LOS = B
CR -846
Immokalee Road 4D D 2,320
1,800 0.78
1-75 to Logan Blvd. Remaining Capacity: 357 (1.50 centerline
miles)
Total Volume: 2,541 (Peak Hour Volume + Trip Bank)
Remaining Capacity: -221 Current LOS = F
2008
Trip
Bank
300
592
741
CR -846 Immokalee Road 6D D 3,629 1,399 0.39 272
Logan Blvd. to CR -951 Remaining Capacity: 357 (1.50 centerline miles)
Total Volume: 1,671 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,958 Current LOS = B
CR -846 Immokalee Road 6D E 3,790 1,401 0.37 418
CR -951 to Wilson Boulevard (4.92 centerline miles)
Total Volume: 1,819 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,971 Current LOS = B
For comparison purposes, a summing of the three key indicators — Peak Hour
Service Volume, Peak Hour Volume, and Remaining Capacity — for the four road-
ways listed for 2005, and the five roadways listed for 2008, is illustrated below in
Table 1.04.3:
Table 1.04.3
Study Area Roadway System Comoarisons
Peak Hour
Peak Hour
Remaining
Service Volume
Volume
Capacity
2005 9,700
6,495
-1,007
2008 14.539
8.116
4.101
+4,839
+1,620
+4,101
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-9
Table 1.04.3 confirms that the additional capacity added to the study area
roadway system has added significantly to the ability of these collector roads to
manage successfully new traffic -demand increases.
The accelerated study -area plan of roadway design, right-of-way (ROW) ac-
quisition, and highway construction now incorporated in Collier County's current
Transportation Improvement Program (see Table 1.05 below) will document that
Collier County transportation planners have anticipated increased traffic demand on
area roads for the foreseeable future and have programmed and will be constructing
the roadways needed to serve the growing population of the area under study.
Annual Update and Inventory Report (AUIR) 5 -Year Work Program
Collier County's public facilities Annual Update Inventory Report (AUIR),
dated October 22, 2008, reported traffic volume increases countywide.
The Collier County Transportation Services Division and the Florida De-
partment of Transportation (FDOT) have programmed pre -construction, road resur-
facing, and construction activities in response to needed roadway improvements
identified in the 2030 Needs Plan and the 2008 AUIR.
The increased traffic volumes predicted by the 2015 Interim Plan, as demon-
strated in Table 1.03 above, and current traffic volumes exhibited in the 2008
Evaluation for the Congestion Management System, as demonstrated above in Table
1.04.2, document well the efforts of County transportation planners to plan suffi-
ciently for capacity improvements for the Collier County roadway network.
Detailed data derived from the Collier County Transportation Improvement
Plan (TIP), as reported in the AUIR for 2007 and 2008, and applied generally to the
study area, is listed below in Table 1.05.
Programmed activities are listed by type, i.e. design, right-of-way acquisition
(ROW), and construction (Const.); estimated costs are provided as well as the Fiscal
Year (FY) in which a project starts and the FY for the estimated time of completion.
Base operations and maintenance budgets, and contingencies are not ac-
counted for in the reported aggregate dollar amount covering the period from FY05
to FY13.
t..
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.S/Page I-10
Table 1.05
Study Area and Related Major Roadway Projects:
Annual Update and Inventory Report (AUIR) 5 -Year Work Program/CIE'
For the 5 -Year Periods 2004/2008 and 2009/2013
(Published respectively on November 5, 2007 and September 11, 2008)
PROJECT NAME YEAR COST TYPE START COMPLETE
Immokalee Road (CR -846)
2007
$15,419,000
Construction
FY06
FY09
CR -951 to 43`" Avenue NE
2009
Completed
Immokalee Road (CR -846)
2007
$23,694,000
Construction
FY05
FY09
1-75 to CR -951
2009
Under Construction
Collier Boulevard (CR -951)
2007
$43,812,000
Construction
FY07
FY09
CR -846 to CR -876
2009
Completed
Vanderbilt Beach Rd. (CR -862)
2007
$58,021,000
Design/ROW
FY08
FY12
CR -951 to Wilson Blvd.
2009
$30,721,000
ROW
FY09
FY13
Oil Well Road (CR -858)
2007
$48,000,000
Construction
FY11
FY13
CR -846 to Everglades Blvd.
2009
$44,700,000
Construction
FY09
FY10
Oil Well Road (CR -858)
2007
$17,901,000
Construction
FY11
FY13
Desoto Blvd. to Camp Keais
2009
$0
Golden Gate Blvd. (CR -876)
2007
$68,786,000
ROW/Const.
FY08
FY14
Wilson Blvd. to Desoto Blvd.
2009
$54,170,000
ROW/Const.
FY09
FY12
Wilson Boulevard
2007
$6,000,000
Design/ROW
FY08
FY12
CR -876 to CR -846
2009
$12,940,000
Design/ROW
FY011
FY13
Randall Boulevard
2007
$0
2009
$1,000,000
ROW
FY09
FY09
Total project costs 2007 $281,633,000
For the Study Area: 2009 $143,531,000
Total Collier County 2007 $601,147,000 (46.85% applied to the Study Area)
Project Costs: 2009 $305,147,000 (47.34% applied to the Study Area)
"'CIE" designates the Collier County Capital Improvements Program, or CIE.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.S/Page I-11
Defining a Support Area for Analysis
Wilson Boulevard Commercial Sub -District Growth Management Plan
Amendment (GMPA): An earlier market -conditions Exhibit V.D.5 was submitted on
April 27, 2007, in support of a petition to establish an "Wilson Boulevard Commer-
cial Sub -District" to accommodate a variety of commercial uses on a 5.1 -acre prop-
erty ("the subject site") located on the east side of Wilson Boulevard beginning at its
intersection with Immokalee Road (CR -846). An aerial photograph identifying the
location of the subject site is provided on the facing page. Presently, its zoning classi-
fication is Agricultural (A).
A proposed market -support area is defined below. It will provide a context for
assessing the commercial viability of uses to be located within the proposed Sub -
District that proposes a total of approximately 40,000 net leasable square feet be de-
veloped on the subject site. It will be well located to serve the traveling public and
residential areas within convenient travel distance to the Sub -District.
Methodology Conventionally Emnloyed in Defining a Support Area: Identifi-
cation of a market -support area is required to assess the feasibility of the uses that
are proposed for the subject site. Since 1994, the Metropolitan Planning Organiza-
tion (MPO) has projected periodically the growth of dwelling units (both single-
family and multi -family) by identifying the degree of "saturation" or "development
potential" attainable for each Traffic Analysis Zone (TAZ) in Collier County.
The data employed for the saturation analysis includes the quantity of vacant
land within each TAZ and the land's suitability for residential and commercial uses
as determined by the density indices and the other policy -driven measures provided
for in Collier County's Growth Management Plan (GMP). The methodology utilized
in projecting new population and resultant job growth within each TAZ employs an
inventory of existing dwelling -unit and commercial development in the County's
coastal -urban area. This methodology forecasts future development on currently un-
developed parcels by calculating dwelling -unit saturation and related job growth
likely to be attained by new -resident demand for basic goods and services.
The "saturation" forecasts for individual TAZs utilize most recent U. S. Cen-
sus data, aerial maps, tax rolls, and planned -unit -development monitoring reports
as well as other pertinent data sources. Undeveloped, agriculturally zoned parcels
are analyzed to determine their development potential. Consistent with adopted
comprehensive -plan policies then in place, unit densities were assigned to these par-
cels. The saturation forecast of yet -to -be -developed dwelling units is then totaled and
added to existing units to obtain a potential total of dwelling units and the future
population estimated to reside in these yet -to -be -developed units. Since the MPO's
first use of this development potential method in 1994, the analysis has been sub-
jected regularly to recalculations that account for urban- and suburban -area growth
in Collier County generally and the area under study specifically.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-12
Table 1.06.1 below provides an important example of anticipated increases in
the study area's residential populations. The estimated population serves both as an
example of significant population growth while illuminating a lesser contribution
made by multi -family units when accounting for population growth. A map locating
the referenced Traffic Analysis Zones employed in Table 1.06.1 and subsequent ta-
bles is exhibited on the facing page. An appended Section 1 - Exhibit 2 summarizes
the findings of the 2005 Build -Out Study.
Table 1.06.1
Traffic Analysis Zones (TAZ) in the Sub -District Primary Trade Area (PTA)
Estimated Build -Out Population Allocated By Dwelling Unit Type
(Includes TAZ's within 3.0 radial miles of the subject site)
TAZ Single -Family Multi -Family Population
Number (SF) (MF) (Build -Out)
214
2,088
16
2,104
215
2,275
27
2,302
216
2,085
145
2,230
217
1,659
879
2,538
393
3,091
48
3,139
395
1,808
31
1,839
396
3,676
106
3,782
398
3,115
1,107
4,222
399
6,167
2,211
8,378
400
4,066
0
4,066
402
905
0
905
Total
30,935
4,570
35,505
Source: 2005 Residential Build -Out Study, Collier County Comprehensive Planning Department
(March 2005)
*x*
Fraser & Mohlke Associates undertook this revision of the Wilson Boulevard
Commercial Sub -District market -conditions study submitted on April 27, 2007, to
account for changed conditions since the period 2005-2007. Importantly, this revi-
sion includes relevant findings incorporated in the Final Report of the East of
County Road 951 Infrastructure and Seruices Horizon Study ("the Horizon Study")
presented to the Board of County Commissioners (BCC) on September 29, 2008, and
summarized below.
Horizon Study Assumptions and Findings
On May 24, 2006, the BCC was presented the Preliminary Report of the Hori-
zon Study. The purpose of the preliminary report was the identification of three
Levels Of Service (LOS) options for public infrastructure and service outlays for the
Horizon Study area entirely east of Collier Boulevard/County Road 951 (CR -951).
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.S/Page I-13
Following the initial 2006 presentation, the BCC provided staff with direction
to incorporate a land use model, specifically the Collier County Interactive Growth
Model, hereafter CIGM, as a feature of the study to refine infrastructure planning
east of CR -951 and to determine population and its distribution over time to Horizon
Study area build -out. The study integrated the findings of the service -level options
cited above to ensure that the desired growth model addressed future area growth.
The Horizon Study area included all lands east of CR -951 except Marco Island.
The 2005 Collier County Residential Build -Out Study, compiled by the Col-
lier County Comprehensive Planning Department, forecasted a build -out population
of 688,489 for the Horizon Study area. In 2005, Comprehensive Planning estimated
the study area to have a population exceeding 71,000 persons. However, subsequent,
and more current information generated a consultant forecast of a build -out popula-
tion of 442,537 persons for the Horizon Study area.
Traditionally, Collier County has employed a straight-line forecasting method
for estimated populations. This methodology had been sufficient until recently, when
the County's 2005 Residential Build -Out Study ("the Build -Out Study") projected a
build -out population, but did not forecast its timing.
The Build -Out Study indicated what build -out conditions would be, but did
not report the year or years when they would occur. The results of the Build -Out
Study underscored the need for Collier County to develop a more robust method to
forecast growth. An improved approach was desired in order to link population
growth with capital infrastructure expenditures, while balancing the growing de-
mand for well -located, essential public services and private -sector activities.
To better gauge the timing and manner in which the area would develop, and
the inform decisions required to program public capital outlays for future develop-
ment, the BCC directed Staff to incorporate a land use component into the study.
Following a search to select qualified firms providing land use studies to municipali-
ties and counties, the firm of Van Buskirk, Ryffel & Associates (VBR) was selected.
It was chosen, largely because VBR's trademarked and copyrighted product, the "In-
teractive Growth Model" (IGM), would provide the modeling needed to address ques-
tions related to the pace of growth in the Horizon Study area.
The IGM employs population forecasting as its key element in predicting fu-
ture need for essential public services. Over time, the IGM can distribute the popu-
lation in five-year increments to a predicted build -out in the year 2080. It can also be
applied to commercial corridor allocation models, comprehensive plan updates, eco-
nomic development, and Traffic Analysis Zone (TAZ) updates.
Also, the IGM can be used to determine the timing and location of utilities,
school facilities, parks and recreation facilities, and fire stations among other serv-
ices. It can also be used to demonstrate "What If?" scenarios of alternative growth
management policies and decisions forecasting results of different planning deci-
sions and their future implications.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-14
For planning purposes, Collier County selected seven private- and public-
service sub -models for the IGM, including: commercial, industriallwholesale, school
facilities, open space, fire/EMS, law enforcement, and affordable housing. These
seven sub -models were employed to determine the need and extent of private and
public services associated with each category, commensurate with population
growth, and to aid in recommending the optimal location of each analyzed service.
Overview of the Collier County Interactive Growth Model (CIGM)
The purpose of the CIGM was to forecast the spatial distribution of the
County's population geographically to the time of build -out with the goal of forecast-
ing both the apportionment and general location of land uses to meet the needs of
future population in a cost-effective manner. The specific goals of the Horizon Study
included:
• Forecasting accurately population growth to the time of build -out in the area
understudy;
• Forecasting when and where population growth will take place;
• Determining if there will be designated commercial land uses sufficient to
support the goods and services needs of the population;
• Determining the need for a specific land use by its type and intensity; and
• Forecasting the timing and spacing of support facilities such as schools,
parks, commercial centers, and fire stations.
When creating the CIGM, Collier County planners and consultant Van
Buskirk, Ryffel & Associates (VBR) made specific assumptions in establishing the
year -2007 baseline model for the CIGM as follows:
• The study area consisted of all the land lying east of CR -951 except Marco Is-
land.
• The study area was divided into 172 individually zoned areas, each known as
a Traffic Analysis Zone (TAZ). With some adjustments, each zone was inven-
toried for existing development and potential development based on the Fu-
ture Land Use Element (FLUE) policies incorporated in Collier County's
Growth Management Plan (GMP).
• The CIGM applied a series of algorithms to solve problems. Algorithms use
procedures to solve a problem that may have many solutions; once the pa-
rameters of a problem are defined, an algorithm will produce a solution.
o The parameters for the public school sub -model are the current level
of services, school plants by type, plant capacity, the timing of plant
construction, and the students generated by school plant facilities over
time for the purpose of determining the timing and location of school
facilities. When sub -model parameters change, the CIGM is adjusted
accordingly and all new data is processed through CIGM software,
creating a dynamic model based on levels of service current in 2007.
As circumstances change, resultant CIGM model outcomes change.
o The parameters for the public recreation and park sub -model were the
level of service current in 2007 for existing community and regional
parks.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-15
o The parameters for the commercial sub -model were the Urban Land
Institute (ULI) guidelines and the 2007 market data for the study
area for neighborhood, community and regional commercial centers.
o The parameters for the fire station sub -model were the ISO standards
and requirements of fire agencies to obtain a Class 1 rating.
• The demographic model was developed applying the ratio method and regres-
sion analysis using comparable counties in different stages of development.
• The determination of service areas for schools, parks and fire stations -- as
well as the market areas for commercial facilities -- were limited to the Hori-
zon Study area only.
The CIGM consists of data and formulae that forecast the distribution of
growth. It can describe and explain the relationship of key demographic and eco-
nomic variables. It is interactive, so that when key data changes, study findings and
conclusions are influenced accordingly.
The key objectives needed to implement accurately the goals of the study and
facilitate the development of the CIGM include:
• A current inventory of development and demographics by TAZ;
• The creation of the build -out inventory of development by type and intensity
and the forecasting of the demographics of future residents by TAZ;
• The disaggregation of the study area into 172 TAZ areas that comprise ap-
proximately 70,000 individual parcels of land, in order to facilitate the han-
dling of an estimated one million bits of data;
• An accurate population forecast (the Population Forecast Model);
• The design and development of the seven sub -models selected by Collier
County planners;
• The design and development of criteria and formulas for the spatial distribu-
tion of development geographically over time;
• Generation of TAZ data in five-year increments to the time of build -out.
The data that resulted from an analysis of these objectives were then trans-
lated into graphs illustrating conclusions of the Horizon Study.
Build -Out Model Population Forecasting
Aggregate projected population for Collier County in five-year increments
was the key component of the CIGM; it has the capability to distribute that popula-
tion by sub -area, over time to build -out.
Knowledge of the distribution of population over time creates the ability to de-
termine when and where support services and land uses need to be, and to allocate
them in the most cost-efficient manner.
In sum, the expected benefit of an accurate build -out population model requires:
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.S/Page I-16
Creating a benchmark build -out population scenario based on planned land
uses and current zoning in order to test and compare alternative scenarios;
Disaggregating the study area into 172 manageable TAZ sub -areas that in-
clude over 70,000 individual parcels of land, provided opportunities to test al-
ternative scenarios to determine spatial development impacts; and
Testing the need at build -out, and in intervening years, to determine the ap-
portionment of land uses, the coverage area for each use, and their geo-
graphic distribution in order to determine and meet the need of residents.
Collier County Population Forecasting
Collier County has experienced significant growth since 1980. During that
26 -year period, Collier County grew from a population of 85,971 in 1980 to an esti-
mated pre -Horizon -Study population of 314,649 in 2006, a 365 percent increase.
A principal goal of the Horizon Study was to determine if there are more ac-
curate applications and methodologies to forecast aggregate population growth than
the typical linear extrapolation that has been the basic forecasting method used rou-
tinely in Collier County.
Forecasting Methods
The following methods were analyzed by VBR to determine which would be
most applicable to forecasting the Collier County population for the short and long
term. The analyzed forecasting methodologies included the following statistical
techniques:
• Cohort Component Model,
• Simple Curve Fitting or Extrapolation Model,
• Exponential Model, and
• Sigmoid or Logistic model.
The Sigmoid or Logistic model was chosen and the study area was disaggre-
gated into the 172 Traffic Analysis Zones discussed previously. These analysis zones
are those employed by Collier County's Metropolitan Planning Organization (MPO)
when conducting local transportation modeling.
The map on the facing page shows the location and identification number of
each TAZ comprising identifying each of the sub -areas analyzed by the Horizon
Study.
Below is the Horizon Study population forecast from base year 2007 to the es-
timated time of build -out; it is derived from the Van Buskirk, Ryffel, & Associates
(VBR) analysis as expressed in VBR Table 2.01 demonstrating the projected popula-
tion at 90 percent of build -out.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-17
Horizon Study Area Population Forecast: 2007 to Buildout*
Year
Population
2007
79,568
2010
89,910
2015
117,916
2020
153,631
2025
191,329
2030
230,283
2035
269,814
2040
308,560
2045
343,071
2050
371,180
2055
392,562
2060
407,970
2070
418,623
2075
430,524
2080
433,628
Buildout
442,537
Source: Van Buskirk, Ryffel, & Associates, Inc. (See Table 2.01 for 90 percent of Buiid-out*).
Horizon Study Commercial Service Sub -Model
A commercial service model has been created to determine the demand for
neighborhood, community and regional centers that include retail and other com-
mercial uses. The sub -model helps determine their optimal locations, required as a
function of time and population and the disposable incomes of the population.
The sub -model provides guidelines for the apportionment of future land uses
for commercial services and office space, and identifies deficiencies or surpluses of
land designated for commercial use.
This sub -model also provides important data sets that can be used to analyze
proposed revisions to Collier County's Future Land Use Map (FLUM) series; a sub -
model can be updated annually.
The VBR table on the facing page indicates the location, by Traffic Analysis
Zone of optimally located commercial centers, existing and future, by type and the
timeframe in which they will be needed to serve a growing study area population.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-18
Overall Consultant Conclusions Derived From The Horizon Study
The conclusions reached by consultant Van Buskirk, Ryffel & Associates are:
• The Future Land Use Element (FLUE) of the County's Growth Management
Plan (GMP) addresses a wide range of development and environmental con-
cerns important to the residents of Collier County. The adopted GMP imple-
ments multiple goals, objectives and policies designed specifically to protect
the public's interest and to preserve the natural environment.
• The Collier Interactive Growth Model (CIGM) estimates that the population
for the Horizon Study area in 2007 was 79,568 and forecasted it to be 442,537
at build -out. The forecasted population at the time of buildout for some key
sub -districts are:
o Rural Lands Settlement Area (RLSA), 210,632 persons;
o Rural Fringe Mixed Use District (RFMUD), 34,837 persons;
o Immokalee, 59,127 persons; and the
o Golden Gate Estates (GGE), 79,614 persons.
• There are sufficient opportunities provided for in the FLUE for land uses des-
ignated for schools, community parks, commercial centers, industrial devel-
opment, fire and EMS stations, and sheriff sub -stations to meet the needs of
future populations with the exception of Immokalee. It is anticipated that the
Immokalee Master Plan will address those land -use needs.
• The Golden Gate Estates (GGE) is a unique low-density residential develop-
ment. One strategy to address any Level Of Service (LOS) shortfall(s) is to
not distribute new public sector land uses in the GGE. For example, to locate
the sites for public service facilities on its periphery in which the functional
service area is sufficient to penetrate the GGE to provide needed services.
• For each of the towns and villages to be developed in the RLSA, a level of
specificity needs to be established in the development of their plans for land
uses and their geographic distribution to ensure that the needs of future
populations are met. For example, if there is a need for multiple elementary
schools, it is important that the future sites be located to serve individual
neighborhoods. The CIGM can provide support data to assist in this en-
deavor.
The FLUE does not have provisions for a regional center. Given the fore-
casted build -out population of the RLSA and Immokalee of 269,759 persons,
the CIGM would likely would call for a centrally located regional center to
support a regional hospital, a regional shopping center, and a regional park.
• The CIGM needs to be updated annually in order to manage growth, identify
development and demographic trends, assist in the apportionment of land
uses to meet the needs of future populations, and to determine and monitor
the impacts of growth.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-19
Employing IGM Methods to Forecast the Primary Trade Area Population
Persons -per -household (PPH) data employed in Table 1.07 below is derived
directly from the 2005 Residential Build -Out Study. The sole purpose of Table
1.06.2 on the facing page is to calculate PPH for the defined Primary Trade Area
only (See Table 1.06.1).
The PPH reported for Collier County's Corkscrew and Rural Estates planning
communities, derived from the 2005 Build -Out Study, is the latest household -size
data readily available. The CIGM methodology limits its growth estimates to dwell-
ing units only. Available PPH data has been employed as a multiplier to estimate
future "plan -year" populations from dwelling unit projections. For the purposes of
this analysis, Table 1.07 utilizes the referenced PPH data to estimate the base -year
2007 population for the Primary Trade Area (PTA).
Table 1.07
Primary Trade Area (PTA) Estimates of Dwelling Unit Projections
(PPH data derived from the 2005 Residential Build -Out Study)
Dwelling Persons -Per- Total Persons
214
2007
333
3.37
1,122
215
2007
452
3.19
1,441
216
2007
449
2.92
1,311
217
2007
80
2.40
192
393
2007
430
3.08
1,324
395
2007
323
2.89
933
396
2007
663
3.00
1,989
398
2007
439
1.71
751
399
2007
676
1.81
1,224
400
2007
353
3.16
1,116
402
2007
121
2.87
347
Totals
2007
4,319
*`*
11,750
* Estimates provided by Van Buskirk, Ryffel, & Associates, Inc. (VBR)
PPH calculations are derived only from Table 1.06.2 on the facing page
NOTE: Similar PPH data is employed in the calculations of retail demand
analyzed extensively in Section III of this Market Study (See Table 3.01.3, excerpted
from the Commercial Demand Study for the Golden Gate Area October 2003 on
page III -4).
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-20
The 2005 Residential Build -Out Study estimated year around resident popu-
lation; the VBR projections of dwelling units does not account for the distinction be-
tween residents and non-residents. Some "held -for -occasional -use" units occupied by
non-residents could account, in some part, for differences between Build -Out Study
and IGM-based estimates.
Guidelines for Commercial Development
The International Council of Shopping Centers (ICSC) defines a Neighbor-
hood Center as possessing a primary trade area of 3.0 miles or less and a Commu-
nity Center as one possessing a primary trade area of 3.0-6.0 miles. ICSC also gives
a site acreage range of 3.0 to 15.0 acres for Neighborhood Centers, and 10.0 to 40.0
acres for Community Centers.
The Interactive Growth Model (IGM) advocates the use of the following
guidelines in determining the number of persons required to ensure the viability of
Neighborhood, Community and Regional commercial centers:
Neighborhood Center: 13,110 persons for sites averaging 11.0 acres;
• Community Center: 34,464 persons for sites averaging 28.0 acres; and
• Regional Center: 157,324 persons for sites averaging 100.0 acres.
Further, the CIGM advocates the use of the following standards in determin-
ing the acres and building area dimensions measured in square feet (sq. ft.) for
Neighborhood, Community and Regional centers respectively:
• Neighborhood Center: 11.0 acres and 110,734 sq. £t. (8.45 sq. ft. per capita);
• Community Center: 28.0 acres and 257,668 sq. ft. (7.48 sq. ft. per capita); and
• Regional Center: 100.0 acres and 1,000,000 sq. ft. (6.36 sq. ft. per capita).
The total of 11,750 persons forecast for the Sub -District Primary Trade Area
(PTA) in 2007 (See Table 1.06.3) translates to 8.45 square feet per capita equating to
99,288 square feet.
Accounting for a Floor Area Ratio (FAR) of 20 percent, a 99,288 -square -foot
structure if developed in model year 2007 would have required a developable prop-
erty of 11.397 acres.
The 5.1 acres on the subject site for the Wilson Boulevard Commercial Sub -
District equates to 222,156 square feet (5.1 acres x 43,560 square feet per acre.)
Accounting for a FAR of 20 percent, the Sub -District 5.1 acres could accom-
modate a 44,431 -square -foot structure.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page I-21
The Section I - Exhibit 3 that follows documents the number of approved
dwelling units and permitted commercial development for each Planned Unit Devel-
opment (PUD) within the general boundaries of the area under study; they are high-
lighted in light grey.
Other exhibits that follow include:
• Collier MPO Transportation Work Program (2009/2010 to 2013/2014),
• Collier AUIR Five -Year Work Program (2008),
• Collier County Long Range Transportation Plan (2030), and
• Collier County Residential Build -Out Study (2005).
Other analysis of the dimensions of development activity within the area un-
der study includes:
Section II: Demonstrates the type and location of study area commercial de-
velopment,
Section III: Analyzes retail demand
Section IV: Summarizes study findings and recommendations, and
Section V: Provides an Appendix with supplementary documentation.
Section 1 - Exhibit 1A
Metropolitan Planning Organization (MPO)
Adopted Work Program
Fiscal Year 2009/2010 to Fiscal Year 2013/2014
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Collier County
Annual Update and Inventory Report (AUIR)
AUIR Update 2008 5 -Year Work Program
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9
60005
60006
60618
66445
60189
621181)
60091
63051
65061
66042
60176
60027
6000V
60001E
60073
60101
60168
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6065w
66056E
60065
60060
60106
62081E
60044
60046
60020
66066
66065
60018
60172
69122
60163
69081
61010
60173.
TBD
68068
60171
AUIR Update 20085 Year Work ProgranfCIS
-
Cimilative -
uonarsan,mmm
Ke.
meusanasl
S =Study
Produggon Ready Maya civfor ledinSIn FY2011
Oa Design
- M. Ischedule has been adjusted based on need and Rn"ng
M = Mitigation
Dependingan actualcostsfor Oil: Well Road, Cbnbngonry in.FYOe would be used far-pwjats-irmlijdng:
Projed
•peaAlds•Ilws®usar s.mxsan,LnP.a..ni.,a �nOser Row, 919%000 Cu,uau:4.s
R_ROW
-NNraaeac9 aFa9.5}Nrpoa9o.4fnea.pbe s.Pa.:me,o.511/.sooAoof.atiuetl4a
LSa Landscape
•pc..1 w..=.4frm+I.s r.ru.a.va.avi,d.ruae:«sBeW R6WA useb..
I =inspection
AM eAceess Manageurexul
LP-' SIB Loan RepaywsnttoSlata
te:
NoCarry Forvard Mcludeds the budgeted FYBg Qmryiorwad and,does iubj inddudeprgfaetf4uudliq■
In Prior yearsfb be generally plild:oulovarlhelbl)owing sshedole7orphasas(average;timeforpal
Tuts Cary ForwatdnumbsthatIrrel6"t6rolldneumbma vglnatbemllabie ui01 atr Odob,
Name
- SFh-.�1k
&
II -2
FY09
FY10
FY11
FY12
FY13
swAMARY OF PROJECTS
Amourd
Amount
Amount
PROJECTS CURRENTLY IN PRODUCTION
Ooodie to Frank. IPRR40PKWYj
-
Goldendate PkWwyyoverpass '
-
Inurul ales Rd1CalltwBlvd A*d
-
Immukalee Rd 175 - Collier Blvd
-
Rattlesnake PolytoCollier Blvd
SBB Ph 1 CsllPh I ROW
-
-
-
Santa 'Barbara Blvd/Polly
1,505-R
- 1,506
Vanderbilt Bch REIAIrport-Colney Blvd.
-
Collier BlWJllmic.Rd:G0 Blvd.
-
ImmokaeeR&US41475
-
Davis Blvd Lighting -
-
-
Goiden Gate Pkwy
Colliw Blvd (US 41 to Davis)
-
-
1.506
SulwotaS0`
PROGRAMED PROJECTS TO BE LET
:CWIIar BIW)DaWsMpf GG Mn Conall'
1013
CA
- 12,987
CA
23;000
Davis Boulevard - Collier - Radio
County Barn Readl6avis-CR864
21,100
703
CA
R
-
21,100
703
Vanderbilt Beach AWCo)Oar BIYdNAfson
3,097
R
10,734
R
2,500
R
2,900
R
11,500
R
30,721
Golden 02" Blv&Wiwn E to Desoto.
Collier BIW jG. Wto-Green)
X320
2;000
R
10;150
6,775
R.
R
5,600
--
R
38,100.
23,400
CII
' CII
54,176
34115
Collier Blur (A GG Can • Green)
zoos
R
27,000
C/CA
29,000
Randall Blvd'
1751merchangs C Everglades
%000
It
- 1,000
NorthbropkeNAdeningAlWaymotl'Ext.
5,000
Wit61000
SBB'- Coppneafto.Green
4,,800
R
-
15,100.
CA
20,900
011 Well flnW1.5 nAlCanp Kola. Cguiil
20.820
C
'-21,380
CII
-
45;000
Oil Wall(Ererglades •E Desoto)
-
WilsonBlWiGOB- lmmk Full
Contingency
11;973
9,975
1,000
4,001
0
9,940
1.3,044
R
2,000
0.000
R
17040
26;992'
Subtotal
16,621
6 937
11.100
79384
00'800
303,6641
Total
,. $4132
-..8 931.
, 71,100
. 19,984
' . , ¢0 800
705,147
Operations InnrpYarrlenta/eroorans
Bridge RepairsAmprovemerts
Major Ipfaisxt(en Improveinems.
Intersecdon8atet�xapacmylmprove
New Trema Signals
S1louldar Suety Program
2,060
1,000
- 756
750
SO
6,000
11000
1,740
- 750
00
5,090
1,000
1,750
750
SQ
11000
1,606
1,750
- 750
50
5,000
1,000
%750
750
80
32,000
5,000
7,750
7750.
250'
TralRs Calminglshir0es
250
250:
256
250
250
1,756
PalfrWayslSev
idalas Bike Lanes
Transit Enhancements
Major Roadway -
500
1,750
500'
1;560
500
1,250
500
1,000
500
1,000
2,500
5,500
ResuufacingRownsmutlon -
-
Road ReDrtblshing:. _
.109.
600
.000.
500
000
1509
subtats Operations.
InprovernermlPrograirs -
7159 -
n400
11,150
10,900
-
10,900
S1500
1,142..
8,409
- 4654
4,802
90,005
0 370
Collector RoadslMlnor Arterial Roads
Advanced ROW
Tmaer: to piney Mos
Impact Fee Rerurds
Debt Ser`icePyrnts Comriracia Paperir
Dent $erWea Paymerrfs
TOTAL -
REVENUES
1,002
-1,909
36604
802
-
13,874
117082
1n635
1,700
0.300.
§,090
-
, 99840 1 3I4
1,895
1,000
0.550
1,000
9,560
11814
5440
1,035
1,600
0.144
1,000
0,575
1 87 4-
112,718.
1,635
1,500'
0.800
1,0'00
10;900
19874
105,389.
sews
170,000
impapt FeesieOA Revenue 751006 3%000 36,600 35;-000 40,000
gas Tax Revenue
- 17,945
21,372
22,675
19,179
24,057
1440588
GrantshRelratursaineuats
Skirt Term Loan Counmewial Paper
9,194
3,298
22;170
2,000
1,875
18,998
8,500 -
- 0;832
29,8$7
6%600
Gary Forward
korunvaiter Funding far Prajects:
A551
-
24;552
•eneral Fund -.Tun back. enerral Fund
2mos
woo
24,000
24,000
24,000
119,509
Revenue.Resave
retel5Year Revenues
0
.117082
99,840
78,075 -
19,052
105,389
OB -
490 g
-
Cimilative -
- 79.888
Ke.
S =Study
Produggon Ready Maya civfor ledinSIn FY2011
Oa Design
- M. Ischedule has been adjusted based on need and Rn"ng
M = Mitigation
Dependingan actualcostsfor Oil: Well Road, Cbnbngonry in.FYOe would be used far-pwjats-irmlijdng:
C-ConstrubBOn
•peaAlds•Ilws®usar s.mxsan,LnP.a..ni.,a �nOser Row, 919%000 Cu,uau:4.s
R_ROW
-NNraaeac9 aFa9.5}Nrpoa9o.4fnea.pbe s.Pa.:me,o.511/.sooAoof.atiuetl4a
LSa Landscape
•pc..1 w..=.4frm+I.s r.ru.a.va.avi,d.ruae:«sBeW R6WA useb..
I =inspection
AM eAceess Manageurexul
LP-' SIB Loan RepaywsnttoSlata
te:
NoCarry Forvard Mcludeds the budgeted FYBg Qmryiorwad and,does iubj inddudeprgfaetf4uudliq■
In Prior yearsfb be generally plild:oulovarlhelbl)owing sshedole7orphasas(average;timeforpal
Tuts Cary ForwatdnumbsthatIrrel6"t6rolldneumbma vglnatbemllabie ui01 atr Odob,
9lB.flliof451gdB'AA'�9afe
- SFh-.�1k
&
II -2
Section 1 - Exhibit 1B
Collier County
Annual Update and Inventory Report (AUIR)
Fiscal Year 2008/09 to Fiscal Year 2012/13
2030 Long Range Transportation Plan
Table 12-1
2030 Financially Feasible Constrained Plan
TW�
Little Lea ue Rd
--
Wesl lox 51 to SR 8
t
4D
4D
120'
28221 000
puu
28221 000
OiIVYeIIRd
Cam Keais Rd to SR 29
2U
4D'
4D"
100'
5340909
5340909
CR 887 Old US 41
IU6 41 10Lea DOUnI Line
2U
4D
40
150'
595 000$8.5
95 000
Randall Blvd
Immokalae Rd to Evar lades Blvd
2U
qD
4D
200'
1817 000
18172000
TOTAL $2,785,385,430 $1.110,644,477
Existing O&M and Capital Operations Costs
Unfunded CMSIBridge Need,
Unfunded Transit Needs
Unfunded Pathways Needs
Enhanced TrenaiVPethwaylCMSlBridge RehablReconstruclion
$1,524,700,575
$180,000,000
$293,000,000
$318,000,000
$1,524,700,575
$300,000,000
2
Prop Road Lan ns are the total number of lanes and roadway type recommended fort ho, Highway Needs Plan
Allernahve road lanes will equal D C. Prop Road or be a interim le✓el of improvement
e
Box checked if fxgecl would be funded only it additional revenues above current fcrerasl became available.
5
Identifies potential revenue sources such as Local Option Gas Tax(LOGT), Infrastructure Surtax (SUR), Strategic Inlermodal System orAorida Intrastate Highway System Funding (SIS), Toll funding (T), data or
federal non attributable funding (ST), Transportation Regonal Incenlive Program (TRIP).
2030 LRTP
Minor Update 12-5 Adopted June b, 2007
TOTALWdb Enhanced Propaming $5,084,086,005 $2,935,345,052
t
E+C Road Lanes are the striding roads and the road improvements under conslruclion or programmed
for construdion in the adopted stale Transponelion Improvement Programs (TIP) and local lurisrhdlrn Capital
Improvement Programs (CIP). The abbreviations for each roadway segment indicate the number
of lanes and type of roadway.
21 -Two-lane undivided road
2R -Two-lane rural road
4F -Four-lanefreeway
2recon - Two-lane rural road reconstruction
BF - Six -lana freeway
2L - Two-lane local road
BF - Eight -lane freeway
4D - Four -lane divided road
4H - Four -lane high -occupancy vehicle (HOV) or special use lanes
4D" - Four -lane divided road right-of-way phase only
INT - Grade separation or interchange improvement
BD - <,,Iens dwlded road
BD Eight -lane divided road
-
2
Prop Road Lan ns are the total number of lanes and roadway type recommended fort ho, Highway Needs Plan
Allernahve road lanes will equal D C. Prop Road or be a interim le✓el of improvement
e
Box checked if fxgecl would be funded only it additional revenues above current fcrerasl became available.
5
Identifies potential revenue sources such as Local Option Gas Tax(LOGT), Infrastructure Surtax (SUR), Strategic Inlermodal System orAorida Intrastate Highway System Funding (SIS), Toll funding (T), data or
federal non attributable funding (ST), Transportation Regonal Incenlive Program (TRIP).
2030 LRTP
Minor Update 12-5 Adopted June b, 2007
2030 Long Range Transportation Plan
Figure 12-2
Financially Feasible Plan
Constrained Projects
2030 LRTP
Minor Update 12-6 Adopted June 8, 2007
NF.,Nf f ,IUtM I'v
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SAN
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2030 LRTP
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2030 Long Range Transportation PlanyOq'N)
CAIIIER�^�"
Figure 12-3
Financially Feasible Plan
Contingent Projects
n crni�-.uv rry �om..�
SIS — Strategic Intermodal System
TRIP — Transportation Regional Incentive Program
LOGT — Local Option Gas Tax
SUR — Infrastructure Surtax
ST — State or Federal non -attributable funding
T — Toll Funding
2030 LRTP
Minor Update 12-7 Adopted June 8, 2007
Section 1 - Exhibit 1C
Collier County
2030 Long Range Transportation Plan
(LRTP)
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Section 1 -Exhibit 1C
Collier County
2030 Long Range Transportation Plan
(LRTP)
2030 Long Range Transportation Plan
rirtttrc.{
Table 12-1
2030 Financially Feasible Constrained Plan
Road
Na
OR 31
CR 951
OR 951
Link
23rd SI SW
23rd SI SW
23rd Si SW
23rd SI SW
Air ori Rd
Benfield Rd WS Collector
Collier Blvd
Collier Blvd
Enter rise Ave/Central Ave
Enter ise Ave/Central Ave
Ever lades Blvd
Ever lades Blvd
Ever lades Blvd
Ever lades Blvd
Ever lad es Blvd
Evac lades Blvd
Golden Gate Blvd
Golden Gale Blvd
Green Blvd Extl1&h Ave SW
Green Blvd LAM 6th Ave SW
Green Blvd
7 Fromao
Wilson Blvd Ext to Keane Rd
I<sareRd to Green Blvd Ext
Green Blvd Expo While Rd
White Rd 10 Golden Gate Blvd
Vanderbilt Beach Rd to lmmokalee Rd
US 41 Io Wilson Blvd Ext -
1-75 Nath side to Golden Gate Pkwy -413
Golden Gate Pkw 10 Pine Rid a Rd
Goodin lle Frank Rd to Air rl Rd
Air od Rd to Livin Ston Rd
1-75 to 16th Ave SW
16th Ave SW to Golden Gale Blvd
Golden Gate Blvd 1e Vanderbilt Beach Rd
Vanderbilt Beach Rd to Randall Blvd
Randall Blvd to Oil Well Rd
Oil Well Rd to lmmokalee Rd
Wilson Blvd to Ever lades Blvd
Ever lades Blvd to Desol0 Rd
23rd SI SW to Wilson Blvd
Wilson Blvd to Everglades Blvd
Santa Barbara Blvd to OR 951
E+C
Road
Lanes
4D
4R
2L
2U
2U
2U
2U
2U
2U
2U
Needs
Road
Lanes
2U
2U
2U
2U
6D
40
6D
6D
4D
4D
4D
4D
4D
4D
4D
4D
4D
4D
2U
2U
4D
FFP
Road
Lanes
2LI
25
2IJ
2U
6D
4D
6D
60
4D
4D
4D
4D
4D
4D
4D
4D
4D
40
2U
2U
4D
ROW
Re wired
100'$26,520,000
100'
100'
100
150'$13,660,000
100'
150'
150
150'
150'
200
200'
200'$7,05800
200'
200'
200'
200'
200'
100
100'
150'
Total Needs Plan
Project
Cosl
13 360 000$133
12046000
14 672 000
$53.624 000
8 623 300
$13,440 60
$26597000
$8,460000
$42552000
11 760000
0
11.760,000
463000
$29,380000
36 364 000
19 514 000
$21,123000
$31,553000
11 460 000
6
Financially Feasible m c
Plan Project Potential
Cost Revenue Source` m
26 520 000
60 000
.12 048,000
$14.67 2 000
13 560 000
56 624 000
8 623 300
$6,440 BOU
$26597000
6460000
2 552 000
11 760000
7 059,0
11760000
$6463,000
9380000
. 36 364 000
$19.514,000
$21,123000
$31,553000
111 460 000
lmmokalee Rd
Cam o Keais Rd to SR 29
2R
4D
4D
200'
28 371 543
$28,371,543
4D" - Four -lane divided road right-of-way phase only
Immoka lee Rd Ext
Keane Rd
Cam Keais Rd to SR 29
23rd SI SW to Wilson Blvd
2L
4D
2U
2R
2U
200'$39,640,000
100'
3 750 000
$20094 000
$3750,000
Lel Resort Blvd
Grand Lally Dr to Rattlesnake Hammock Rd
I
4D
4D
150'
$17.750,000
$17,790.000
I Lea ue Rd
Lake Trafford Rd to Weslclox Sl
4D
4D
120'
738 000
4 738 000
Little Lea us Rd
Weslclox Sl to SR 82
4D
4D
120'
28221000
8221000
CR 887
Oil Well Rd
Old US 41
Cam Keais Rd to SR 29
US 4110 Lee Count Line
2U
2U
4D'
4D
4D"
4D
100'
150'
5340909
8595000
$5340909
.8595000
Randall Blvd
lmmokalee Rd to Ever lades Blvd
2U
4D
4D
200'
18,172,000
$18,172000
Rendall Blvd
Everglades Blvd to Desoto Rd
2U
4D
4D
200'
101570J0
101570W
Randall Blvd
Desoto Blvd to Oil Well Rd
4D
4D 1
200
16960000
$16.960,000
CR 646
Rattlesnake Hammock Rd
Polly Ave to CR 951
4D
6D
60
150'
$11 620 000
$11. 20 000
SR29
SR29
New Markel Rd to SR 82
2R
4D
4D
200'
10558000
10556000
SR 951
SR 951
Marco Island Budlas2U
4D
4D
150'
45,000,000
50W 000
SR 951
SR 951
Capri Blvd to Manatee Rd
4D
6D
6D
150'
34 275000
34 275 000
SR 951
SR951
Manatee Rd to US 41
4D
6D
6D
150'
6761500
8761500
US 41
Tamiami Trail East
OR 951 to Joseph Ln
2R
6D
6D
150'
$27,525,000
$27 525000
US 41
Tamiami Trail East
Joseph Ln to 61-s Farm Rd
2R
4D
4D
200
24 027 000
. 24 027 0(U
US 41
Tamiami Trail East
6Ls Farm Rd to CR 92
2R
2R
2R
200'
$2,300,000
$2300000
CR 862
Vanderbilt Beach Rd
US 41 to Airport Rd
4D
6D
6D
150'$12,579.00
$12.679 000
Vanderbilt Beach Rd
CR 951 to Wilson Blvd
4D
4D
200'
49 517 500
$49.517 500
Vanderbilt Reach Rd
Wilson Blvd to Everglades Blvd
4D
4D
200'
$47,212500
$47212500
Vanderbilt Beach Rd
Everglades Blvd to Desoto Blvd
4D
4D
200'
$23,194,00
$23,71FM
Veterans Memorial Blvd
US 4110 Old 41
6D
6D
150
$26.495000
25495000
Veterans Memorial Blvd
Old 41 to Livingston Rd
6D
60
150'
2936300
$29,363,000
Weslclox Sl
Lill [a Lea ue Rd to Carson Rd
2U
2U
100
$7750,000
.7750000
Wilson Blvd Ext
Benfield Rd NIS Collector) to 23rd SI SW
2L
2U
2U
200
$4,272,375
$-0 272 375
Wilson Blvd Et
23rd SI SW to Wilson Blvd
I
2U
2U
200
$22.78600
$22 786 000
Wilson Blvd
Wilson Blvd fid to Keane RdI
2U
2U
200'
$14 505 000
$14 505 000
Wilson Blvd
Keane Rd to 16th Ave SW
t
211
2U
200'
$8497,000
Wilson Blvd
16th Ave $W to Golden Gale Blvd
2U
2U
200'
$36.480000
36480000
Wilson Blvd
Golden Gale Blvd to Vanderbilt Beach Rd
2U
4D
41) 1
200'
7229,250
7 229250
Wilson Blvd
Vanderbilt Beach Rd to lmmokalee Rd
2U
40
4D
200'
11 015,000
$11015000
Intersections and Grade Separation*
SR 29/US 41
INT
INT
. 1 500 000
1 500 000
145/Ever adas Blvd
INT
INT
$43125000
U312500[1
175/lmmokalee Rd
INT
INT
22000000
22000000
TOTAL
Exhaling O&M and Capital Operations Costa
Unfunded CMSIBridge Needs
Unfunded Transit Needs
Unfunded Pathways Needs
Enhanced Trensit/PalhweylCMSIBridge RehalsReconelrucuon
$2,785,385,430 $1,110,644,477
$1,524,700,575 $1,524,700,575
$160,000,000
$293,000,000
$318,000,000
$300,000,000
2
Prop Road Lanes are the total number of lanes and roadway type recommended for the Highway Needs Plan
I
Alternative road lanes will equal Ci C, Prop Road or be a interim level of improvement.
Box checked if project would be funded only i(addilional revenues above current forecast became available.
5
Identifies potential revenue sources such as Local Option Gas Tax (LOGT), Infrastructure Surtax (SUR), Strategic Intermodal System or Florida Intrastate Highway System Funding {SIS), Tal funding (T), state or
federal non attributable funding (ST), Transportation Regional Incentive Program (TRIP).
2030 LRTP
Minor Update 12-5 Adopted June 8, 2007
TOTALWak Enhanced Prog,amirg $5,081,086,005 $2,935,345,052
,
E -C Road Lanes are the existing roads and the road improvements under construction or programmed
for construction in the adopted slate Transportation Improvement Programs (TIP) and local junsrliction Capital
Improvement Programs (CIP). The abbreviations for each roadway segment indicate the number
of lanes and type of roadway.
21.1- Twalane undivided road
2R -Two-lane rural road
4F -Four-lane freeway
2recon -Two-lane rural road reconstruction
6F - Six -lana freeway
21- - Two-lane local road
BE -Eight-lana freeway
4D - Four -lane divided road
4H - Four -lane high -occupancy vehicle (HOV) or special use lanes
4D" - Four -lane divided road right-of-way phase only
INT - Grade separation or interchange improvement
BD - Fix lane divided road
BfJ Eight -lane dtvlded mad
2
Prop Road Lanes are the total number of lanes and roadway type recommended for the Highway Needs Plan
I
Alternative road lanes will equal Ci C, Prop Road or be a interim level of improvement.
Box checked if project would be funded only i(addilional revenues above current forecast became available.
5
Identifies potential revenue sources such as Local Option Gas Tax (LOGT), Infrastructure Surtax (SUR), Strategic Intermodal System or Florida Intrastate Highway System Funding {SIS), Tal funding (T), state or
federal non attributable funding (ST), Transportation Regional Incentive Program (TRIP).
2030 LRTP
Minor Update 12-5 Adopted June 8, 2007
2030 Long Range Transportation Plan
Figure 12-2
Financially Feasible Plan
Constrained Projects
DAM
Legend I
Existing Resources
2030 LRTP
Minor Update 12-6 Adopted June 8, 2007
H E N r �P Y I Ot to I o
N
%
IE COUN f Y
J
WESTLI X
7�7
-- — — ___
I
NIS
COLLILR 'I)(;NTY
r�iW LIVING
TA
III OIL WELL
PANDAL,
.-ONALE
0
V NUENSILTO
CIL
to
(IOLDENGATE BLVD
16 AVE SW
DAM
Legend I
Existing Resources
2030 LRTP
Minor Update 12-6 Adopted June 8, 2007
2u3O Long Range Transportation Plan
N020
Figure 12-3
Financially Feasible Plan
Contingent Projects
IIFPI11.1 I'll 11: 11
SIS — Strategic Intermodal System
TRIP — Transportation Regional Incentive Program
LOOT — Local Option Gas Tax
SUR — Infrastructure Surtax
ST — State or Federal non -attributable funding
T—Toll Funding
2030 LRTP
Minor Update 12-7 Adopted June 8, 2007
Section 1 - Exhibit 2
Collier County
Residential Build -Out Study
I_
March 2005
2005 RESIDENTIAL BUILD -OUT STUDY
The 2005 Residential Build -out Study entails an analysis of undeveloped
lands to determine likely future residential development, combined with existing
residential development, to project the total number of dwelling units and resulting
permanent population. This Study reflects one plausible development scenario, one
that neither reflects the maximum development potential nor the minimum devel-
opment potential. There are an infinite number of possible scenarios due to the
many variables involved and, therefore, a degree of conjecture is inherent in this
type of analysis. The variables include future occupancy/vacancy rates; future, per-
sons per household ratios; the type and density/intensity of future development re-
quests and approvals; and possible future regulatory changes.
Projections of future development location, type and density/intensity are
made for general planning purposes; as such, these projections should NOT be re-
lied upon as creating an absolute expectation of future development approvals.
This Study is a planning tool, not a blueprint or vision for future development order
approvals by the BCC.
Due to the numerous variables involved in this build -out analysis, the data
in this Study should not be used to predict dwelling unit or population totals at the
level of individual Traffic Analysis Zones (TAZs); rather, the more TAZs that are ag-
gregated, the greater the confidence in the resulting projections. This is especially
true for sparsely developed areas of the county where there is little, if any, estab-
lished development pattern
The objective of this Build -out Study is to project what the dwelling unit and
population counts will be, and their distribution, at build -out; it is not to predict
when build -out will occur. However, if the countywide annual average growth rate
since 2000 (5.05%) were to remain steady into the future, build -out could occur as
soon as 2026.
Staff does not anticipate that build -out will be achieved in about twenty
years, for three reasons:
1) Past experience has shown that the growth rate will vary over time, especially
during cyclical economic downturns (think of the early 1990's - Collier County's
growth slowed down, albeit not as significantly as most other parts of the country);
2) Different areas of the county experience different growth rates; and,
3) As build -out is approached, the growth rate will decline significantly. Addition-
ally, the latest population projections prepared by the Comprehensive Planning
Department (in 2004) project the countywide permanent population in 2030 at
739, 700.
Attached is a spreadsheet depicting the projected dwelling units and popula-
tion at build -out for various sub -parts. A few observations:
1) The area lying east of Collier Boulevard, mostly rural lands and the semi -rural
Golden Gate Estates, is projected to contain the majority of the county's population
(almost 55%) at build -out.
2) The Immokalee urban area has a significant growth potential. Much of the Im-
mokalee urban area is comprised of undeveloped land or land in agricultural uses,
not unlike the coastal urban area 30 or so years ago.
3) Not surprisingly, the percentage of the county's population within the incorpo-
rated areas will continue to diminish in size (about 7% at build -out, barring signifi-
cant annexations or incorporation of new cities).
Methodology
The Collier MPO, Metropolitan Planning Organization, adopted its version
of the 2000 Census Traffic Analysis Zones in 2004. The MPO consultant produced a
TAZ map with accompanying dwelling unit and population data, the foundation of
which is the 2000 Census. Graphics and Comprehensive Planning staff then split
many of MPO's TAZs into sub-TAZs (so as to allow for the annual compilation of
data by various geographies, e.g. Planning Communities, as required by the Future
Land Use Element and the Inter -local Agreement with the Collier County School
Board). This resulted in year 2000 dwelling unit and population counts by TAZ.
This also allowed staff to derive the ratio of persons per total dwelling unit (PPTDU)
by TAZ - simply divide the population of each TAZ by the number of dwelling units
in that TAZ. For each TAZ in which there were no dwelling units or population,
staff assigned a PPTDU ratio from a comparable TAZ.
Next, Comprehensive Planning staff manually reviewed all residential
building permits from 2000-2004 (roughly 15,000 permits) for which a Certificate
of Occupancy was issued so as to identify the 2000 TAZ location of each dwelling
unit(s). These dwelling units were added to the 2000 data to derive a 2004 dwelling
unit count by 2000 TAZ. Using the PPTDU ratios, staff calculated the population
for 2000-2004 by TAZ, and then added that to the 2000 figures to derive the 2004
population by 2000 TAZ. This 2004 data is the base year data for the Build -out
Study.
Staff then reviewed each TAZ to determine the number of approved but un-
built dwelling units, using Property Appraiser aerials, parcel data, and assessment
maps; zoning maps; and, the February 2005 PUD list. For urban -designated proper-
ties containing "unzoned" land - typically zoned A, Rural Agriculture, staff pre-
dicted the number of dwelling units, if any, that might be approved via a rezoning,
based upon the assumptions noted below. For properties in the rural area, staff
predicted the number of dwelling units that might be built, also using the Assump-
tions noted below.
Staff did not re -analyze the Immokalee community, the City of Naples, or
the City of Marco Island. Instead, staff relied upon the build -out figures from: the
1991 Immokalee Area Master Plan for Immokalee, Phase I of the Urban Area Build-
out Study (1994) for Naples, and the 1997 update to the 1994 Build -out Study for
Marco Island.
Assumptions
In preparing this Build -out Study, several assumptions were made for various areas
of the County, as stated below.
Coastal Urban Area
1. Assume EAR -based Growth Management Plan amendments will be approved to
eliminate some density bonuses within the Density Rating System, and to limit
density to a maximum of 4 DU/A in the Coastal High Hazard Area. As a result,
all properties to which the Density Rating System is applicable and for which a
future rezoning is assumed, assign a density of 3 or 4 DU/A - no utilization of
density bonuses is assumed.
2. In the Urban Residential Fringe, assume density capped at 1.5 DU/A; that is, as-
sume no Transfer of Development Rights from the Rural Fringe Mixed Use Dis-
trict.
3. For most properties for which a future rezoning is assumed, and for PUDs where
the dwelling unit type is unspecified, assume 50% will be single family and 50%
will be multi -family.
4. Assume PUDs will develop at their maximum approved density (with only one
exception).
S. Assume properties designated to allow commercial zoning will be rezoned to
commercial, not residential.
Golden Gate Estates
1. For all parcels large enough to be subdivided, e.g. 5 -acre tract, assume 75% will
subdivide.
2. Assume properties designated to allow commercial zoning will be rezoned to
commercial, not residential.
Rural Fringe Mixed Use District (RFMUD)
1. Assume four Rural Villages will be developed, the maximum allowed.
2. Assume the Rural Village to develop in the Receiving area on the south side of
Immokalee Road and west of Wilson Blvd. will be the minimum size allowed,
300 acres.
3. Assume the Rural Village to develop in the Receiving area on the east side of
Immokalee Road and north of Golden Gate Estates will be the median size al-
lowed, 900 acres (the midpoint between the minimum of 300 acres and maxi-
mum of 1500 acres).
4. Assume the Rural Village to develop in the Receiving area in North Belle Meade
will be the median size allowed, 900 acres.
S. Assume the Rural Village to develop in the Receiving area on the north side of
US -41 East will be the median size allowed, 1400 acres (the mid point between
the minimum of 300 acres and maximum of 2500 acres).
6. Assume all Rural Villages will be developed at the median density allowed, 2.5
DU/A (mid point between the minimum of 2 DU/A and maximum of 3 DU/A).
7. Assume the dwelling unit mix in each Rural Village will be 50% single family
and 50% multi -family.
8. Assume the pending Growth Management Plan amendment (CP -2004-4) will be
approved to create additional TDR bonuses.
9. Assume the pending Growth Management Plan amendment (CP -2004-2) will be
approved to re -designate 232 acres from Neutral Lands to Sending Lands and
Receiving Lands, located south of Immokalee Road and west of Wilson Blvd.
Rural Lands Stewardship Area (RLSA)
1. Stewardship Sending Area (SSA) Credit Assumptions:
a. Assume 95% of Flow -way Stewardship Areas (FSAs), Habitat Stewardship Ar-
eas (HSAs), Water Retention Areas (WRAs), and Rezones will become SSAs.
b. Credit calculations are based on mean values for each stewardship type.
c. Credit calculations are based on layers removed to Ag 2 (on average).
d. Restoration Credits for designation (RI) will encompass 75% of land area.
e. Restoration Credits for completion (R2) will encompass 50x/0 of land area.
The above entitles 56,365 acres of Stewardship Receiving Area, approximately
76% of "open area" (20% in Area of Critical State Concern - ACSC).
2. Stewardship Receiving Area (SRA) Assumptions:
a. Assume Towns, Villages, Hamlets and Compact Rural Developments (CRDs)
will develop at 3000, 700, 80 and 80 acres, respectively.
b. Assume Towns, Villages, Hamlets and CRDs will develop at densities of 3, 3,
1.5 and 1.5 DU/A.
c. Assume the mix of SRA type by acreage will be 50% Town or Village, and
50% Hamlet or CRD.
d. Assume a total of 5 Towns and 16 Villages.
e. Assume the dwelling unit mix will be 50% single family and 50% multi-
family.
3. Development outside SRAs
a. For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12%
Baseline development.
b. For "Open lands" within the ACSC, assume 40% Agriculture and 40%
Baseline Development.
Assume no baseline development inside Flow -way Stewardship Areas, Habitat Stew-
ardship Areas, or Water Retention Areas.
!1
RLSA BUILD -OUT SUMMARY SHEET
Open Areas (not within ACSC):
Acres
Dwelling Units (DUs)
Ave Maria
4,995
11,000
4 Towns
12,000
36,000
16 Villages
11,200
33,600
Hamlets/CRD
26,115
39,173
Baseline
8,259
1,652
Agriculture
8,259
-0-
Subtotal
70,828
121,425
Open Areas (ACSC):
Village 500 (2)
1,000
3,000
Village 300 (5)
1,500
4,500
Hamlet/CRD (10)
1,000
1,500
Baseline
6,765
1,353
Agriculture
6,765
-0-
Subtotal
17,030
10,353
TOTAL RLSA
87,858
131,778
2005 Residential Build -out Study C, Comp, David, 2005 B.O. Study dw/March 2005
!1
Section 1 - Exhibit 3
Inventory of Approved Planned Unit Developments
April 2009
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Exhibit V.D.5/Table of Contents
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -1
II. EXISTING LAND USES
Market conditions discussed in Section I of this Study, demonstrate clearly
that growth in the permanent population of the Corkscrew Planning Community
District (PCD) and the Rural Estates PCD will be sufficient to provide consumer
support for the emerging population within the area under study ("the study area").
Section II will detail the dimensions of study area commercial -use development.
The predictable needs of an increased study area population for goods and
services forecasts steady development of undeveloped commercial parcels along the
Immokalee Road (CR -846) and Wilson Boulevard corridors. When growth does occur
on undeveloped land approved for residential units, it will enhance the viability of
commercial uses proposed for the site now under consideration for the Wilson Boule-
vard Commercial Sub -District. Additionally, office space; repair and wholesale facili-
ties; hotels and motels; entertainment centers; and institutional uses -- such as
churches, nursing homes, and schools (public and private) -- will need to be accom-
modated as well on land made available for non-residential development.
Commercial Land -Use Inventory
The 2005 and 2007 Collier County Commercial Land Use Study, prepared by
the Comprehensive Planning Department as Appendix A-1 to the Future Land Use
Element Support Document, provides a detailed inventory of the location of all C-1,
C-2, C-3, C-4, and C-5 zoning, as well as PUD commercial, in Collier County.
A list of applicable 2 -digit designations from the Collier County Property Ap-
praiser and Florida Department of Revenue (DOR) land use codes is displayed
throughout Section II to identify and describe inventoried land uses; all relevant
data is reported by Traffic Analysis Zone (TAZ), and by commercial land -use desig-
nations in effect in Collier County at the time of this writing (See Table 2.01).
Property -appraisal -based analysis presents certain difficulties in matching
commercially zoned acreage with acreage classified according to Property Appraiser
and DOR codes. Consequently, this analysis will limit the use of property -appraisal
data to site-specific determinations of acreage and the square -foot dimensions of ex-
isting structures only. Commercial acreage and structures, reported by the square -
foot dimensions of a building "footprint," will be the basis for the following analysis.
Characteristics of Commercial Land -Use in the Area Under Study
In order to document the need for new non-residential uses — commercial,
conditional -use, and public-service facilities -- within the study area, it is necessary
to examine the study area's present pattern of non-residential development.
Specific land use designations within the Corkscrew and Rural Estates plan-
ning communities are listed beginning on page II -4. These designations are taken
from the 2005 and the 2007 Commercial Land Use Inventory.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -2
Land use designations are derived from appraisal records and Geographic In-
formation Service (GIS) data provided by the Property Appraiser, Collier County's
Planned Use Development (PUD) inventory, and zoning maps. Metropolitan Plan-
ning Organization (MPO) documents provide additional information on each Traffic
Analysis Zone (TAZ) located in planning communities.
Section I has documented that non-residential land uses located in the study
area will be supported by a growing area population estimated to increase by 28,506
persons, or 143.72 percent, between 2000 and 2015 (see Table 1.01.1). Planning
Community populations as of April 1st for each year from 2000 to 2020 are exhibited
on the facing page.
Present land uses for the Corkscrew and Rural Estates planning communi-
ties — derived from the 2005 and the 2007 Commercial Land Use Inventory — are ex-
hibited on the pages that follow, accompanied by commercial zoning and the acreage
and square footage of existing non-residential land uses listed for the respective
planning communities.
Each land -use exhibit is accompanied by a facing -page listing of land -use
designations provided by the Property Appraiser; listed land uses will assist the
reader in identifying the current status of commercial activity for each listed parcel.
As noted above, applicable 2 -digit designations — derived from Property Ap-
praiser and Florida Department of Revenue (DOR) codes — are provided to describe
each land uses; all data is reported by Traffic Analysis Zone (TAZ) and commercial
categories in effect in Collier County in 2005 and 2007 (See Table 2.01).
The analysis provides conclusive evidence that the present population of the
Corkscrew and Rural Estates planning communities is underserved.
The 2005 and 2007 commercial land use inventories demonstrates that well -
located shopping and personal -service vendors are presently unavailable to satisfy
the household needs of area residents.
The findings reported in Table 2.02 and Table 2.02 below are persuasive in
establishing that suburban Corkscrew and Rural Estates residents lack ready access
to an equivalent array of non-residential commercial amenities readily available to
residents of urban -commercial Collier County generally and the Urban Estates spe-
cifically.
Commercial zoning district non-residential square footage analyzed by plan-
ning community district is provided in Table 2.02: 2005 Commercial Land Uses and
Table 2.03: 2007 Commercial Land Uses.
Section 2 - Exhibit 1
2005 Commercial Land Uses:
Corkscrew Planning Community District
Rural Estates Planning Community District
Wilson Boulevard Commercial Sub -District Market Study
Exhibit V.D.5/Page II -4
Table 2.02
2005 Commercial Land Uses
Corkscrew Planning Community District (PCD) and
Rural Estates PCD
General Summary: Study Area
Land
Square
Use
Collier County Commercial Land Use Category
Feet
Total Acres
10
"Vacant"
0
20.16
11
Stores
40,532
15.10
14
Supermarkets
0
0
16
Community Shopping Centers
20,356
2.55
17
Office Buildings (Non-professional, one-story)
0
0
18
Office Buildings (Non-professional, multi -story)
0
0
19
Professional Services Buildings
0
0
20
Airport and Marine Terminals, Piers, Marinas
3,235
4.70
21
Restaurants, Cafeterias
10,500
1.87
22
Drive-in Restaurants
3,136
1.00
23
Financial Institutions
0
0
24
Insurance Company Offices
0
0
26
Service Stations
0
4.24
27
Automotive Sales
0
0
29
Wholesale Outlets
7,156
4.31
30
Florists/Greenhouses
0
0
32
Enclosed Theater, Auditorium
0
0
34
Cultural and Entertainment Enclosed Area
0
0
35
Tourist Attraction/Permanent Exhibits
31,090
2.50
39
Hotels, Motels
193.311
17.57
Grand Total
309,316
74.00
Non -Residential Land Use Inventory: 2005 Comparative
Analysis
Population Commercial
Square Feet
2005 Square Feet
Per Capita
Study Area PCDs 33,912 474,408
13.99
Urban
Estates PCD 35,149 2,686,052
76.42
Unincorporated 279,124 25,799,486
92.43
Collier County
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Section 2 - Exhibit 2
2007 Commercial Land Uses:
Corkscrew Planning Community District
Rural Estates Planning Community District
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -9
Table 3.03
2007 Commercial Land Uses
Corkscrew and Rural Estates Planning Community Districts
General. Summary: Study Area
Land Square
Use Collier County Commercial Land Use Category Feet Total Acres
10
"Vacant'
0
229.93
11
Stores
32,847
11.64
12
Mixed Use (Store and Resident)
48,100
0.66
14
Supermarkets
0
0
16
Community Shopping Centers
20,356
2.55
17
Office Buildings (Non-professional, one-story)
0
0
18
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0
0
19
Professional Services Buildings
0
0
20
Marine Terminals, Piers, Marinas
3,235
5.30
21
Restaurants, Cafeterias
10,500
1.00
22
Drive-in Restaurants
3,136
9.24
23
Financial Institutions
0
0
24
Insurance Company Offices
0
0
26
Service Stations
0
4.24
27
Automotive Sales
0
0
28
Mobile Home Parks and Parking Lots
7,159
5.48
29
Wholesale Outlets
0
0
30
Florists/Greenhouses
3,454
3.57
32
Enclosed Theater, Auditorium
0
0
34
Cultural and Entertainment Enclosed Area
0
0
35
Tourist Attraction/Permanent Exhibits
15,090
0
39
Hotels, Motels
193.311
17.57
Grand Total
337,188
291.18
Non -Residential Land Use Inventory: 2007 Comparative Analysis
Population Commercial
Square Feet
2007 Square Feet
Per Capita
Study
Area PCDs 38,948 676,512
17.37
Urban
Estates PCD 37,981 2,383,736
62.76
Unincorporated 294,289 25,952,416
88.19
Collier County
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Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -16
Supportable Commercial Uses and Land Use Recommendations
New residential construction, supported by the area's expanding roadway
network, will likely accelerate demand for accessible, well -located commercial -use
centers providing for the household and personal service needs of present and future
residents.
Growing consumer pressures generated by future residents should foster ad-
ditional demand for new commercial and conditional -use space, likely exceeding the
demand generated by additional residents absorbed within existing study area
neighborhoods.
In order to evaluate commercial and conditional uses presently available to
serve the needs of the area's growing neighborhoods, this Study has applied the fol-
lowing standards likely to be employed during the plan -amendment or rezoning
process to determine the viability of locating the Wilson Boulevard Commercial Sub -
District on the subject site:
1. Adequacy of available infrastructure capacity (Section I); and
2. The amount, type and location of existing zoned and developed commercial
uses in proximity to the subject site (Section II).
In sum, the subject site is well situated for development of a retail facility
clearly compatible with adjacent residential neighborhoods. Located near two (2)
large "suburban" communities — Orange Tree and Ave Maria -- the site is suitable
for limited retail commercial providing convenience services.
A summary of area Planned Unit Development (PUD) activity — permitted
but undeveloped, and developed as of August 1, 2009 — is provided on the facing
page. At the time of this writing, 4.18 acres of the 1,049 acres available for develop-
ment has been developed, correspondingly, 33,500 square feet of the available
1,747,500 square feet is developed and now providing goods and services to area resi-
dents and the traveling public.
Section III of this Market -Conditions Study will be devoted to an analysis of
retail demand in the area under study. Developed commercial acreage will be com-
pared "supportable" acreage based on an analysis of study area population and eco-
nomic growth. Data provided in Section II is confined to demonstrating existing de-
velopment only.
Land Use Recommendations
The following retail classifications can be considered both consistent with the
purpose and intent of applicable zoning standards and appropriate uses proposed for
development on the subject site. Uses shall be limited to the following:
• Automotive Service Station;
• Convenience Store(s);
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -17
• Drug Store;
• Restaurants, including fast food restaurants, but not drive-in restaurants;
• Shopping Center; and
• Other uses compatible in nature with the foregoing list of permitted principal
uses, as may be determined by the Collier County Board of Zoning Appeals
(BZA).
Subsequent sections will conclude the analysis of the study area as follows:
Section III: Analyzes retail demand,
Section IV: Summarizes study findings and recommendations, and
Section V: Provides an Appendix with supplementary documentation.
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
S. Appendix
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -1
II. EXISTING LAND USES
Market conditions discussed in Section I of this Study, demonstrate clearly
that growth in the permanent population of the Corkscrew Planning Community
District (PCD) and the Rural Estates PCD will be sufficient to provide consumer
support for the emerging population within the area under study ("the study area").
Section II will detail the dimensions of study area commercial -use development.
The predictable needs of an increased study area population for goods and
services forecasts steady development of undeveloped commercial parcels along the
Immokalee Road (CR -846) and Wilson Boulevard corridors. When growth does occur
on undeveloped land approved for residential units, it will enhance the viability of
commercial uses proposed for the site now under consideration for the Wilson Boule-
vard Commercial Sub -District. Additionally, office space; repair and wholesale facili-
ties; hotels and motels; entertainment centers; and institutional uses -- such as
churches, nursing homes, and schools (public and private) -- will need to be accom-
modated as well on land made available for non-residential development.
Commercial Land -Use Inventory
The 2005 and 2007 Collier County Commercial Land Use Study, prepared by
the Comprehensive Planning Department as Appendix A-1 to the Future Land Use
Element Support Document, provides a detailed inventory of the location of all C-1,
C-2, C-3, C-4, and C-5 zoning, as well as PUD commercial, in Collier County.
A list of applicable 2 -digit designations from the Collier County Property Ap-
praiser and Florida Department of Revenue (DOR) land use codes is displayed
throughout Section II to identify and describe inventoried land uses; all relevant
data is reported by Traffic Analysis Zone (TAZ), and by commercial land -use desig-
nations in effect in Collier County at the time of this writing (See Table 2.01.
Property -appraisal -based analysis presents certain difficulties in matching
commercially zoned acreage with acreage classified according to Property Appraiser
and DOR codes. Consequently, this analysis will limit the use of property -appraisal
data to site-specific determinations of acreage and the square -foot dimensions of ex-
isting structures only. Commercial acreage and structures, reported by the square -
foot dimensions of a building "footprint," will be the basis for the following analysis.
Characteristics of Commercial Land -Use in the Area Under Study
In order to document the need for new non-residential uses — commercial,
conditional -use, and public-service facilities -- within the study area, it is necessary
to examine the study area's present pattern of non-residential development.
Specific land use designations within the Corkscrew and Rural Estates plan-
ning communities are listed beginning on page II -4. These designations are taken
from the 2005 and the 2007 Commercial Land Use Inventory.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -2
Land use designations are derived from appraisal records and Geographic In-
formation Service (GIS) data provided by the Property Appraiser, Collier County's
Planned Use Development (PUD) inventory, and zoning maps. Metropolitan Plan-
ning Organization (MPO) documents provide additional information on each Traffic
Analysis Zone (TAZ) located in planning communities.
Section I has documented that non-residential land uses located in the study
area will be supported by a growing area population estimated to increase by 28,506
persons between 2000 and 2015 (see Table 1.01.1). Planning Community populations
as of April Vt for each year from 2000 to 2020 are exhibited on the facing page.
Present land uses for the Corkscrew and Rural Estates planning communi-
ties — derived from the 2005 and the 2007 Commercial Land Use Inventory — are ex-
hibited on the pages that follow, accompanied by commercial zoning and the acreage
and square footage of existing non-residential land uses listed for the respective
planning communities.
Each land -use exhibit is accompanied by a facing -page listing of land -use
designations provided by the Property Appraiser; listed land uses will assist the
reader in identifying the current status of commercial activity for each listed parcel.
As noted above, applicable 2 -digit designations — derived from Property Ap-
praiser and Florida Department of Revenue (DOR) codes — are provided to describe
each land uses; all data is reported by Traffic Analysis Zone (TAZ) and commercial
categories in effect in Collier County in 2005 and 2007 (See Table 2.01).
The analysis provides conclusive evidence that the present population of the
Corkscrew and Rural Estates planning communities is underserved.
The 2005 and 2007 commercial land use inventories demonstrates that well -
located shopping and personal -service vendors are presently unavailable to satisfy
the household needs of area residents.
The findings reported in Table 2.02 and Table 2.02 below are persuasive in
establishing that suburban Corkscrew and Rural Estates residents lack ready access
to an equivalent array of non-residential commercial amenities readily available to
residents of urban -commercial Collier County generally and the Urban Estates spe-
cifically.
Commercial zoning district non-residential square footage analyzed by plan-
ning community district is provided in Table 2.02: 2005 Commercial Land Uses and
Table 2.03: 2007 Commercial Land Uses.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -3
Section III—Exhibit 1
2005 Commercial Land Uses:
Corkscrew Planning Community District
and the
Rural Estates Planning Community District
Wilson Boulevard Commercial Sub -District Market Study
Exhibit V.D.5/Page 11-4
Table 2.02
2005 Commercial Land Uses
Corkscrew Planning Community District (PCD) and
Rural Estates PCD
General Summary: Study Area
Land
Square
Use
Collier Countv Commercial Land Use Category
Feet
Total Acres
10
"Vacant"
0
20.16
11
Stores
40,532
15.10
14
Supermarkets
0
0
16
Community Shopping Centers
20,356
2.55
17
Office Buildings (Non-professional, one-story)
0
0
18
Office Buildings (Non-professional, multi -story)
0
0
19
Professional Services Buildings
0
0
20
Airport and Marine Terminals, Piers, Marinas
3,235
4.70
21
Restaurants, Cafeterias
10,500
1.87
22
Drive-in Restaurants
3,136
1.00
23
Financial Institutions
0
0
24
Insurance Company Offices
0
0
26
Service Stations
0
4.24
27
Automotive Sales
0
0
29
Wholesale Outlets
7,156
4.31
30
Florists/Greenhouses
0
0
32
Enclosed Theater, Auditorium
0
0
34
Cultural and Entertainment Enclosed Area
0
0
35
Tourist Attraction/Permanent Exhibits
31,090
2.50
38
Golf Courses
88,469
597.59
39
Hotels, Motels
192,111
17.57
48
Warehousing, Distribution & Trucking Terminals
72,912
9.50
66
Orchard Groves, Citrus, etc.
4,91131_51
Grand Total
474,408
712.60
Non -Residential Land Use Inventory: 2005 Comparative Analysis
Population Commercial
Square Feet
2005 Square Feet
Per Capita
Study Area PCDs 33,912 474,408
13.99
Urban Estates PCD 35,149 2,686,052
76.42
Unincorporated 279,124 25,799,486
92.43
Collier County
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Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -8
Section III—Exhibit 2
2007 Commercial Land Uses:
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and the
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Commercial Land Use Inventory
Rural Estates
Planning
Area
48-27-22,23
(Organge Tree)
48-27-27
(Randall Center)
49-26-35
(Citygate)
49-26-35
(Tollgate)
Traffic
Analysis Zone
(TAZ)
396
396
396
396
396
230
230
230
230
230
230
230
230
230
230
230
230
230
230
230
230
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
233
Department of Revenue (DOR)
Rural Estates Planning Community Uses Located By Township, Range Section
Size of the
Land Area
Vacant
Stores
Shopping
Non -Retail
Structure in
in
Land Use 10 Land Use 11
Land Use 16
Land Uses
Square Feet
Acres
Acreage
Square Feet
Square Feet
Acreage
3,111
1.91
1.91
0
749.33
749.33
0
4.01
4.01
3,648
1.14
3,648
20,356
2.55
20,356
0
33.44
33.44
0
2.68
2.68
0
1.42
1.42
5,026
2.00
5,026
0
1.10
1.10
0
1.65
1.65
0
1.88
1.88
0
1.74
1.74
0
1.67
1.67
0
1.64
1.64
0
1.50
1.50
0
1.19
1.19
0
1.02
1.02
0
1.16
1.16
0
4.06
4.06
0
4.55
4.55
0
1.83
1.83
31,808
2.61
0
1.17
1.17
3,136
1.00
1.00
0
0.97
0.97
0
0.98
0.98
0
0.49
0.49
0
0.13
0.13
0
1.39
1.39
0
0.91
0.91
112,812
9.50
9.50
0
1.33
1.33
0
1.28
1.28
0
3.29
3.29
0
1.52
1.52
0
1.51
1.51
0
1.03
1.03
0
1.06
1.06
0
1.04
1.04
0
1.51
1.51
0
1.50
1.50
0
2.97
2.97
0
0.49
0.49
0
1.68
1.68
0
1.71
1.71
0
0.52
0.52
48,100
1.27
1.27
0
0.66
0.66
48,100
0.66
0.66
0
1.54
1.54
0
1.82
1.82
0
1.97
1.97
0
1.85
1.85
0
2.24
2.24
43,200
1.83
1.83
0
1.82
1.82
750
1.82
1.82
0
1.83
1.83
3,502
1.00
3,502
10,500
1.87
34,040
4.17
1
Retail Land Use Codes
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -16
Supportable Commercial Uses and Land Use Recommendations
New residential construction, supported by the area's expanding roadway
network, will likely accelerate demand for accessible, well -located commercial -use
centers providing for the household and personal service needs of present and future
residents.
Growing consumer pressures generated by future residents should foster ad-
ditional demand for new commercial and conditional -use space, likely exceeding the
demand generated by additional residents absorbed within existing study area
neighborhoods.
In order to evaluate commercial and conditional uses presently available to
serve the needs of the area's growing neighborhoods, this Study has applied the fol-
lowing standards likely to be employed, during the plan -amendment or rezoning
process to determine the viability of locating the Wilson Boulevard Commercial Sub -
District on the subject site:
Adequacy of available infrastructure capacity (Section I); and
2. The amount, type and location of existing zoned and developed commercial
uses in proximity to the subject site (Section II).
In sum, the subject site is well situated for development of a retail facility
clearly compatible with adjacent residential neighborhoods. Located in proximity to
two (2) large "suburban" communities — Waterways and Ave Maria -- the site is suit-
able for retail commercial providing needed services.
Land Use Recommendations
The following retail classifications can be considered both consistent with the
purpose and intent of applicable zoning standards and appropriate uses proposed for
development on the subject site. Uses shall be limited to the following:
• Automotive Service Station;
• Convenience Store(s);
• Drug Store;
Restaurants, including fast food restaurants, but not drive-in restaurants;
• Shopping Center; and
• Other uses compatible in nature with the foregoing list of permitted principal
uses, as may be determined by the Collier County Board of Zoning Appeals
(BZA).
�r*
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page II -16
Subsequent sections will conclude the analysis of the area under study as
follows:
Section III: Analyzes retail demand,
Section IV: Summarizes study findings and recommendations, and
Section V: Provides an Appendix with supplementary documentation.
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -1
III. RETAIL DEMAND FORECASTS
The analysis of retail demand reported below for application to the subject
Primary Trade Area (PTA) commences with population and household -size projec-
tions derived from the University of Florida's Bureau of Economic and Business Re-
search (BEBR) estimates.
A recent example of the standard retail demand methodology demonstrated
in Section III applies specifically to the Rural Estates Planning Community District
(PCD) in the form of a Commercial Demand Study for the Golden Gate Area (Octo-
ber, 2003), conducted by the Comprehensive Planning Department; it included all of
the subject geographic areas incorporated in the Golden Gate Area Master Plan
(GGAMP) Restudy completed in 2003.
The 2003 Commercial Demand Study, conducted by the Comprehensive
Planning Department, is the primary resource used in this Section III analysis. The
2003 Demand Study reassessed an earlier study completed in May 1988. Retail de-
mand calculations for the Wilson Boulevard Commercial Sub -District derived from
the 2003 Commercial Demand Study are appended to Section III beginning on page
III -0.
The sole purpose of appending the 2003 Demand Study in this analysis is to
provide an independent, county -sponsored assessment of retail demand to establish
whether retail capacity forecasted can be considered historically predictable to meet
the goods and services needs of a majority of study area residents residing in the
platted Rural Estates.
Matching forecasted demand against minimum growth in study area retail
outlets will reveal a retail commercial deficit existed in the Rural Estates PCD at
the time of the publication of the 2003 Demand Study. The commercial inventory for
the study area reported in Section II appears to confirm that that deficit continued
to 2005, two years following its publication.
Calculating Retail Demand for the Primary Trade Area (PTA)
Analysts examining the retail -demand calculations that follow should be
mindful of the important definitions listed below.
Per -capita -income (PCI): PCI data is derived from Woods & Poole Economics,
Inc. and PCI forecasts are in "constant" dollar amounts. Generally, the PCI in the
study areas are upwards of one-third lower than the countywide PCI- Expenditure
estimates are incorporated into a step-by-step analysis of commercial acreage and
square footage required to satisfy forecasted demand. Demand calculations are
based upon documented sales -per -square -foot (SPF) for commercial space and a den-
sity determination, expressed as a floor -area ratio (FAR), to predict the acreage re-
quirement for the entire area under study.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D-5/Page III -2
Sales Per Square Foot (SPF): An earlier estimate of sales per square foot was
determined to be $220.87 according to calculations made by the County's Compre-
hensive Planning Department and based upon 1995 Collier County measurable sales
of $3,223,592,288 divided by 14,594,655 sq. ft. of commercial space (Unincorporated
County: 10,347,911 sq. ft.; City of Naples: 4,246,744 sq. ft.).
The SPF calculation in the 2003 Demand Study reflects property -appraiser
defined land uses that correspond closely to the U. S. Census definition of retail -
sales outlets. The 2003 Study determined the SPF to be $223.56 based on retail
sales of $3,431,270,000 and a countywide commercial square -footage estimate of
15,348,589 square feet. For the purposes of the retail -demand calculations that fol-
low, the SPF is rounded up to $225.00, leading to a more conservative demand fore-
cast.
Floor Area Ratio (FAR): The FAR is defined as the percent of lot coverage, or
the ratio of retail floor area to overall land area. The Comprehensive Planning De-
partment determined that the FAR for the study area ranged from 18.82 percent to
21.65 percent depending on whether hotels/motels and theaters are included or ex-
cluded from the analysis. Correspondingly, a FAR of 20.00 percent was utilized in
the conversion of supportable square feet to supportable commercial acreage.
For the purposes of this analysis, a FAR of 0.2000 will be utilized for the
years 2000 to 2015. Twenty percent (20%) of any subject site or parcel will be con-
sidered to be the floor space of a commercial structure and the remaining 80% will
be devoted to secondary uses, i.e. open space, parking, and stormwater management.
Dwelling Units (DUI): An estimate calculated by dividing projected population
by persons -per -household (PPM data from the 2000 U.S. Census for the period 2000
to 2015.
Dwelling Unit Income (DUD: An estimate calculated by multiplying per cap-
ita income by persons -per -household.
Total Area Income (TAI): An estimate calculated by multiplying by dwelling -
unit household income by the number of dwelling units.
Retail Expenditure (RE) Forecast: Determined by the 2003 Demand Study to
be 35% of total personal income. The 35 -percent share of personal income is applied
to TAI to forecast retail expenditures for each of the study areas for each of the ana-
lyzed time periods: 2000, 2005, 2010, and 2015.
Retail Demand Calculation (RDC): Calculation of the acreage required to sat-
isfy forecasted retail demand as measured by sales per square foot and the ratio of
retail floor area to overall land area, or FAR, is determined by application of the fol-
lowing procedures:
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.S/Page III -3
1. Dividing projected sales by sales per square foot to determine supportable
square feet;
2. Multiplying supportable square feet by 1.05 for the normal 5 percent vacancy
factor; and
3. Dividing the total square feet by 43,560, the square feet in an acre, and the
Floor Area Ratio (FAR) to determine the acreage requirement for each ana-
lyzed geographic area -- the Urban Estates (Study Area 1) and the Golden
Gate Estates (Study Area 2, Study Area 3, and Study Area 4).
Retail Commercial Demand Exhibited in ZIP Code 34120
Geographically, ZIP Code 34120 occupies the northern two-thirds of the study
area and includes substantial parts of the Corkscrew and Rural Estates communi-
ties. A demand analysis of ZIP Code 34120 will add another dimension to study -area
estimates of commercial acreage required by new study area households. In 2000,
12,062 persons reside there, or 5.61 percent of population of unincorporated Collier
County. However, if estimates for ZIP 34120 reflected the augmented percentage
growth projected by County planners for the Corkscrew and Rural Estates its pro-
jected population growth would be significantly greater, and more likely representa-
tive of actual resident growth in ZIP 34120. Complementary demand analysis have
been calculated using both a "static" growth rate and an augmented growth rate as
demonstrated below:
Table 3.01.1
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Estimated Population Growth in Zip Code Area 34120 (See Section I, Table 1.02.1)
(Estimates Based on a Static Base of 6.61% of the Unincorporated County Population')
Population Projections
Per Capita Income
Persons Per Dwelling Unite
2000 2005 2010 2015
12,062 15,659 17,551 20,344
$20,306
3.15
$23,005
3.15
$26,062
3.15
$29,526
3.15
Dwelling Units2 3,823 4,429 4,964 5,754
Dwelling Unit Income $63,964 $72,466 $82,095 $93,007
Total Area Income $244,534,372 $320,951,914 $407,519,580 $535,162,278
Retail Demand Forecast
Retail Expenditures $85,587,030
Sales Per Square Foot
$225.00
Supportable Square Feet
380,387
Supportable Square Feet
399,406
Floor Area Ratio (FAR)
0.2000
Supportable Acreage
45.86
Zoned Commercial Acreage
44.103
Developed Acre Surplus (Deficit) 1.76
$112,333,170 $142,631,853 $187,306,797
$244.00
$264.00
$285.00
460,382
540,272
657,217
483,401
567,286
690,078
0.2000
0.2000
0.2000
55.49
65.12
79.21
40.454
47.864
**
(15.04)
(17.26)
**
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -4
Table 3.01.2
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Estimated Population Growth in Zip Code Area 34120 (See Section I, Table 1.02.2)
(Estimates Based on Population Increases for Corkscrew PCD and Rural Estates PCD)
2000
2005
2010
2015
Population Projections 12,062
33,912
38,183
48,349
Per Capita Income $20,306
$23,005
$26,062
$29,526
Persons Per Dwelling Unit 3.15
3.15
3.15
3.15
Dwelling Units2 3,823
10,561
10,800
15,349
Dwelling Unit Income $63,964
$72,466
$82,095
$93,007
Total Area Income $244,534,372
$765,313,426
$886,626,000
1,427,564,443
Retail Demand Forecast:
Retail Expenditures $85,587,030
$267,859,699
$310,319,100
$499,647,555
Sales Per Square Foot $225.00
$244.00
$264.00
$285.00
Supportable Square Feet 380,387
1,097,786
1,175,451
1,753,149
Supportable Square Feet 399,406
1,152,675
1,234,223
1,840,806
Floor Area Ratio (FAR) 0.2000
0.2000
0.2000
0.2000
Supportable Acreage 45.86
132.31
141.67
211.30
Zoned Commercial Acreage 44.103
40.45°
47.86`
"*
Developed Acre Surplus (Deficit) 1.76
(91.86)
(93.81)
**
Sources: 1) Section I, Table 102.1 and Table 102.2.
2) Derived from ZIP Code 34120 Tabulation Area,
2000 U. S. Census.
3) Zoned acreage derived from
the 2003 Demand
Study.
4) Zoned acreage derived from
the 2005 and 2007 Commercial Land
Use Inventory,
excluding "Vacant' acreage
(DOR 10) and Hotels, Motels (DOR
39), and adding
4.18 PUD -commercial acreage reported in August 2009.
A calculation of retail demand has been applied to the Primary
Trade Area (PTA).
The following Table 3.02 employs the same methods as evidenced in
the 2003 Demand Study for the GGAMP and the analysis provided above
for ZIP 34120. Supporting data has been carefully footnoted.
Calculated demand estimates a PTA -acreage deficit of 13.66 acres in
2007 and a 14.22 -acre deficit in 2010.
In sum, it can be concluded fairly that sufficient demonstration of
support exists for the development of 40,000 square foot convenience cen-
ter on the 5.1 -acre site proposed for the Wilson Boulevard Commercial Sub -
District.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -5
Table 3.02
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Estimated Permanent Population and Economic Growth
Wilson Boulevard Commercial Sub -District Primary Trade Area (PTA)
2000
2007
2010
2015
Population Projections 7,220'
11,7503
14,9085
20,1725
Per Capita Income $20,3062
$23,005
$26,062
$29,526
Persons Per Dwelling Unit 3.08'
Various by TAZ
3.08
3.08
Dwelling Units 2,344'
4,3194
4,840
6,549
Dwelling Unit Income $62,543
$72,466
$80,271
$90,940
Total Area Income $146,600,792
$312,980,654
$388,511,640 $595,566,584
Retail Demand Forecast:
Retail Expenditures $51,310,277
$109,543,229
$135,979,074 $208,448,304
Sales Per Square Foot $225.00
$244.00
$264.00
$285.00
Supportable Square Feet 228,046
448,948
515,072
731,398
Supportable Square Feet 239,448
471,395
540,826
767,968
Floor Area Ratio (FAR) 0.2000
0.2000
02000
0.2000
Supportable Acreage 27.48
54.11
62.08
88.15
Zoned Commercial Acreage 44.103 40.454
47.864
**
Developed Acre Surplus (Deficit) 16.62
(13.66)
(14.22)
**
Sources: 1) ZDATA1 File for Traffic Analysis Zones, 2000 U.
S. Census (See facing page).
2) Per capita income derived from ZIP Code 34120 Tabulation Area, 2000 U.
S. Census.
3) Population derived from Wilson Sub -District Market Study Table 1.07.
4) Dwelling Units derived from estimates provided by the VBR/Horizon Study.
5) Extrapolated from an 8.76%
per year growth rate for the period 2000 to 2007.
Section 3 Appendixes
2003 GGAMP Commercial Demand Study
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -7
Section III Appendix
The Collier County 2003 Commercial Demand Study for the Golden Gate Area con-
cluded:
Currently, Study Area 1 (Urban Estates) contains most of the avail-
able commercial land for the entire area. Approximately 84% of the
total existing commercial acreage is located in Study Area 1. Accord-
ingly, Study Area 1 is the only sub -area to possess a surplus of com-
mercial space in 2005 (25.06 acre surplus). On the other hand,
study areas 2-4 are all characterized by deficient amounts of
commercial acreage (bold added).
A map describing the boundaries of these study areas faces page III -3. It includes
the Rural Estates Planning Community District (PCD), represented by Study Area
2, Study Area 3, and Study Area 4. The first of the commercial land -use calculations
is demonstrated below for the Urban Estates PDC (Study Area 1).
Retail Demand Forecast
Retail Expenditures (RE) $272,781,786 $422,140,417 $532,979,249 $660,869,569
Table 3.00.1
$264.00
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Supportable Square Feet (SSF) 1,212,363 1,727,267
2,015,804
Estimated Growth in Study Area 1 (Urban Estates)
Supportable Sq. Ft. (5% vacant) 1,272,982 1,813,630
2,116,594
2000 2005 2010
2015
Population Projections
27,719, 39,492 46,089
53,090
Per Capita Income
$28,117 $30,541 $33,041
$35,566
Persons Per Dwelling Unit
2.46 2.46 2.46
2.46
Dwelling Units
11,285 16,078 18,763
21,614
Dwelling Unit Income
$69,064 $75,019 $81,158
$87,361
Total Area Income
$779,376,532 $1,206,115,477 $1,522,797,855 $1,888,198,769
Retail Demand Forecast
Retail Expenditures (RE) $272,781,786 $422,140,417 $532,979,249 $660,869,569
Sales Per Square Foot (SPF) $225.00 $244.00
$264.00
$285.00
Supportable Square Feet (SSF) 1,212,363 1,727,267
2,015,804
2,322,036
Supportable Sq. Ft. (5% vacant) 1,272,982 1,813,630
2,116,594
2,438,138
Floor Area Ratio (FAR) 0.2000 0.2000
0.2000
0.2000
Supportable Acreage (SA) 146.12 208.18
242.95
279.86
Zoned Commercial Acreage +233.24 +25.06
(9.71)
(46.62)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Wilson Boulevard Commercial Sub-District Market Study Exhibit V.D.S/Page III-8
Table 3.00.2
COMMERCIAL
LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 2
2000 2005
2010
2015
Population Projections
5,278 7,520
8,776
10,109
Per Capita Income (PCI)
$25,451 $27,645
$29,908
$32,194
Persons Per Dwelling Unit (PPDU)
3.04 3.04
3.04
3.04
Dwelling Units (DU)
1,734 2,470
2,883
3,321
Dwelling Unit Income (DUI)
$77,476 $84,156
$91,044
$98,002
Total Area Income (TAI) $134,331,689 $207,883,479 $262,486,175
$325,445,894
Retail Demand Forecast:
Retail Expenditures (RE) $47,016,084 $72,759,218 $91,863,161
$113,906,063
Sales Per Square Foot (SPF)
$225.00 $244.00
$264.00
$285.00
Supportable Square Feet (SSF)
208,960 297,708
347,440
400,221
Supportable Sq. Ft. (5% vacancy)
219,408 312,593
364,812
420,232
Floor Area Ratio (FAR)
0.2000 0.2000
0.2000
0.2000
Supportable Acreage (SA)
25.18 35.88
41.87
48.24
Zoned Commercial Acreage
1.79 (34.09)
(40.08)
(46.45)
Table 3.00.3
COMMERCIAL LAND-USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 3
2000 2005
2010
2015
Population Projections
7,640 10,885
12,703
14,633
Per Capita Income (PQ
$26,705 $29,007
$31,381
$33,780
Persons Per Dwelling Unit (PPDU)
2.90 2.90
2.90
2.90
Dwelling Units (DU)
2,632 3,750
4,376
5,041
Dwelling Unit Income (DUI)
$77,516 $84,199
$91,080
$98,052
Total Area Income (TAI) $204,026,155 $315,738,405 $398,639,910 $494,295,015
Retail Demand Forecast:
Retail Expenditures (RE) $71,409,154 $110,508,442 $139,523,969 $173,003,255
Sales Per Square Foot (SPF)
$225.00 $244.00
$264.00
$285.00
Supportable Square Feet (SSF)
317,374 452,166
527,700
607,865
Supportable Sq. Ft. (5% vacancy)
333,243 474,774
554,085
638,259
Floor Area Ratio (FAR)
0.2000 0.2000
0.2000
0.2000
Supportable Acreage (SA)
38.25 54.50
63.60
73.26
Zoned Commercial; Acreage
42.31 (12.19)
(21.29)
(30.95)
Source: Collier County Comprehensive
Planning Department,
Commercial Demand Study for the Golden Gate Area (October,
2003)
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -9
Table 3.00.4
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 4
2000 2005 2010
2015
Population Projections 1,000 1,425 1,663
1,915
Per Capita Income (PCI) $26,069 $28,316 $30,634
$32,975
Persons Per Dwelling Unit (PPDU) 3.12 3.12 3.12
3.12
Dwelling Units (DU) 321 457 534
615
Dwelling Unit Income (DUI) $81,230 $88,233 $95,454
$102,749
Total Area Income (TAI) $28,068,763 $40,342,424 $50,934,888 $63,156,901
Retail Demand Forecast:
Retail Expenditures (RE) $9,124,067 $14,119,848 $17,827,211 $22,104,915
Sales Per Square Foot (SPF) $225.00 $244.00 $264.00
$285.00
Supportable Square Feet (SSF) 40,551 57,774 67,425
77,668
Supportable Sq. Ft. (5% vacancy) 42,579 60,663 70,796
81,551
Floor Area Ratio (FAR) 0.2000 0.2000 0.2000
0.2000
Supportable Acreage (SA) 4.89 6.96 8.13
9.36
Zoned Commercial Acreage 0.00 (6.96) (8.13)
(9.36)
Table 3.00
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Aggregated Retail Growth for the Entire Golden Gate Estates Study Area
(Incorporates Study Area 1, Study Area 2, Study Area 3, and Study Area 4)
2000 2005 2010
2015
Population Projections 41,637 59,321 69,230
79,747
Average Per Capita Income (PCI) $26,586 $28,878 $31,241
$33,629
Persons Per Dwelling Unit (PPDU) 2.88 2.88 2.88
2.88
Dwelling Units: Study Area Total 15,972 22,755 26,556
30,590
Dwelling Unit Income (DUI) $76,560 $83,161 $89,967
$96,843
Total Area Income (TAI) $1,222,788,260 $1,892,312,362 $2,369,165,267 $2,962,454,210
Retail Demand Forecast:
Retail Expenditures (RE) $400,331,092 $619,527,925 $782,193,590 $969,883,802
Sales Per Square Foot (SPF) $225.00 $244.00 $264.00
$285.00
Supportable Square Feet (SSF) 1,779,249 2,534,915 2,958,368
3,407,790
Supportable Sq. Ft. (5% vacant) 1,868,212 2,661,661 3,106,286
3,578,180
Floor Area Ratio (FAR) 0200 0.200 0.200
0.200
Supportable Acreage (SA) 214.44 305.52 356.55
410.72
Zoned Commercial Acreage 277.34 (28.18) (79.21)
(133.38)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -10
The 2003 Demand Study states further that:
In short, these findings suggest that population and income growth
can support additional commercial space within the Golden Gate area.
However, other factors deserve careful consideration when interpret-
ing these results. Namely, availability of real estate immediately ad-
jacent to the study areas is recognized in helping to serve retail needs.
Nonetheless, even when considering these adjacent retail cen-
ters, each study area is of adequate size to support what is
typically characterized as a neighborhood and/or community
shopping center (bold added).
An overall expression of retail demand can account for zoned commercial acreage in
the study area and calculate its net commercial acreage deficit and supportable
square footage. For the summary table provided below, non -conforming commercial
uses are not included in the calculation. Only Traffic Analysis Zones exclusive to the
area under study are included when accounting for the Zoned Commercial Acreage.
Table 3.03 below demonstrates overall area retail demand for the area covered by
the GGAMP. It provides an estimate of the net deficit in commercial acreage, and
calculates the supportable square feet of retail.
Table 3.03
OVERALL COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Dwelling Units: Study Area Total
Dwelling Unit Income (DUI)
Total Area Income (TAI)
9,991
$76,568
17,632
$83,169
$764,990,888 $1,466,435,808
26,585
$89,967
$2,391,772,695
34,295
$96,852
$3,321,539,340
Retail Demand Forecast:
2000
2005
2010
2015
Population Projections
28,775
50,780
76,564
98,769
Average Per Capita Income (PCI)
$26,586
$28,878
$31,241
$33,629
Persons Per Dwelling Unit (PPDU)
2.88
2.88
2.88
2.88
Dwelling Units: Study Area Total
Dwelling Unit Income (DUI)
Total Area Income (TAI)
9,991
$76,568
17,632
$83,169
$764,990,888 $1,466,435,808
26,585
$89,967
$2,391,772,695
34,295
$96,852
$3,321,539,340
Retail Demand Forecast:
Retail Expenditures (RE) $267,746,811
$513,252,533
$837,120,443
$1,162,538,569
Sales Per Square Foot (SPF)
$225.00
$244.00
$264.00
$285.00
Supportable Square Feet (SSF)
1,189,986
2,103,494
3,170,911
4,079,083
Supportable Sq. Ft. (5% vacant)
1,249,485
2,208,669
3,329,456
4,283,037
Floor Area Ratio (FAR)
0.200
0.200
0.200
0.200
Supportable Acreage (SA)
143.42
253.52
382.17
491.62
Zoned Commercial Acreage
96.43
96.43
96.43
Commercial Acreage Deficit
(157.09)
*'
The demand calculation demonstrated above establishes the net deficit in
commercial acreage within the Urban Estates and Rural Estates planning communi-
ties is 157.09 acres for the year 2005 only.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -1
III. RETAIL DEMAND FORECASTS
The analysis of retail demand reported below for application to the subject
Rural Estates Planning Community District (PCD) commences with population and
household -size projections derived from the University of Florida's Bureau of Eco-
nomic and Business Research (BEBR) estimates and applied to the Rural Estates
PCD by Collier County's Comprehensive Planning Department. County planners
disaggregated BEBR's countywide totals based on the share of growth in each of the
subject areas included in the Golden Gate Area Master Plan (GGAMP).
The Commercial Demand Study for the Golden Gate Area (October, 2003),
conducted by the Comprehensive Planning Department, is the primary resource
used in this Section III analysis. The 2003 Demand Study reassessed an earlier
study completed in May 1988. Retail demand calculations for the Wilson Boulevard
Commercial Sub -District, first discussed in Section I, begin on page III -6.
The sole purpose of including the 2003 Demand Study in this analysis is to
provide an independent, county -sponsored assessment of retail demand to establish
whether retail capacity forecasted for 2005 remains presently to meet the goods and
services needs of a majority of study area residents residing in the platted Rural Es-
tates. Matching forecasted demand against minimum growth in study area retail out-
lets reveals that the predicted deficit persists to the time of this writing. The commer-
cial inventory for the study area reported in Section H will confirm that.
Because of a low incidence of census -identified "held for occasional use' resi-
dences owned and occupied by seasonal residents not domiciled in Collier County, all
2003 Demand Study forecasts can be assumed reasonably to reflect the area's per-
manent population, largely working -age adults with school-age children.
Analysts examining the retail -demand calculations that follow should be
mindful of the important definitions listed below.
Per -capita -income (PCD: PCI data is derived from Woods & Poole Economics,
Inc. and PCI forecasts are in "constant" dollar amounts. Generally, the PCI in the
study areas are upwards of one-third lower than the countywide PCI. Expenditure
estimates are incorporated into a step-by-step analysis of commercial acreage and
square footage required to satisfy forecasted demand. Demand calculations are
based upon documented sales -per -square -foot (SPF) for commercial space and a den-
sity determination, expressed as a floor -area ratio (FAR), to predict the acreage re-
quirement for the entire area under study.
Sales Per Souare Foot (SPF): An earlier estimate of sales per square foot was
determined to be $220.87 according to calculations made by the County's Compre-
hensive Planning Department and based upon 1995 Collier County measurable sales
of $3,223,592,288 divided by 14,594,655 sq. ft. of commercial space (Unincorporated
County: 10,347,911 sq. ft.; City of Naples: 4,246,744 sq. ft.).
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -2
The SPF calculation in the 2003 Demand Study reflects property -appraiser
defined land uses that correspond closely to the U. S. Census definition of retail -
sales outlets. The 2003 Study determined the SPF to be $223.56 based on retail
sales of $3,431,270,000 and a countywide commercial square -footage estimate of
15,348,589 square feet. For the purposes of the retail -demand calculations that fol-
low, the SPF is rounded up to $225.00, leading to a more conservative demand fore-
cast.
Floor Area Ratio (FAR): The FAR is defined as the percent of lot coverage, or
the ratio of retail floor area to overall land area. The Comprehensive Planning De-
partment determined that the FAR for the study area ranged from 18.82 percent to
21.65 percent depending on whether hotels/motels and theaters are included or ex-
cluded from the analysis. Correspondingly, a FAR of 20.00 percent was utilized in
the conversion of supportable square feet to supportable commercial acreage.
For the purposes of this analysis, a FAR of 0.2000 will be utilized for the
years 2000 to 2015. Twenty percent (20%) of any subject site or parcel will be con-
sidered to be the floor space of a commercial structure and the remaining 80% will
be devoted to secondary uses, i.e. open space, parking, and stormwater management.
Dwelling Units (DU): An estimate calculated by dividing projected population
by persons -per -household (PPH) data from the 2000 U.S. Census for the period 2000
to 2015.
Dwelling Unit Income (DUI): An estimate calculated by multiplying per cap.
ita income by persons -per -household.
Total Area Income (TAI): An estimate calculated by multiplying by dwelling -
unit household income by the number of dwelling units.
Retail Expenditure (RE) Forecast: Determined by the 2003 Demand Study_to
be 35% of total personal income. The 35 -percent share of personal income is applied
to TAI to forecast retail expenditures for each of the study areas for each of the ana-
lyzed time periods: 2000, 2005, 2010, and 2015.
Retail Demand Calculation (RDC): Calculation of the acreage required to sat-
isfy forecasted retail demand as measured by sales per square foot and the ratio of
retail floor area to overall land area, or FAR, is determined by application of the fol-
lowing procedures:
1. Dividing projected sales by sales per square foot to determine supportable
square feet;
2. Multiplying supportable square feet by 1.05 for the normal 5 percent vacancy
factor; and
3. Dividing the total square feet by 43,560, the square feet in an acre, and the
Floor Area Ratio (FAR) to determine the acreage requirement for each ana-
lyzed geographic area -- the Urban Estates (Study Area 1) and the Golden
Gate Estates (Study Area 2, Study Area 3, and Study Area 4).
MAP 1
GOLDEN GATE AREA MASTER PLAN
STUDY AREAS
COLLIER COUNTY, FLORIDA
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Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -3
The Collier County 2003 Commercial Demand Study for the Golden Gate
Area concluded:
Currently, Study Area 1 (Urban Estates) contains most of the avail-
able commercial land for the entire area. Approximately 84% of the
total existing commercial acreage is located in Study Area 1. Accord-
ingly, Study Area 1 is the only sub -area to possess a surplus of com-
mercial space in 2005 (25.06 acre surplus). On the other hand,
study areas 2-4 are all characterized by deficient amounts of
commercial acreage (bold added).
A map describing the boundaries of these study areas faces page III -3. The
Rural Estates Planning Community District (PCD) -- Study Area 2, Study Area 3,
and Study Area 4 — remains the principal focus of this Market Study.
The first of the commercial land -use calculations is demonstrated below for
the Urban Estates PDC (Study Area 1).
Table 3.01.1
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Sales Per Square Foot (SPF)
$225.00
Estimated Growth In Study Area 1 (Urban Estates)
$264.00
$285.00
2000 2005 2010
2015
Population Projections
27,719 39,492 46,089
53,090
Per Capita Income
$28,117 $30,541 $33,041
$35,566 ,
Persons Per Dwelling Unit
2.46 2.46 2.46
2.46
Dwelling Units
11,285 16,078 18,763
21,614
Dwelling Unit Income
$69,064 $75,019 $81,158
$87,361
Total Area Income
$779,376,532 $1,206,115,477 $1,522,797,855 $1,888,198,769
Retail Demand Forecast
Retail Expenditures (RE) $272,781,786 $422,140,417 $532,979,249 $660,869,569
Sales Per Square Foot (SPF)
$225.00
$244.00
$264.00
$285.00
Supportable Square Feet (SSF)
1,212,363
1,727,267
2,015,804
2,322,036
Supportable Sq. Ft. (5% vacant)
1,272,982
1,813,630
2,116,594
2,438,138
Floor Area Ratio (FAR)
0.2000
0.2000
0.2000
0.2000
Supportable Acreage (SA)
146.12
208.18
242.95
279.86
Zoned Commercial Acreage
+233.24
+25.06
(9.71)
(46.62)
Source: Collier County Comprehensive Planning
Department,
Commercial Demand
Study for the Golden Gate Area (October, 2003)
MAP 1
GOLDEN GATE AREA MASTER PLAN
STUDY AREAS
COLLIER COUNTY, FLORIDA
HENDRY CO,
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Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -4
Table 3.01.2
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Estimated Growth In Study Area 2
2000
2005
2010
2015
Population Projections
5,278
7,520
8,776
10,109
Per Capita Income (PCI)
$25,451
$27,645
$29,908
$32,194
Persons Per Dwelling Unit (PPDU)
3.04
3.04
3.04
3.04
Dwelling Units (DU)
1,734
2,470
2,883
3,321
Dwelling Unit Income (DUI)
$77,476
$84,156
$91,044
$98,002
Total Area Income (TAI) $134,331,689
$207,883,479
$262,486,175
$325,445,894
Retail Demand Forecast:
Retail .Expenditures (RE) $47,016,084
$72,759,218
$91,863,161
$113,906,063
Sales Per Square Foot (SPF)
$225.00
$244.00
$264.00
$285.00
Supportable Square Feet (SSF)
208,960
297,708
347,440
400,221
Supportable Sq. Ft. (5% vacancy)
219,408
312,593
364,812
420,232
Floor Area Ratio (FAR)
0.2000 0.2000 0.2000 0.2000
Supportable Acreage (SA)
25.18
35.88
41.87
48.24
Zoned Commercial Acreage
1.79
(34.09)
(40.08)
(46.45)
Table 3.01.3
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 3
2000
2005
2010
201
Population Projections
7,640
10,885
12,703
14,633
Per Capita Income (PCI)
$26,705
$29,007
$31,381
$33,780
Persons Per Dwelling Unit (PPDU)
2.90
2.90
2.90
2.90
Dwelling Units (DU)
2,632
3,750
4,376
5,041
Dwelling Unit Income (DUI)
$77,516
$84,199
$91,080
$98,052
Total Area Income (TAI) $204,026,155
$315,738,405
$398,639,910
$494,295,015
Retail Demand Forecast:
Retail Expenditures (RE) $71,409,154
$110,508,442
$139,523,969
$173,003,255
Sales Per Square Foot (SPF)
$225.00
$244.00
$264.00
$285.00
Supportable Square Feet (SSF)
317,374
452,166
527,700
607,865
Supportable Sq. Ft. (5% vacancy)
333,243
474,774
554,085
638,259
Floor Area Ratio (FAR)
0.2000 0.2000 0.2000 0.2000
Supportable Acreage (SA)
38.25
54.50
63.60
73.26
Zoned Commercial; Acreage
42.31
(12.19)
(21.29)
(30.95)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
MHP 1
GOLDEN GATE AREA MASTER PLAN
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COLLIER COUNTY, FLORIDA
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Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -5
Table 3.01.4
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 4
2000 2005 2010
2015
Population Projections 1,000 1,425 1,663
1,915
Per Capita Income (PCI) $26,069 $28,316 $30,634
$32,975
Persons Per Dwelling Unit (PPDU) 3.12 3.12 3.12
3.12
Dwelling Units (DU) 321 457 534
615
Dwelling Unit Income (DUI) $81,230 $88,233 $95,454
$102,749
Total Area Income (TAI) $28,068,763 $40,342,424 $50,934,888 $63,156,901
Retail Demand Forecast:
Retail, Expenditures (RE) $9,124,067 $14,119,848 $17,827,211 $22,104,915
Sales Per Square Foot (SPF) $225.00 $244.00 $264.00
$285.00
Supportable Square Feet (SSF) 40,551 57,774 67,425
77,668
Supportable Sq. Ft. (5% vacancy) 42,579 60,663 70,796
81,551
Floor Area Ratio (FAR) 0.2000 0.2000 0.2000
0.2000
Supportable Acreage (SA) 4.89 6.96 8.13
9.36
Zoned Commercial Acreage 0.00 (6.96) (8.13)
(9.36)
Table 3.02
COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
Aggregated Retail Growth for the Entire Golden Gate Estates Study Area
(Incorporates Study Area 1, Study Area 2, Study Area 3, and Study Area 4)
2000 2005 2010
2015
Population Projections 41,637 59,321 69,230
79,747
Average Per Capita Income (PCI) $26,586 $28,878 $31,241
$33,629
Persons Per Dwelling Unit (PPDU) 2.88 2.88 2.88
2.88
Dwelling Units: Study Area Total 15,972 22,755 26,556
30,590
Dwelling Unit Income (DUI) $76,560 $83,161 $89,967
$96,843
Total Area Income (TAI) $1,222,788,260 $1,892,312,362 $2,369,165,267 $2,962,454,210
Retail Demand Forecast:
Retail Expenditures (RE) $400,331,092 $619,527,925 $782,193,590 $969,883,802
Sales Per Square Foot (SPF) $225.00 $244.00 $264.00
$285.00
Supportable Square Feet (SSF) 1,779,249 2,534,915 2,958,368
3,407,790
Supportable Sq. Ft. (5% vacant) 1,868,212 2,661,661 3,106,286
3,578,180
Floor Area Ratio (FAR) 0.200 0.200 0.200
0.200
Supportable Acreage (SA) 214.44 305.52 356.55
410.72
Zoned Commercial Acreage 277.34 (28.18) (79.21)
(133.38)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -6
The 2003 Demand Study states further that:
In short, these findings suggest that population and income growth
can support additional commercial space within the Golden Gate area.
However, other factors deserve careful consideration when interpret-
ing these results. Namely, availability of real estate immediately ad-
jacent to the study areas is recognized in helping to serve retail needs.
Nonetheless, even when considering these adjacent retail cen-
ters, each study area is of adequate size to support what is
typically characterized as a neighborhood and/or community
shopping center (bold added).
An overall expression of retail demand can account for zoned commercial
acreage in the study area and calculate its net commercial acreage deficit and sup-
portable square footage. For the summary table provided below, non -conforming
commercial uses are not included in the calculation. Only Traffic Analysis Zones
exclusive to the area under study are included when accounting for the Zoned Com-
mercial Acreage.
Table 3.03 below demonstrates overall area retail demand for the area cov-
ered by the GGAMP. It provides an estimate of the net deficit in commercial acre-
age, and calculates the supportable square feet of retail.
Dwelling Unit Income (DUI)
Total Area Income (TAI)
Retail Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF;
$76,568
$83,169
Table 3.03
$1,466,435,808
$267,746,811
OVERALL COMMERCIAL LAND -USE DEMAND CALCULATION (2000-2015)
$225.00
$244.00
2000
2005
2010
2015
Population Projections
28,775
50,780
76,564
98,769
Average Per Capita Income (PCI)
$26,586
$28,878
$31,241
$33,629
Persons Per Dwelling Unit (PPDU)
2.88
2.88
2.88
2.88
Dwelling Units: Study Area Total
9,991
17,632
26,585
34,295
Dwelling Unit Income (DUI)
Total Area Income (TAI)
Retail Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF;
$76,568
$83,169
$764,990,888
$1,466,435,808
$267,746,811
$513,252,533
$225.00
$244.00
1,189,986
2,103,494
Supportable Sq. Ft. (5% vacant)
Floor Area Ratio (FAR) 0.200
Supportable Acreage (SA)
Zoned Commercial Acreage 96.43
Commercial Acreage Deficit (157.09)
1,249,485
143.42
N
2,208,669
253.52
$89,967
$2,391,772,695
$837,120,443
$264.00
3,170,911
3,329,456
0.200
$96,852
$3,321,539,340
$1,162,538,569
$285.00
4,079,083
4,283,037
0.200
382.17 491.62
96.43 96.43
M ti
The demand calculation demonstrated above establishes the net deficit in
commercial acreage within the Urban Estates and Rural Estates planning communi-
ties is 157.09 acres for the year 2005 only.
1,249,485
143.42
N
2,208,669
253.52
$89,967
$2,391,772,695
$837,120,443
$264.00
3,170,911
3,329,456
0.200
$96,852
$3,321,539,340
$1,162,538,569
$285.00
4,079,083
4,283,037
0.200
382.17 491.62
96.43 96.43
M ti
The demand calculation demonstrated above establishes the net deficit in
commercial acreage within the Urban Estates and Rural Estates planning communi-
ties is 157.09 acres for the year 2005 only.
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page III -7
Recognizing that additional Commercial Planned Unit Development (CPUD)
acreage will be approved over the course of the ten-year period 2006-2015, it would
be problematic to extend the net -deficit analysis to the year 2010 and beyond.
Market -Conditions Summary
Section II of this Market Study analyzed exiting zoned and/or developed
commercial and industrial property located in general proximity to the Sub -District
site situated on the east side of Wilson Boulevard southeast of its intersection with
Immokalee Road (CR -846). Section II documents that no material changes in the
inventory of retail acreage took place adjacent to the subject site during the period
2005 to 2007.
Table 3.01.3 of this market -conditions analysis demonstrates that the Golden
Gate Area Master Plan (GGAMP) Study. Area 3 -- that includes the Wilson Boule-
vard Commercial Sub -District -- could support 54.50 acres of retail commercial total-
ing 474,774 square feet in 2005.
Zoned commercial acreage for Study Area 3 is estimated to be 42.31 acres. It
should be noted that Study Area 3 excludes the four square miles of the "Settlement
Area," a large subdivision that includes the Orange Tree and Waterways neighbor-
hoods.
The analysis of retail demand provided in Section III establishes the net
commercial acreage deficit within Study Area 3 of the Golden Gate Master Plan
(GGAMP) is 12.19 acres for 2005.
Based on this Section III finding, it is reasonable to conclude that the
Wilson Boulevard Commercial Sub -District site can accommodate a viable
Neighborhood Shopping Center of approximately 40,000 square feet of retail
space available for lease orpurehase on the subject site's 5.1 acres.
wrx
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page IV -1
PROBLEM SETTING & FINDINGS
1. The findings of this Market Study demonstrate clearly that it is in the interest of
those living within the Primary Trade Area (PTA), as defined in Section I, that a
commercial center with a compatible mix of retail goods and services, to be known as
the Wilson Boulevard Commercial Sub -District, be developed on the subject 5.1 -acre
site southeast of the intersection of Immokalee Road (CR -846) and Wilson
Boulevard.
2. Expansion of commercial development to provide needed goods and services to
residents of the study area generally will likely be driven by:
• The spacing requirements of automotive service stations, drug store and
restaurant chains;
• The emergence of commercial and residential development in the general
area surrounding the subject site;
• The as yet unannounced plans of adjacent land owners to develop completing
centers that are planned but currently undeveloped for commercial uses; and
• The completion of programmed highway capacity improvements by the year
2015 permitting increased automotive traffic to be well accommodated within
the study area's roadway network.
3. This analysis supports a finding that the primary -trade area defined for the Sub -
District can accommodate easily two Neighborhood Centers. Based on this finding, it
is reasonable to conclude that the Sub -District site is an appropriate site for a viable
Neighborhood Center of approximately 40,000 square feet of retail space available
for tenant lease or purchase.
RECOMMENDATIONS
1. The future plans of retail outlets, existing and proposed, located in reasonable
proximity of the planned Wilson Boulevard Sub -District should be evaluated
carefully to determine if a portion of the site could be developed in a manner that
addresses the relocation plans of convenience and/or drug store chains that would be
well served by locating one of their highly -visible, free-standing outlets at a high -
traffic location like the intersection of CR -846 and Wilson Boulevard.
2. A plan should be developed that will, at a minimum, anticipate the response(s) of
those living in adjacent neighborhoods to proposed commercial development of a
Neighborhood Center on the Sub -District site in order to address neighborhood
concerns likely to be expressed at future public hearings held to consider a zoning
application.
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Wilson Boulevard Commercial Sub -District Market Study Exhibit V.D.5/Page IV -1
PROBLEM SETTING & FINDINGS
1. The findings of this Market Study demonstrate clearly that it is in the interest of
those living within the Primary Trade Area (PTA), as defined in Section I, that a
commercial center with a compatible mix of retail goods and services, to be known as
the Wilson Boulevard Commercial Sub -District, be developed on the subject 5.1 -acre
site southeast of the intersection of Immokalee Road (CR -846) and Wilson Boule-
vard.
2. Expansion of commercial development to provide needed goods and services to
residents of the study area generally will likely be driven by:
• The spacing requirements of automotive service stations, drug store and res-
taurant chains;
• The emergence of commercial and residential development in the general
area surrounding the subject site;
• The as yet unannounced plans of adjacent land owners to develop completing
centers that are planned but currently undeveloped for commercial uses; and
• The completion of programmed highway capacity improvements by the year
2015 permitting increased automotive traffic to be well accommodated within
the study area's roadway network.
3. This analysis supports a finding that the primary -trade area defined for the Sub -
District can accommodate easily two Neighborhood Centers. Based on this finding, it
is reasonable to conclude that the Sub -District site is an appropriate site for a viable
Neighborhood Center of approximately 40,000 square feet of retail space available
for tenant lease or purchase.
RECOMMENDATIONS
1. The future plans of retail outlets, existing and proposed, located in reasonable
proximity of the planned Wilson Boulevard Sub -District should be evaluated care-
fully to determine if a portion of the site could be developed in a manner that ad-
dresses the relocation plans of convenience and/or drug store chains that would be
well served by locating one of their highly -visible, free-standing outlets at a high -
traffic location like the intersection of CR -846 and Wilson Boulevard.
2. A plan should be developed that will, at a minimum, anticipate the response(s) of
those living in adjacent neighborhoods to proposed commercial development of a
Neighborhood Center on the Sub -District site in order to address neighborhood con-
cerns likely to be expressed at future public hearings held to consider a zoning appli-
cation.
Exhibit V.D.S/Table of Contents
Wilson Boulevard Commercial Sub -District
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
S. Appendix
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GOLDEN GATE ESTATES
NEIGHBORHOOD CENTERS
Collier County, Florido
IMMOKALEE ROAD
E
EPTEMBER 10 2003o2003-44
OCTOBER 26, 2004
o. 2004-71
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-47.DWG DATE: 11/2004
60LDEN GATEESTATES
NEI6HBORH000 CEETERS
LEGEND
� NEIGHBORH000
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MAP 12
WILSON BOULEVARD/GOLDEN GATE BOULEVARD CENTER
Collier County, Florida
T1MMOKALEE/ZD//Z/
A
O
O
a
G A p
LEGEND
GOLDEN GATE SETTLEMENT
ESTATES AREA
NEIGHBORHOOD
0 1/2 MI. 1 MI. CENTER
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-43-2007-3DWG DATE: 12/2007
ADOPTED —
(Ord.
SEPTEMBER 10,
No. 2003-44)
2003
AMENDED —
(Ord.
JANUARY 25,
No. 2007-19)
2007
AMENDED —
(Ord.
DECEMBER 4,
No. 2007-76)
2007
MAP 13
IMMOKALEE ROAD/EVERGLADES BOULEVARD CENTER
Collier County, Florida
IMMOKALEE
AMENDED - SEPTEMBER 10, 2003
Ord. No. 2003-44
AMENDED - OCTOBER 26, 2004
Ord. No. 2004-71
01/�-1 Mi.
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE: GGMP-44.DWG DATE: 11/2004
IMMOKALEE ROAD
LEGE
GOLDEN 6A iE07AREA
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NEIGHBORHOOD
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MAP 14
GOLDEN GATE BOULEVARD/EVERGLADES BOULEVARD CENTER
Collier County, Florida
IMMOKALEE D
O
O
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LEGEND'
GOLDEN GATE SETTLEMENT
ADOPTED - SEPTEMBER 10, 2003 ESTATES AREA
(Ord. No. 2003-44)
AMENDED - JANUARY 25, 2007
(Ord. No. 2007-19)
NEIGHBORHOOD
0 1/2 MI. _1 MI. CENTER
PREPARED BY: GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
RLE GGMP-45-2007.DWG DATE: 2/2007
MAP 16
=COMMERCIALRN ESTATES INFILL SUBDISTRICT
llier County, Florida
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AMENDED — SEPTEMBER 10, 2003
Ord. No. 2003-44
AMENDED —OCTOBER 26, 2004 GOLDEN GATE
Ord. No. 2004-71 FEM ESTATES
0 1/2 MI. 1 MI.
PREPARED BY GRAPHICS AND
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL RONMENTAL SERVICES DSUPPORT IVISION
FILE: GGMP-48.DWG DATE: 11/2004
CP -2007-01 Wilson Boulevard Commercial Subdistrict
June 2009
Page I of 3
EXHIBIT - V.E.
PUBLIC FACILITIES
Public Facility Evaluations
This evaluation is in response to question V.E. of the application for a request to amend
the Collier County Growth Management Plan.
Potable Water: The subject property lies within the Orangetree service area. The
Collier County potable water sub -element to the Public Facility Element to the GMP
advises that water and sewer facilities can be provided from the Orangetree utility
facilities under special agreement. Notwithstanding concurrency requirements, it is
understood that water transmission lines may be extended from a public source to and
into the subject property and level of service standards remain the function of
government in response to any concurrency condition that may or may not be applicable
at the time an application is made for a final development order. (See Exhibit V.E. la)
Demand Analysis: There is currently no public water service to the site. Water service
in this area of the County is generally provided by private wells given the rural estates
limitation of density and the goals of the G.G.A.M.P. More than likely, water and sewer
services will be accomplished by private systems. The County has no immediate plans to
expand its service boundary to include this property. It is anticipated that the proposed
40,000sf of commercial development would require a demand of approximately 7,200
gpd to 12,000 gpd based on 120% of projected sewer demand of 0.15gpd/sf for office
development and estimated 0.25 gpd/sf for retail space. A final estimate of demand for
ultimate uses will be made when the mix of retail and office uses is determined. In
addition to the domestic water service demand, an on-site well would need sufficient
capacity to meet fire service requirements as determined by the Collier County Fire
District.
Sewer Service: While currently the subject property cannot be served with a public
sanitary sewer system, the Collier County Waste Water Master Plan provides for sanitary
sewer service extending from the Orangetree utility system west to proposed
developments along Immokalee Road. However, the most likely development scenario
in the short run is for a private sewer system. Notwithstanding concurrency
requirements, it is understood that sanitary sewer collection lines may be extended from a
public source to and into the subject property and level of service standards remain the
function of government in response to any concurrency condition that may or may not be
applicable at the time an application is made for a final development order.
(See Exhibit V.E.1b)
"1 112909 A,ri ve 2009 do,
CP -2007-01 Wilson Boulevard Commercial Subdistrict
June 2009
Page 2 of 3
Demand Analysis: There is currently no public sewer service to the site. Sewer service
in this area of the County is provided by on-site septic systems. The County has no
immediate plans to expand its service boundary to include this property. Based on an
anticipated flow requirement of 0.15gpd/sf for office space and an estimated 0.25 gpd/sf
for retail space, the required capacity of an on-site septic system would be approximately
6,000 to 10,000 gpd depending upon the final mix of business activities. On-site systems
with required capacities in excess of 5,000 gpd will require approval by the Florida
Department of Environment Protection (FDEP).
Arterial & Collector Roads: The subject property lies on the southeast corner of
hn okalee Road and Wilson Boulevard. Immokalee road (CR 846) is classified as a
Principal Arterial Road (urban & rural) and was recently expanded to six lanes from the
west to Wilson Boulevard. Immokalee Road operates at LOS B.
Wilson Boulevard is classified as a Rural Minor Collector. Wilson Boulevard is not
currently on the LOS assessment list as it is not an arterial street. In any event, as a
function of any subsequent rezoning action, further analysis of traffic impacts and a
finding of concurrency will be required.
(See Exhibit V.E.Ic — Traffic Impact Study (TIS))
Drainage: Drainage will be governed by SFWMD and/or Collier County. Drainage
from the subject property will discharge directly into BCB maintained channel CCB -00.
The property is within the Corkscrew Canal Basin and has a maximum allowable
discharge of 0.15-cfs/acre. Project designs will be consistent with SFWMD rules and
regulations that assure controlled accommodation of storm water events by both on-site
and off-site improvements. At the scale commensurate with the size of the subject
property, site related drainage requirements are invoked at the time of development via
the Site Development Approval process. Collier County regulations require on-site
retention for a 25 -year, 3 -day storm event, which has to be designed into the project
master plan. Impervious area will not exceed two acres. This is unlikely to have any
impact on adjoining property except under extreme rainfall conditions commensurate
with a 100- year storm event.
Solid Waste: Solid waste is handled by Waste Management of Collier County under
agreement with Collier County. No capacity issues exist at this time and no related LOS
will be abridged by this development under the current concurrency conditions. A
finding of concurrency with LOS requirements for waste disposal at the time of rezoning
will be required as a condition of any approval.
Demand Analysis -Solid waste generation estimates are shown in the table below. The
estimates are based on the criteria published in the State of Florida, Department of
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TRAFFIC IMPACT STATEMENT
WILSON BLVD COMMERCIAL SUBDISTRICT
APRIL 15, 2005 Revised December 28, 2006 Updated June 18, 2009
Updated August 17, 2009
Immokalee Road & Wilson Boulevard
Collier County, Florida
Prepared For:
Mr. & Mrs. Ismael Gonzalez
Job # 80886.05 / WSE # 2090287
Prepared By:
VanasseDaylor
12130 New Brittany Boulevard, Suite 600, Fort Myers, Florida 33907 r 239.431.4601 F 239.431.4636 w vanday.conn �y
STATEMENT OF CERTIFICATION
I certify that this TRAFFIC IMPACT STATEMENT has been prepared by me or under my
immediate supervision and that I have experience and training in the field of Traffic and
Transportation Engineering.
John R. Musser, P.E.
Florida Registration #31285
VanasseDaylor
12730 New Brittany Boulevard, Suite 600
Fort Myers, Florida 33907
(239) 437-4601
Collaborator
Marc A. Cloffi, E.L
Wilson Blvd Commercial Subdistrict Statement of Certification
APPENDIX
A Collier County 2006 thru 2008 AUIR's — excerpts
B Projected Collier County Deficient Roads FY 200812009 — 201212013 Map
C Collier 2025 Functional Classification Map
D Correspondence from John Podczerwinsky of Collier County Transportation Planning
E FTE Traffic Count Data
F Background Traffic Volume Projections
G Collier County 2008 Average Daily Traffic Counts — excerpts
H FDOT Standard Index 301
1 SYNCHRO® 6.0 Analyses
Wilson Boulevard Commercial Subdistrict Appendix
Table of Contents
Site -generated Trip Estimate
Table 2
Site -generated Trip Distribution & Assignment
EXECUTIVESUAWARY................................................................................................................................................1
l
CONCLUSIONS AND RECOMIvIENDATIONS..................................................................................................................
............................... 2
PROPOSEDDEVELOPME T......................................................................................
Projected Growth Rate and Background Traffic Volumes
EXISTING AND PROPOSED LAND USE........................................................................................................................2
2
PROJECTED TRAFFIC...................................................................................................................................................
Intersection LOS Results
TRIP GENERATION...............................................................................................................................................2
3
TRIP DISTRIBUTION AND ASSIGNMENT............................................
...............................
SIGNIFICANCE TEST ................................. . ........................:.............................................................................4
5
EXISTING CONDITIONS................................................................................................................................................
........................ 5
STUDYAREA................................................................................................................................
EXISTING GEOMETRIC CONDITIONS ........................ .......................................................
................................6
COMMITTED & PLANNED ROADWAY IMPROVEMENTS.............................................................................6
EXLSTING AND pgOJEGTID TRAFFIC VOLUMES .......................................................................................................6
EXISTING AND PROJECTED BACKGROUND TRAFFIC VOLUMES ....•....••...•... •• ..••.
••• .•• ..••.""""""""""6
ANALYSES..............................................................:............................................................
LINK SERVICE LEVELS......................................................................................................................................8
9
UNSIGNALIZED INTERSECTION ANALYSIS...................................................................................................
SIGNALIZED INTERSECTION ANALYSIS.......................................................................................................10
..................................9
TURN LANE ANALYSIS............................................................................................................
CONCLUSIONSANDRECOMIV MATIONS.......................................................................................................11
......11
ACCOMMODATE NON SITE -GENERATED TRAFFIC.............................................
IMPROVEMENTS TO
ACCOMMODATE SITE -GENERATED TRAFFIC .................................................
12
IMPROVEMENTS TO
List of Figures
Figure 1 Location Map
Figure 2 Site -generated Trip Distribution
Figure 3 PMPeak Hour Primary Site -generated Trip Assignment
Figure 4 PMPeak Hour Pass -by Trips
Figure S PMPeak Hour Background Traffic at Buildout 2016
Figure 6 PMPeak Hour Total Traffic at Buildout 2016
Figure 7 Existing Lane Configuration and Turn Lane Lengths
Figure 8 Lane Configuration and Turn Lane Lengths for BKGD and Total Traffic
List of Tables
Table 1
Site -generated Trip Estimate
Table 2
Site -generated Trip Distribution & Assignment
Table 3
Significance Test
Table 4
Link -specific Background Traffic Data
Table 5
Projected Growth Rate and Background Traffic Volumes
Table 6
Link LOS Results
Table 7
Intersection LOS Results
Appendix
Table of Contents
Wilson Blvd Commercial Subdistrict I
EXECUTIVE SUMMARY
VanasseDaylor is providing this Traffic Impact Statement (TIS) for the Wilson Boulevard
Commercial Subdistrict Development. The purpose of this study is to provide Collier County
with sufficient information to assure that traffic -related impacts are anticipated and that effective
mitigation measures are identified for the proposed Comprehensive Plan Amendment.
The Wilson Boulevard Commercial Subdistrict Development is located on the southeast corner
of the Immokalee Road (CR 846) & Wilson Boulevard (CR 888) intersection in northern Collier
County (see Figure 1). The proposed Wilson Boulevard Commercial Subdistrict Development
may consist of up to 40,000 sq ft of commercial uses on a 5.17 -acre parcel. Only one access is
expected for the site, consisting of one full -movement access on Wilson Boulevard.
This is an updated TIS in response to comments made by Collier County Transportation
Planning review staff in a letter from the Comprehensive Planning Department received August
4, 2009.
CONCLUSIONS AND RECOMMENDATIONS
The westbound left and northbound right turn lanes at the Immokalee Road & Wilson Boulevard
intersection will require additional length in order to accommodate Buildout year 2016
background traffic conditions. No other roadway or intersection improvements were identified
as being needed in order to accommodate the background traffic.
The westbound left lane at the Im7nokalee Road & Wilson Boulevard intersection will require
additional extension beyond the background improvements in order to accommodate Buildout
year 2016 total traffic conditions. No additional roadway or intersection improvements were
identified as being needed in order to accommodate the site -generated traffic.
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the proposed project.
Wilson Blvd Commercial Subdistrict I 0:\Gonzalez\Wilson Blvd Commercial Subdistrict\0ou\Trat(c\2090287_CP TIS _O R AN
PROPOSED DEVELOPMENT
EXISTING AND PROPOSED LAND USE
The Wilson Boulevard Commercial Subdistrict Development is located on the southeast comer
of the Immokalee Road (CR 846) & Wilson Boulevard (CR 888) intersection in northern Collier
County (see Exhibit 1). The proposed Wilson Boulevard Commercial Subdistrict Development
may consist of up to 40,000 sq ft of commercial uses on a 5.17 -acre parcel, consisting of 40,000
sq ft of shopping center. Two single-family residential dwelling units currently occupy the site.
Due to the Class 3 Arterial classification of Immokalee Road, only one access is expected for the
site, consisting of one full -movement access on Wilson Boulevard approximately 600 ft south of
Immokalee Road.
The development will likely be completed before the 2014 Peak Season which falls in line with
the County mandated 5 -year planning horizon. However, for this project, the Collier County
Transportation Planning Department suggested a 7 -year planning horizon be used; therefore, for
purposes of this evaluation, a planning horizon year of 2016 was assumed.
This application is for a Comprehensive Plan Amendment approval.
PROJECTED TRAFFIC
TRIP GENERATION
The potential number of site -generated trips was estimated using rates from the Institute of
Transportation Engineers' Trip Generation (8"' Edition) and the previously presented land
development program.
The following trip generation formulas were used:
Shopping Center (LU 820):
ADT: Ln (T) = 0.65 Ln (X) + 5.83
AM Peak Hour: Ln (T) = 0.59 Ln (X) + 2.32
PM Peak Hour: Ln (T) = 0.67 Ln (X) + 3.37
PASS -BY: Ln (T) = -0.29 Ln (X) + 5.00
An 86 vph pass -by deduction was estimated based on the 25% rule derived from the Collier
County TIS Final Guide dated 11-03-2006. A reasonableness check was also conducted to verify
Wilson Blvd Commercial Subdistrict 2 0:\Gontale1\Wilson Blvd Commercial Subdbtritt\0oo\TaFfc\2090Z87_CP TIS_01114.doc
Pass -by deduction as mentioned in the 10% rule in the FDOT Site Impact Handbook. The two-
way background traffic volumes on Wilson Boulevard and on Immokalee Road were projected to
be 1,300 vph and 3,600 vph for a total of 4,900 vph (1,300+3,600=4,900) in the PM Peak Hour
(see section "Projected Background and Total Traffic Volumes" for volume sources and
calculation methods). The peak hour volume of Immokalee Road was considered in the pass -by
estimation because the site is within 630 feet of Immokalee Road and is expected to attract pass -
by trips from Immokalee Road. The reasonableness threshold value would be 490 vph based on
this volume. Ten percent of the projected Buildout peak hour volumes (490 vph) is greater than
the estimated pass -by trips (86 vph), so the lesser value will be used to estimate the net new
primary trips. Figure 4 graphically presents the Pass -by deductions. Table I summarizes the
trip generation calculations for this development.
Table I
SITE -GENERATED TRIP ESTIMATE
AM PEAK PM
PEAK
ADT
Total Enter Exit Total
Enter
Exit
Land Use
Shopping Center (LU 820) 40,000 SF
3,743
90 55 35 344
169
175
o
Pass -By Deduction%* 25%
`561 _490
-86
-43
-43
Pass -By Deduction Adjusted by 10% Rule**
-245
-245
Total Trips 40,000 SF 3,182 90 55 35 258 126 132
* Pass -by percentage derived from Collier County TIS Final Guide Dated 11-03-2006
** Peak Hour Pass -by deduction as 10% of Background Traffic volume on Wilson Boulevard and Immokalee Road at
2013 Buildout, for Information purpose only.
TRIP DISTRIBUTION AND ASSIGNMENT
The traffic generated by the development was assigned to the adjacent roadways using the
information on the area and as directed by Collier County staff. The site -generated trip
distribution is shown in Table 2. Figure 2 presents the trip distribution on the roadway network.
Wilson Blvd Commercial Subdistrict 3 0:\Goma1ez\Wi1son NO Commercial Subdistrict\Docs\Tmffd2090287_CP TIS_0I Kdoc
Table 2
SITE -GENERATED TRIP DISTRIBUTION & ASSIGNMENT
Link
Immokalee Rd W of Wilson Blvd
Immokalee Rd E of Wilson Blvd
Wilson Blvd S of Immokolee Rd
Wilson Blvd S of Site Access
Wilson Blvd N of Immokalee Rd
Figure 3 shows the PM Peak Hour site -generated trip assignment.
SIGNIFICANCE TEST
According to Collier County Land Development Code (LDC) Section 6.02.02 and Collier
County TIS Final Guide Dated 11-03-2006,
"Significantly impacted roadways and intersections are identified based on the following criteria:
a. The proposed project highest peak hour trip generation (net new total trips) based on the peak hour of the
adjacent street traffic will determine the limits of the trip distribution and analysis.
• Trips distributed on links directly accessed by the project where the project traffic by direction is equal to
or exceeds 2% of the peak hour service volume for the adopted LOS standard.
• Trips on one link adjacent to the link directly accessed by the project where the project traffic by
direction is equal to or greater than 2% the peak hour service volume for the adopted LOS standard.
• Trips on all subsequent links where the project traffic by direction is equal to or greater than 3% the peak
hour service volume for the adopted LOS standard.
b. Major intersections (signalized and/or unsignalized intersections of major roadways as determined during
methodology meeting) that are part of the significantly impacted roadways, major intersections that are within
1,320 feet of the site access, and all site -access intersections are considered significantly impacted.
c. With the Traffic Study Report, the applicant, on a separate page, shall provide a list and number of the
intersections studied for the purpose of establishing the review fee per the fee schedule as outlined in
EXHIBIT "A".
d. Any intersection or link which may be adversely impacted as identified by the County at the methodology
meeting based on the size and degree of the project that may, at the county's discretion, be included for
analysis in the Significantly Impacted Roadway/Intersection Network"
In other words, a project will have a significant and adverse impact on a state or regionally
significant roadway only if both of the following criteria are met: (1) the project will utilize 2
percent or more of the maximum peak hour service volume at the adopted level of service
Wilson Blvd Commercial Subdistrict 4 01GonaleAWilson Blvd Commercial Subdistrict\DoulTra(<t\2090287_(P TIS_DWdoc
AM Peak
PM Peak
Percent
Total
Enter
Exit
Total
Enter
Exit
40%
36
22
14
103
50
53
35%
31
19
12
90
44
46
80%
72
44
28
207
101
106
20%
18
II
7
51
25
26
5%
S
3
2
13
6
7
Figure 3 shows the PM Peak Hour site -generated trip assignment.
SIGNIFICANCE TEST
According to Collier County Land Development Code (LDC) Section 6.02.02 and Collier
County TIS Final Guide Dated 11-03-2006,
"Significantly impacted roadways and intersections are identified based on the following criteria:
a. The proposed project highest peak hour trip generation (net new total trips) based on the peak hour of the
adjacent street traffic will determine the limits of the trip distribution and analysis.
• Trips distributed on links directly accessed by the project where the project traffic by direction is equal to
or exceeds 2% of the peak hour service volume for the adopted LOS standard.
• Trips on one link adjacent to the link directly accessed by the project where the project traffic by
direction is equal to or greater than 2% the peak hour service volume for the adopted LOS standard.
• Trips on all subsequent links where the project traffic by direction is equal to or greater than 3% the peak
hour service volume for the adopted LOS standard.
b. Major intersections (signalized and/or unsignalized intersections of major roadways as determined during
methodology meeting) that are part of the significantly impacted roadways, major intersections that are within
1,320 feet of the site access, and all site -access intersections are considered significantly impacted.
c. With the Traffic Study Report, the applicant, on a separate page, shall provide a list and number of the
intersections studied for the purpose of establishing the review fee per the fee schedule as outlined in
EXHIBIT "A".
d. Any intersection or link which may be adversely impacted as identified by the County at the methodology
meeting based on the size and degree of the project that may, at the county's discretion, be included for
analysis in the Significantly Impacted Roadway/Intersection Network"
In other words, a project will have a significant and adverse impact on a state or regionally
significant roadway only if both of the following criteria are met: (1) the project will utilize 2
percent or more of the maximum peak hour service volume at the adopted level of service
Wilson Blvd Commercial Subdistrict 4 01GonaleAWilson Blvd Commercial Subdistrict\DoulTra(<t\2090287_(P TIS_DWdoc
standard for the adjacent and next to adjacent link, 3 percent for the other links; and (2) the
roadway is projected to operate below the adopted level of service standard.
Significance was estimated according to Collier County's 2/2/3 rule, and the links were
evaluated to determine whether projected operation would be within County standards. The data
resources used for this analysis are shown in the Appendix. The analyses were conducted using
weekday PM Peak Hour assigned trips. Table 3 presents the significance test analyses for the
adjacent roadway network.
Table 3
SIGNIFICANCE TEST
Site Site as pct of
Link SFS Trios SFS
Immokalee Rd W of Wilson Blvd
3,790
53
1.4%
Immokalee Rd E of Wilson Blvd
3,670
46
1.3%
Wilson Blvd S of Immokolee Rd 1
920
106
11.5%
Wilson Blvd S of Site Access
920
26
2.8%
Wilson Blvd N of Immokalee Rdl
920
7
0.8%
' SF,,, for Wilson Blvd taken from Collier County
2007 AUIR.
The analysis clearly shows that the proposed Wilson Boulevard Commercial Subdistrict
Development site -generated trip estimates are less than the 3% on both Immokalee Road and
Wilson Boulevard, indicating that the development will not significantly impact the adjacent
roadway network. The analyses also clearly show that evaluation of operations at the Immokalee
Road & Wilson Boulevard intersection is unnecessary.
EXISTING CONDITIONS
The description of the existing environment of the site and the surrounding study area, as well as
the committed improvements, provides a basis for the analysis of the build -out alternative that
provides a determination of the proposed project impacts.
STUDY AREA
The project's Area of Influence was determined to be Immokalee Road east and west of Wilson
Boulevard.
Wilson Blvd Commercial Subdistrict 5 OAGonzalez\Wilson Blvd Commercial Subdistact\Doo\Tra(fic\2O90207_CP T6—OI B4.doc
EXISTING GEOMETRIC CONDITIONS
Immokalee Road (CR 846)
Immokalee Road in the study area is an east -west Class 3 Arterial under county jurisdiction. CR
846 has a speed limit of 45 mph. It is a six -lane divided highway that connects Immokalee and
Ave Maria to western Collier County.
Wilson Boulevard
Wilson Boulevard in the study area is a north -south local road under county jurisdiction. Wilson
Boulevard has a speed limit of 45 mph.
COMMITTED & PLANNED ROADWAY IMPROVEMENTS
With the recent completion of the six -lane widening of Immokalee Road from CR951 (Collier
Boulevard) to CR 858 (Oil Well Road) there are no additional improvements scheduled or
expected along Immokalee Road within the project area
Collier County staff noted in the sufficiency comments received October 12, 2006 that Wilson
Boulevard was a planned expansion project. Currently shown in the 5 year CIE as being in the
ROW acquisition phase over the next 5 years, this "planned" widening has been identified in the
2008 AUIR with the first monies to be spent on this project in FY 2011. However due to the
recent downturn for the economy and traffic volumes, Wilson Boulevard widening may not be
considered as a committed improvement. Therefore, it was conservatively presumed that Wilson
Boulevard would remain a two-lane two-way road until after completion of the project.
No further committed improvements in the study area were found.
EXISTING AND PROJECTED TRAFFIC VOLUMES
EXISTING AND PROJECTED BACKGROUND TRAFFIC VOLUMES
VanasseDaylor reviewed available data to estimate background and future traffic volumes for the
study area. Background traffic volumes were developed using multiple sources. Specific Link
volume data for Immokalee Road were provided by the Collier County Transportation
Department. These link volumes consisted of recorded 2008 directional Peak Hour volumes and
"banked" trips that were assigned to the links for previously approved developments (see
Appendix Collier County 2008 Annual Update Inventory Report dated 8/13/2008). This is the
Wilson Blvd Commercial Subdistrict 6 09Gonzalee\Wilson Blvd Commercial Subdist6a\Doo\Tnsfic\2090287_CP TIS_DIMAC
methodology that is currently in use by Collier County for tracking the availability of reserve
capacity on specific roadway links as part of their concurrency management efforts. Table 4
presents the link -specific background traffic data.
Table 4
LINK -SPECIFIC BACKGROUND TRAFFIC DATA
Taken from Collier County 2008 AUIR
LOS DPK HR TRIP TOT
CAPY LANES STD VOL BANK VOL REM CAP
LINK FROM
Immokalee Rd Collier Blvd Wilson Blvd
Immokalee Rd Wilson Blvd Oil Well Road
Wilson Blvd' N. of Immokalee Rd Golden Gate Blvd
' Wilson Blvd dam taken from the Collier County 2007 AUIR
3,790
6
E
1,401
418
1,819
1,971
3,670
6
E
1,597
312
1,909
1,761
920
2
D
610
120
730
190
Growth projections were computed using the Collier County 2007 and 2008 AUIR reports.
Growth rates were calculated and applied to the directional peak hour volumes from Table 4 to
estimate 2016 projected volumes. The results are shown in Table 5. It should be noted that the
projected directional peak hour volumes shown in Table 5 were be based on the directional peak
hour volumes from Table 4 and not from the Total volumes from the same table. This was done
for consistency with the assumption that historical growth rate trends are based in part on the
absorption of new development over time. Since Wilson Boulevard data is not available in the
2008 AUIR, the growth rate was calculated from the directional peak hour traffic volumes from
the 2006 and 2007 AUIR's. The Appendix contains copies of the applicable data used.
Table 5
PROJECTED GROWTH RATE AND BACKGROUND TRAFFIC VOLUMES
Dir PK HR Vol Caulcated
Assumed
REM
Pot of
LINK FROM L 22 2007 2008 Growth Rate Grovrth Race
2009
2016
CAVY
CAPY
CAPY
Immokalee Rd Collier Blvd Wilson Blvd -- 1,580 1,401 -11.33%
2.0%
1,429
1,641
3,790
2,149
577o
Immokalee Rd Wilson Blvd Oil Well Road -- 1,570 1,597 1.72%
2.0%
1,629
1,871
3,670
1,799
49%
Wilson Blvd' N. of Immokalee Rd Golden Gate Blvd 680 610 N/A -10.29%
2.0%
635
729
920
191
21%
n Wilson Blvd dam not available In tine Collier Counq 2008 AZUR, therefore 2006 AUIR dam was used.
A comparison of the findings contained in Tables 4 and 5 indicate that the total Peak Hour
volume (including Bank Trips) in the 2008 AUIR for both sections of Immokalee Road and the
2007 AUIR for Wilson Boulevard were higher than the growth rate projected volumes.
Therefore, the Peak Hour volumes (including Bank Trips) were used in the Link Level of Service
(LOS) analyses in this report.
Wilson Blvd Commercial Subdistrict 7 OMoualez\Wilson Blvd Commercial SubdistriakDocslTnffid2090287_CP 7IS_01R4.doc
Turning movement counts collected by FTE at the Immokalee Road & Wilson Boulevard
intersection were used to estimate background traffic turning movement percentages. The
projected peak hour approach volumes were multiplied by these proportions to derive projected
intersection turning movement volumes. These volumes were used in the intersection capacity
analyses. The Appendix contains copies of the turning movement counts and the background
traffic volume projections.
Figures 5 and 6 show the PMPeak Season Peak Hour Background and Total traffic projections
for the Buildout year 2016
ANALYSES
LINK SERVICE LEVELS
The directional split of new trips was applied to the site -generated traffic volumes to determine
the site -generated vehicle trips assignment. The site -generated vehicle -trip assignments were
added to the background traffic volume networks to determine the Buildout traffic volume
conditions.
Link Levels of Service were evaluated for both Background and Total Traffic conditions. The 10
Month Peak Hour Peak Direction Service Volumes (the Maximum Service Flowrates SFoco,) for
Immokalee Road were provided by the Collier County 2008 AUIR. Since Wilson Boulevard data
was not provided in the 2008 AUIR, data from the 2007 AUIR was used. Copies of these data
are contained in the Appendix.
Table 6 presents the Link LOS analytical results. The analysis shows that, based on the growth
rates, neither the background nor total traffic on Wilson Boulevard is projected to exceed the
roadway SF,„,,,. Furthermore, the site -generated trips are not projected to be significant under the
assumed conditions. Under Policy 5.1 of the Comprehensive Plan, the basis for denial would be
predicated only for those links that are both significantly and adversely impacted by the site -
generated trips.
Wilson Blvd Commercial Subdistrict 8 0AGontale:\Wilson Blvd Commercial Subdistrict\DDa\TaRc\2898281_CP TIS_BIRkdoc
Table 6
LINK LOS RESULTS
W/in SFS?
Link
BKGD
Site
Total
SFgx
BKGD
Total
Immokalee Rd W of Wilson Blvd
1,819
53
1,872
3,790
Y
Y
Immokalee Rd E of Wilson Blvd
1,909
46
1,955
3,670
Y
Y
Wilson Blvd S of Immokalee Rd
730
106
836
920
Y
Y
UNSIGNALIZED INTERSECTION ANALYSIS
VanasseDaylor analyzed the unsignalized intersection at the RI/RO accesses to determine the
PM Peak Hour LOS for total traffic conditions using SYNCHRO 6.00) computer modeling
software. Default Peak Hour and Heavy Vehicle factors were used to adjust the traffic
characteristics. See the Appendix for the SYNCHRO 6.0® computer printouts.
Table 7 summarizes the unsignalized intersection analysis results. These intersection analyses
indicate that acceptable operations can be expected under Buildout Year total traffic conditions
at the site accesses.
Table 7
INTERSECTION LOS RESULTS
Unsignalized
Intersection Mov't LOS/Delay
Wilson Rd Access WBUR F/51
The unsignalized intersection analyses indicate that the westbound side -street STOP -controlled
approach is computed to operate poorly. This is not unusual for this traffic control configuration.
The site is not estimated to generate sufficient volumes to warrant a traffic signal. No further
action is needed at this development stage.
SIGNALIZED INTERSECTION ANALYSIS
The Immokalee Road & Wilson Boulevard intersection was analyzed to determine projected
operations. The intersection is signalized and the analyses were completed using SYNCHRO®.
In order to model a conservative case scenario, all traffic entering the site were assigned to the
westbound left and eastbound right turns from Immokalee Road and all exiting trips were
assigned to the northbound left and right tuniing movements from Wilson Boulevard. Since the
Wilson Blvd Commercial Subdistrict 9 0AGonzalez\Wilson Blvd Commercial Subdistrict\Docs\Tmffc\2090287—CP TIS_034.doc
site is proposed to be a commercial development only the PM Peak Hour was analyzed. Given
the low site -generated trip assignments, only the Total traffic conditions were evaluated.
The Appendix contains a copy of the analysis report. According to that report, the intersection is
projected to operate at LOS C under projected Total traffic conditions, with no turning
movement operating below LOS E.
TURN LANE ANALYSIS
Site access analyses were completed and projected queue lengths (storage lengths) were
determined utilizing SYNCHRO 6.08 computer modeling software, which is based on the
Highway Capacity Manual (HCM 2000). The purpose of these analyses is to evaluate the
operational characteristics and needs of the site accesses, and to recommend point locations.
The Wilson Boulevard Commercial Subdistrict Development proposes to use one access; a full -
movement access will connect to Wilson Boulevard approximately 630 ft south of Immokalee
Road.
According to the Collier County Right -of -Way Ordinance #2003-37, all accesses on multi -lane
highways shall be furnished with turn lanes. On two-lane highways, left turn lanes must be
provided whenever the left turn lane volume into a development is two percent (2%) of the Level
of Service "C" daily volume or whenever the highest hourly volume of turning movements is 20
vehicles or more. The same ordinance establishes that right turn lanes must be provided
whenever the right turn volume into a development is four percent (4%) of the Level of Service
"C" daily volume or whenever the highest hourly volume of turning movements is 40 vehicles or
more. Based on this information, the Wilson Boulevard access should be provided with a
southbound left turn lane.
In order to provide a safe and comfortable stop maneuver from highway speeds, deceleration
lengths are required. Minimum deceleration lengths including taper must comply with FDOT
Standard Index 301 (see Appendix).
According to the FDOT Index 301, the deceleration lane length for a 45 mph design speed is 185
feet. Since Collier County uses the roadway posted speed as the turn lane design speed, the turn
lane at the site access on Wilson Boulevard should have a 185 foot deceleration lane, in addition
to the applicable storage lanes. The SYNCHRO queuing analyses indicate that a minimal 75 ft
Wilson Blvd Commercial Subdistrict 10 01Gonzalez\Wi1san Blvd Commercial Subdist6ct\Doa\rraRc\2090287_CP TIS_01Kdoc
storage lane will be adequate for the proposed left turn lane on Wilson Boulevard (185 + 75 =
260 ft total).
A review of the turn lane lengths for 2016 background traffic conditions reveal that the
westbound left and northbound right turn lanes will be inadequate to handle background traffic.
The eastbound left turn lane should be extended at least 125 ft for a total of 665 ft (540 + 125 =
665 ft total). The northbound right turn lane should be extended at least 275 ft for a total of 625
f (350 + 275 = 625 ft total); however the extended length will be limited to 575 ft due to the
proximity of the proposed site access road approximately 600 to 630 ft south of Immokalee Road.
Under 2016 total traffic conditions, the same westbound left and northbound right turn lanes are
inadequate to handle total traffic. The eastbound left turn lane should be further extended 110 ft
fora total of 775 ft (665 + 110 = 775 ft total). The northbound right turn lane should also be
extended further however the location of the proposed site access will not allow for additional
length.
Figures 7 and 8 show existing and projected lane configurations and turn lane lengths of of the
studied intersections.
CONCLUSIONS AND RECOMMENDATIONS
Because many of the analyses were addressed in a previous section, this improvement analysis
section will be limited in scope to a conclusive narrative.
IMPROVEMENTS TO ACCOMMODATE NON SITE -GENERATED
TRAFFIC
The following improvements at the Immokalee Road & Wilson Boulevard intersection have been
identified in order to accommodate 2016 background traffic conditions:
• The eastbound left turn lane should be extended at least 125 ft for a total of 665 ft (540
+ 125 = 665ft total).
• The northbound right turn lane should be extended at least 275 ft for a total of 625 ft
(350 + 275 = 625 ft total); however the extended length will be limited to 575 ft due to
Wilson Blvd Commercial Subdistrict I I 0AGonza1ez\Wilson Blvd Commercial Subdistria\0oa\Traffic\2090281_CP TIS_634.6oc
the proximity of the proposed site access road approximately 600 to 630 ft south of
Immokalee Road.
No other roadway or intersection improvements were identified as being needed in order to
accommodate the background traffic.
IMPROVEMENTS TO ACCOMMODATE SITE -GENERATED
TRAFFIC
The following improvements at the Immokalee Road & Wilson Boulevard intersection have been
identified inorder to accommodate 2016 total traffic conditions:
• The`/bound left turn lane should be further extended 110 ft for a total of 775 ft (665 +
110 = 775 ft total).
• The northbound right turn lane should also be extended further however the location of
the proposed site access will not allow for additional length.
No additional roadway or intersection improvements were identified as being needed in order to
accommodate the site -generated traffic.
The developer proposes to pay the appropriate Collier County Road Impact Fee as building
permits are issued for the proposed project.
Wilson Blvd Commercial Subdistrict 12 0dGonzalez\Wilson Blvd Commemal Subdistrict\Doo\Tmfid2090287_CP TIS_0184.doc
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(XX) = TURN LANE LENGTH IN FT.
FOR BACKGROUND TRAFFIC
XX = TURN LANE LENGTH IN FT.
FOR TOTAL TRAFFIC
P1W if ad:
Wilson Blvd Commercial Subdistrict
Lane Configuration and Tum Lane
Lengths for BKGD and Total Traffic
FIGURE 8 EXHIBIT V.EP
APPENDIX
A Collier County 2006 thru 2008 AUIR's — excerpts
B Projected Collier County Deficient Roads FY 2008/2009 — 201212013 Map
C Collier 2025 Functional Classification Map
D Correspondence from John Podczerwinsky of Collier County Transportation Planning
E FTE Traffic Count Data
F Background Traffic Volume Projections
G Collier County 2008 Average Daily Traffic Counts — excerpts
H FDOT Standard Index 301
i SYNCHRO® 6.0 Analyses
Appendix
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VanasseDaylor
APPENDIX F
6/16/2009
PROJECTED BACKGROUND TRAFFIC VOLUMES
Taken from Collier County 2008 Average Daily Traffic Counts
ADT Pk HR Dir Pk Hr
LINK FROM TO 2008 K 2008 D 2008 2016
Wilson Blvd Immokalee Rd North 1600 0.0956 153 0.55 84 98
PROJECTED DIRECTIONAL PEAK HOUR VOLUMES
Assumed
Dir PK
HR Vol
LINK
FROM
TO
D
Factor
2008
2016
Immokalee Rd
Collier Blvd
Wilson Blvd
PK
1,401
1,819
0.55
Off -Pk
1,146
1,488
Immokalee Rd
Wilson Blvd
Oil Well Road
PK
1,597
1,909
0.55
Off -Pk
1,307
1,562
Wilson Blvd
Golden Gate Blvd
Immokalee Rd
PK
610
730
0.55
Off -Pk
499
597
Wilson Blvd
Immokalee Rd
North
PK
84
98
0.55
Off -Pk
69
80
ITie fsIwsePmj.d.120m209028nr�fwo90287 cPns mRI.1s Wilson Blvd Commercial Subdistrict
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HCM Unsignalized Intersection Capacity Analysis Timing Plan: 2016 PM
5: South Access & Wilson Blvd Total Traffic Conditions
4r 4,� t r' `►
Lane Configurations
Y
N_
't
S
Sg(tControl
Stop-.
Free
Free
Grade
0%
0%
2 0
0%
Vplume (veh/h)
32
143 588
37 ::132
694
Peak Hour Factor
0.92
0.92 0.92
0.92 0.92
0.92
HgUrlyflowrate-,(vph)
35
155639
40 143
754
Pedestrians
L�neWidth (ft);,
Walking Speed (ft/s)
Pe�eent+Blgckage,
- -
Right turn flare (veh)
Medan tyP? . <.
None
Median storage veh)
1JpsCream signal.(ft).
656
latoon unblocked
40ichng volume _1701 659 679
stage 1 conf vol
�tage'�2 conf vol - --
unblocked vol 1701 659 674
ngle (s). 6.4
tC, 2 stage (s)
t( 3.5 3.3 2.2
r +
p0 queue free % 59 66 84
cM�,Gapapity (veh ,_ ,_ • 85 U0 913 'S
Volume Right-
155 40
„0
0
cSH
256 1700
91 3
1700
Volume to Capacity
0.74 0.40
0.16
0.44
Queue Length 95th (ft)
2 0
14
0
Control Delay (s)
51.0 0.0
9,7
0.0
Lane LOS
F
A
Approach Delay (s)
51.0
0.0
1.5
Approach LOS
Average Delay e 3
Intersection Capacity Utilization 61;1% ICU Level of Service, B
Analysis Period (min) 15
8/18/2009 Synchro 6.0 Report. Page 1
MAC O:\Gonzalez\Wilson Blvd Commercial Subdistrict\Docs\Traffic\SYNCHRO\2016 PM PK Total_R4.sy7
Vanasse & Daylor, LLP
Lanes, Volumes, Timings Timing Plan: 2016 PM
1: Immokalee Rd & Wilson Blvd Background Traffic Conditions
'A l ,r- *- k_ � 41
Lane Configurations
Ideal;Flow.(yphpl)
't
1900
TTfi
190.0
P
1900 -
9
1900
TTT
1900
r
1909
1900
1900
I
1900
1900;.
I
1900
1900
Storage Length (ft)
330
415
540
275
0
350
0
300
Storage Lanes
Total Lost Time (s)
4.0
4.0
4.04.0
4.0
4.0
0
4.0
4.0
1
4.0
0.
4.0
4.0
1
4..0
Turning Speed (mph)
15
9 `
15
9
16
9
15
9
Lane Util. Factor
1.00
0.9.1
1.00
1.00
0.91
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Frt, -;
0.850
0.85.0.
0.850
0_.850
Flt Protected
0.950
0.950
0.970
0.97-
Satd.`Flow,Prot
( )
1770
5085
1583
1770
5085
1583
0
1807
1583
0 ,
1,809
1583
Flt Permitted
0.950
0.950
0.787
_
0.803
Satd.Floy (perm)
1770
5085
1583.
1770
5085
1583
0
1466
,1583
0'
1496
1583
Right Turn on Red
Yes
Yes
Yes
Yes
Satd. Flow (RTOR)
239`
65
3
33
Headway Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Link Speed (mph)
30.
30
35
35
Link Distance (ft)
576
634
656
385
Trauel ] irne (s).
13',1...
14,4
Volume (vph)
100
1490
220
460
1040
60
5030
520
30
20
30
Peak'Houf Factor-
0 92
0:92
0,92 !
0;92
0 92
0.92
0.92 "'
U.9 2
:0 92
0 92
0 92.
; - 0.92
Adj. (vph)
109
1620
239
500
1130
65
54
33
65
511
33
22
33
Lahe;GroapFlow(vph)
109:
1620
239
500
1130.
65
0=
. 87
565
Turn Type
Prot
Perm
Prot
Perm
Perm
pm+ov
Perm
Perm
te.Phases
Frotecd
7
4
3
8
2
3
6
Permitted Phases
4
8
2
2
6
6
Mihimum Split. (s)
10.5
23.0
23.0:
20.0
' 23.0
23.0
22.5
22.5
20..0
21.5
21.5
Total Split (s)
18.9
49.0
49.0
48.0
78.1
78.1
23.0
23.0
48.0
23.0
23.0
23.0
Total: Split(%).
15.8%
40.8% 40.8%;40.0%
65.10/6
65.1,%-192%,'19.2%
40:4%
19.2%
19.2%
19.2%
Maximum Green (s)
12.9
42.0
42.0
32.0
71.1
71.1
16.5
16.5
32.0
17.5
17.5
17.5
Yellow Time (s)
5.0
5.0
5.0
5,0
5.0
5,0
4.5:
4.5
,` 5.0
4:5
4.5
4:5
All -Red Time (s)
1.0
2.0
2.0
11.0
2.0
2.0
2.0
2.0
11.0
1.0
1 1.0
1.0
Lead/Lag
Lead
Lag
Lag
Lead
Lag
Lag
Lead
Lead -Lag Optimize?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
'
Walk Time (s)
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5:0
5.0
Flash Dont Walk (s)
11.0
11.0
11.0
11.0
11.0
11.0
11.0
11.0
11.0
Pedestrian Call's (#/hr)
0
0
0
0
0
0
0
0
0
Act Effet Green (s)
14.9
45.0
45.0
44.0
74.1
74.1
19.0
67.0
19.0
19.0
Actuated g/Ci Ratio
0.12
0.38
0.38
0.37
0.62
0.62
0.16.
0.56
0.16-
0.16
v/c Ratio
0.50
0.85
0.32
0.77
0.36
0.06
0.38
0.64
0.23
0.12
Control Delay
57.5
39.7
44
43.0
11.7
2.4
50.5
22.2
47.1
15:3
Queue Delay
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Total Dclay ,__
57.5
39.7
4:4
43.0
11.7
2.4
50.5
:,22.2
47.1
15,3
LOS
E
D
A
D
B
A
D
C
D
B
Approach Delay
36.4
20.6
26.0
35.2;
Approach LOS
D
C
C
D
Stops(vph) ;
93
1329
19
400
483
6
11
349
44<
9
Fuel Used(gal)
2
26
1
9
10
0
2
7
_
1
0
co Emissions (g/hr)
149
1822
96
595`
719
25
121
520
67
17
NOx Emissions (g/hr)
29
355
18
116
140
5
24
101
13
3
8/18/2009
Synchro
6.0
Report.
Page 1
MAC O:\Gonzalez\Wilson Blvd
Commercial Subdistrict\Docs\Traffic\SYNCHRO\2016
PM PK
Bkgd_R4.sy7
Vanasse & Daylor, LLP
Lanes, Volumes, Timings Timing Plan: 2016 PM
1: Immokalee Rd & Wilson Blvd Background Traffic Conditions
Dilemma Vehicles (#)
0
0
0
0
0
0
3
0
2
0
Qu,ue Length (ft)
80
41:7
0
339
147
0
61
, 285
38..
.Q
,50th
Queue Length 95th (ft)
141
482
52
477
175
17
114
409
78
30
Irltemall Ink Dist (it)
496
554-
576
305
Turn Bay Length (ft)
830
415
540
275
350
300
Base -Capacity (vph)_
220,
1907
7.43:
649
'3:140
1002.
232
885
-
0
27$
Starvation Cap Reductn
0
0
0
0
0
0
0
0
0
$pull"ac(c,Cap Redu'ctn
0
0-
0`
0
0
0
0,
0
0
0
Storage Cap Reductn
Reduced v/c Ratio.
_
0
0.50
0
0.85
0
0.32 '.
0
0.77
0
0.36
0
OW
0
_ 0.38
0
0:64
0
0.23 '
0
- 0.12
C -I;+. —A Dkoo - 1- ImmnIcnIPP Rd R Wil -nn Blvd
8/18/2009 Synchro 6.0 Report. Page 2
MAC O:\Gonzalez\Wilson Blvd Commercial Subdistrict\Docs\Traffic\SYNCHRO\2016 PM PK Bkgd_R4.sy7
Vanasse & Daylor, LLP
*-.-^
8/18/2009 Synchro 6.0 Report. Page 2
MAC O:\Gonzalez\Wilson Blvd Commercial Subdistrict\Docs\Traffic\SYNCHRO\2016 PM PK Bkgd_R4.sy7
Vanasse & Daylor, LLP
Lanes, Volumes, Timings Timing Plan: 2016 PM
1: Immokalee Rd &Wilson Blvd Total Traffic Condtions
Lane Configurations
Ideal Flow (vpli_pl)
9 TTT t' I 11-� 1
1900 1900 1900 , 1,900 1900 1900 1900
1900 1900 1900'
1900 .;],900
300
Storage Length (ft)
330
415
540
275
0
350
0
Storage Lanes
`> 1
4 0
4.0
4.0
4A
4.0
4.0
4.0
4.0
4.0
4.0
Total Lost Time (s)
4.0
4.0
'15
9
15
_
9
Turning Speed (mph}
15
.
9
too
15
too
0.91
9 .
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Lane Util. Factor r
1.00
0.91
0.850
0.850
0.850
Frt
Flt Protected
0.950
0.85-0
0.950
0.964
0.976
Satd.:;Flow (prof)
1770
5085
1583.:
1770
5085
1583_
0:1796
:1583,
0
.1818
1583
Flt Permitted
0.950
5085
0.950
1583, 1770 '5085
1583
0 �'
0.739
4377
`1-583
0
0.722
1345
1583
Satd :Flow (pe(m)
-1770
Yes
Yes
.,
Right Turn on Red
Yes
Yes
33
Satd: Flow (RTOR)308.',
1.00
1.00
1.00
1.00
65.
1.00
1.00
1.00
2
1.00
1.00
1.00
1.00
Headway Factor
1.00
30
35
385
Link Distance (ft)
576
634
656
Travel Tirie�§
100
-1,3:1
1478
283
515
14:4
1029
60
114
37
580
28
28
30
Volume (vph)
Peak Hour Factor
0.9
' 0;92
0 92'; -
0.92
`.0 92
0.92
0.9--2--,,- 92 - 0 92
0.92
.0.92 _
.0.92
Adj. Flow (vph)
109
1607
308
560
1118
65
124
40
830
30
30
33
Lane Group Flow (vph)
i '109
1,607
308'
560
1118
65
0
164::630
-
- 0.
60
.",_
Turn Type
Prot
Perm
Prot
Perm
Perm
pm+ov
Perm
rm
Perm
Protected Phases
7
4
3
8
2
3
6
6
6
Permitted Phases
Min kmum.Split (s)
10.5
23.0
4
23.0
20.0
23.0
8
23.0
2
22.5
22.5
2
2010
21;5
21,5
21.5
Total Split (s)
18.9
47.0
47.0
49.0
77.1
77.1
24.0
24.0
49.0
24.0
24.0
24.0
Total Split(%)
15.8%
39;2% 39.2% 40.8% 64.3%
64:3% 20.0%40.0%40.8%
20.0"/0
20.0%'20.0%
mum
MaxiGreen (s)
12.9
40.0
40.6
33.0
70.1
70.1
17.5
17.5
33.0
18.5
18.5
18.5
Yellow Time (s)
5.0
5.6
5.0
5.0
5.0
5.0
4.5
4.5
5.0
4.5
4.5
4.5
All -Red Time (s)
1.0
2.0
2.0
11.0
2.0
2.0
2.0
2.0
11.0
1.0
1.0
1.0
Lead/Lag
Lead
Lag
Lag'
Lead
Lag
Lag
Lead
Lead -Lag Optimize?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
5.0
5:0
Walk Time (s)
5.0
5.0
5.0
5.0
5.0
5.0
5.0
Flash Dont Walk (s)
11.0
11.0
11.0
-1-1.0
11.0
11.0
11.o
11.0
11.0
Pedestrian Calls (#/hr)
0
0
0
0
A
0,
20.0
69.0
0
0
20.0
0
20.0
Act Effct Green (s)
14.9
43.0
43.0
45.0
73.1
73.1
0.17
0.17
Actuated g/C Ratio
0.12
0.36
0.36
0.38
0.61
0.61
6.17
0.58
v/c Ratio
0.50
0.88
0.40
0.84
0.36
0.07
0.71
0.69
0.27
0.11
Control Delay
57.5
43.0
4.6
47.6
12.2
2.5
65.4
23.0
47.3
14.9
Queue Delay
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Tonal Delay:.
57.5
43.0
4.6
47.6
12.2
` 2.5
65.4
23.0
47.3-
14.9
LOS
E
D
A
D
B
A
E
C
D
B
Approach Delay
37.9
23.2
31.7
35.8
Approach LOS
Stops(vph)
93
D
'1333
24
450
C
487
6
C
138"
402
D
47
9
Fuel Used(gal)
2
27
2
10
10
0
25
4
263
8
593
1
72
0
17
pC Emissions (g/hr)
149
1884
117
700
722
NOx Emissions (g/hr)
29
366
23
136
140
5
51
115
14
3
Synchro
6.0
Report.
Page 1
8/18/2009
Blvd
Commercial
Subdistrict\Docs\Traffic\SYNCHRO\2016
PM PK Total_R4.sy7
MAC O:\Gonzalez\Wilson
Vanasse & Daylor, LLP
Lanes, Volumes, Timings Timing Plan: 2016 PM
1: Immokalee Rd & Wilson Blvd Total Traffic Condtions
Queue) ength 50th (ft)
80
424
0 `
393
149
0
122
326
4.1
Q
Queue Length 95th (ft)
141
490
59
#587
177
17
#220
467
84
30
1-1. Link Dist (ft)
496
554
576
305
Turn Bay Length (ft)
330
415
540
275
350
300
Base CapacLfy!(Wph) , ,
220
1822
' 765'
664
8098
990
230
911
224.
291
Starvation Cap Reductn
0
0
0
0
0
0
0
0
0
0
Sgilllack Cap Reductn
0
0
0.
0
0
0-
0
0
0
0
Storage Cap Reductn
0
0
0
0
0
0
0
0
0
0
Reduced Ratio
0.50.
088
0.40
0.84
0.36
0.07
0.71
lom
0.27
0.11
Actuated Cycle kag9the 1 .0
Offset: 0 (0%), Referenced to phase 2:NBTL and 6:SBTL, Start of Green
NtiraltC�cle, 90
Control Type: Pretimed
Ma�rslnum v��Ratio 0 88 =- '
Intersection Signal Delay 31.3 Intersectio LOS: C
Intefsectign Capacity. Utilization 82.0% ICU Level.o Servi E
Analysis Period (min) 15
#' 95th'percentile volume exceeds capacity,. queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Immokalee Rd & Wilson Blvd
8/18/2009 Synchro 6.0 Report. Page 2
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CP -2007-01 Wilson Boulevard Conditional Uses Subdistrict
Dec 2009
Page I of 2
EXHIBIT IV -B
WILSON BOULEVARD CONDITIONAL USES SUBDISTRICT
This Subdistrict is located at the southeast comer of the Wilson Boulevard/Immokalee Road
intersection. It is 5.17 acres in size and has aproximately 660 feet of frontage on Wilson
Boulevard and 330 feet of frontage on Immokalee Road. The intent of this Subdistrict is to
allow uses of land that are mmitted and conditional uses in the Estates Zoning District in the
County Land Development Code The development of this Subdistrict through the conditional
use process will be govemed by the following criteria:
a. The maximum gross floor area of all uses shall be fimited to 40,000 square feet
b. Driveways and curb cuts shall be limited tofight-in/right-out tuming movements only.
c. Projects directly abutting Estates zoned pro ep_rty shall provide at a minimum a 75 foot
buffer of retained native vegetation in which no narking or water management uses are
pe tted.. except that when abutting conditional uses no such buffer is recce
d. A twenty-five (25) foot wide landscape strip shall be provided along the entire frontage of
both Immokalee Road and Wilson Boulevard
i_. Building heights shall be fimrted to two (2) stories and a maximum zoned height of thirty five
35 feet.
f. All lighting shall be architecturally designed and limited to a height of twenty five (25) feet
Such h6fing shall be shielded from neighboring residential land uses
CP -2007-01 Wilson Boulevard Conditional Uses Subdistrict
Dec 2009
Page 2 aft
TABLE OF CONTENTS, LIST OF MAPS [page 11
Wilson Boulevard Conditional Uses Subdistrict
• Add name of this inset map in GGAMP next in order
Policy 1.1.2 [page 4]
The ESTATES Future Land Use designation shall include Future Land Use districts and
subdistricts for:
B. ESTATES -CONDITIONAL USES SUBDISTRICT
f) Wilson Boulevard Conditional Uses Subdistrict
• Add name of this Subdistrict in the GGAMP next in order
FUTURE LAND USES MAP SERIES
[added next in order]
Wilson Boulevard Conditional Uses Subdistrict
19M
HOLE MONTES
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950 Encore Way • Naples, Florida 34110 • Phone: 239.254.2000 • Fa: 239.2542099
September 21, 2009
Beth Yang, AICP-
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Department
2800 N. Horseshoe Drive
Naples, Florida 34104
RE: CP -2007-3, PROPOSED COMP PLAN AMENDMENT FOR THE
EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
HM FILE NO.: 2006096
Dear Ms. Yang:
This letter is in response to the County's P and Final Sufficiency Review Ietter dated September
16, 2009. Our responses are as follows:
COLLIER COUNTY - TRANSPORTATION PLANNING SERVICES:
I. No TIS payment has been attached with the first substantive review. Please include
payment with the next submittal, in accordance with Exhibit "A" of the TIS guidelines.
Response: Enclosed is the TIS payment (Check #23119) in the amount of $1,500.
2. The attached traffic study is not complete (2009 addendum attached to a 2007 report;
some inconsistencies exist between documents). References to 3%-3%-5% still exist in
the text of the April 2007 report, and as such Staff did not perform a detailed re -review of
the previous report. We recommend consolidating the original report and the new
addendum into one document, and revising as necessary to produce a comprehensive
traffic impact study that is up-to-date.
Response. The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
V.E.I. c of the GMPA Application.
3. Table ]A does not show both directions of project traffic, and though Table ]B does
show both directions, it doesn't calculate the percentage impact for both directions of
project traffic. Please reconcile this on one of the two tables; show the percentage impact
of each direction of traffic on either one. Please also note that Oil Well Road is
scheduled for capacity improvements between Immokalee and Everglades in the 5 year
CIE, and will be limited to 4 lane capacity. The FDOT LOS table used in this report
should refer to 2 lanes each direction, with a minimum LOS "D" for the future roadway.
Beth Yang, AICP
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Department
RE: CP -2007-3, PROPOSED COMP PLAN AMENDMENT FOR THE
EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
September 21, 2009
HM File No: 2006096
Page 2 of 5
Response: The "Revised" TIS ('Traffic Impact Study) is attached, please see Exhibit
V.E.l. c of the GMPA Application.
4. Plans for Oil Well Road widening at this location are now at 100%. The plans should be
reflected in this application, as there are impacts to the project's distribution on the local
roadway network.
Response: The "Revised" TIS (Traffic Impact Study) is allached, please see Exhibit
V.E.l.c of the GMPA Application.
5. Table IB does not seem to be accurate, though it is otherwise very helpful. Without
reference to AM traffic (which should also be checked), the PM Peak hour traffic on
segments of Everglades is higher than the total project traffic. Also; please double check
the impacted segments to be sure they alip with AUIR adopted segments (The
Everglades analysis references "South of 20 Avenue" and "South of Golden Gate
Parkway", as well as Immokalee which references "East of Oil Well". These typos need
to be fixed, and the results clarified to better demonstrate which link impacts are being
shown)_
Response. The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
V.E.Lc. of the GMPA Application.
Table 1B needs to be demonstrated graphically. Impacts need to be followed to the end
of the 2%-2%-3% impact analysis. Intersections within the radius of significant impacts
need to be analyzed (can be reserved for operational review at time of SDP, but prop
share requirements towards intersections bounding significantly impacted links should be
noted as a requirement of Policy 5.1 consistency/mitigation).
Response: The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
V.E. 1.c of the GMPA Application.
When reviewing the April 2007 portion of this TIS, it unclear how many day care
students are used for trip generation calculation. Table 1 shows 210, Table 3 shows 450
students. Please reconcile.
Response: The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
Y.E.I. c of the GMPA Application.
H:\2006\2006096\WP\GMP AmmdmentUrd & FINAL RESUBMITTAL\BY 090921 3RD & FINAL SUFFICIENCY COMMENTS.doc
Beth Yang, AICP
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Department
RE: CP -2007-3, PROPOSED COMP PLAN AMENDMENT FOR THE
EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
September 21, 2009
HM File No: 2006096
Page 3 of 5
8. The project significantly impacts Oil Well Road, and possibly other segments.
Mitigation is not discussed or proposed in the traffic study in this application, but is likely
to be necessary for this project to be found consistent with Policy 5.1 of the
Transportation Element of the GMP. Compensating ROW for future tum lane
requirements is not creditable as mitigation, and should be factored -in to the conceptual
site plan.
Response. The "Revised" TIS (Traffic Impact Study) is attached, please see Exhibit
VE. I.c of the GMPA Application.
COLLIER COUNTY - GENERAL COMPREHENSIVE PLANNING:
Revise the Application materials in the following manner before they are copied for
multiple packets, as follows:
A. Check page numbers. It needs to be consistent throughout the whole document
(no missing pages or misspelled page numbers).
Response: The Application has been revised to correct the page numbers out of
sequence.
B. Revise Exhibits V.E.l.a and V.E.i.b. Please use 170 gallons per capita per day
(gpcd) for the calculation of the Potable Water System Level of Service Standard
(LOSS) and 120 gallons per capita per day (gpcd) for the calculation of Sanitary
Sewer Level of Service Standard (LOSS) per 2008 Annual Update and Inventory
Report (AUIR).
Response: Exhibits V.E.La and V.E.I.b. have been revised — please see Page 15
of the Application.
We have enclosed the following documents:
Twenty-five (25) copies of the response comments letter (this is the response comments
letter).
One (1) copy of the TIS fees (Check #23119) in the amount of $1,500, dated September
9, 2009.
H:\2006\2006096\WP\GMP Amendmmt\3rd &FINAL RESUBMnTAL\BY 090921 3RD & MAL SUFFICIENCY COMMENTS.doc
Beth Yang, AICP
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Department
RE: CP -2007-3, PROPOSED COMP PLAN AMENDMENT FOR THE
EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
September 21, 2009
HM File No: 2006096
Page 4 of 5
3. Twenty-five (25) copies of the "complete" GMP Amendment Petition Package(s) which
contain each of the following documents in sequential order in accordance with the
Application. As requested, the text documents are double -sided, 3 hole punched and
oversized documents are in clear plastic pockets.
• Response Comments Letter
• Application for GMPA (Revised 09/17/09))
• IVD - Map of Mission Subdistrict (for insertion into GMP)
• Pre -Application Meeting Notes dated 3/2/07.
• V.A.1- Location Map with Generalized Zoning
• V.A.2 - Recent Aerial 8 x 11 & 24 x 36
• V.A.3- Map and Summary Table
• V.B.1 and V.B.1-A - Proposed FLU Map
8x 11 and 24 x36
• V.C.1-Habitat Identification (2 Aerials) (Soils Map & Aerial, 5 of 7)
(Vegetation Map & Aerial 5A of 7)
• V.C.2- Environmental Assessment Report
• V.C.3- Areas of Historical Archaeological Probability Map & Letter
• V.D.5- Data & Analysis supporting suitability
• V.E.I.a- Potable Water
• V.E.Lb- Sanitary Sewer
• V.E.I.c- Traffic Study and Level of Service (Revised 09/15/09)
• V.E.Ld- Drainage
• V.E.i.e- Solid Waste
• V.E.11- Parks: Community & Regional
H:\2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTAL\BY 090921 3RD & FINAL SUFFICIENCY COMMENTS.doc
Beth Yang, AICP
COLLIER COUNTY GOVERNMENT
Comprehensive Planning Depardnent
RE: CP -2007-3, PROPOSED COMP PLAN AMENDMENT FOR THE
EMMANUEL EVANGELICAL LUTHERAN CHURCH MISSION SUBDISTRICT
3rd & FINAL SUFFICIENCY REVIEW COMMENTS
September 21, 2009
HM File No: 2006096
Page 5 of 5
• V.E.2- Map of existing services
• V.E.2. A- Map of School Locations
• V.E.3- Document proposed services & facilities
• V.F.1- Flood Zone based on FIRM
• V.G.4- Warranty Deed
• V.G.5- Notarized Affidavit of Representation (Original previously
submitted on 8/25/09)
• V.G.6- 1973 Aerial Photo
• Fraser & Mohlke Associates - Population & Market Analysis (Revised
8/17/09)
This concludes our response comments.
Should you have any questions or require additional information, please feel free to contact my
office.
Very truly yours,
HOLE MONTES, INC.
Robert L. Duane, A.I.C.P.
Planning Director
RLD:tdc
Enclosures
cc: Richard Yovanovich w/enclosures
Tom Gemmer w/enclosures
H:\2006\2006096\WP\GMP AmendmeotUrd & FINAL RESUBMITI AL\BY 090921 3RD & FINAL SUFFICIENCY COMMENTS.doc
TABLE OF CONTENTS
CP -2007-3 EMMANUEL EVANGELICAL LUTHERAN CHURCH
Application for GMPA (Revised 090917)
IVD - Map of Mission Subdistrict (for insertion into GMP)
Pre -Application Meeting Notes
V.A.1- Location Map with Generalized Zoning
V.A.2 - Recent Aerial 8 x 11 and 24 x 36
V.A.3- Map and Summary table
V.13.1 and V.13.1 -A - Proposed FLU Map 8 x 11 and 24 x 36
V.C.1-Habitat Identification (2 Aerials)
(Soils Map & Aerial, 5 of 7) (Vegetation Map & Aerial 5A of 7)
V.C.2- Environmental Assessment Report
V.C.3- Areas of Historical Archaeological Probability Map & Letter
V.D.5- Data & Analysis supporting suitability
V.E.La- Potable Water
V.E.Lb- Sanitary Sewer
V.E.l.c- Traffic Study and Level of Service
V.E.l.d- Drainage
V.E.l.e- Solid Waste
V.E.Lf- Parks: Community & Regional
V.E.2- Map of existing services
V.E.2. A- Map of School Locations
V.E.3- Document proposed services & facilities
V.F.1- Flood Zone based on FIRM
V.G.4- Warranty Deed
V.G.5- Notarized Affidavit of Representation (one original)
V.G.6- 1973 Aerial Photo
Fraser & Mohlke Assoc. - Population & Market Analysis
HA2006@006096\WP\GMP Ammdmmt\3rd & FINAL RESUBMITTAL\TABLE OF CONTENTS 090917.doc
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER Q-200 7- 3 DATE RECEIVED
PRE -APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
[ABOVE TO BE COMPLETED BY STAFF]
This application, with all required supplemental data and information, must be completed and
accompanied by the appropriate fee, and returned to the Comprehensive Planning Section, 2800
North Horseshoe Drive, Naples, Florida 34104. Phone 941-403-2300 (Fax 941-643-6968).
The application must be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline before it will be processed and advertised for public hearing. The applicant will be notified in
writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the
deficiencies. For additional information on the processing of the application, see Resolution 97-431
(attached). If you have any questions, please contact the Comprehensive Planning Section at 941-
403-2300.
SUBMISSION REQUIREMENTS
GENERAL INFORMATION
A. Name of Applicant Tom Gemmer, Director of Administration
Company Emmanuel Evangelical Lutheran Church of Naples
Mailing Address 777 Mooring Line Drive
City_ Naples State Florida Zip Code 34102
Phone Number 239-261-0894 Fax Number 239-261-1802
B. Name of Agent' Robert L. Duane A.I.C.P.
'THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company Hole Montes Inc.
Address 950 Encore Way
City. Naples State Florida Zip Code 34110
Phone Number. 239-254-2000 Fax Number 239-254-2099
C. Name of Agent' Richard D. Yovanovich Esquire
"THIS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED
TO THE PETITION.
Company Coleman Yovanovich and Koester PA
Address Northern Trust Bank Building 4001 Tamiami Trail North Suite 300
City Naples State Florida Zip Code 34103
Phone Number 239-435-3535 Fax Number 239-435-1218
H A2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALWPPLICATION REVISED 090917 (3RD & FINAL).doc
C. Name of Owner of Record: Emmanuel Evangelical Lutheran Church of Naples. Inc.
Mailing Address 777 Mooring Line Drive
City Naples State Florida Zip Code 34102
Phone Number 239-261-0894 Fax Number 239-261-1802
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmentaf consultants and other professionals providing information contained in
this application.
Traffic Analysis prepared by:
TR Transportation Consultants, Inc.
13881 Plantation Road, Suite 11
Fort Myers, FL 33913
239-278-3090
FLUCCS Map prepared by:
Geza Wass de Czege, President
Southern Biomes, Inc.
1602 Woodford Ave.
Ft. Myers, FL 34104
239-334-6766
II. DISCLOSURE OF INTEREST INFORMATION
A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as well
as the percentage of such interest. (Use additional sheets if necessary).
Name and Address Percentage of Ownership
B. If the property is owned by a CORPORATION, list the officers and stockholders and
the percentage of stock owned by each, and provide one copy of the Articles of
incorporation, or other documentation, to verify the signer of this petition has the
authority to do so. (A FLORIDA NON-PROFIT CORPORATION - No Stock)
Name and Address, Office
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C. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest.
Name and Address Percentage of Interest
D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the
name of the general and/or limited partners.
Name and Address Percentage of Ownership
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Trustee, or a Partnership, list the names of the contract purchasers
below, including the officers, stockholders, beneficiaries, or partners.
Name and Address Percentage of Ownership
If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partnership, or trust.
Name and Address
G. Date subject property acquired (X) leased ( ): 6-23-2006 Term of lease _yrs./mos.
If, Petitioner has option to buy, indicate date of option: and date
option terminates: , or anticipated closing date
H. NOTE: Should any changes of ownership or changes in contracts for purchase occur
subsequent to the date of application, but prior to the date of the final public hearing, it
is the responsibility of the applicant, or agent on his behalf, to submit a supplemental
disclosure of interest form.
HA2006\2006096\WP\GMP Amendment\3rd 8 FINAL RESUBMITTALWPPLICATION REVISED 090917 (3RD 8 FINAL).doc
III. DESCRIPTION OF PROPERTY
A. LEGAL DESCRIPTION: Golden Gate Estates Unit 64 Tracts 65A 80, 80A 81 81 A,
96 and 96A.
B. Section: 19 Township: 48 Range: 28
C. Tax I.D. Number (Folio #s) 39896040009 39897520007 39897520104,
39897560009 39897600008 39897600105, 39897640000, 39899120007 and
39899160009
D. GENERAL LOCATION Property is on the south side of Oil Well Road
approximately 1/4 mile west of Everglades Boulevard
E. PLANNING COMMUNITY Rural Estates F. TAZ 393
G. SIZE IN ACRES 21.72 acres H. ZONING E -Estates
I. PRESENT FUTURE LAND USE MAP DESIGNATION(S)
Estates Designation Estates -Mixed Use District Residential Estate Subdistrict__
IV. TYPE OF REQUEST
A. GROWTH MANAGEMENT PLAN ELEMENT(S) OR SUB-ELEMENT(S)TO BE
AMENDED:
Future Land Use X Golden Gate Area Master Plan
Immokalee Area Master Plan Capital Improvement
Transportation Housing
Coastal & Conservation Recreation/Open Space
Intergovernmental Coord. Potable Water
Sanitary Sewer Solid Waste
Drainage Natural Groundwater Aquifer
B. AMEND PAGE(S) 5 and 31 OF THE Golden Gate Area Master Plan
ELEMENT AS FOLLOWS: (Use Gress threughs to identify language to be deleted,
Use Underline to identify language to be added). Attach additional pages if
necessary:
Page 4, Policy 1.1.2.A., add:
Mission Subdistrict
5, Mission Subdistrict, page 33 following Golden Gate Parkway Institutional, add:
On page 33 following Collier Boulevard Commercial Subdistrict, add:
Mission Subdistrict
existing and future development in the surrounamg area.
H:\2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALWPPLICATION REVISED 090917 (3RD & FINAL).doc
unit per 2.25 acres.
C. AMEND GOLDEN GATE AREA FUTURE LAND USE MAP DESIGNATION
FROM: Estates Designation Estates Mixed Use District Residential Estates Subdistrict
TO: Estates Designation, Estates -Mixed Use District Mission Subdistrict
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
An 8x11 map of the Mission Subdistrict is attached (at the end of the GGAMP text)
DESCRIBE ADDITIONAL CHANGES REQUESTED:
V. REQUIRED INFORMATION
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN 1 "=400'. At least one copy
reduced to 8 % x 11 shall be provided of all aerials and/or maps.
A. LAND USE
1. Exhibit V.A.1 Provide general location map showing surrounding developments
(PUD, DRI's, existing zoning) with subject property outlined.
2. Exhibit V.A.2 Provide most recent aerial of site showing subject boundaries,
source, and date.
3. Exhibit V.A.3 Provide a map and summary table of existing land use and zoning
within a radius of 500 feet from boundaries of subject property.
B. FUTURE LAND USE DESIGNATION
1. Exhibit V.B.1 Provide map of existing Future Land Use Designation(s) of
subject property and adjacent lands, with acreage totals for each
land use designation on the subject property.
C. ENVIRONMENTAL
1. Exhibit V.C.1 Provide most recent aerial and summary table of acreage of native
habitats and soils occurring on site. HABITAT IDENTIFICATION
MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE,
COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS
CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS
THE LAND USE AERIAL IN "A" ABOVE.
2. Exhibit V.C.2 Provide a summary table of Federal (US Fish & Wildlife Service)
See environmental report and State (Florida Game & Freshwater Fish Commission) listed
plant and animal species known to occur on the site and/or known
to inhabit biological communities similar to the site (e.g. panther or
black bear range, avian rookery, bird migratory route, etc.).
3. Exhibit V.C.3 Identify historic and/or archaeological sites on the subject
property. Provide copy of County's Historical/Archaeological
Probability Map and correspondence from Florida Department of
State.
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D. GROWTH MANAGEMENT
Reference 9J-11.006, F.A.C. and Collier County's Capital Improvements
Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO
IN RESPONSE TO THE FOLLOWING:
1. N Is the proposed amendment located in an Area of Critical State Concern?
(Reference 9J -11.006(1)(a)(2), F.A.C.). If so, identify area located in ACSC.
2. N Is the proposed amendment directly related to a proposed Development
of Regional Impact pursuant to Chapter 380, F.S. ?
3. N Is the proposed amendment directly related to a proposed Small Scale
Development Activity pursuant to Subsection 163.3187 (1)(c), F.S.?
(Reference 9J -11.006(1)(a) 4.b, F.A.C.)
4. N Does the proposed amendment create a significant impact in population
which is defined as a potential increase in County -wide population by more
than 5% of population projections? (Reference Capital Improvement Element
Policy 1.1.2). If yes, indicate mitigation measures being proposed in
conjunction with the proposed amendment.
5. Y - SEE EXHIBIT V.D.5. Does the proposed land use cause an increase in
density and/or intensity to the uses permitted in a specific land use
designation and district identified (commercial, industrial, etc.) or is the
proposed land use a new land use designation or district? (Reference Rule
9J-5.006(5) F.A.C.). If so, provide data and analysis to support the suitability
of land for the proposed use, and compatibility of use with surrounding land
uses, and as it concerns protection of environmentally sensitive land, ground
water and natural resources. (Reference Rule 9J-1.007, F.A.C.)
E. PUBLIC FACILITIES
Provide the existing Level of Service Standard (LOS) and document the
impact the proposed change will have on the following public facilities:
Exhibit V. E. 1 a) Potable Water
Exhibit V. E. 1 b) Sanitary Sewer
Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and
LOS
Exhibit V. E. 1 d) Drainage
Exhibit V. E. 1 e) Solid Waste
Exhibit V. E. 1 f) Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or
an increase in intensity for commercial and/or industrial development that
would cause the LOS for public facilities to fall below the adopted LOS,
indicate mitigation measures being proposed in conjunction with the
proposed amendment. (Reference Capital Improvement Element Policy
1.1.2 and 1.1 .5)
2. Exhibit V. E. 2 Provide a map showing the location of existing services and
public facilities that will serve the subject property (i.e. water,
sewer, fire protection, police protection, schools and emergency
medical services.)
3. Exhibit V. E. 3 Document proposed services and public facilities, identify
provider, and describe the effect the proposed change will have
on schools, fire protection and emergency medical services.
H:\2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
F. OTHER
Identify the following areas relating to the subject property:
1. Exhibit V.F.1
Flood zone based on Flood Insurance Rate Map data (FIRM).
2. NIA
Location of well fields and cones of influence, if applicable.
(Identified on Collier County Zoning Maps)
3. N/A
Traffic Congestion Boundary, if applicable
4. N/A
Coastal Management Boundary, if applicable
5. NIA
High Noise Contours (65 LDN or higher) surrounding the Naples
Airport, if applicable (Identified on Collier County Zoning Maps).
G. SUPPLEMENTAL INFORMATION
1. Previously submitted (4/2007) $16,450.00 (non-refundable filing fee less $250
pre -application fee) made payable to the Board of County Commissioners,
due at time of submittal.
2. N/A $9,000.00 non-refundable filing fee for a Small Scale Amendment
made payable to the Board of County Commissioners, due at time
of submittal.
3. TBD Plus Legal Advertisement Costs (Your portion determined by
number of petitions and divided accordingly)
4. Exhibit V.G.4 Proof of ownership (Copy of deed)
5. Exhibit V.G.5 Notarized Letter of Authorization if Agent is not the Owner (See
attached form)
6. Attached 1 Original and 5 complete, signed applications with all attachments
including maps, at time of submittal. After sufficiency is completed,
15 copies of the complete application will be required. Additional
copies may be required.
'Maps shall include: North arrow, name and location of principal roadways and shall be
at a scale of 1"=400' or at a scale as determined during the pre -application meeting;
identification of the subject site; legend or key, if applicable. All oversized documents and
attachments must be folded so as to fit into a legal -size folder. For all oversized exhibits, at
least one copy must be submitted at 6-1/2 x 11 inches. All exhibits and attachments to the
petition must include a title and exhibit # or letter, and must be referenced in the petition.
H:\2006\2006096\wP\GMP Amendment\3rd & FINAL RESUSMITTALWPPLICATION REVISED 090917 (3RD & FINAL).doc
I i I lke- 4 1
EXHIBIT IVD SCALE:NTS
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Aerial Photograph
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950 Encore Way
EMMANUEL EVANGELICAL LUTHERAN CHURCH
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Na les, FL. 34110
EXISTING LAND USE
R.o.9"Phone.
DRANK BY:
CAD
(239) 254-2000
FloHda Cerfi}teafs of
AND ZONING
No.1772
EXHIBIT V.A.3
DALE :
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Exhibit V.13.1 Map of existing Future Land Use Designation(s) of subject property and adjacent
lands, with acreage totals for each land use designation on the subject property. The entire 21.72
acre subject property is proposed for The Mission Subdistrict to provide for institutional related
uses.
11
H:\2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALV\PPLICATION REVISED 090917 (3RD & FINAL).doc
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GOLDEN GATE AREA
FUTURE LAND USE MAP
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Na Iss, FL 34110 o. 2ooe.oes
Phone: 239) 234-2000 MISSION SUBDISTRICT EXISTING DRANK EY: CAD RE NAPE:
Florida Csrti}ioals 01 FUTURE LAND USE DESIGNATION MAP ,ION VB1D
01�115'RNIfAS'9A11E1G5 Authorization No.1772
DATE : MINT - 7
EXHIBIT V.6.1 oa 4 of
Emmanuel Evangelical
Lutheran Church
Mission Subdistrict
Existing Future Land
Use Designation Map
Is too large to scan and
can be found at the
Minutes and Records
Dept•
Exhibit V.C.1 Most recent aerial and summary table of acreage of native habitats and soils occurring
on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND
USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE
INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN "A" ABOVE.
The soil type of the site is Immokalee Fine Sand according to Collier County Soil
Maps. There is a (man-made) water body of about 3'/z acres and most of the land
has been cleared, tilled and farmed at one time, as evidenced by the remaining
furrows. Some trees have begun to re -grow, and there are trees which were spared
along some of the perimeters. The 1.85 acre parcel on the north -westernmost
portion of the property was developed as a single family residence.
See also following Aerial Exhibits V.C.1. (5 of 7 and 5A of 7)
12
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EXHIBIT V.C.2.
Environmental Assessment Report
of the
Emmanuel Lutheran Church ±22 Acre Tract
Sec. 19, T48S, R28E, Oil Well Road
Golden Gates Estates, Collier County, Florida
March 26, 2007
Prepared for:
Hole, Montes, Inc.
950 Encore Way
Naples, Florida 34110
Tel: (239) 254-2000 Fax: (239) 254-2099
and
Tom Gremmer
Emmanuel Lutheran Church
777 Mooring Line Drive
Naples, FL 34102
Conducted by:
Geza Wass de Czege, President
Southern Biomes, Inc., Woodford Ave., Fort Myers, FL 33901
Tel: (239) 334-6766 Fax: (239) 337-5028
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 - Gaza Wass de Czege, President - FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Location Map
2770 Oil Well Road (CR. 858), Golden Gate Estates, Collier County, Florida
MAP'RVE'ST--
$45
Immokalee Rd
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Directions: From Interstate 75, north of Naples, go east on Immokalee Road (CR 846) for seven miles. Immokalee
Road turns North after the Wilson Blvd. intersection. One mile north, turn east on Oil Well Road (CR 858), and go
approximately 2.5 miles. Property is on south side of road.
-2-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 - Gaza Wass de Czege, President - FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church +22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Environmental Assessment Report
Emmanuel Lutherral Church 22 acre Tract
Sec. 19, T48S, R28E, Oil Well Road, Golden Gates Estates, Collier County, Florida
I. SITE LOCATION: The subject property consists of a a±22 acre parcels of land located on
the south side of Oil Well Road (County Road 858), approximately one half mile west of the
intersection of Everglades Blvd., in Golden Gate, Collier County, Florida. This tract of land is
an irregular-shaped parcel, consisting of mostly cleared grasslands and minimally forested land,
with an existing man made lake. Surrounding the subject property in all directions are mixtures
of partially forested and cleared, or cleared, low density residential lots, with scattered home
sites.
2. VEGETATION MAP: A map of the vegetation associations, with the Florida Land Use and
Cover Classification System (FLUCCS) can be found in the attached report.
3. VEGETATION INVENTORY: The property is made up of four land cover types; abandoned
agricultural land, pine and palmetto flatwoods, and a borrow pond. The northern portion of the
property, along Oil Well Road, consists of two communities. A 1.6 acre single family
residence with a maintained yard and scattered landscape trees (FLUCCS code 110), and
approximately 1.7 acres of pine and saw palmetto forested area (FLUCCS code 411) with a
canopy of slash pine and midstory of saw palmetto, wax myrtle, and gallberry. The ground
cover is limited to open areas, because of the density of the saw palmetto, but where it exists, it
consists of wiregrass, broomsedge, xyris, permyroyal, chocolate weed, chalky bluestem, and
other grasses and forbs.
The majority of the site, approximately 15.2 acres, has been previously cleared, and appears to
have been used for crop or pastureland (FLUCCS code 211), because of the presence of ridges,
furrows, and ditches, which are typical of agricultural uses. This area is mostly void of canopy
and midstory vegetation, with the ground cover consisting of a mixture of ruderal weeds and
grasses such as Bahia grass, torpedograss, bunch paspalum, natal grass, broomsedge, chocolate
weed, frogbit, xyris, pluchea, sedges, carpet grass, and wiregrass. The predominant canopy or
subcanopy vegetation is the cabbage palm and saw palmetto clusters, which are clearly depicted
in the aerial photograph provided with this report. This area appears to be occasionally mowed,
or had livestock grazing, since the groundcover was low.
Also, there is a sizable borrow lake (FLUCCS code 530) in the southwest comer of the site that
is approximately 3.5 acres. This borrow pond has been reclaimed, and was vegetated along its
fringes with assorted landscape trees, such as live oak, cypress, and acacia tree. A brief
description and dominant canopy, midstory, and ground cover are listed according to habitat
types identified on site.
-3-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 - Geza Wass de Czege, President - FAX (239) 337-5028
EAS Report for Enunanuel Lutheran Church±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
UPLAND COMMUNITIESt( 18.5 Acres): There are three (3) upland communities associated
with the property. All the communities showed some evidence of exotic invasion. The
following is a summary description of each community:
Single Family Residence -110: (1.6 acres) this cover type consists of a single family home,
driveway, sodded yard, and saw palmetto road buffer.
Pastureland - 211: (15.2 acres) this vegetative community dominates majority of the
property. The western portion appears to have been filled during the excavation of the
borrow lake, while the easterly portion still has the shallow, evenly spaced ditches used for
irrigation and drainage. A widely scattered canopy cover consists of occasional slash pine,
melaleuca, and cabbage palm. The midstory consists of scattered saw palmetto clusters,
Brazilian pepper, and wax myrtle. Groundcover is dominated by Bahia grass, carpet grass,
smutgrass, buttonweed, Bermudagrass, torpedograss, natal grass, broomsedge, wiregrass,
ragweed, cida, and crotons.
Pine Flatwoods - 411: (1.7 acres) this community dominates the majority of the northern
fringe of the property. It consists of scattered pines with palmetto, dahoon holly, cabbage
palm, melaleuca and Brazilian pepper subcanopy. Other vegetation consists of gallberry,
rusty lyonia, beautyberry, broomsedge, grape vine, wiregrass, runner oak, and pennyroyal.
WETLAND/OSW COMMUNITIES (±3.5 Acres): There is one (1) other surface water (OSW)
wetland community associated with the property. This community consists of a reclaimed
borrow pit. The following is a summary description of this community:
Borrow Lake - 530: (3.5 acres) this open water community is located within the
southwestern portion of the property, and is fringed by littoral vegetation consisting
primarily of torpedograss, cattails, spikerush, and arrowhead.
HABITAT SUMMARY
CODE
DESCRIPTION
ACRES
110
Single Family Residence
1.6
211
Pastureland
15.2
411
Pine Flatwoods
1.7
530
Borrow Lake
3_5
TOTAL
±22.0
-4-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 - Geza Wass de Czege, President - FAX (239) 337-5028
EAS Report for E unanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
4. Fish, Wildlife, Listed Species and their Habitats: The endangered species survey was
conducted on March 16, 2007. The day was warm, in the mid 80s, windy, with scattered
clouds. Special attention was given to gopher tortoises, burrowing owls, wading birds, and
alligators. No listed endangered or threatened species were observed on the subject property.
The following describes the survey methodology and results.
Endangered Species Survey Methodology:
The entire project site has been field surveyed for endangered species using a modification
of the transect line methods established by the Florida Fish and Wildlife Conservation
Commission (FWC). The modified survey methodology has proven effective in covering 90-
95% of the sites surveyed. The modified strip census uses meandering transect lines at 75' -
100' intervals. The meanders extend into adjoining transect lines to provide a near 100%
coverage. The frequency of the meanders is determined by the ground cover and visibility.
More densely vegetated areas receive a greater frequency of meanders, thus decreasing the area
between meanders in some habitats to as nears as 12' apart. If the terminus flagging markers of
the transect lines are not visible, then survey flagging tape is attached to vegetation at the outer
extent of the transect meanders to mark the coverage area for that transect. The visibility of the
flagging tape assists in maintaining the transect direction, and is used as a gauge for determining
the frequency of meanders within a transect area. Each tape must be visible from the previous
meander. On the subsequent transects, the flagging tape is removed and relocated at the outer
limits of it's transect area.
Faunal species which do not lend themselves to the typical transect line survey
methodology typically used for determining stationary floral and faunal species, require an
additional method of observation. These species can be best observed by using game stalking
techniques and periodic observations with field glasses at frequent intervals along transect lines.
The frequency and duration of observations are determined by habitat density, species observed,
and the stalking skills of the observer. The ability to blend into the surroundings is another key
requirement for success.
-5-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 - Geza Wass de Czege, President - FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Any species observed were noted on an aerial photograph as to location and number of
species sighted. Species presence and abundance on a given site cannot be determined for all
species listed. Therefore, fauna which are mobile, transient, or deceptive are not always
observed during a typical field survey such as required by Collier County. This is especially
true for species abundance. Therefore, the status of each species is listed as to presence and
numbers observed, and those species which can be reasonably surveyed for abundance is
provided with such data.
Habitats Surveyed:
Observed
Code
Description
Species
110
Single Family Residence
-0-
211
Pastureland
-0-
411
Pine Flatwoods
-0-
530
Borrow Lake
-0-
Endangered Species Observations:
Below are listed species that are typically expected to be observed within the habitats identified
on the project site, or similar habitats within Collier County. Observation notes and comments
are made on each species.
Endangered Species Expected to be Observed on Similar Habitats
UPLAND SPECIES:
Common Name
Scientific Name
Obs.
Comments
Eastern indigo snake
Drymarchon corals couperi
no
not observed
gopher tortoise
Gopherus polyphemns
no
not observed
gopher frog
Rana areolata
no
not observed
S'eastem American Kestrel
Falco sparverius paulus
no
not observed
American bald eagle
Haliaetus leucocepholus
no
not observed
Burrowing owl
Speorrto cunivularia
no
not observed
Least tem
Sterna antillarwn
no
not observed
Fox squirrel
Sciurus niger
no
not observed
twisted air plant
Tillandsia jlexuosa
no
not observed
Florida coontie
Zanda Floridan
no
not observed
Red -cockaded woodpecker
Picoides borealis
no
not observed
-6-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 - Gaza Wass de Czege, President - FAX (239) 337-5028
EAS Report for Emmanuel Lutheran Church ±22 Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Endangered Species Expected to be Observed on Similar Habitats (cont.)
WETLAND SPECIES:
Common Name
Scientific Name
Obs.
Comments
American alligator
Alligator mississifpiensis
no
not observed
Eastern indigo snake
Drynaarchon corals couperi
no
not observed
Little blue heron
Egretta caerulea
no
not observed
Snowy egret
Egretta thula
no
not observed
Tricolored heron
Egretta tricolor
no
not observed
White This
Eudocinms albus
no
not observed
Wood stork
Mycteria mnericana
no
not observed
Everglades mink
Mustela vision evergladensis
no
inappropriate habitat
Discussion and Conclusion:
As previously noted, no endangered, threatened, or species of special concern were observed on
the property during any of the listed species surveys. Special attention was given the gopher
tortoise and burrowing owls in the uplands, and wading birds along the lake fringe. Because the
area is completely isolated from all other undeveloped natural areas, and is surrounded by a
network of roadways and residential developments, it is considered inaccessible and undesirable
habitat for any large size listed species, either for foraging or nesting, and as expected, none
were observed.
5. INDIGENOUS HABITAT: The only remaining indigenous habitat consists of a 1.7 acre pine
and palmetto flatwoods community (FLUCCS code 411), located along the northern fringe of
the property. A portion of the indigenous habitat is growing on top of an old agricultural berm,
which fringes the pasture area (FLUCCS 211), and would lead one to believe, from the size and
type of vegetation, that the agricultural clearing activity may have occurred more than 25 years
ago.
6. SOILS: The entire site is made up of Immokalee fine sand soils, an upland soil of flatwoods
communities.
-7-
Southern Biomes, Inc.
Division of Environmental Information Services
1602 Woodford Ave., Fort Myers, FL 33901 - mail to: P.O. Box 50640, Fort Myers, FL 33994
Ph. (239) 334-6766 - Geza Wass de Czege, President - FAX (239) 337-5028
EAS Report for Enunanuel Lutheran Church ±22Acre Tract, Section 19, T48S, R28E, Oil Well Road, Collier
County, Florida Date: March 26, 2007
Vegetation Map
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HABITAT SUMMARY
CODE
DESCRIPTION
ACRES
110
Single Family Residence
1.6
211
Pastureland
15.2
411
Pine Flatwoods
1.7
530
Borrow Lake
3_5
TOTAL
-L22.0
Exhibit V.C.3 Historic and/or archaeological sites on the subject Property on a copy of County's
Historical/Archaeological Probability Map and correspondence from Florida Department of State.
A copy of a letter from the State of Florida is included indicating that no
archeological resources have been designated on the subject property.
13
H12006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALV%PPLICATION REVISED 090917 (3RD & FINAL).doc
EXHIBIT V.Q.
FLORIDA DEPARTMENT OF STATE
Kurt S. Browning
Secretary of State
DIVISION OF HISTORICAL RESOURCES
,\4r. Geta Wass de Czege
Southern Biomass, Inc.
1602 Woodford Avenue
Fort 1rlyels, Florida 33901
Re: D14R No.: 2009-1316
Reeeived by DHR: March 13, 2009
limmarluel Lutheran Church t22 Acres Tract
2770 Oil Well Road (C.R. 858)
Naples, Collier County
Dear Mr. b'r'ass de Czcge:
March 19, 2009
III accordance with the procedures contained in the Collier County's Natural Features hnventorp
requirements, we reviewed the referenced parcel for possible impact 10 cultural resources (any
prehistoric or historic district, site, building, structure, or object) listed, or eligible for listing, to
the National Register of historic Places, or otherwise of historical, archaeological, or
architectural value.
Our review of the Florida Master Site File indicates that no significant archacoloaical or
historical resources are recorded within the project area. Furthermore, because of the location
and/or nature of the project it is unlikely that any such site will be affected.
I€ there are any questions concemitng our comments or recommendations, please contact
Katherine Peterson, Historic Sites Specialist, by phone at (850) 245-6333, or by electronic mail
at kdreterson(c dos.state. fl.us. We appreciate ;our continued interest in protecting Florida's
historic propettics.
Sincerely,
CJ.4-
Frederick P. Gaske, Director, and
State Historic Preservation (Officer
SODS. ttronougb Street . Tallahassee, Fl -32399-0250 . http://w%v v.nherit age.cmn
O Dimmtnr s Office ❑ Archaeological Research ® Historic I'reservation
(s50) 245-G+G.7 - FAX: 245 W?+. 3 11 45 la, - PAX: a454A52 (879) 2.S-165?3 & 15�: 245_64
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PIAN PROVIED BY COLLIER COUNTY AREAS Of HISTORICAL
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EXHIBIT V.D.5. If the proposed land use causes an increase in density and/or intensity to the uses
permitted in a specific land use designation and district identified (commercial, industrial, etc.) or the
proposed land use is a new land use designation or district (Reference Rule 9J-5.006(5) F.A.C.),
provide data and analysis to support the suitability of land for the proposed use, and compatibility of
use with surrounding land uses, and as it concerns protection of environmentally sensitive land,
ground water and natural resources. (Reference Rule 9J-1.007, F.A.C.)
The subject property currently contains one dwelling unit and could potentially
support 8 additional units. The proposed floor development intensity is 90,000 s.f.
to support church related uses including adult and child care, health care and youth
services and administrative offices and facilities.
The subject property soils are Immokalee fine sand. The flood zone is "D". The
area is served by County roads to support the proposed development.
The proposed use will enhance the developing residential areas in northern Golden
Gate Estates by providing private institutional land uses and community facilities.
The church uses will be designed and situated, through use of effective buffering, to
be compatible with existing and future residential uses.
The subject property and surrounding area has for some time been cleared and
developed for residential and agricultural uses, and no longer supports any
significant natural, environmentally sensitive resources, which would be threatened
by this development.
14
H:\2006\2006096\WP\GMP AmendmenOrd & FINAL RESUBMITTALWPPLICATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E. 1 a) Potable Water and Exhibit V. E. 1 b) Sanitary Sewer
Nine single family dwelling units are currently permitted on the property. With the
elimination of nine single-family dwelling units and the addition of approximately
90,000 square feet of floor area of church facilities results in the following impacts to
public utilities when they become available to serve the proposed subdistrict. In the
meantime, a potable well water system and septic tank cana serve the needs of the
proposed development:
9 SINGLE FAMILY D. Us CHURCH BUILDINGS DIFFERENCE
AVG. WATER
3825 gpd
90,000 s.f. @
.1/s.f. = 9,000 gpd
4,837.5 gpd
PEAK WATER
5737.5 gpd
150%
= 13,500 gpd
7,256 gpd
AVG. SEWER
2700 gpd
90,000 s.f. @
A/s.f. = 9,000 gpd
5,737.5 gpd
PEAK SEWER
3510 gpd
130%
= 11,700 gpd
7,459 gpd
Calculations based on 2.5 persons per D.U., x 170 gpc/pd water, water peak
@ 150% average; and 120 gpc/pd sewer, sewer peak @ 130% average.
Church buildings have been treated as commercial floor area (0.1 gpd for
both water and sewer), although the actual use should be less, since both the
hours of use and population using it would tend to be fewer than for most
commercial uses.
15
H:\2006\2006096MMGMP Amendment\3rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E. 1 c) Arterial & Collector Roads: Name specific road and LOS
Please reference Traffic Study (attached)
Existing Levels of Service
Oil Well Road (CR 858): Immokalee to Everglades C
Everglades to Desoto C
Desoto to Camp Keais C
Immokalee Road (CR 846): Wilson to Oil Well B
Oil Well to SR 29 C
Everglades Boulevard: Golden Gate to Oil Well C
Oil Well to Immokalee C
Source: AUIR 2008
16
H:\2006\2006096\WP\GMP Amendmen0rd & FINAL RESUBMITTAL\APPLICATION REVISED 090917 (3RD & FINAL).doc
EXHIBIT V.E.I.c
TRANSPORTATION
CONSULTANTS, INC.
MEMORANDUM'
TO Robert L. Duane
Hole Montes, Inc.
FROM: Ted B. Treesh
President
DATE: September 15, 2009
RE: Emmanuel Lutheran Church
CP -2007-3
Collier County, Florida
13881 PLANTATION ROAD, SUITE 11
FORT MYERS, FL 33912-0339
OFFICE 239.278.3D90
FAX 239.278.1908
TRAFFIC ENGINEERING
TRANSPORTATION PLANNING
SIGNAL SYSTEMS/DESIGN
TR Transportation Consultants has completed a comparative Comprehensive Plan
Amendment traffic analysis for the Emmanuel Lutheran Church East Campus
Community Mission Center site. The subject site is located along the south side of Oil
Well Road approximately 1,300 feet west of its intersection with Everglades Boulevard
in the Golden Gate Estates area of Collier County, Florida. A site location map (Figure
1) has been attached to the end of this document for reference. Under the current Growth
Management Plan (GMP) designation on the subject site, a total of nine (9) single-family
dwelling units could be constructed on site. As a part of this submittal, an amendment is
being proposed to the GMP to revise the uses currently allowed on the subject site. Table
I illustrates the zoning under the existing GMP designation in addition to the new
Proposed GMP amendment for the Emmanuel Lutheran Church site.
TRANSPORTATION
CONSULTANTS, INC.
Mr. Robert L. Duane
September 15, 2009
Emmanuel Lutheran Church
Page 2
Table 1
Emmanuel Lutheran Church
Vvktinv ('-MP vs_ Prannsed GMP Amendment
Land Use
Existing GMP
Proposed Amendment
Single Family Detached
Housing
9 dwelling units
N/A
Church
N/A
55,000 square feet
Day Care Center
N/A
210 students
General Office
N/A
15,000 square feet
Upon approval of the proposed GMP Amendment on the subject site, a combination of
church related uses, a day care facility, and administrative office uses will be allowed on
the subject site.
In order to compare the traffic that is approved within the existing GMP designation to
the traffic that will be generated as a result of the proposed revisions to the GMP, trip
generation calculations were performed in accordance with the guidelines set forth by the
Institute of Transportation Engineers (ITE) in their report titled Trip Generation, 8"'
Edition.
Trip generation calculations were performed based upon the uses approved within the
existing GMP designation and based upon the uses proposed as a part of this submittal.
The church floor area indicates all church related buildings proposed on the subject site,
including a worship center, a community fellowship center, and a youth recreation center.
The day care facility indicated within Table I is proposed to serve not only children, but
also senior citizens that need daily care services. This does not include beds for the
senior citizens as typically provided within congregate care facilities. Therefore, since no
day care facility for senior citizens is accounted for within the ITE report, the senior
citizens were included with the typical day care students for trip generation purposes.
Even though the office uses proposed on the site are likely ancillary to -the various
proposed uses as a part of the GMP amendment, a separate trip generation calculation
was performed to sufficiently account for any office related traffic on the site.
Based on the previously described information, Table 2 indicates the trip generation for
the existing uses allowed under the current GMP designation. Table 3 indicates the trip
generation as a result of the revisions proposed to the GMP as a part of this submittal.
Table 4 illustrates the resultant trip difference based on the proposed revisions to the
GMP rather than the existing GMP designation on the subject site.
TRANSPORTATION
CONSULTANTS, INC.
Table 2
Emmanuel Lutheran Church
Existing GMP Trins
Mr. Robert L. Duane.
September 15, 2009
Emmanuel Lutheran Church
Page 3
Land Use
A.M. Peak Hour P.M. Peak Hour
Daily
(2 -way)
In
Out Total In
Out
I Total
Single Family Housing
4
12 16 t 8
1 4
1 12
115
(9 units)
12
31
12
12
24
Table 3
Emmanuel Lutheran Church
Pronnsed Trins based unon GMP Revisions
Table 4
Emmanuel Lutheran Church
Trin generation Comnarison
Land Use
A.M. Peak Hour
P.M. Peak Hour
Daily
Land Use
(2 -way)
In
Out
Total
In
Out
Total
Church
19
12
31
12
12
24
500
(55,0005 . ft.)
+135 1
+80
+215
+78 +101
+179
+1,645
Day Care Center
85
75
160
70
75
145
950
(2 10 students)
General Office
35
5
40
4
18
22
310
(15,000 sq. n.)
Total Trips under Revised GMP
I39
92
231
86
105
191
1,760
Table 4
Emmanuel Lutheran Church
Trin generation Comnarison
Land Use
A.M. Peak Hour
P.M. Peak Hour
Daily
In Out Total In Out Total
(2 -way)
Existing GMP
4 112
16
8 4
12
115
Proposed GMP Amendment
139 1
92
231
86 105
1 191
1 1,760
Trip Increase
+135 1
+80
+215
+78 +101
+179
+1,645
The trip distribution was developed based on the location of the subject site and the
available roadway network in the Golden Gate Estates area. Based on discussions with
staff, as the trips went further from the site, a small percentage of the trips were reduced
to reflect the origin of the trips from within the residential areas within the Golden Gate
Estates area. Figure 2 reflects the anticipated trip distribution of the traffic associated
with the amendment.
Concurrency analysis was performed as a result of the proposed revisions to the Collier
County Growth Management Plan as a result of the Emmanuel Lutheran Church site to
determine if the application is consistent with Policy 5.1 of the Growth Management
Plan.
TRANSPORTATION
CONSULTANTS, INC.
Mr. Robert L. Duane
September 15, 2009
Emmanuel Lutheran Church
Page 4
In order to determine which roadway segments surrounding the site will be significantly
impacted, Table 1A, contained in the Appendix, was created. This table indicates which
roadway links will accommodate an amount of project traffic greater than the 2%-2%-3%
Significance Test. In order to perform the significant impact analysis, -the. pioject"traffic
was compared with the Capacity for Peak Hour — Peak Direction traffic conditions as
defined by the 2008 Collier County Annual Update Inventory Report (AUIR). The
percent impact is also graphically illustrated on Figure 2.
According to the 2008 AUIR, four-laning construction of Oil Well Road is funded for
construction in fiscal years 2010 and 2011, within the 5 year CIE. Specifically, the
sections of Oil Well Road from Immokalee Road to Everglades Boulevard is funded for
four-laning in FY 2010/2011. The Level of Service Standard for the four -lane Oil Well
Road was taken from Table 8 of the 2009 FDOT Quality/Level of Service Handbook.
Table 8 indicates the Generalized Peak Hour Directional Level of Service Volumes for
Florida's Areas Transitioning into Urbanized Areas. The resultant four -lane LOS
Standard for Oil Well Road was assumed to be 1,620 vehicles.
Table 1B reflects the directional impact the project will have on the surrounding roadway
network. Both A.M. and P.M. project trips are assigned to the roadways for the both the
inbound and outbound directions. It should be noted that Table IA reflects the "greatest"
impact to the link, regardless of direction. Table 1B also reflects the percent impact of
each direction of site traffic on the adopted Level of Service volume.
Based on the information contained within Table IA, the four -lane Oil Well Road
between Immokalee Road and Everglades Boulevard will experience a significant impact
as a result of the proposed Emmanuel Lutheran Church GMP amendment. In addition,
Everglades Boulevard between Immokalee Road and Golden Gate Boulevard is also
shown to have a significant impact. However, based on the four-laning of Oil Well Road,
which is currently funded for construction prior to the anticipated build -out of the
Emmanuel Lutheran Church, no roadway links along Oil Well Road or Everglades
Boulevard are shown to experience a significant impact as a result of the proposed GMP
amendment.
A five-year planning level roadway link analysis has been performed for Oil Well Road.
The five-year planning level roadway link analysis was performed by factoring the
current total volume from the 2008 Collier County AUIR by the appropriate annual
growth rate in accordance with the 2008 Collier County AUIR over a period of two (2)
years. Where a negative growth rate was shown in comparing the AUIR information, a
minimum 2% growth rate was utilized.
Table IA indicates the existing year traffic volumes in addition to the 2014 background
traffic volumes in the study area. The 2014 background traffic volume was subtracted
from the capacity for the roads in the study area in order to determine the 2014 remaining
capacity. The traffic associated with the proposed Emmanuel Lutheran GMP amendment
was then subtracted from the 2014 background remaining capacity in order to determine
TRANSPORTATION
CONSULTANTS, INC.
Mr. Robert L. Duane
September 15, 2009
Emmanuel Lutheran Church
Page 5
whether sufficient capacity will be available on the surrounding roadways to serve the
project in the year 2014.
Based upon the information contained within Table IA, sufficient capacity will be
available in the area of the project upon the buildout of the subject site. As previously
stated, the section of Oil Well Road from Immokalee Road to Everglades Boulevard is
funded for four-laning construction in Fiscal Year 2010/2011 according to the 2008
Collier County AUIR.
The concurrency projections and impacts to the intersections along Oil Well Road will be
reviewed at least two additional times prior to any construction commencing on the
Emmanuel Lutheran Church site. Specifically, a PUD re -zoning analysis will be
performed upon the approval of the proposed GMP amendment. At such time, a new five
year planning level roadway link analysis will be required as well as analysis at the
intersections along the links significantly impacted by the project. Furthermore, should
the subject site be re -zoned, additional concurrency analyses will be required as each
phase of the Emmanuel Lutheran Church site submits applications for development
permits. At such time, if sufficient capacity is not available along Oil Well Road, no
development permits will be approved until Oil Well Road is shown to operate
acceptably.
In conclusion, the proposed Growth Management Plan Amendment as a part of the
Emmanuel Lutheran Church site will change the current land use designation that permits
up to nine (9) single family dwelling units on the subject site to allow the construction of
various church related uses, a day care facility serving both children and the elderly, and
administrative office uses. Based on the analysis performed as a part of this report, the
trip generation of the proposed GMP amendment will increase the approved trips on the
subject site by a total of 215 two-way vehicles in the AM peak hour, by 179 two-way
vehicles in the PM peak hour, and by 1,645 two-way vehicles over the course of the
entire day.
A concurrency projection was performed as a part of this report as well. No Level of
Service deficiencies are shown on the roadways within the study network, which include
Oil Well Road and Everglades Boulevard. The Emmanuel Lutheran Church will be
subject to the requirements within the concurrency system at the time of SDP submittal
for each individual phase of the development. Should sufficient capacity not exist on the
County roadway network, the development will not be allowed to move forward until
capacity is restored.
Attachments:
Figures 1 & 2
Tables 1 A & 1 B
FOOT Level of Service Table 8
Annual Growth Rate Calculations
TRANSPORTATION PROJECT LOCATION MAP
CONSULTANTS, INC. EMMANUEL LUTHERAN CHURCH Figure 1
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4-20%-► TRIP DISTRIBUTION
♦(20%) -►PROJECT IMPACT PERCENTAGE OF ADOPTED SERVICE VOLUME
TRANSPORTATION TRIP DISTRIBUTION: 2%-2%-3% IMPACT AREA
CONSULTANTS, INC. EMMANUAL LUTHERAN CHURCH Figure 2
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ANNUAL GROWTH RATE CALCULATIONS
AGR (Logan Blvd) = 3.76%
ANNUAL
GROWTH
RATE
2.00%
2.00%
2.00%
2.00%
3.76%
2.00%
2.00°/
2.00%
2006
2008
CURRENT AUIR
AUIR
YRS OF
ROADWAY
SEGMENT ID# VOLUME
VOLUME
GROWTH
Evergaldes
N. of Oil Well 136 491
389
2
S. of Oil Well 135 594
330
2
S. of Golden Gale 134 353
336
2
Immokalee Roai
E. of Collier Blvd 44 2,027
1,819
2
E. of Wilson Blvd 45 1,773
1,909
2
N. of Oil Well Rd 46 426
342
2
Oil Well Rd.
E. of Immokalee Rd 119 669
664
2
E. of Everglades 120 527
337
2
• All traffic volumes were taken from the 2006 8 2D08 Annual Update Inventory Report (AUIR)
•• In instances where the historical data indicates a reduction in traffic or insufficient data was available to calculate
a growth rate due to construction, a minimum annual growth rale of 2.0%was assumed.
SAMPLE GROWTH RATE CALCULATION
2008 ADT "(tnrs of Growth)
Annual Growth Rate (AGR) _
'1
2006 ADT
11909
AGR (Immokalee) _
_i
1,773
AGR (Logan Blvd) = 3.76%
ANNUAL
GROWTH
RATE
2.00%
2.00%
2.00%
2.00%
3.76%
2.00%
2.00°/
2.00%
Generalized Peak Hour Directional Volumes for Florida's
TABLE 8 Areas Transitioning into Urbanized Areas OR
Areas Over 5,000 Not In Urbanized Areas' 9/4/09
S_TA NALIZEDARTERIALS
a aEWAYS
''�J -
CIaSS I (>0.00 to 1.99 sigealized intetsec[ioos per mile
Lanes Median B C D E2
lanes B C D E
2,200 2,980 3,560 3,800
Undivided 470_ 750 ***/
3 3,300 4,480 5,340 5,880
_ _
Divided 1 430 1,80.0 '**
4 4,400 5,980 7,120 7,940
^1,710 __
3 Divided 2,210 2,59D _#**
5 5,500 7,520 8,920 9,960
LF' !,S ! o alp
Freeway Adjustments
Class II (2.00 to 4.50 signalized intersections per mile)
Auxiliary Ramp
Lanes Median B C D E
Lanes Metering
I Undivided *" 500 730 780
+1,000 +5%
2 Divided "* 1,210 1,600 1,690
UNINTERRUPTED FLOW HIGIIWAYS
3 Divided ** 1,900 2,420 2,550
faces Median B C D E
Class III (mom than 4.50 signalized intersections per mile)
I Undivided 420 800 1,120 1,420
Lanes Median B C D E
2 Divided 1,670 2,420 3,130 3,550
1 Undivided ** 250 570 710
3 Divided 2,510 3,630 4,700 5,330
2 Divided ** 610 1,360 1,540
3 Divided ** 960 2,120 2,340
Uninterrupted Flow Highway Adjustments
Lanes Median Exclusive left lanes Adjustment factors
2 Divided Yes +5%
Multi Undivided Yes -5%
Multi Undivided No -25%
Non -State Signalized Roadway Adjustments
BICYCLE MODE'
(Alter comes omit stale volumes by the indicated percent.)
(Multiply motorized vehicle volumes shown below by number of directional
roadway lanes to determine two-way maximum service volumes.)
Major City/County Roadways - 10%
Paved Shoulder/ Bicycle Lane
Coverage B C D E
0-49% ** 150 390 >390
50-84% 120 180 700 >700
State & Non -State Signalized Roadway Adjustments
(Alter corresponding volume by the indicated percent.)
85-100% 220 >220 ** **
Divided/Undivided & Turn Lane Adjustments
Exclusive Exclusive Adjtatmenl
Lanes Median Left Lanes Right Lanes Factors
PEDESTRIAN MODE'
2 Divided Yes No +5%
(Multiply motorized vehicle volumes shown below by number of directional
2 Undivided No No -20%
roadway lanes to determine two-way maximum service volumes.)
Multi Undivided Yes No -5%
Sidewalk Coverage B C D E
Multi Undivided No No -25%
0-49% ** ** 270 770
- - - Yes + 15%
50-84% ** ** 600 1,000
85-100% '* 610 1,000 >1,000
One -Way Facility Adjustment
Multiply the con esponding volumes in this table by 1,20.
Values shown are preserved as hourly directional volumes for levels of service sad arc for the atomobilemiark modes unless specifically stated. To convert to annual average daily
name volumes, these volumes must be divided by appropriate 0 and K factors. This table does not constitute a standard and should be used only for general planning applications. The
computer models from which this table is derived should be used for more specific planning applications. The table and deriving computer models should not be used for corridor or
mlersection design, where mor, reload rechixt.as exist. Calculations are baud on planning applications of the Highway Capacity Manual, Bicycle LOS Model, Pedestrian LOS Model
and Transit Capacity and Quallry of Service Manual, respectively for the amomobik m ek, bicycla, pedestrian and bus modes.
I Level of urvice for the bicycle and pedestrian modes in this table is based on number of rmroried vehicles, not number of
bicyclists or pedestrians using the facility.
Source:
.
a Buses per, hour shown are only for the perk Iron in the mile dbactma old. higher trials, flowFlorida
Floda Department ofTransportation
** Cannot be achieved using tabic input value defaults.
Systems Planning Office
...grade. For the mode, volumes greater than level service
*Not applicable for that level of service Ie 605 Suwannee Street, MS 19
a
capacities have been reached. For the bicycle mode, the level orservice letter grade (including
becovs F because be thu bicycle ,
Tallahassee, FL 32399-0450
c) is ant amievame because mere it no ,naxlnmin vd,iom vnh,mc mreshold using dame mwtt varve derawta.
recuse than,
www.(Iot.state.fl.us/planning/sN,stems/snV]os/default shtm 2009 FDOT QUALITY/LEVEL OF SERVICE HANDBOOK
Exhibit V. E. 1. d) Drainage
A Water Management Plan will be prepared for a proposed PUD providing a Plan
Amendment is in place. The modifications to the existing man-made water body are
anticipated to increase the capacity and to locate the water detention facility so that
it also serves as a buffer for neighboring residential uses. The Water Management
Plan will be reviewed and revised as necessary for the PUD, and detailed plans for
drainage will accompany subsequent Site Plan applications.
17
H:\2096\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALWPPLICATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E. 1. e) Solid Waste
The current AUIR uses 0.64 tons per capita for the projected 20 year planning
period. Nine households with an average of 2.5 residents @ 0.64 tons per person
per year would amount to 81.8 pounds of waste per day. While it is difficult to
predict the potential solid waste generation for the proposed church facilities, it
would seem unlikely to produce a great deal more.
The new AUIR draft projects a surplus landfill lined cell capacity through the
planning period.
H:\2006\2006096\WP\GMP Amendment\3rd & FINAL RESUBMITTALV\PPLICATION REVISED 090917 (3RD & FINAL).doc
Exhibit V. E_ 1 fl Parks: Community and Regional
The proposed church facility would not generate the need for additional parks, and
the loss of nine dwelling units would not substantially reduce the demand for parks.
The current AUIR report projects a 10 year surplus in available parks to meet
projected population with park acres planned in CIE.
19
H:\2006\2006096\wP\GMP Amendment\3rd 8 FINAL RESUBMITTALIAPPLICATION REVISED 090917 (3RD 8 FINAL).doc
Exhibit V. E. 2 Map showing the location of existing services and public facilities that will serve the
subject property (i.e, water, sewer, fire protection, police protection, schools and emergency medical
services.)
The subject property is not currently served with water and sewer service, although
it is not far from the Orange Tree service area. The proposed church will not
generate need for schools. The map below identifies locations of fire protection,
police protection and emergency medical services.
20
H:\2006\2006096\WP\GMP Amendment\3rd & FINAL RES UBMITTAL\APPLICATION REVISED 090917 (31RD & FINAL).doc
.,._._ LEGEND
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------------ --- -------
980 Eno■r■ Way EAIAU %ML EVMf�1 WAI LUnOM DWRCN o■a■n ■r : r■a■er ■.
Na iL. 34110 "'o' 1O0°"o•°
Phone: 1. 34110 PUBLIC FACILITIES •'� to rws «£w<
nod CarMfleaM of DESIGNATION MAP _ JON
AuftrfzaHon No.1772 EXHIBIT V.E.2 waw 4 OF 7
FUTURE SCHOOLS LOCATION MAP
COLLIER COUNTY PUBLIC SCHOOLS
------
Gulf
ofpill -
_ �,..,. � ';?- UN317ED SCHOOLS
19
s - ELEMENTARY'M ROYAL FAKAPALM (7) 2020__
Mexico ELEMENTARYIF ROYAL FAKAPALM Q) ; 2023__
f" ELEMENT
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g MIDDLE 'GG• _ RURAL ESTATES (5) _
HIGH •HHH' 'CORKSCREW j2I
2028
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950 Encore Way
EMMANUEL EVANGELICAL LUTHERAN CHURCH
CHECKED BY:
PROJECT Na
Na lee, FL. 34110
Phone: 1239) 254-2000
R.D.
2005.095
FUTURE SCHOOLS
DRANK BY :
CAD RLE NAME
$ Florida Certlflcale o1
LOCATION MAP
A.La
VE2A
BIgEflLSNAN�6'9NIEMRS--wrizallon No.1772
EXHIBIT V.E.2.A
DAM `oe Im
Mel
- RLN
s aF e
EXHIBIT V.E.3 Document proposed services and public facilities, identify provider, and
describe the effect the proposed change will have on schools, fire protection and emergency
medical services.
Based on the facilities map provided in Exhibit V.E.3, facilities are available to
support the needs of the proposed development including fire protection
facilities provided by the Big Corkscrew Island Fire District. Based on the
2008 AUIR report, emergency medical services are adequate to support
development in the general area. For example EMS facilities, according to
the 2008 AUIR Report, response time goal is eight (8) minutes travel time
90% of the time. Through the first 10 months of FY 06/07 this goal was
accomplished 90% of the time. A new fire station is proposed to be
developed on Desoto Blvd. in the foreseeable future to meet the needs of
expanding population growth in the general area. The proposed subdistrict
will have no impact on schools because there are no school age children to
serve in the proposed subdistrict. Impacts will be addressed further at the
time of SDP approval through the payment of impact fees. Based on the
foregoing, the proposed subdistrict will be supported by adequate public
facilities and will have a minimal affect on these public facilities.
The proposed church facilities will have little, if any, effect on schools, fire
protection and emergency medical services.
21
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Florida Certificate of
O SANIflS'991E10� Aufhorization No.1772
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EXHIBIT
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EXHIBIT V.G.5
AFFIDAVIT
We, Tom Gemmer and Fred C. Lohrum, being first duly sworn, depose and say that we are the
representatives of the owners of the property described herein and which is the subject matter of
the proposed hearing: that all the answers to the questions in this application, including the
disclosure of interest information, all sketches, data, and other supplementary matter attached to
and made part of this application, are honest and true to the best of our knowledge and belief.
We understand that the information requested on this application must be complete and accurate
and that the content of this form, whether computer generated or County printed shall not be
altered. Public hearings will not be advertised until this application is deemed complete, and all
required information has been submitted.
As the representatives of the property owner we authorize Robert L. Duane, AICP, and Richard
Yovanovich, Esquire to act as our representative in any matters regarding this petition.
�L
Signature of Representative
Tom Gemmer
Signature of presentative T
Fred C. Lohrum
Emmanuel Lutheran Church of Naples, Inc. Emmanuel Lutheran Church of Naples, Inc_
Parish Administrator Council President
The foregoing instrument was acknowledged before me this day of October, 2009, by
Tom Gemmer and Fred C. Lohrum who are personally known to me. /-N /
State of Florida
County of Collier
— State of Florida
Notary Stamp
JACQLEMSLW
MY PIFES: 910N f 2 5 010
' E)fPIi�S: Febn�y 22, 2010
m,ew mm t� nm6c unaart..
httpl/sz0065.wc.maiLcom .=Uswu icNnme/—/ESGflBIT V.GS. (Affidavit aMcpresawatoo Revised) 091005 .dm?auth�o&l�_US&id=42I20&pe 2
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Market -Conditions Study
Emmanuel Lutheran Church
Growth Management Plan Amendment
Prepared For:
Parish Administration
Emmanuel Lutheran Church
777 Mooring Line Drive
Naples, Florida 34102
Prepared By:
Fraser & Mohlke Associates, Inc.
Post Office Box 2312
Naples, Florida 34106-2312
Revised: August 17, 2009
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
FOREWORD
The Market -Conditions Study that follows is submitted in support
of an ordinance establishing a "Mission Subdistrict" to be devel-
oped and administered by the Emmanuel Lutheran Church of
Naples.
If approved, the subject site will be designed to accommodate a
compatible mix of a worship center and related facilities likely to
include childcare services; health services; social services, individ-
ual or family; activity centers, elderly handicapped only; day care
center, adult and handicapped only; religious organizations,
churches, and educational facilities; and administrative offices.
The Mission Subdistrict ("the subject site") is proposed to be lo-
cated at 2862 Oil Well Road (CR -858) approximately 2.2 miles di-
rectly east of Immokalee Road/County Road 846 (CR -846) and one-
quarter mile west of Everglades Boulevard; it is a unified site
composed of 21.72 acres.
A project location map is provided on the following page.
The subject site is located in a transitional area between the mul-
tiple neighborhoods constituting the Waterways development that
border CR -846 to the west, and the emerging residential communi-
ties and commercial areas that will surround the new Ave Maria
University, approximately 6.0 miles east of the proposed Subdis-
trict.
The purpose of the Market -Conditions Study is to examine the vi-
ability of the community services to be provided by Subdistrict fa-
cilities and estimate their impact on neighboring communities.
Study contents include discussions of area population growth,
transportation improvements, existing and projected residential
and commercial development, a consumer demand analysis, and
an evaluation of the present array of services available to area
residents.
The area under study can be defined as a "Catchment Area" in
that it surrounds an institution, the Emmanuel Lutheran Church
Mission Center, providing services essential to maintaining and
strengthening its neighboring communities.
A PROPOSAL TO PURCHASE A PARCEL OF LAND FOR MINISTRY GROWTH IN
THE FUTURE OF EMMANUEL LUTHERAN CHURCH
Parcel Identified:
22.36 acre Tract located at 2862 oil Well Road in Golden Gate Estates (See maps below)
,i,�Cr o i o�Sre
4 cww-N*
646 _ 1
SprYgs 0Hvk.
2 :rt
a K.
QOoWen bats
99
I6 Taq ANes _�
This parcel is almost 24 miles from our current location at 777 Mooring Line Drive.
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I-1
I. THE MISSION CENTER CATCHMENT AREA
A catchment area is the surrounding area served by an institution. Surround-
ings represent the circumstances, conditions, and objects that affect catchment area
existence and development, i.e. its external environment. The Emmanuel Evangeli-
cal Lutheran Church of America (ELCA) is the responsible institution sponsoring
the creation of the Mission Center. It is a mainline Protestant denomination located
at 777 Moorings Line Drive in Naples, Florida. Within the Church structure are or-
ganizations addressing many programs and ministries. Among them are social min-
istries, campus ministries, and education. Like other ELCA congregations, the
Emmanuel Lutheran Church is a legally independent, not-for-profit corporation that
owns its own property.
The Market -Conditions Study that follows is submitted in support of an ordi-
nance establishing the Mission Sub -District, a social ministry, to be developed and
administered by the Emmanuel Lutheran Church. If approved, the subject site will
be designed to accommodate a compatible mix of a worship center and related facili-
ties likely to include an adult and child day care center, community fellowship and
youth recreation centers, an outdoor play area, and administrative offices. The Mis-
sion Sub -District ("the subject site'D will be located at 2862 Oil Well Road (CR -858)
approximately 2.2 miles directly east of Immokalee Road/County Road 846 (CR -846)
and one-quarter mile west of Everglades Boulevard; it is a unified site composed of
21.72 acres.
Population Growth in the Mission Center Catchment Area
This analysis commences with an evaluation of population growth and trans-
portation infrastructure development within the Catchment Area consisting of the
entirety of the Corkscrew Planning Community District (PCD) and the Rural Es-
tates PCD, a collection of home sites and non-contiguous neighborhoods within the
platted Golden Gate Estates and the surrounding, largely un -platted, "Rural Fringe"
areas of Collier County east of Collier County's urban boundary.
Table 1.01.1 demonstrates the emerging populations of the Golden Gate Es-
tates, Rural Fringe, and a limited number of Rural Lands Stewardship areas east of
the urban boundary and south of neighboring Lee County. It provides a context for
assessing the future human services needs of current and future residents of the
Corkscrew and Rural Estates planning communities (See map facing page I-2).
Throughout this analysis, these communities will be referred to often as "the area
under study" or "the study area."
By the year 2015, the permanent populations of the Corkscrew PCD and the
Rural Estates PCD is projected to grow 143.72 percent (%) from 19,834 in 2000 to
48,340 in 2015, an increase of 28,506 persons according to May 29, 2009, estimates
provided by the Collier County Comprehensive Planning Department. Based on the
forecasting methodology employed in 2009, permanent -population projections for the
area under study demonstrate the following growth patterns:
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I-2
Table 1.01.1
2009 Study Area Population Estimates and Growth Projections
(As of April 1 of each year)
2000 2005 2010 2015
Corkscrew PCD 1,019 1,729 2,118 8,867
Rural Estates PCD 18.815 32,183 36.057 39.473
Total Study Area Population 19,834 33,912 38,175 48,340
Percent (%) share of the
Unincorporated County 9.22% 12.15% 13.09% 15.09%
% Of Collier County total 7.89% 10.67% 11.51% 13.31%
Unincorporated Total 215,043 279,124 291,696 320,404
Collier County Total 251,377 317,788 331,800 363,300
Source: Collier County Permanent Population Estimates and Projections (2000-2015)
Collier County Comprehensive Planning Department (May 29, 2009)
An earlier assessment of the Emmanuel Lutheran Church's proposed Growth
Management Plan Amendment (GMPA), submitted to the County Comprehensive
Planning Department on April 26, 2007, employed a more robust estimating meth-
odology that projected greater population increases for the period 2000-2015.
The 2007 estimates projected the permanent population of the Corkscrew
PCD, and the Rural Estates PCD would grow 283.18 percent from 20,031 in 2000 to
76,756 in 2015 as shown in Table 1.01.2, or an increase of 56,725 persons.
Table 1.01.2
2007 Study Area Population Estimates and Growth Projections
Corkscrew PCD
Rural Estates PCD
Total Study Area Population
Percent (%) share of the
Unincorporated County
% of Collier County total
Unincorporated Total
2000 2005 2010 2015
1,114 1,835 6,797 11,907
19.917
21,031
9.51%
8.15%
221,139
33.409
48.982
35,244
55,779
12.44%
16.26%
10.93%
14.49%
283,283 342,910
64.081
76,756
19.12%
17.22%
401,284
Collier County Total 257,926 322,223 384,933 445,562
Source: Collier County Permanent Population Estimates and Projections (2000-2015)
Collier County Comprehensive Planning Department (June 21, 2007)
Table 1.01.3 on page I-3 also provides comparisons of earlier 2007 estimates with
2009 estimates for the same period:
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I-3
Table 1.01.3
Comparison of Study Area Estimates and Projections: 2007 and 2009
Population Growth 2000-2015 in U. S. Census ZIP Code 34120
Geographically, U. S. Census ZIP Code Tabulation Area 34120 occupies the
northern two-thirds of the Catchment Area (See map on the facing page). An analy-
sis of the population of ZIP 34120 will add another dimension to population esti-
mates within the area under study.
At the time of the decennial census on April 1, 2000, the census -determined
population of ZIP 34120 was 12,062 persons, or 5.61 percent of the 2000 Census
population of unincorporated Collier County.
Using conventional estimating methodology and extrapolating from the base
percentage of 5.61 percent provided by the 2000 Census, the population of ZIP 34120
would increase by 8,282 persons, or 68.66 percent, over the 15 years from 2000 to
2015 as demonstrated in Table 1.02.1 below:
2000
2005
2010
2015
Corkscrew PCD
2007
1,114
1,835
6,797
11,907
2009
1019
1729
2.118
8,867
Net decrease
-95
-106
-4,679
-3,040
% Decrease
-8.53%
-5.78%
-68.84%
-25.53%
Rural Estates PCD
2007
19,917
33,409
48,982
64,081
2009
18.815
32.183
36.057
39.473
Net decrease
-1,102
-1,226
-12,925
-24,608
% Decrease
-5.53%
-3.67%
-26.39%
-38.40%
Study Area
2007
21,031
35,244
55,779
76,756
2009
19,834
33.912
38.175
48.340
Net decrease
-1,197
-1,332
-17,604
-28,416
% Decrease
-5.69%
-3.78%
-31.56%
37.02%
Unincorporated Area
2007
221,139
283,283.
342,910
401,284
2009
215.043
279.124
291.696
320.404
Net decrease
-6,096
-4,159
-51,214
-80,880
% Decrease
-2.76%
1.47%
-14.94%
-20.16%
Collier County Total
2007
251,377
322,223
384,933
445,562
2009
251.377
317.788
331.800
363.300
Net decrease
0
-4,435
-53,133
-82,262
-0.00%
-1.38%
-13.80%
-18.46%
Population Growth 2000-2015 in U. S. Census ZIP Code 34120
Geographically, U. S. Census ZIP Code Tabulation Area 34120 occupies the
northern two-thirds of the Catchment Area (See map on the facing page). An analy-
sis of the population of ZIP 34120 will add another dimension to population esti-
mates within the area under study.
At the time of the decennial census on April 1, 2000, the census -determined
population of ZIP 34120 was 12,062 persons, or 5.61 percent of the 2000 Census
population of unincorporated Collier County.
Using conventional estimating methodology and extrapolating from the base
percentage of 5.61 percent provided by the 2000 Census, the population of ZIP 34120
would increase by 8,282 persons, or 68.66 percent, over the 15 years from 2000 to
2015 as demonstrated in Table 1.02.1 below:
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I-4
Table 1.02.1
Population Estimates and Growth Projections
2000 2005 2010 2015
Postal ZIP Code 34120 12,062 15,659 17,551 20,344
Percent (%) share of the (+3,597) (+5,489) (+8,282)
Unincorporated County 5.61% 5.61% 5.61% 5.61%
Total Study Area Population 19,827 33,914 43,456 55,847
Percent (%) share of the (+14,087) (+23,629) (+36,020)
Unincorporated County 9.22% 12.15% 13.89% 15.40%
Unincorporated Total 215,043 279,124 312,857 362,644
Source: Collier County Permanent Population Estimates and Proiections (2000-2015)
U. S. Bureau of the Census (derived from the 2000 decennial census)
The population projections for ZIP 34120 demonstrated in Table 1.02.1 reflect
a static percentage share for unincorporated Collier County.
However, if population estimates for ZIP 34120 reflected the same percentage
growth projected by County planners in 2009 for each 5 -year increment in the area
under study, as illustrated in Table 1.01-1 above, its projected population growth
would be:
Table 1.02.2
Population Estimates and Growth Projections
2000 2005 2010 2015
Postal ZIP -Code 34120 12,062 33,912 38,183 48,349
Percent (%) share of the
Unincorporated County 5.61%' 12.15% 13.09% 15.09%
Unincorporated Total
Source:
S. Bureau of
215,043 279,124 291,696 320,404
)puiation Estimates and Proiections (2000-2015)
(derived from the 2000 decennial census)
Transportation Infrastructure Improvements
Historically, county government's program to expand roadway capacity
within an individual Planning Community District (PCD) can establish the area as
having significant, long-term growth potential. The experience of recent years dem-
onstrates that Collier County's Capital Improvements Program (CIP) for new road-
way construction and/or roadway capacity improvements is a reliable indicator of
the location of future residential and commercial development.
Collier County 2030 Long Range Transportation Plan (LRTP) Update
The Safe, Accountable, Flexible, and Efficient Transportation Equity Act: A
Legacy for Users (SAFETEA-LU), enacted in 2005, provides the federal mandate by
which the Collier County Metropolitan Planning Organization (MPO) must update
its Long Range Transportation Plan (LRTP).
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I-5
Consequently, to ensure continuation of Federal revenues, including non -
transportation dollars, to Collier County -- the MPO prepared and adopted an up-
dated 20 -year LRTP plan prior to July 1, 2007 that met the following minimum
goals:
• Preserve the existing transportation system;
• Promote efficient management and operation of the system;
• Increase accessibility to the system;
• Link the existing system to new, improved roadways; and
• Increase the system's safety and security.
The Highway Component of the 2030 Needs Plan that identifies Collier
County's roadway needs for the period ending in 2030 is provided in appended Ex-
hibit I -C in the form of a 2015 Interim Plan along with capacity calculations and op-
erational deficiencies for listed roads providing access to the Oil Well Road site of
the proposed Mission Center.
Traffic generated along identified segments of major roadway corridors, par-
ticularly those roadways programmed for improvement and listed in Collier
County's 5 -Year Work Program, has been historically a reliable predictor of where
future focal points of growth will be located -
Annual Update and Inventory Report (AUIR)
The Collier County Transportation Services Division and the Florida De-
partment of Transportation (FDOT) have programmed pre -construction, road resur-
facing, and construction activities in response to needed roadway improvements
identified in the 2030 Needs Plan and the 2008 AUIR.
The County's public facilities AUIR, dated October 22, 2008, reported traffic
volume increases countywide. Detailed data derived from the Collier County Trans-
portation Improvement Plan (TIP), as reported in the AUIR for 2007 and 2008 and
applied generally to the Catchment Area, is listed below in Table 1.03.
Programmed activities are listed by type, i.e. design, right-of-way acquisition
(ROW), and construction.
Estimated costs are provided as well as the Fiscal Year (FY) in which a pro-
ject starts and the FY for the estimated time of completion.
Base operations and maintenance budgets, and contingencies are not ac-
counted for in the reported aggregate dollar amount covering the period from FY08
to FY13.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I-6
Table 1.03
Study Area and Related Maior Roadway Projects:
Annual Update and Inventory Report (AUIR) 5 -Year Work Program/CIE_
For the 5 -Year Periods 2008/2012 and 2009/2013
(Published respectively on November 5, 2007 and October 22, 2008)
PROJECT NAME YEAR COST TYPE START COMPLETE
Immokalee Road (CR -846)
CR -951 to 43d Avenue NE
Immokalee Road (CR -846)
1-75 to CR -951
Collier Boulevard (CR -951)
CR -846 to CR -876
2007 $15,419,000 Construction FY06 FY09
2009 Completed
2007 $23,694,000 Construction FY05
2009 Under Construction
2007 $43,812,000 Construction FY07
2009 Completed
Vanderbilt Beach Rd. (CR -862) 2007
CR -951 to Wilson Blvd. 2009
Oil Well Road (CR -858)
CR -846 to Everglades Blvd.
Oil Well Road (CR -858)
Desoto Blvd. to Camp Keais
Golden Gate Blvd. (CR -876)
Wilson Blvd. to Desoto Blvd.
Wilson Boulevard
CR -876 to CR -846
Randall Boulevard
Total project costs
For the Study Area:
Total Collier County
Project Costs:
2007
2009
2007
2009
2007
2009
2007
2009
2007
2009
$58,021,000 Design/ROW FY08
$30,721,000 ROW FY09
$48,000,000 Construction FY11
$44,700,000 Construction FY09
$17,901,000 Construction
$0
$68,786,000 ROW/Const.
$54,170,000 ROW/Const.
$6,000,000 Design/ROW
$12,940,000 Design/ROW
$0
$1,000,000 ROW
2007 $281,633,000
2009 $143,531,000
FY11
FY08
FY09
FY08
FY011
l ayfTel
FY09
FY09
FY12
FY13
FY13
FY10
FY13
FY14
FY12
FY12
FY13
FY09
2007 $601,147,000 (46.85% applied to the Study Area)
2009 $305,147,000 (47.34% applied to the Study Area)
"CIE" designates the Collier County Capital Improvements Program, or CIE.
Transportation Consultants (TR) conducted a professional assessment of a
new four -lane condition for Oil Well Road. It is based on the 2008 AUIR and well il-
lustrated in their revised Table 1-A on the facing page. Their assessment states that
impacted roadway links — Oil Well Road between CR -846 and Everglades Boulevard,
and Everglades Boulevard from CR -846 to CR -876 — "is also shown to have signifi-
cant impacts on the future Level of Service (LOS) thresholds. However, each of these
links are shown to have adequate capacity available in 2014 to support the project."
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I-7
Defining a Catchment Support Area for Analysis
Emmanuel Lutheran Church Growth Management Plan Amendment: An
earlier market -conditions study was submitted on April 26, 2007, in support of a pe-
tition to establish an Emmanuel Lutheran Church "Mission Center" to accommodate
a variety of institutional and conditional uses on a 21.72 -acre site ("the subject site")
located on the south side of Oilwell Road (CR -858) within the Rural Estates Plan-
ning Community District (PCD).
An aerial photograph identifying the location of the subject site is provided on
the facing page. It is well located to serve residential neighborhoods within conven-
ient travel distance to the site.
Methodology Conventionally Employed in Defining a Support Area: Identifi-
cation of a market -support area is desirable to assess the feasibility of the uses that
are proposed for the subject site. The Metropolitan Planning Organization (MPO)
projects periodically the growth of urban -area dwelling units (both single-family and
multi -family) by identifying the degree of "saturation" or "development potential"
attainable for each Traffic Analysis Zone (TAZ) in Collier County.
The data employed for the saturation analysis includes the quantity of vacant
land within each TAZ and the land's suitability for residential and commercial uses
as determined by the density indices and the other policy -driven measures provided
for in Collier County's Growth Management Plan (GMP). The methodology utilized
in projecting hew population and resultant job growth within each TAZ employs an
inventory of existing dwelling -unit and commercial development in the County's
coastal -urban area. This methodology forecasts future development on currently un-
developed parcels by calculating attainable dwelling -unit saturation and related job
growth likely to be generated by new -resident demand for basic goods and services.
The "saturation" forecasts for individual TAZs utilize current Census data,
aerial maps, tax rolls, and planned -unit -development monitoring reports as well as
other pertinent data sources- Undeveloped, agriculturally zoned parcels are ana-
lyzed to determine their development potential- Consistent with adopted compre-
hensive -plan policies then in place, unit densities were assigned to these parcels.
The saturation forecast of yet -to -be -developed dwelling units is totaled and added to
existing units to obtain a potential total of dwelling units and the future population
estimated to reside in these yet -to -be -developed units. Since the MPO's fust use of
this development potential method in 1994, the analysis has been subjected regu-
larly to recalculations that account for growth in Collier County.
In March of 2005, the Collier County Comprehensive Planning Department
completed a Residential Build -Out Study for the area east of Collier Boulevard (CR -
951) making extensive use of individual TAZs that will provide the basis for defining
in detail the area under study. Exhibit 2 of Section 1 summarizes the findings of the
2005 Build -Out Study.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I-8
Table 1.04 below provides an important example of anticipated increases in
the study area's residential populations. The estimated build -out population of the
Golden Gate Estates east of the Urban Boundary serves both as an example of sig-
nificant population growth while illuminating the minimum contribution made by
multi -family units when accounting for population growth.
Table 1.04
Traffic Analysis Zones (TAZ) East of the Urban Boundary: Build -Out Population
(A map locating the referenced Traffic Analysis Zones in Table 1.04 is exhibited on the facing page)
TAZ
Single -Family
Multi -Family
Population
Number
(SF)
(MF)
(Total)
212
897
0
897
213
- 1,743
0
1,743
214
2,088
16
2,104
215
2,275
27
2,302
216
2,085
145
2,230
218/218.1
1,757
27
1,784
221
638
29
667
222
14,227
129
14,356
232
834
28
862
234
1,943
36
1,979
235
964
14
978
236
1,426
23
1,449
237
2,875
0
2,875
2381238.11238-2
1,934
29
1,963
239
519
0
519
240
915
0
915
241/241.1
727
17
744
390
7,397
89
7,486
391/391.1
4,710
0
4,710
393/393.1
3,091
48
3,139
394
4,707
46
4,753
395
1,808
31
1,839
396
3,676
106
3,782
398
3,115
1,107
4,222
399
6,167
2,211
8,378
400
4 066
0
4 066
Subtotal
76,584
4,158
80,742
% Share of Total
20.85%
1.94%
13.88%
Total East of CR -951
367,335
214,259
581,594
Source: 2005 Residential Build -Out Study,
Collier County Comprehensive Planning Department
(March 2005)
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I-9
It is anticipated that construction of the proposed Mission Center will com-
mence in 2013 with build -out completed in 2017. Given substantial population
growth anticipated for the Catchment Area, it will be well placed to address the hu-
man service needs of future residents.
Timely capacity improvements for Oil Well Road, the principal access road-
way to the Mission center site, will commence in 2009 with anticipated completion in
2010. Funding for this $44,700,000 project was advanced by two years in July 2009.
Completion of Oil Well Road improvements prior to the commencement of Mission
Center construction will ensure ease of access to the subject site well in advance of
the Center's opening.
Inventory of Approved Planned Unit Developments
Exhibit 3 that follows provides the number of approved dwelling units and
permitted commercial development for each Planned Unit Development (PUD)
within the general boundaries of Catchment Area; they are highlighted in light grey.
Other exhibits that follow include:
• Collier MPO Transportation Work Program (2009/2010 to 2013/2014),
• Collier AUIR Five -Year Work Program (2008),
• Collier County Long Range Transportation Plan (2030), and
• Collier County Residential Build -Out Study (2005).
Additional Market -Conditions Analysis
Other analysis of the dimensions of measurable activity within the area un-
der study includes:
• Section II: Demonstrates the type and location of study area commercial de-
velopment;
• Section III: Estimates household income and consumer demand;
• Section IV: Summarizes study findings and recommendations, and
• Section V: Provides an Appendix with supplementary documentation.
Section 1 - Exhibit IA
Metropolitan Planning Organization (MPO)
Draft Tentative Work Program
Fiscal Year 2009/2010 to Fiscal Year 2013/2014
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Section 1 - Exhibit 1B
Collier County
Annual Update and Inventory Report (AUIR)
AUIR Update 2008 5 -Year Work Program
Prof
`) x
60005
60306
60076
56643
60169
62381
000.41
63051
65061
66042
60176
60027
WOOL
6=11
60073
60101
6o160
6004P
68056
680561
03065
60068
60106
62081E
60094
60044
60020
60173.
TBD
60003
60171
ALUR Update 2004'5 Year Work PrograniCUS
l' "act
Naar
- - 43,666 lZ3,bbb1 - - -
Cumulative
K' ,.
S=Shady
_ + Pmduclon Ready Mayagpw fr legingln FY2011
D - Design,
- as Schedule has been adjusted based mreedand llnarOng
M = Mmgagm
TrepmdW_4 on actual costs'for-OD We0_Road, Contlngmcytn.FY06 would be used for projects hrludng:
-
FY01
R=ROW
FY10
LS=Landscape
-
FY'11
FYI2
FY13
SUMMARY OF PROJECTS
Attuned
Amount
Ammrrd
PRDJECTS.CURRENTLY IN PRODUCTION
Goedlede Fra& (PRRGGPKWY)
-
Od4mOa1ePkvyOvwpaxs-
hurmi ale0 RdCOMW Blvd Aird
-
-.
Inmokslee Rd R5 -collier Slid.
-
RalSesrukave9ym-CaRler-
SBB.PhI'OsllPkiROW
-
Sad3Batiaia BIYdIPdly
1,506-
R
1,508
VaMrbYl Bch RNAhlairt-Cdller Blvd.
-
-
CdOerBlyd.k"itE aR"
-
-
IlsrtokalwRdltig41475.
"
DWAS Blvd Uglding
Caller USAl
-
sh,s
Griller Bhd (ISd1 hi-paYis)
-
-
-
-
1506
SlblaeT06..
PROGRAMED PROJECTS TO BE LET
C41fer Bard jDaMsA40!OGMn CarIJ
10,013
CR,
- 12,987
CA
23;000
Dalt Soulthard-Comer -Rade
21.00
CA
21.100
Cmrdy Bain ReadlDavis• Mian
793
R
703
Vandabit BeachRd%Cdlrr SWE-YyBsm
- 3;597
R
10;724
R
2,500
R
1,900
R
11,500
R
30,721
Golden GateldvdWllsonIS to pecatc.
7,320
R
10;150
R.
3,600
R
3;100.
CII
59,176
Cali. Blvd jGGB to'Green)
2,000
6,715
R
-
limb
' U• I
32,415
Collie Blvd)ROG Canal - Green)
2;000
R
27,000
D/CA
29,000
Randall d'VO
11000
R
1,000
175 hderch rags @ Everglades:
NOMbrookeNdeningWewoc_A ExL
5000
COR
5000
SBB-Coppelealtwereen
Vile
R.
16,100
CA
10,000
On Wdlfl.dr113r VC.T Kell; +IZiq
24620
0
-'27,960
CA
46,000
Dtl Weil pmoades - E Desoto)
WilsohBlvd IGG9-Wank Rd)
-
1,000
0
9,940
R
2,000
R
-
12,940
Cmungehgn
11;973
3,975
3,000
3,044
4,000
24992
IGA20
6 931
11100
79,]84
03;600
303,641
- - Subtotal
Total
88,132
....65931.
11.100 1
1
79,304
_ 60,600
30N147
Omntlms brGrevemmlzlPro9rarra
Bridge RepawAtWaveoule
MajrintejsecOmhigioviiradt
2,001)
1,000
5,000
1,000
5,0005,900
1,000
1,U00
5,000
1,000
- 14000-
5,000
InteriedloA-Safet5/Capacilylmpiova
- 750
11750
1:750
1,750
1,750
7,75(1
NeW4e1BCSlgnds
750
750
:750
75Q
750
9,750.
Stnulder.SYe1y Progntn
Tuner Calmingl5hidies
30
250
SO
230.
50
250
50
250
50
250
250
1,350
Pat11W5yWSldexikc Bice Lane&
540
50Q
509
50.0
500
45.00
Tra/sRBdlancerarts
1;750
1,560
1,250
1,690
_ 1,000: -
0,506
Major Rna4wey
RmudecingReconstmcum
Road Refurbishing .
:109.
600
Bob.
660
t5lig
31508
Subtotal Operatiom.
I"mVervlrtapregrarra -
7,152 . '
"0'
11150.
1 000
10,900
8,142:
Cdleclor Roada1llmrr Arterial Road: 7,00] 1,690 1,638 1,035 7695
gAranced ROW -
1,099
1,700
1,600
Y,600
1:600
3,400
Transfers to other Nidi_
Itgact Fee RehlMs
3,6"
902
4,300
1,000
4,550
1;001
4,800
1,000
4',800
1,000
- 22,054
4,802.
Ord SavieBPyrtds Coardneclal Papa-
Dtbt 5eri0el'a5aterdi
13574
13074
9',50010,900
13014
.13674
13074
]OU05
6910
TOTAL
117,081
99,640'
409
122,718
105,339.
499.438
REVENUES-
ImpactFees/COARevrwe
35,000
30,000
30,000
35,000
40,600
170,060
Ga Tax Revenue
17,905
21,372
22,075
19,174
24,05
144,581
GranislRohnia,m mends
9,194
4,398
2,000
1,675
8,500 -
291857
Short T" Loan Cemlmscial Papa
22:170
18,099
8;632
50,000
Cary Forlrrd
34,552
-
34,552
Owilw ata Funding fm Pmj%U,
Gmeral'Fund
25509-
24,600
24,000
24,000
24,000
119,509
General FundTurd barrio
'
Reverme.ResaW
OA
00
Tera 5 Year ReveNes
t17,082
991840
78,075
- 99,052
105,389
449,438
Grose Surphal5barthill
g
- - 43,666 lZ3,bbb1 - - -
Cumulative
K' ,.
S=Shady
_ + Pmduclon Ready Mayagpw fr legingln FY2011
D - Design,
- as Schedule has been adjusted based mreedand llnarOng
M = Mmgagm
TrepmdW_4 on actual costs'for-OD We0_Road, Contlngmcytn.FY06 would be used for projects hrludng:
C=Dar&bubgeg
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LP- SIB LeariRepayrrelrt to, plate In prior g:caljlears to be generally Paidah DlthetoilovAngsibm"e7ormavarlaverage Mncforpn"..'
This Cary Fbrwad name du2licluda2 tlrroll admmrrbranras 03711 not7ia'avaBabb vdl efts Oadaba 1, 2008.
18771 7F �=1201-
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II -2
2030 Long Range Transportation Plan.
Figure 12-2
Financially Feasible Plan
Constrained Projects
2030 LRTP
Minor Update 12-6 Adopted June 8, 2007
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Existing Resources
2030 LRTP
Minor Update 12-6 Adopted June 8, 2007
<.,30 Long Range Transportation Plan
Table 12-1
2030 Financially Feasible Constrained Plan
TOTAL
$2,785,385,430
$1,110,644,477
Exiling O&M and CePltel Operations Coals
$1,521,700,575
$1,524,700,575
Unfunded CMS/Bridge Need,
$160,000,000
Unfunded Tren.il Need,
$293,000,000
Unfunded P•lhw•y. Need.
$318,000,000
Enhenoed Tr•n•iOPMhwryfCMSfBrldge R•h•b'Reeonllruelion
$300,000,000
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TOTAL
$2,785,385,430
$1,110,644,477
Exiling O&M and CePltel Operations Coals
$1,521,700,575
$1,524,700,575
Unfunded CMS/Bridge Need,
$160,000,000
Unfunded Tren.il Need,
$293,000,000
Unfunded P•lhw•y. Need.
$318,000,000
Enhenoed Tr•n•iOPMhwryfCMSfBrldge R•h•b'Reeonllruelion
$300,000,000
TOTAL Wah Enhee,ed Nuou eng $5,081,086,005 $2,935,345,052
EIC Road Lanes are the existing roads end the road improvemenla under construction er programmed forcondrudion ,the adoped stale Transpodalion Improvement Programa (TIP) and local lunsdlction Capital
Improvement Programs (CIP). The abbrevial ions for each roadway segment indicate Iha number of lanes and type of roadway.
21J - Two-lane undivided read
2R - Two-lane rural road 4F -Four-lana freeway
2recon -TWO4 ma rural road reconstruction 6F Six -len. freeway
2L , Two4ane local road 6F - Eighl-lana freeway
4D - Four -lane divided road 4H - Four -lane high Occupancy vehide (HOV) or special use lanes
41)' - Fou 4— divided road nghlof.xay phase only INT - Grade separation or interchange improvement
6U - Six -lane divided road
W - Eighl4ane divided road -
s
Prop Read Oen ea ere the fetal number fla— and roadway lyp, recommended mrtha Highway Naedc Plan
Alternative road lanes will equal E+C, Prop Road or be a Interim level of improvement.
Gox ch -lied it project would be funded only If additional revenues above current forecast became available
Idedihes pdential revenue sources such as Local Option Gas Tax (LOGT), Infrastructure Surlax(SUR), Strategic Intermodal System or Flenda Inlrestate Highway System Funding (SIS), Toll funding (T), slate or
federal non eItnbut,bfe funding (ST), Transportalion Regional Incan ive Program (TRIP).
2030 LRTP
Minor Update 12- 5 Adopted June 8, 2007
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Financially Feasible Plan
Contingent Projects
SIS — Strategic Intermodal System
TRIP — Transportation Regional Incentive Program
LOGT — LocalOption Gas Tax
SUR — Infrastructure Surtax
ST — State or Federal non-aftrlbutable funding
T—Toll Funding
2030 LRTP
Minor Update 12-7 Adopted June 8, 2007
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Section 1 - Exhibit 1C
Collier County
2030 Long Range Transportation Plan (LRTP)
Collier County 2030 Long Range Transportation Plan (LRTP) Update
The LRTP reflects Collier County's growth in population and employment
through use of an Urban Land Use Allocation Model (ULAM) that reflects develop-
ment patterns and the impact on the transportation system of anticipated growth
rates for the period 2010 to 2030- Forecasted land uses are programmed to account
for previously announced development plans, future employment and school -
enrollment projections, and estimates of traffic growth rates. The ULAM evaluated
the existing transportation system in both Lee and Collier counties in 2005. Addi-
tionally, the ULAM accounted for the commitments both counties made to finance
and construct an improved surface transportation network when the allocation
model was developed.
A model "Existing -Plus -Committed (E+C)" roadway network was created for
Collier and Lee counties and matched against forecasted population, school -
enrollment, and employment for the year 2030. The model's predicted congestion
levels for the E+C network shows a 300 -percent increase of vehicle -hours of travel
and a 33 -percent decrease in "congested speed" leading to a commensurate 33 -
percent increase in travel time. The 2030 Plan has multiple components:
• Highway;
• Transit;
• Pathways, bicycle and pedestrian;
• Freight; and
• Maintenance and operation of the Collier County transportation system.
Analysis of Roadway Capacity in Collier County
The capacity calculations for roads listed in the 2015 Interim Plan demon-
strated below have identified needed roadway capacity improvements. The following
examination of actual roadway utilization focuses on roadways accessing the Cork-
screw PCD and the Rural Estates PCD and roads within the Corkscrew and Rural
Estates planning communities.
The Collier County Evaluation for the Congestion Management System for
2008 analyzed roadway facility operational deficiencies and identified roadway seg-
ments that operate in excess of their adopted Level of Service (LOS). Deficient seg-
ments, for the most part, lack both a sufficient number of lanes to maintain their
adopted LOS and the presence of parallel facilities that assist in limiting their serv-
ice volumes.
Well documented increases in population, lane miles, vehicle miles, and the
percent of system utilization through to plan year 2015 have provided the basis for a
short-term roadway construction program in the subject area beginning in 2006 and
extending to 2015. Current Volume to Capacity (V/Q Ratios for roadway corridors
providing access to the Corkscrew PCD and the Rural Estates PCD and principal
roadways within both planning communities are listed below. Each segment's total
peak -hour volume has been calculated for 2008 and the remaining capacity for each
segment has been listed.
Exhibit I -C —Page 1
Wilson Boulevard 2U None 860 871 -0.13 0
North of CR -846 to CR -876 (3.30 centerline miles)
Total Volume: 871 (Peak Hour Volume + No Trip Bank)
Remaining Capacity: -11 Negative trips of remaining capacity
CR -846 Immokalee Road 6D E 3,670 1,597 0.44 312
Wilson Blvd. to Oil Well Rd. (1.77 centerline miles)
Total Volume: 1,909 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,761 Current LOS = B
GR -846 Immokalee Road 2U D 860 262 0.31 80
Oil Well Road to SR -29 (18.00 centerline miles)
Total Volume: 342 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 518 Current LOS = C
CR -858 Oil Well Road 21.1 D 1,010 525 0.52 139
CR -846 to Everglades Blvd. (3.10 centerline miles)
Total Volume: 664 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 346 Current LOS = C
CR -858 Oil Well Road 2U D 1,010 337 0.34 0
Everglades Boulevard to (1.90 centerline miles)
DeSoto Boulevard
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
CR -858 Oil Well Road 2U D 1,010 337 0.34
DeSoto Boulevard to (6.10 centerline miles)
Camp Keias Road
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
Exhibit I -C — Page 2
Exhibit 1-C Table 1.01
Congestion Management System Roadway Links
Volume -To -Capacity Analysis
Study Area Related Roadways
(October 1, 2008)
Road
Link Exiting 2008 Peak
2008 2008 2008
Number
Roadways FromlTo Road Minimum Hour
Peak VIC Ratio Trip
Lanes Standard Service
Hour Bank
(LOS) Volume
Volume
CR -876
Golden Gate Boulevard 4D D 2,350
1,693 0.72 300
CR -951 to Wilson Boulevard (4.72 centerline miles)
Total Volume: 1,993 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 357 Current LOS = D
CR -846
Immokalee Road 6D E 3,790
1,401 0.37 418
CR -951 to Wilson Boulevard (4.92 centedine miles)
Total Volume: 1,819 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,971 Current LOS = B
Wilson Boulevard 2U None 860 871 -0.13 0
North of CR -846 to CR -876 (3.30 centerline miles)
Total Volume: 871 (Peak Hour Volume + No Trip Bank)
Remaining Capacity: -11 Negative trips of remaining capacity
CR -846 Immokalee Road 6D E 3,670 1,597 0.44 312
Wilson Blvd. to Oil Well Rd. (1.77 centerline miles)
Total Volume: 1,909 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 1,761 Current LOS = B
GR -846 Immokalee Road 2U D 860 262 0.31 80
Oil Well Road to SR -29 (18.00 centerline miles)
Total Volume: 342 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 518 Current LOS = C
CR -858 Oil Well Road 21.1 D 1,010 525 0.52 139
CR -846 to Everglades Blvd. (3.10 centerline miles)
Total Volume: 664 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 346 Current LOS = C
CR -858 Oil Well Road 2U D 1,010 337 0.34 0
Everglades Boulevard to (1.90 centerline miles)
DeSoto Boulevard
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
CR -858 Oil Well Road 2U D 1,010 337 0.34
DeSoto Boulevard to (6.10 centerline miles)
Camp Keias Road
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
Exhibit I -C — Page 2
Exhibit 1-C Table 1.01
(Continued)
Congestion Management System Roadway Links
Volume -To -Capacity Analysis
Road
Link Exiting 2008 Peak
2008 2008 2008
Number
Roadways From/To Road Minimum Hour
Peak VIC Ratio Trip
Lanes Standard Service
Hour Bank
(LOS) Volume Volume
CR -858
Oil Well Road 2U D 1,010
525 0.52 139
CR -846 to Everglades Blvd. (3.10 centerline miles)
Total Volume: 664 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 346 Current LOS = C
CR -858
Oil Well Road 2U D 1,010
337 0.34 0
Everglades Boulevard to (1.90 centerline miles)
DeSoto Boulevard
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
CR -858
Oil Well Road 2U D 1,010
337 0.34 0
DeSoto Boulevard to (6.10 centerline miles)
Camp Keias Road
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 673 Current LOS = C
Randall Boulevard D 900 686 0.76
CR -846 to Everglades Boulevard (3.40 centerline miles)
Total Volume: 686 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 214 Current LOS = D
Randall Boulevard *• D 900 686 0.76
Everglades Boulevard to (1.90 centerline miles)
DeSoto Boulevard
Total Volume: 686 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 214 Current LOS = D
Everglades Boulevard ** D 900 330 0.37
Golden Gate Boulevard to (4.30 centerline miles)
Oil Well Road (CR -858)
Total Volume: 337 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 563 Current LOS = C
Everglades Boulevard *` D 900 389 0.43
CR -858 to CR -846 (4.97 centerline miles)
Total Volume: 401 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 499 Current LOS = C
Desoto Boulevard ** D 900 109 0.12 0
CR -876 to CR -858 (4.40 centerline miles)
Total Volume: 109 (Peak Hour Volume + Trip Bank)
Remaining Capacity: 791 Current LOS = B
Exhibit I -C — Page 3
Highway Component of the 2030 Needs Plan
The goal of the Highway Component is to identify Collier County's roadway
needs for the period ending in 2030 so that projected traffic in that year will be car-
ried at an acceptable Level of Service (LOS) on the identified 2030 roadway network.
A detailed 2030 Highway Needs Network LOS Evaluation is provided below
in Table 1.02 in the form of a 2015 Interim Plan.
The LOS Evaluation identifies major roadway segments located in the Cork-
screw PCD and Rural Estates PCD that provide access to the site of the proposed
Emmanuel Lutheran Church Mission Center on Oil Well Road/County Road 858
(CR -858).
Needed access road improvements reported on February 20, 2006, are illus-
trated in appended map renditions with detailed project listings from the Florida
Department of Transportation (FDOT) Draft Tentative Work Program, Fiscal Year
(FY) 2009/2010-2013/2014, as illustrated above in the Exhibit IA road listing pro-
vided by the Collier Metropolitan Planning Organization (MPO).
Table 1.02 below identifies each roadway segment by the existing number of
lanes, the lanes needed for the plan year 2030, lanes committed to be built before the
interim plan year 2015, forecasted traffic volumes for 2015, the 2015 Annual Aver-
age Daily Traffic (AADT), and a Volume -To -Capacity (V/C) Ratio to indicate whether
the desired Level of Service (LOS) is met or not met.
Roadways are shown in descending order from the highest V/C Ratio to the
lowest- "E+C" Lanes are lanes on existing roads and road improvements under con-
struction or programmed for construction. Numbers (2, 4, 6) represent the number of
road lanes.
The letter "R" designates a rural road, "L" a local road, "U" an undivided road
and "D" a divided road. The "2015 Volumes" represent the total daily traffic that the
improved road segment can carry and still maintain an acceptable LOS. The AADT
is calculated from model volumes utilizing a seasonal adjustment factor for Collier
County.
A ratio of less than 1.00 is a forecast that the roadway Level Of Service (LOS)
will be maintained properly. A ratio that is greater than 1.00 (shown in bold) means
that the forecasted volumes will exceed the adopted LOS standard for that roadway.
Roadways below are shown in descending order from the highest V/C Ratio to
the lowest. Roads in proximity to the subject site are highlighted in bold.
Exhibit I -C — Page 4
Exhibit I -C Table 1.02
2030 Long Range Transportation Plan (LRTP) LOS Evaluation
2015 Interim Plan: Volume -To -Capacity Analysis
Study Area Related Roadways
(February 20,2006)
Road Link E + C 2030 2015 2015 2015 2015
Number Lanes Network Lanes Volumes AADT VIC Ratio
Lanes
CR -846 Immokalee Road 6D 6D 49,200 52,900 1.08
Wilson Boulevard to
Randall Boulevard
CR -846
Immokalee Road
6D
20,600
CR -951 to Wilson Blvd.
6D
Randall Boulevard
21.1
0.70
CR -846 to Everglades Blvd.
4D
CR -858
Oil Well Road
6D
Randall Boulevard to
29,100
19,400
Oil Grade Road
4D
4D
Randall Boulevard
*`
0.65
DeSoto Blvd. to Oil Grade Rd.
CR -858
Oil Well Road
4D
0.64
CR -846 to Everglades Blvd.
6D
49,200
Randall Boulevard
21.1
4D
Everglades Blvd. to DeSoto Blvd.
CR -858
Oil Well Road
6D
Oil Grade Road to
32,700
14,000
Camp Keais Road
4D
CR -846
Immokalee Road
6D
0.40
Randall Boulevard to CR -858
6D
44,100
Wilson Boulevard
21.1
CR -862 to CR -846
CR4346
Immokalee Road
4D
CR -858 to 43rd Ave. NE
Everglades Boulevard
21.1
CR -858 to CR -846
CR -858
Oil Well Road
6D
Everglades Boulevard to
DeSoto Boulevard
6D 53,500 46,400 0.87
4D
4D
29,300
20,600
0.70
6D
44,100
31,000
0.70
4D
4D
29,300
19,800
0.68
4D
29,100
19,400
0.66
4D
4D
29,300
19,100
0.65
6D
44,100
28,200
0.64
6D
49,200
28,200
0.57
4D
4D
31,100
13,500
0.43
4D
32,700
14,000
0.43
4D
2U
13,600
5,400
0.40
6D
44,100
12,900
0.29
Exhibit I -C — Page 5
Section 1- Exhibit 2
Collier County
Residential Build -Out Study
March 2005
2005 RESIDENTIAL BUILD -OUT STUDY
The 2005 Residential Build -out Study entails an analysis of undeveloped
lands to determine likely future residential development, combined with existing
residential development, to project the total number of dwelling units and resulting
permanent population. This Study reflects one plausible development scenario, one
that neither reflects the maximum development potential nor the minimum devel-
opment potential. There are an infinite number of possible scenarios due to the
many variables involved and, therefore, a.degree of conjecture is inherent in this
type of analysis. The variables include future occupancy/vacancy rates; future.
sons per household ratios; the type and density/intensity of future development per -.
and approvals; and possible future regulatory changes.
Projections of future development Iocation, type and density/intensity are
made for general planning purposes; as such, these projections should NOT be re-
lied upon as creating an absolute expectation of future development approvals.
This Study is a planning tool, not a blueprint or vision for future development order
approvals by the BCC.
Due to the numerous variables involved in this build -out analysis, the data
in this Study should not be used to predict dwelling unit or population totals at the
level of individual Traffic Analysis Zones (TAZs); rather, the more TAZs that are ag-
gregated, the greater the confidence in the resulting projections. This is especially
true for sparsely developed areas of the county where there is little, if any, estab-
lished development patter
The objective of this Build -out Study is to project what the dwelling unit and
population counts will be, and their distribution, at build -out; it is not to predict
when build -out will occur. However, if the countywide annual average growth rate
since 2000 (5.05%) were to remain steady into the future, build -out could occur as
soon as 2026.
Staff does not anticipate that build -out will be achieved in about twenty
years, for three reasons:
1) Past experience has shown that the growth rate will vary over time, especially
during cyclical economic downturns (think of the early 1990's — Collier County's
growth slowed down, albeit not as significantly as most other parts of the country);
2) Different areas of the county experience different growth rates; and,
3) As build -out is approached, the growth rate will decline significantly. Addition-
ally, the latest population projections prepared by the Comprehensive Planning
Department (in 2004) project the countywide permanent population in 2030 at
739, 700.
Attached is a spreadsheet depicting the projected dwelling units and popula-
tion at build -out for various sub -parts. A few observations:
1) The area lying east of Collier Boulevard, mostly rural lands and the semi -rural
Golden Gate Estates, is projected to contain the majority of the county's population,
(almost 55%) at build -out.
2) The Immokalee urban area has a significant growth potential. Much of the Im-
mokalee urban area is comprised of undeveloped land or land in agricultural uses,
not unlike the coastal urban area 30 or so years ago.
3) Not surprisingly, the percentage of the county's population within the incorpo-
rated areas will continue to diminish in size (about 7% at build -out, barring signifi-
cant annexations or incorporation of new cities).
Methodolo
The Collier MPO, Metropolitan Planning Organization, adopted its version
of the 2000 Census Traffic Analysis Zones in 2004. The MPO consultant produced a
TAZ map with accompanying dwelling unit and population data, the foundation of
which is the 2000 Census. Graphics and Comprehensive Planning staff then split
many of MPO's TAZs into sub-TAZs (so as to allow for the annual compilation of
data by various geographies, e -g. Planning Communities, as required by the Future
Land Use Element and the Inter -local Agreement with the Collier County School
Board). This resulted in year 2000 dwelling unit and population counts by TAZ.
This also allowed staff to derive the ratio of persons per total dwelling unit (PPTDU)
by TAZ - simply divide the population of each TAZ by the number of dwelling units
in that TAZ. For each TAZ in which there were no dwelling units or population,
staff assigned a PPTDU ratio from a comparable TAZ.
Next, Comprehensive Planning staff manually reviewed all residential
building permits from 2000-2004 (roughly 15,000 permits) for which a Certificate
of Occupancy was issued so as to identify the 2000 TAZ location of each dwelling
unit(s). These dwelling units were added to the 2000 data to derive a 2004 dwelling
unit count by 2000 TAZ. Using the PPTDU ratios, staff calculated the population
for 2000-2004 by TAZ, and then added that to the 2000 figures to derive the 2004
population by 2000 TAZ. This 2004 data is the base year data for the Build -out
Study.
Staff then reviewed each TAZ to determine the number of approved but un-
built dwelling units, using Property Appraiser aerials, parcel data, and assessment
maps; zoning maps; and, the February 2005 PUD list. For urban -designated proper-
ties containing "unzoned" land - typically zoned A, Rural Agriculture, staff pre-
dicted the number of dwelling units, if any, that might be approved via a rezoning,
based upon the assumptions noted below. For properties in the rural area, staff
predicted the number of dwelling units that might be built, also using the assump-
tions noted below.
Staff did not re -analyze the Immokalee community, the City of Naples, or
the City of Marco Island. Instead, staff relied upon the build -out figures from: the
1991 Immokalee Area Master Plan for Immokalee, Phase I of the Urban Area Build-
out Study (1994) for Naples, and the 1997 update to the 1994 Build -out Study for
Marco Island.
Assumptions
In preparing this Build -out Study, several assumptions were made for various areas
of the County, as stated below.
Coastal Urban Area
1. Assume EAR -based Growth Management Plan amendments will be approved to
eliminate some density bonuses within the Density Rating System, and to limit
density to a maximum of 4 DU/A in the Coastal High Hazard Area. As a result,
all properties to which the Density Rating System is applicable and for which a
future rezoning is assumed, assign a density of 3 or 4 DU/A — no utilization of
density bonuses is assumed.
2. In the Urban Residential Fringe, assume density capped at 1.5 DU/A; that is, as-
sume no Transfer of Development Rights from the Rural Fringe Mixed Use Dis-
trict.
3. For most properties for which a future rezoning is assumed, and for PUDs where
the dwelling unit type is unspecified, assume 50% will be single family and 50%
will be multi -family.
4. Assume PUDs will develop at their maximum approved density (with only one
exception).
S. Assume properties designated to allow commercial zoning will be rezoned to
commercial, not residential.
Golden Gate Estates
1. For all parcels large enough to be subdivided, e.g. 5 -acre tract, assume 75% will
subdivide.
2. Assume properties designated to allow commercial zoning will be rezoned to
. commercial, not residential.
Rural Fringe Mixed Use District (RFMUD)
1. Assume four Rural Villages will be developed, the maximum allowed.
2. Assume the Rural Village to develop in the Receiving area on the south side of
Immokalee Road and west of Wilson Blvd. will be the minimum size allowed,
300 acres.
3. Assume the Rural Village to develop in the Receiving area on the east side of
Immokalee Road and north of Golden Gate Estates will be the median size al-
lowed, 900 acres (the mid point between the minimum of 300 acres and maxi-
mum of 1500 acres).
4. Assume the Rural Village to develop in the Receiving area in North Belle Meade
will be the median size allowed, 900 acres.
5. Assume the Rural Village to develop in the Receiving area on the north side of
US -41 East will be the median size allowed, 1400 acres (the mid point between
the minimum of 300 acres and maximum of 2500 acres).
6. Assume all Rural Villages will be developed at the median density allowed, 2.5
DU/A (mid point between the minimum of 2 DU/A and maximum of 3 DU/A).
7. Assume the dwelling unit mix in each Rural Village will be 50% single family
and 50% multi -family.
8. Assume the pending Growth Management Plan amendment (CP -2004-4) will be
approved to create additional TDR bonuses.
9. Assume the pending Growth Management Plan amendment (CP -2004-2) will be
approved to re -designate 232 acres from Neutral Lands to Sending Lands and
Receiving Lands, located south of Immokalee Road and west of Wilson Blvd.
Rural Lands Stewardship Area (RLSA)
1. Stewardship Sending Area (SSA) Credit Assumptions:
a. Assume 95% of Flow -way Stewardship Areas (FSAs), Habitat Stewardship Ar-
eas (HSAs), Water Retention Areas (WRAs), and Rezones will become SSAs.
b. Credit calculations are based on mean values for each stewardship type.
c. Credit calculations are based on layers removed to Ag 2 (on average).
d. Restoration Credits for designation (RI) will encompass 75% of land area.
e. Restoration Credits for completion (R2) will encompass 50% of land area.
The above entitles 56,365 acres of Stewardship Receiving Area, approximately
76% of "open area" (20% in Area of Critical State Concern - ACSC).
2. Stewardship Receiving Area (SRA) Assumptions:
a. Assume Towns, Villages, Hamlets and Compact Rural Developments (CRDs)
will develop at 3000, 700, 80 and 80 acres, respectively.
b. Assume Towns, Villages, Hamlets and CRDs will develop at densities of 3, 3,
1.5 and 1.5 DU/A.
c. Assume the mix of SRA type by acreage will be 50% Town or Village, and.
50% Hamlet or CRD.
d. Assume a total of 5 Towns and 16 Villages.
e. Assume the dwelling unit mix will be 50% single family and 50% multi-
family.
3. Development outside SRAs:
a. For "Open lands" outside of the ACSC, assume: 12% Agriculture and 12%
Baseline development.
b. For "Open lands" within the ACSC, assume 40% Agriculture and 40%
Baseline Development.
Assume no baseline development inside Flow -way Stewardship Areas, Habitat Stew-
ardship Areas, or Water Retention Areas.
RLSA BUILD -OUT SUMMARY SHEET
Open Areas (not within ACSC):
Acres Dwelling Units (DUs
Ave Maria 4,995 11,000
4 Towns 12,000 36,000
16 Villages 11,200 33,600
Hamlets/CRD 26,115 39,173
Baseline 8,259 1,652
Agriculture 8,259 -0-
Subtotal 70,828 121,425
Open Areas (ACSC):
Village 500 (2) 1,000 3,000
Village 300 (5) 1,500 4,500
Hamlet/CRD (10) 1,000 1,500
Baseline 6,765 1,353
Agriculture 6,765 -0-
Subtotal 17,030 10,353
TOTAL RLSA 87,858 131,778
2005 Residential Build -out Study G, Comp, David, 2005 B.O. Study dw/March 2005
11
Section 1 - Exhibit 3
Inventory of Approved Planned Unit Developments
2009
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Emmanuel Lutheran Church Market -Conditions Study: Revised Page II -1
II. EXISTING LAND USES
Market conditions analyzed in Section I show clearly that accelerated popula-
tion growth in the Corkscrew Planning Community District (PCD) and the Rural
Estates PCD demonstrate potential support from present and future residents of the
Emmanuel Lutheran Church Catchment Area for services offered by the Mission
Center. Section II will document non-residential development in the area under
study defined previously in Section I.
The predictable consumer needs of the increased population in the Catch-
ment Area forecast commercial and/or conditional -use development of currently un-
developed parcels along the Immokalee Road (CR -846), Randall Boulevard, and Oil
Well Road (CR -858) corridors given the recent pattern of growth in new residential
units. New resident growth is the essential predicate ensuring the viability of the
services to be provided by the Mission Center.
New office space; repair and wholesale facilities; hotels and motels; enter-
tainment centers; and institutional uses such as church worship centers, nursing
homes, and schools -- will need to be accommodated as well on available land devel-
oped for these purposes.
An Activity Center Market Analysis: Assessment of Development Potential
in Collier County (Fraser & Mohlke Associates, February 1997) established that new
non-residential, commercial structures totaling 2,672,034 square feet were com-
pleted from 1986 to 1995, constituting a 254.08 percent increase from a total of
1,051,637 square feet developed in 1986 to 3,723,671 square feet of commercial
structures developed by 1995 (see "Table One: Land Use Inventory for Commercially
Zoned Areas of Collier County'). Growth was concentrated primarily in Collier
County's urban area planning communities west of Collier Boulevard/County Road
951 (CR -951). Prospects are that a similar analysis for the subsequent 10 -year plan-
ning period would demonstrate a similar increase in non-residential square footage
by Planning Community District (PCD).
Commercial Land -Use Inventory
The 2007 Collier County Commercial Land Use Study, prepared by the Com-
prehensive Planning Department as Appendix A-1 to the Future Land Use Element
Support Document, analyzed commercial zoning including the standard categories of
C-1, C-2, C-3, C-4, C-5, and PUD zoning as defined in the County's Land Develop-
ment Code.
A list of applicable 2 -digit codes from the Collier County Property Appraiser's
Land Use Codes and Florida Department of Revenue (DOR) Codes is demonstrated
in Table 2.01 to describe the listed land uses; all other relevant data is reported by
Traffic Analysis Zone (TAZ), and by commercial land -use categories in effect in Col-
lier County in 2007.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page II -2
Selected data derived from the most recent available land -use data, collected
in calendar year 2006, has been incorporated in this analysis and reported later in
Section R by each Planning Community District (PCD).
Property -appraisal -based analysis presents certain difficulties in matching
commercially zoned acreage with acreage classified according to Property Appraiser
land -use codes.
The analysis will limit the use of property -appraisal data to site-specific de-
terminations of acreage and the square -foot dimensions of existing structures only.
Non-residential acreage reported by the square -footage of a structure's "footprint"
represents the basis for the analysis that follows.
Characteristics of Non -Residential Land -Use in the Catchment Area
In order to document the need for new non-residential uses — commercial,
conditional -use, and public-service facilities -- for the area under study, it was neces-
sary to examine the viability of its principal arterial and collector roads in Section I
to ensure ease of access to sites approved for development. Specific land use designa-
tions for existing facilities, or yet to be developed sites, are listed later in Section II.
These designations are taken from the 2007 Collier County Commercial Land Use
Inventory.
Land use designations are derived from appraisal records and Geographic In-
formation Service (GIS) data provided by the County's Property Appraiser Office,
the Comprehensive Planning Department's PUD Inventory, and Zoning Maps. Met-
ropolitan Planning Organization (MPO) planning documents provide additional in-
formation on each Traffic Analysis Zone (`PAZ) located in the Corkscrew and Rural
Estates planning communities.
By the year 2015, the permanent populations of the Corkscrew PCD and the
Rural Estates PCD is projected to grow 143.72 percent from 19,834 in 2000 to 48,340
in 2015, an increase of 28,506 persons (See Section I, Table 1.01).
Land uses for the Corkscrew PCD and the Rural Estates PCD, derived from
Collier County's 2007 Inventory, are exhibited on the next several pages. Each ex-
hibit is accompanied by Table 2.01, a facing -page listing of land -use explanations
provided by the Collier County Property Appraiser; listed land uses will assist the
reader in identifying actual commercial activity conducted presently on listed par-
cels or subdivisions.
As noted above, the list of applicable 2 -digit codes from the Collier County
Property Appraiser's Land Use Codes and Florida Department of Revenue (DOR)
Codes is provided to describe the listed land uses; all other relevant data is reported
by Traffic Analysis Zone (TAZ), and by commercial land -use categories now in effect
in Collier County.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page II -3
The findings reported in Table 2.02, and Table 2.03 are persuasive in estab-
lishing that Corkscrew and Rural Estates residents lack non-residential trade and
services opportunities readily available to residents of the Urban Estates PCD, when
measured by a square -foot -per -capita standard.
Commercial square footage, and acreage, analyzed by study area planning
communities, demonstrates that residents of the Corkscrew PCD and the Rural Es-
tates PCD are underserved due to a notable lack of well -located businesses and serv-
ice enterprises offering needed goods and services to Catchment Area residents.
Supportable Non -Residential Uses and Land Use Recommendations
Substantial new residential construction, supported by the area's expanding
roadway network, will likely accelerate demand for accessible, well -located commer-
cial and conditional -use centers providing consumer goods and personal service
needs of future study area residents.
Growing consumer pressures generated by new residents are likely to foster
additional demand for new commercial and conditional -use space, perhaps exceeding
the demand now generated by residents being absorbed within existing neighbor-
hoods located in the study area -
The objective of this analysis is to assess the viability of the proposed condi-
tional uses to be undertaken by the Emmanuel Lutheran Church (ELC) Mission
Center and provide some degree of justification. Consistent with this objective, it
appears appropriate to develop a multi-purpose conditional use facility on the ELC
site, well -located to serve residents of the Catchment Area's developing neighbor-
hoods.
In evaluating the commercial and conditional -use now available to serve the
growing needs of area neighborhoods, this analysis has sought to address the follow-
ing criteria to be employed during any plan -amendment or rezoning process.
Data derived from the analysis is employed to quantify the actual mix and
variety of land uses surrounding the Mission Sub -District in order that any proposed
uses may be evaluated according to the following considerations:
• Adequacy of available infrastructure capacity, principally roads;
• Existing patterns of land uses in general proximity to the subject site;
• The amount, type and location of existing zoned and developed non-
residential uses in general proximity to the subject site; and
• Other criteria identified in the Land Development Code (LDC).
Emmanuel Lutheran Church Market -Conditions Study: Revised Page II -4
Section II Exhibits
2007 Non -Residential Land Uses
Corkscrew Planning Community District
and the
Rural Estates Planning Community District
Emmanuel Lutheran Church Market -Conditions Study: Revised Page II -5
Table 2.02
Non -Residential Land Use Inventory
General Summary: Corkscrew Planning Community District
Land
Square
Use
Collier County Commercial Land Use Category
Feet
Total Acres
10
"Vacant"
0
149.03
11
Stores
6,000
1.80
14
Supermarkets
0
0
16
Community Shopping Centers
0
0
17
Office Buildings (Non-professional, one-story)
0
0
18
Office Buildings (Non-professional, multi -story)
0
0
19
Professional Services Buildings
0
0
21
Restaurants, Cafeterias
0
0
22
Drive-in Restaurants
0
0
23
Financial institutions
0
0
24
Insurance Company Offices
0
0
26
Service Stations
0
4.24
27
Automotive Sales
0
0
29
Wholesale Outlets
0
0
30
Florists/Greenhouses
0
0
32
Enclosed Theater, Auditorium
0
0
34
Cultural and Entertainment Enclosed Area
0
0
35
Tourist Attraction/Permanent Exhibits
0
0
39
Hotels, Motels
7 891
496
Grand Total
13,891
160.03
Population Non -Residential
Square Feet
2007 Square Feet
Per Capita
Corkscrew PCD 2,957 104,914
35.48
Rural Estates PCD 37.636 634.042
16.85
Total 40,593 738,956
18.20
Urban Estates PCD 38,712 2,383,736
60.11
Table 2.01
COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES
Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two -
digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
121 Retail Sales and Service
10
Vacant Commercial
11
Stores
12
Mixed Use (Store and Resident)
13
Department Stores
14
Supermarkets
15
Regional Shopping Centers
16
Community Shopping Centers
21
Restaurants, Cafeterias
22
Drive -In Restaurants
25
Repair Service Shops [excluding Automotive]
26
Service Stations
27
Automotive Sales
33
Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi -story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive -In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class 1
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
rmE
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m m m m m C% m m m L L L m Ql Ql RI 0 m f11 L L L L L L L L L L
m m m m m m m m m a a a m m m m m m m a a a a a a a a a a
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x x x x x x x x x o o a x x x x= x x a o 0 0 o a o a a o
m m m m m m m m m m m m m m m m m
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Q P P P P Q P P Q Q P P P P P Q P R P P Q Q Q P Q Q P P P
m m m m m m m m m m m m m m m m m m m m m m m m m m m m m
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
m m m m m m m m m m m m m m m m m m m m m m m m m m m m m
Q Q Q Q P P P Q Q Q Q Q P P Q Q Q V P P P P Q Q Q P P P Q
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Table 2.01
COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES
Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two -
digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
121 Retail Sales and Service
10 Vacant Commercial
11 Stores
12 Mixed Use (Store and Resident)
13 Department Stores
14 Supermarkets
15 Regional Shopping Centers
16 Community Shopping Centers
21 Restaurants, Cafeterias
22 Drive -In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi -story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive-in Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous`
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class 1
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section Ill.
O m O r m r O m N N m m O N m mO m N m m O P O m m O m N Q m N O P N m m n m m r m r
m m Q N m m m m m 0 lh m n m N O m n m P O N P N n 0 0 0 0 0 m O O m h m P n m P
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P m CI 17 O m m C� C C C C C C C C G C C C C C C C C L C C C C 0 0 0 0
m m m N O m m m m m m m d m m m m d m m
m P m m n > Q > > > > > > > > > > > > > > > > > >
m m m m m m m m m m m m o m m m o m o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o m m m m
O: f f f ',2 f m m O
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LL Y. LL LL LL li LL LL LL LL LL LL LL It LL li li LL IC li a m U O W LL
Pp
m m m m m m m m m m m m m m m m m m m m
m m o d 6 6 0 o d 6 d o d 6 o d d o o d 6 o d d m y m m C
0 0 0 0 U U LL
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o u u d m u u u d u u u u u u u u u m m ry m m n m
m `m N m `m `v m m `m m m N m `m `d m m m N `m " p
J U u m n m w o m w E E E E E E E E E E E E E E E E E E E E c U
w p p o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a a a D a
~ U UQ Q Q Q m u u u UU 000 0000
m m v m m 0 n n n n n n
0 0 6 `o `o `0 0 3 3 3 3 3
Y YY Y Y Y
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0 0 o v3 3 3 4 �o n 4 4 > > > > > > > > > > > > > > > > > > > > > > > >
Q O a o x x x x x 1- F f Q m m N .- a a a a a a< a a a a a a< a a a a a a a a¢ a a a
O O O O m m m m p O O N ry N N m m m m m� m m m m m m m m m m m m m m m m m m m m m
Q P P P o 0 0 0 o P Q P P P a P Q m ry m N m m m m n N N n m m ry N m m ry N m m m ry N
Q P P Q Q
(7 m t7 (h p Q P P P n O O m m m m n m m m Q Q P P Q Q Q P O Q P P P P P P Q m m m m m m
m m ry m m m m m m n r r m m m m ry m m m m ry m m m m m m. m m m m m m m m m
N N N N ry N N N N N N N N N N N N N CI ry ry ry N N N N N N N ry N N N N N N ry N N N N
m m m m m m m m m m m m m m m m r n n n m m m m m m m m e m m e m m m m m m m m m m m
P P Q P Q Q P Q Q Q Q P P Q Q P Q Q P P Q Q O P P P O Q P Q Q Q Q P Q 4 Q P P Q Q
Table 2.01
COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES
Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two -
digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
121 Retail Sales and Service
10
Vacant Commercial
11
Stores
12
Mixed Use (Store and Resident)
13
Department Stores
14
Supermarkets
15
Regional Shopping Centers
16
Community Shopping Centers
21
Restaurants, Cafeterias
22
Drive -In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi -story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive -In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous`
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class 1
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
. Q m O N m m O m m m P m n m Q O P O � m
m n Q m m m m P a P Q n N 7 rn m P "1t o ri o
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0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
m m m m m m m m m m m m m m m m m m m m m m m
N ry m m n N N m ro ry ry n N w c� m r� m n N
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00000000000000000000000
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m m m m m m m m m m m m m m m m m m m m m m m
L L L L L L L L L L L L L L L L L L
6 m c6 m of ry >f n ry ry vi of m m 16 m of of N n li of n
V C C C C C C V C C C C C C C C C C C C C
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m v m v d m m m m v m m m m v m d d m v d d d
d n o o d n o o n n o o n n n o o n n n o d n
m m m m m m m m m m m m m m m m m m m m m m m
m m m m m m m m m d d m d m m ' m m
a' a' a' a' a
A F A F F A A A F F A F F A A F A A A m F A A
m m m m m m m m m m m m m m m m m m m m m
m m m m N ry m N m �n ry ry n m m m m �n n w n n
m m m m m m m m m m m m m m m m m m m m m m m
m m rn m m m m m m rn m m m o ry m m m m m m
N N ry N N N N N N ry N N N N N N ry N N N N N
m m m m m m m m m m m m m m m m m m m m m m m
P Q Q P Q Q P Q P Q Q Q Q Q Q Q Q Q Q Q Q Q P
Emmanuel Lutheran Church Market -Conditions Study: Revised Page U-9
Table 2.03
Non -Residential Land Use Inventory
General Summary: Rural Estates Planning Community District
Land
Square
Use
Collier County Commercial Land Use Category
Feet
Total Acres
10
"Vacant"
3,111
44,470.18
11
Stores
23,737
7.93
14
Supermarkets
0
0
16
Community Shopping Centers
20,356
2.55
17
Office Buildings (Non-professional, one-story)
0
0
18
Office Buildings (Non-professional, multi -story)
2,952
9.24
19
Professional Services Buildings
0
0
21
Restaurants, Cafeterias
10,500
1.87
22
Drive-in Restaurants
0
0
23
Financial Institutions
0
0
24
Insurance Company Offices
0
0
26
Service Stations
0
0
27
Automotive Sales
0
0
29
Wholesale Outlets
0
0
30
Florists/Greenhouses
3,454
3.57
32
Enclosed Theater, Auditorium
0
0
34
Cultural and Entertainment Enclosed Area
0
0
35
Tourist Attraction/Permanent Exhibits
35,828
4.06
39
Hotels, Motels
184,420
12.61
Grand Total
284,385
44,512.01
Population Non -Residential
Square Feet
2007 Square Feet
Per Capita
Corkscrew PCD 2,957 104,914
35.48
Rural Estates PCD 37,636 634.042
16.85
Total 40,593 738,956
18.20
Urban Estates PCD 38,712 2,383,736
60.11
Table 2.01
COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES
Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two -
digit numbers refer to Co0ier County Property Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
121 Retail Sales and Service
10
Vacant Commercial
11
Stores
12
Mixed Use (Store and Resident)
13
Department Stores
14
Supermarkets
15
Regional Shopping Centers
16
Community Shopping Centers
21
Restaurants, Cafeterias
22
Drive -In Restaurants
25
Repair Service Shops [excluding Automotive]
26
Service Stations
27
Automotive Sales
33
Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi -story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive -In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class 1
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television
"Miscellaneous" items are listed for reader information only. "Other' code items
will assist the reader in identifying land uses not subject to analysis in Section 111.
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Table 2.01
COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES
Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two -
digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
121 Retail Sales and Service
10
Vacant Commercial
11
Stores
12
Mixed Use (Store and Resident)
13
Department Stores
14
Supermarkets
15
Regional Shopping Centers
16
Community Shopping Centers
21
Restaurants, Cafeterias
22
Drive -In Restaurants
25
Repair Service Shops [excluding Automotive]
26
Service Stations
27
Automotive Sales
33
Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi -story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive -In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41A7 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class 1
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section Ill.
am�oo�NON o
m N O) O N m
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v e v o o v v v c
W,
Table 2.01
COLLIER COUNTY COMMERCIAL LAND -USE CATEGORIES
Note: Three -digit numbers refer to Florida Land Use and Cover Classification System, and two -
digit numbers refer to Collier County Property Appraiser's Land Use Codes and Florida Depart-
ment of Revenue (DOR) Codes.
121 Retail Sales and Service
10
Vacant Commercial
11
Stores
12
Mixed Use (Store and Resident)
13
Department Stores
14
Supermarkets
15
Regional Shopping Centers
16
Community Shopping Centers
21
Restaurants, Cafeterias
22
Drive -In Restaurants
25 Repair Service Shops [excluding Automotive]
26 Service Stations
27 Automotive Sales
33 Nightclubs, Cocktail Lounges, Bars
122 Wholesale Sales and Services
29 Wholesale Outlets, Produce Houses, Manufacturing Outlets
30 Florists, Greenhouses
123 Office and Professional Services
17 Office Buildings [Non-professional, one-story]
18 Office Buildings [Non-professional, multi -story]
19 Professional Services Buildings
23 Financial Institutions (Banks, S&L's, Credit Services)
24 Insurance Company Offices
124 Hotel and Motel
39 Hotels, Motels
125 Cultural and Entertainment
31 Drive -In Theater, Open Stadium
32 Enclosed Theater, Auditorium
34 Bowling Alleys, Skating Rinks, Pool Halls, Enclosed Areas
35 Tourist Attractions, Permanent Exhibits, Other Entertainment
Other Miscellaneous'
20 Airport and Marine Terminals, Piers, Marinas
28 Mobile Home Parks and Parking Lots
38 Golf Courses, Driving Ranges
40 Vacant Industrial
41-47 Developed Industrial including Manufacturing
48 Warehousing, Distribution & Trucking Terminals, Van & Storage Warehousing
60 Grazing Land, Class 1
66 Orchard Groves, Citrus, etc.
88 Federal Government
91 Utility, Gas & Electricity, Telephone, Water/Sewer Service, Radio/Television
"Miscellaneous" items are listed for reader information only. "Other" code items
will assist the reader in identifying land uses not subject to analysis in Section III.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page II -13
In sum, the subject site is well situated for use as a conditional use facility
that would allow land uses compatible with adjacent residential areas.
Located in proximity to two large "suburban" communities -- Waterways and
Ave Maria -- it can serve as a transitional facility providing a limited number of
conditional uses listed below under land use recommendations.
Listed below are recommended land uses identified with an employment
category number obtained from the Standard Industrial CIassification Manuel
(1987) -
Land Use Recommendations
Collier County's General Commercial Zoning District provides a list of Stan-
dard Industrial Classification (SIC) groups that can be considered both consistent
with the purpose and intent of applicable zoning standards.
The following Standard Industrial Classification (SIC) groups represent con-
ditional uses that can be considered both consistent with the purpose and intent of
applicable zoning standards and appropriate uses for development on the subject
site:
• Child Day Care Services (SIC Group 8351);
• Individual and Family Social Services (SIC Group 8322);
• Religious organizations (SIC Group 8661);
• Social services (SIC group 8399); and
• Any other public-service use that is compatible in nature with the foregoing
list of permitted principal uses, as may be determined by the Board of Zoning
Appeals (BZA)-
Additional Market -Conditions Analysis
Other analysis of the dimensions of measurable activity within the area un-
der study includes:
Section III: Estimates household income and consumer demand;
Section IV: Summarizes study findings and recommendations; and
Section V: Provides an Appendix with supplementary documentation-
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Emmanuel Lutheran Church Market -Conditions Study: Revised Page III -1
III. CONSUMER DEMAND FORECASTS
Problem Setting
A basic assumption of this analysis is that an area not served adequately by
well -located retail outlets and service providers, may also be underserved by a lack
of conditional -use provider facilities offering adult and child day care, individual and
family social services, religious worship groups, and churches.
Forecasts of demand generated by area residents are especially useful when a
forecasted need for goods and services is not matched by a sufficient number of local
establishments offering the consumer products and services desired by residents.
Section II of this market -conditions study found that residents of the geo-
graphic area under study ("the study area") are underserved due to a lack of com-
mercial and conditional -use facilities located in the study area when compared to
communities located in Collier County's Urban Estates Planning Community Dis-
trict (PCD).
Demand Calculations and Planning Considerations
The analysis of consumer demand generated by residents of the Corkscrew
Planning Community District (PCD) and the Rural Estates PCD commences with
population and household -size projections derived from the University of Florida's
Bureau of Economic and Business Research (BEBR) estimates for Collier County
applied to Collier's respective planning -community districts by the County's Com-
prehensive Planning Department.
Overall totals for the area under study have been disaggregated based on the
share of growth in each of the four (4) study areas included in the Golden Gate Area
Master Plan (GGAMP) Study Area 1, the Urban Estates, and Golden Gate Estates'
Study Areas 2, 3, and 4. Consumer demand calculations), first discussed in Section
1, begin on page III -3.
A map describing the boundaries of these study areas faces page III -2. Be-
cause of a low incidence of census -identified "held for occasional use" residences, in-
dicating they are owned and occupied by seasonal residents not officially domiciled
in Collier County, all forecasts reflect the area's permanent population composed
largely of working -age adults with school-age children.
Per -capita -income (PCI) data is derived from Woods & Poole Economics, Inc.,
and PCI forecasts are in "constant" dollar amounts. Generally, the PCI in the four
(4) study areas are upwards of one-third lower than the countywide PCI.
Expenditure estimates are incorporated into a step-by-step analysis of com-
mercial acreage and square footage required to satisfy forecasted demand.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page III -2
Demand calculations are based upon documented sales -per -square -foot (SPF)
for commercial space and a density determination, expressed as a floor-arearatio
(FAR), to predict the acreage requirement for the studied GGAMP area.
Commercial Demand Study for the Golden Gate Area (October, 2003) con-
ducted by the County's Comprehensive Planning Department reassessed early esti-
mates provided for all of Collier County by the Reynolds, Smith & Hills (RSH) Mar-
ket and Commercial Land Use Study (May 1988).
The reassessment improved the rigor and appropriateness of this analysis.
Analysts examining the retail -demand calculations that follow should be mindful of
the important definitions listed below.
Sales Per Square Foot (SPF): For the year 1986, determined to be $175.09
based upon the total measurable sales for the year of $1,008,788,987 divided by
5,761,514 million square feet (sq. ft.) of commercial space according to the 1988
Market and Commercial Land Use Study, page II -40.
The SPF calculation provided in the 2003 Commercial Demand Study for the
Golden Gate Area reflects property -appraiser defined land uses that correspond
closely to the Census' definition of retail -sales outlets. The 2003 Study determined
the SPF to be $223.56 based on projected retail sales of $3,431,270,000 and a coun-
tywide commercial square -footage estimate of 15,348,589 square feet. For the pur-
poses of the consumer -demand calculations that follow, the SPF is rounded up to
$225.00 leading to a more conservative demand forecast.
Floor Area Ratio (FAR): Defined as the percent of lot coverage, or the ratio of
retail floor area to overall land area, determined by the 1988 Market and Commer-
cial Land Use Study to be: 17.26 percent (%) in 1986, expressed as a ratio of 0.1726,
and estimated to be 0.1765 in 1990. The County's Comprehensive Planning Depart-
ment calculated the FAR to be 17.85% for the Urban Estates PIanning Community
District (PCD) in 1995, or a ratio of 0.1785.
The 2003 Commercial Demand Study for the Golden Gate Area has reas-
sessed the previous findings reported above and determined that the FAR for the 4
Golden Gate study areas ranged from 18.82% to 21.65% depending on whether ho-
tels/motels and theaters are included or excluded from the analysis. Correspond-
ingly, a FAR of 20% was utilized in the conversion of supportable square feet to sup-
portable acreage.
For the purposes of this analysis, an FAR of 0.20 will be utilized for the years
2000 to 2015. A total of 20% of any subject site or parcel will be considered to be the
floor space of a commercial structure and the remaining 80% will, presumably, be
devoted to secondary uses -- namely open space, parking, and stormwater manage-
ment.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page III -3
Dwelling Units (DU): An estimate calculated by dividing projected population
by persons -per -household data from the 2000 U.S. Census for the period 2000 to
2015.
Dwelling Unit Income (DUI): An estimate calculated by multiplying per cap-
ita income by persons -per -household.
Total Area Income (TAI): An estimate calculated by multiplying by dwelling -
unit household income by the number of dwelling units.
Consumer Expenditure (RE) Forecast: Determined by the 2003 Commercial
Demand Study for the Golden Gate Area to be 35% of total personal income. The
35% share of personal income is applied to TAI to forecast consumer expenditures
for each of the four study areas for each of the analyzed time periods, i.e. 2000, 2005,
2010, and 2015.
Consumer Demand Calculation (RDC): Calculation of the acreage required to
satisfy forecasted consumer demand according to sales per square foot and FAR is
determined by application of the following procedures:
1. Dividing projected sales by sales per square foot to determine supportable
square feet (sq. ft.);
2. Multiplying supportable square feet by 1.05 for the normal 5% vacancy fac-
tor; and
3. Dividing the total square feet by 43,560, the square feet in an acre; and the
FAR to determine the acreage requirement for Study Area 1, the Urban Es-
tates, and Study Area 2, Study Area 3, and Study Area 4 located in the
Golden Gate Estates east of Collier Boulevard/County Road 951 (CR -951).
The Collier County 2003 Commercial Demand Study for the Golden Gate
Area states:
"Currently, Study Area 1 (Urban Estates) contains most of the available
commercial land for the entire area. Approximately 84% of the total existing com-
mercial acreage is located in Study Area 1.
"Accordingly, Golden Gate Master Plan Study Area 1 is the only sub -area to
possess a surplus of commercial space in 2005, amounting to 25.06 acres in excess of
demand. On the other hand, Study Area 2, Study Area 3, and Study Area 4 are all
characterized by deficient amounts of commercial acreage."
Emmanuel Lutheran Church Market -Conditions Study: Revised
Page III -4
7,520
Table 3.01.1
10,109
LAND
-USE DEMAND CALCULATION (2000-2015)
$27,645
Estimated Growth in Study Area 1 (Urban Estates)
$32,194
Persons Per Dwelling Unit (PPDU)
2000 2005 - 2010
2015
Population Projections
27,719 39,492 46,089
53,090
Per Capita Income
$28,117 $30,541 .$33,041
$35,566
Persons Per Dwelling Unit
2.46 2.46 2.46
2.46
Dwelling Units
11,285 16,078 18,763
21,614
Dwelling Unit Income
$69,064 $75,019 _ $81,158
$87,361
Total Area Income
$779,376,532 $1,206,115,477 $1,522,797,855 $1,888,198,769
-
Consumer Demand Forecast:
Retail Expenditures (RE)
$272,781,786 $422,140,417 $532,979,249 $660,869,569
Sales Per Square Foot (SPF)
$225.00 $244.00 $264.00
$285.00
Supportable Square Feet(SSF)
1,212,363 1,727,267 2,015,804
2,322,036
Supportable Sq. Ft. (5% vacant) 1,272,982 1,813,630 2,116,594
2,438,138
Floor Area Ratio (FAR)
0.2000 0.2000 0.2000
0.2000
- Supportable Acreage (SA)
146.12 208.18 _ 242.95
279.86
Zoned Commercial Acreage
+233.24 +25.06 (9.71)
(46.62)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Table 3.01.2
LAND -USE DEMAND CALCULATION (2000-2015)
Estimated Growth in Study Area 2
2000 2005 2010 2015
Population Projections
5,278
7,520
8,776
10,109
Per Capita Income (PCI)
$25,451
$27,645
$29,908
$32,194
Persons Per Dwelling Unit (PPDU)
3.04
3.04
3.04
3.04
Dwelling Units (DU)
1,734
2,470
2,883
3,321
Dwelling Unit Income (DUI)
$77,476
$84,156
$91,044
$98,002
Total Area Income (TAI) $134,331,689
$207,883,479
$262,486,175
$325,445,894
Consumer Demand Forecast:
Retail Expenditures (RE) $47,016,084
$72,759,218 $91,863,161 $113,906,063
Sales Per Square Foot (SPF)
$225.00
$244.00
$264.00
$285.00
Supportable Square feet (SSF)
208,960
297,708
347,440
400,221
Supportable Sq. Ft. (5% vacancy)
219,408
312,593
364,812
420,232
Floor Area Ratio (FAR)
0.2000 0.2000.
0.2000
0.2000
Supportable Acreage (SA)
25.18
35.88
41.87
48.24
Zoned Commercial Acreage
1.79
(34.09)
(40.08)
(46.45)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Emmanuel Lutheran Church Market -Conditions Study: Revised Page III -5
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (545 vacancy
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial; Acreage
$71,409,154 $110,508,442 $139,523,969 $173,003,255
$225.00 $244.00 $264.00 $285.00
317,374
. Table 3.01.3
527,700
333,243
474,774
LAND -USE DEMAND CALCULATION
(2000-2015)
0.2000
0.2000
Estimated Growth in Study Area 3
54.50
63.60
2000. 2005
2010
2015
Population Projections
7,640 10,885
12,703
14,633
Per Capita Income (PCI)
$26,705 $29,007
$31,381
$33,780
Persons Per Dwelling Unit (PPDU) 2.90 2.90
2.90
2.90
Dwelling Units (DU)
2,632 3,750 -
- 4,376
5,041
Dwelling Unit Income (DUI)
$77,516 $84,199
$91,080
$98,052
Total Area Income (TAI)
$204,026,155 $315,738,405
$398,639,910
$494,295,015
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (545 vacancy
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial; Acreage
$71,409,154 $110,508,442 $139,523,969 $173,003,255
$225.00 $244.00 $264.00 $285.00
317,374
452,166
527,700
333,243
474,774
554,085
0.2000
0.2000
0.2000
38.25
54.50
63.60
42.31
(12.19)
(21.29)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Table 3.01.4
607,865
638,259
0.2000
73.26
(30.95)
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$9,124,067 $14,119,848
$225.00
LAND -USE DEMAND CALCULATION (2000-2015)
40,551
57,774
Estimated Growth in Study Area 4
60,663
0.2000
2000
2005
2010
2015
Population Projections
1,000
1,425
1,663
1,915
Per Capita Income (PCI)
$26,069
$28,316
$30,634
$32,975
Persons Per Dwelling Unit (PPDU) 3.12
3.12
3.12
3.12
Dwelling Units (DU)
321
457
534
615
Dwelling Unit Income (DUI)
$81,230
$88,233
$95,454
$102,749
Total Area Income (TAI)
$28,068,763
$40,342,424
$50,934,888
$63,156,901
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet (SSF)
Supportable Sq. Ft. (5% vacancy)
Floor Area Ratio (FAR)
Supportable Acreage (SA)
Zoned Commercial Acreage
$9,124,067 $14,119,848
$225.00
$244.00
40,551
57,774
42,579
60,663
0.2000
0.200
4.89
6.96
0.00
(6.96)
$17,827,211 $22,104,915
$264.00
0
$285.00
67,425
77,668
70,796
81,551
0.2000
0.2000
8.13
9.36
(8.13)
(9.36)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
Emmanuel Lutheran Church Market -Conditions Study: Revised Page I11-6
Fable 3.01.5 -
LAND -USE DEMAND CALCULATION (2000.2015)
Aggregated Retail Growth for the Entire Golden Gate Estates Study Area
(incorporates Study Area 1, Study Area 2, Study Area 3, and Study Area 4)
-
2000
2005-
2010
2015
Population Projections
41,637
59,321
69,230
79,747
Average Per Capita Income (PCI)
$26,586
$28,878
$31,241
$33,629
Persons Per Dwelling Unit (PPDU)
2.88
2.88
2.88
2.88
Dwelling Units: Study Area Total
15,972
22,755
26,556
30,590
Dwelling Unit Income (DUI)
$76,560
$83,161
$89,967
$96,843
Total Area Income (rAl) $1,222,788,260 $1,892,312,362 $2,369,165,267 $2,962,454,210
Consumer Demand Forecast:
Retail Expenditures (RE) $400,331,092 $619,527,925 $782,193,590 $969,883,802
Sales Per Square Foot (SPF) $225.00 $244.00
$264.00
$285.00
Supportable Square Feet(SSF) 1,779,249 2,534,915
2,958,368
3,407,790
Supportable Sq. Ft. (5% vacant) 1,868,212 2,661,661
3,106,286
3,578,180
Floor Area Ratio (FAR) 0.200 0.200
0.200
0.200
Supportable Acreage (SA) 214.44 305.52
356.55
410.72
Zoned Commercial Acreage 277.34 (28.18)
(79.21)
(133.38)
Source: Collier County Comprehensive Planning Department,
Commercial Demand Study for the Golden Gate Area (October, 2003)
M.Wl
Further, the 2003 Commercial Demand Study for the Golden Gate Area con-
cludes: "In short, these findings suggest that population and income growth can
support additional commercial space within the Golden Gate area. However, other
factors deserve careful consideration when interpreting these results. Namely,
availability of real estate immediately adjacent to the study areas is recognized in
helping to serve consumer needs. Nonetheless, even when considering these adjacent
retail centers, each study area is of adequate size to support what is typically char-
acterized as a neighborhood and/or community shopping center."
Finally, the 2003 Commercial Demand Study for the Golden Gate Area ad-
vises: "The International Council of Shopping Centers (ICSC) defines a Neighbor-
hood Center as possessing a primary trade area of 3 miles or less and a Community
Center as one possessing a primary trade area of 3-6 miles. ICSC also gives a site
acreage range of 3-15 acres for Neighborhood Centers, and 10-40 acres for Commu-
nity Centers."
Emmanuel Lutheran Church Market -Conditions Study: Revised Page III -7
Additional Planning Considerations
A unique feature of Study Area 1, the Urban Estates Planning Community
District (PCD), is that much of its commercially -zoned areas are located almost ex-
clusively within Activity Center #3, Activity Center #4, Activity Center #10, and the
large PVDs contiguous, or nearly so, to these activity -center commercial nodes.
Generally, activity -center commercial is developed to address the basic goods
and services needs of local residents; exceptions would include the interstate com-
mercial nodes located in Activity Center #4 and Activity Center #10; both are located
along I-75 in Study Area 1 and are designed, in large part, to serve the traveling
public.
Despite the impressive aggregation of existing commercially -zoned land in
Study Area 1, the Urban Estates PCB, they are located a significant distance from
the subject site as demonstrated in Table 3.02 below:
Table 3.02
PUD Non -Residential Acreage in the Urban Estates
General Location: Immokalee Road — 1-75 Exit 777
Planning
Land
Community
Town-
Sec-
Area
District Area
ship
Range
tion
TAZ
Subdivision
(Acres)
Township 48 South,
Range
26 East
UE -1
48
26
19
374
Northbrook Plaza PUD
385.77
UE -2
48
26
19
375
Carlton Lakes PUD
16.96
UE -2
48
26
19
375
Pelican Strand PUD
402.68
UE -3
48
26
20
374
Huntington PUD
7.24
UE -3
48
26
20
371
Quail I PUD
25.50
UE -3
48
26
20
371
Quail II PUD
8.51
UE -8
48
26
30
161
Donovan Center PUD
6.22
UE -8
48
26
30
161
Mocake PUD
7.80
UE -8
48
26
30
161
Crestwood PUD
7.83
UE -8
48
26
30
161
Breezewood PUD
7.18
UE -8
48
26
30
161
Brentwood PUD
18.67
UE -8
48
26
30
161
Stiles PUD
18.37
UE -8
48
26
30
161
Tiburon PUD
122.22
Total Acres
1,034.95
Emmanuel Lutheran Church Market -Conditions Study: Revised Page III -8
Study Area Demand Calculation: As discussed in Section 1, an estimate of
the population of the Postal ZIP code 34120 was added to the analysis. This addi-
tional component provides for a more compact, contiguous area to be analyzed (see
page I-2). Table 3.03 below demonstrates population growth for ZIP 34120 for the
period, 2000 to 2015:
Table 3.03
Population Estimates and Growth Projections
Postal ZIP Code Area 34120
2000 2005 2010 2015
Postal ZIP -Code 34120 12,062 33,912 38,183 48,349
Percent (%) share of:
Unincorporated County 5.61% 12.15% 13.09% 15.09%
Sources: Collier County Permanent Population Estimates and Projections (2000-2015)
U. S. Bureau of the Census for the 2000 decennial census.
Table 3.04 below demonstrates consumer demand for ZIP 34120 and provides
an estimate of the net deficit in acreage.
Table 3.04
Land -Use Demand Calculation (2000-2015)
Estimated Consumer Demand in Postal ZIP Code Area 34120
2000 2005 2010 2015
Population Projections.
12,062
33,912
38,183
48,349
Average Per Capita Income (PCI)
$26,586
$28,878
$31,241
$33,629
Persons Per Dwelling Unit (PPDU)
2.88
2.88
2.88
2.88
Dwelling Units: Study Area Total
4,188
11,775
13,256
16,788
Dwelling Unit Income (DUI)
$76,568
$83,169
$89,974
$96,852
Total Area Income (TAI) $320,666,784
$979,314,975
$1,192,695,344
$1,625,951,376
Consumer Demand Forecast:
Retail Expenditures (RE)
Sales Per Square Foot (SPF)
Supportable Square Feet(SSF)
Supportable Sq. Ft. (5% vacant)
Floor Area Ratio (FAR).
Supportable Acreage (SA)
Zoned Commercial Acreage
$112,233,744 $342,760,241 $417,443,370 $569,082,982
$225.00 $244.00 $264.00 $285.00
498,815
523,756
0.200
60.12
Commercial Acreage Deficit ••
1,404,755
1,474,993
0.200
169.31
44.10
(125.21)
1,581,225
1,660,286
0.200
190.57
1,996,782
2,096,621
0.200
240.66
*x
xx
The demand calculation demonstrated above in Table 3.04 establishes the net
commercial acreage deficit of 125.21 acres for the year 2005 only.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page III -9
Recognizing that additional Commercial Planned Unit Development (CPDD)
acreage and other newly zoned commercial acreage will be approved over the course
of the ten-year period 2006-2015, it would be problematic to extend the net -deficit
analysis beyond the year 2005.
As mentioned previously, the International Council of Shopping Centers
(ICSC) defines a Neighborhood Shopping Center as one possessing a primary trade
area of three miles or less with a site -acreage range of 3-15 acres, and a Community
Shopping Center as one possessing a primary trade area of 3-6 miles with a site -
acreage range of 10-40 acres.
This analysis supports a finding that the entire area under study defined for
the proposed Emmanuel Lutheran Church Mission Center to be located on Oil Well
Road could accommodate upwards of four new Neighborhood Centers or two new
Community Centers.
Based on this finding, it is reasonable to conclude that all available commer-
cially zoned acres located in the area under study will be utilized fully by retail out-
lets and consumer services, leaving little or no leaseable space available for the con-
ditional uses of adult and child day care, individual and family social services, relig-
ious worship groups, and churches proposed to be located in the Emmanuel Evan-
gelical Lutheran Church Mission Subdistrict.
Section IV will explore extensively the availability of appropriately located
sites with potential for conditional -use development in facilities suited to conducting
adult and child day care, individual and family social services, and religious worship
activities.
Emmanuel Lutheran Church
Growth Management Plan Amendment
Market -Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -1
IV. PROBLEM SETTING AND RECOMMENDATIONS
Previous sections of this study have reviewed the emerging goods and serv-
ices needs of the growing population of the Corkscrew Planning Community District
(PCD) and the largely platted Rural Estates PCD located east of the County's urban
boundary, south of neighboring Lee County, and north of I-75.
Section IV will focus on an assessment of the merits of the petitioner's pro-
posed Growth Management Plan (GMP) amendment in respect to the subject site
located at 2862 Oil Well Road (CR -858) to be known as the Emmanuel Lutheran
Church "Mission Center" and the activities proposed for the Mission Center.
Collier County's Corkscrew PCD and the largely platted Rural Estates PCD,
containing the platted Golden Gate Estates subdivision and the surrounding "Rural
Fringe" area to the south of the subdivision, have provided the general geographic
context for this market -conditions analysis.
The Golden Gate Estates can be defined as a very large assemblage of low-
density, semi -rural residential lots. Opportunities for non-residential commercial
and conditional uses are limited. Typical lots are 2.25 acres in size.
As demonstrated in Section 1, the permanent population of the Corkscrew
PCD, and the Rural Estates PCD is projected to grow 181.55 percent from 19,834
persons in 2000 to 55,843 persons in 2015, an increase of 36,009 persons according
to June 11, 2008 estimates provided by the Collier County Comprehensive Planning
Department (see Section I).
As demonstrated in Section III, the estimated 2015 area population of 55,843
persons translates to a deficit of supportable commercial land uses of 133.38 acres
intended, conceptually, to service area households with basic goods and services (see
Section III).
The specific subject of this Section IV analysis is a unified site of 21.72 acres
located 2.2 road -miles east of the intersection of Immokalee Road (CR -846) and Oil
Well Road (CR -858).
The subject parcel is zoned "Golden Gate Estates" and must submit to the
provisions of the Golden Gate Area Master Plan (GGAMP), adopted originally as
Ordinance 91-15 on February 5, 1991, and subsequently amended seven times.
The "Golden Gate Future Land Use Map" on the facing page illustrates land
uses permitted for the mapped area.
The map's Legend cautions that, "This map cannot be interpreted without the
Goals, Objectives, Policies and Land Use Description Section of the Golden Gate
Area Master Plan."
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -2
The GGAMP is quite specific in stating, "Intensifying residential density
shall not be permitted." The Estates Designation can also accommodate "future non-
residential uses including:
• Conditional uses and essential services as defined in the Land Development
Code (LDC),
• Parks, open space and recreational uses,
• Group Housing shall be permitted subject to the definitions and regulations as
outlined in the Collier County Land Development Code (Ordinance 91-102,
adopted October 30, 1991, and consistent with locational requirements in Florida
Statutes (Chapter 419.01 F -S.).
• Schools and school facilities in the Estates Designation north of I-75, and where
feasible and mutually acceptable, co -locate schools with other public facilities,
such as parks, libraries and community centers to the extent possible."
"The Golden Gate Area Master Plan provides for Neighborhood Centers lo-
cated along major roadways distributed within Golden Gate Estates according to
commercial demand estimates. The centers are designed to concentrate all new
commercial zoning, and conditional uses, as allowed in the Estates Zoning District,
in locations where traffic impacts can be readily accommodated and to avoid strip
and disorganized patterns of commercial and conditional use development. Four es-
tablished Neighborhood Centers are provided for in the Estates Zoning District (see
map on facing page):
• Wilson Boulevard and Golden Gate Boulevard Center,
• Collier Boulevard and Pine Ridge Road Center,
• Everglades Boulevard and Golden Gate Boulevard Center, and the
• Immokalee Road and Everglades Boulevard Center.
The GGAMP is clear that the Neighborhood Center designation does not
guarantee that non-residential zoning will be granted. The designation only provides
the opportunity to request non-residential zoning. Neighborhood Center locations
are based on the intersection of major roads and spacing criteria."
A major premise of this analysis is that the non -residential -use criteria appli-
cable to Neighborhood Center commercial that are cited below will apply equally to
non-commercial conditional uses.
Selected criteria for the development neighborhood -center nodes as desig-
nated in the GGAMP are listed below:
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -3
• "Commercial uses shall be limited to intermediate commercial so as to pro-
vide for a wider variety of goods and services in areas that have a higher de-
gree of automobile traffic. These uses shall be similar to C-1, C-2, or C-3
zoning districts outlined in the Collier County Land Development Code (Or-
dinance 91-102, adopted October 30, 1991), except as prohibited below.
• The Neighborhood Center located at the intersection of Pine Ridge Road and
Collier Boulevard may be developed at 100% commercial and must provide
internal circulation. Any rezoning is encouraged to be in the form of a PUD.
This Neighborhood Center may also be utilized for single-familv residential
or conditional uses allowed in the Estates zoning district such as churches
social or fraternal organizations childcare centers schools and group care
facilities (underline added).
• Parcels immediately adjacent to commercial zoning within the Neighborhood
Centers located at the intersections Golden Gate Boulevard and Wilson
Boulevard, Golden Gate Boulevard and Everglades Boulevard, Everglades
Boulevard and Immokalee Road may qualify for Conditional Use under the
transitional conditional use provision of the Conditional Uses Subdistrict of
this Master PIan Element.
• A single project shall utilize no more than 50% of the total allowed commer-
cial acreage. This percentage may be increased at the discretion of the Board
of County Commissioners.
• The project shall make provisions for shared parking arrangements with ad-
joining developments.
• Access points shall be limited to one per 180 feet commencing from the right-
of-way of the major intersecting streets of the Neighborhood Center. A maxi-
mum of three curb cuts per quadrant shall be allowed.
Driveways and curb cuts shall be consolidated with adjoining developments,
whenever possible.
• Driveways accessing parcels on opposite sides of the roadway shall be in di-
rect alignment, except when the roadway median between the two parcels
has no opening.
• Projects shall provide a 25 -foot wide landscape buffer abutting the external
right-of-way. A minimum of 50% of the 25 -foot wide buffer area shall be com-
prised of a meandering bed of shrubs and ground covers other than grass.
Water retention/detention areas shall be allowed in this buffer area if left in
natural state, and drainage conveyance through the buffer area shall be al-
lowed if necessary to reach an external outfall.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -4
• All buildings shall have tile roofs, `Old Style Florida' metal roofs, or decora-
tive parapet walls above the roofline. The buildings shall be finished in light,
subdued colors, except for decorative trim.
• Building heights shall be limited to one (1) story, with a maximum height of.
thirty-five (35) feet. This provision only applies east of Collier Boulevard.
• All lighting facilities shall be architecturally—designed, and shall be limited
to a height of twenty-five (25) feet. Such lighting facilities shall be shielded
from neighboring residential land uses.
• Commercial uses shall encourage pedestrian traffic through placement of
sidewalks, pedestrian walkways, and marked crosswalks within parking ar-
eas. Adjacent projects shall coordinate placement of sidewalks so that a con-
tinuous pathway through the Neighborhood Center is created.
• All buildings and projects within any single specific quadrant of the Subdis-
trict shall utilize a common architectural theme. This theme shall be appli-
cable to both building design and signage.
• No building footprint shall exceed 5,000 square feet, unless the project is
submitted in the form of a PUD. Walkways or courtyards shall connect adja-
cent buildings. This provision only applies east of Collier Boulevard.
• Fences or walls may be constructed on the commercial, side of the required
landscape buffer between adjacent commercial and residential uses. If con-
structed, such fences or walls shall not exceed five (5) feet in height. Walls
shall be constructed of brick or stone. Fences shall be of wood or concrete
post or rail types, and shall be of open design (not covered by slats, boards or
wire).
• Projects directly abutting residential property (property zoned E -Estates and
without an approved conditional use) shall provide, at a minimum, a seventy-
five (75) feet wide buffer in which no parking uses are permitted. Twenty-
five (25) feet of the width of the buffer along the developed area shall be a
landscape buffer. A minimum of 50 feet of the buffer width shall consist of re-
tained native vegetation and must be consistent with subsection 3.9.5.5.6 of
the Collier County Land Development Code (LDC).
• Projects within the Neighborhood Center Subdistrict that are submitted as
PUDs shall provide a functional public open -space component. Such public
open -space shall be developed as green space within a pedestrian -accessible
courtyard, at the time of PUD approval.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -5
• The following principal permitted uses are prohibited within Neighborhood
- Centers:
Drinking Places (5813) and Liquor Stores (5921)
• Mail Order Houses (5961)
Merchandizing Machine Operators (5962)
Power Laundries (7211)
• Crematories (7261)
• Radio, TV Representatives (7313) and Direct Mail Advertising Services
(7331)
• NEC Recreational Shooting Ranges, Waterslides, etc. (7999)
• General Hospitals (8062), Psychiatric Hospitals (8063), and Specialty
Hospitals (8069)
• Elementary and Secondary Schools (8211), Colleges (8221), Junior Col-
leges(8222)
• Libraries (8231)
• Correctional Institutions (9223)
• Waste Management (9511)
• Homeless Shelters and Soup Kitchens."
Requests for conditional uses are subject to the following locational and
spacing criteria as listed the GGAMP:
"a) Essential Services Conditional Uses shall be allowed anywhere within the
Estates Zoning District, and are defined as follows:
•. electric or generating plants;
• effluent tanks;
• major re -pump stations;
• sewage treatment plants, including percolation ponds;
• hospitals and hospices;
• water aeration or treatment plants;
• government facilities (see LDC Section 2.6.9);
• public water supply acquisition withdrawal or extraction facilities;
• public safety service facilities; and
• other similar facilities."
"d) Conditional uses may be granted in Transitional Areas. The purpose of this
provision is to allow conditional uses in areas adjacent to non-residential uses
generally not appropriate for residential use. The conditional use will act as
a transitional use between non-residential and residential areas."
"The following criteria shall apply for Transitional Conditional Use requests:
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -6
• Site shall be directly adjacent to a non-residential use (zoned or devel-
oped);
• Site shall be 2.25 acres, or more, in size or be at least 150 feet in width
and shall not exceed 5.00 acres;
• Conditional uses shall be located on the allowable acreage adjacent to the
non-residential use;
• Site shall not be adjacent to a church or other place of worship, school, so-
cial or fraternal organization, child care center, convalescent home, hos-
pice, rest home, home for the aged, adult foster home, children's home,
rehabilitation centers;
• Site shall not be adjacent to parks or open space and recreational uses;
• Site shall not be adjacent to permitted Essential Service, as identified in
Section 2.6.9 of the Land Development Code, except for libraries and mu-
seums; and
• Project shall provide adequate buffering from adjacent properties allow-
ing residential uses."
Application of Transitional Conditional Use Criteria
As stated previously above, the GGAMP recognizes the "need to provide basic
goods and services to Estates residents" in designated Neighborhood Centers "de-
signed to concentrate all new commercial zoning in locations where traffic impacts
can be readily accommodated and to avoid strip and disorganized patterns of com-
mercial development." Further, Neighborhood Center "locations are based on the in-
tersection of major roads and spacing criteria."
Also, the GGAMP advocates that conditional uses as defined by the GGAMP
shall be limited to Neighborhood Centers so long as "the project shall provide ade-
quate buffering from adjacent properties," and "projects shall coordinate access
management plans with other projects within the Neighborhood Center nodes to fa-
cilitate a sound traffic movement pattern."
The GGAMP provides that, "Conditional uses may be granted in Transitional
Areas." And, "the purpose of this provision is to allow conditional uses in areas adja-
cent to non-residential uses generally not appropriate for residential use. The condi-
tional use will act as a transitional use between non-residential and residential ar-
eas." The matrix provided below reviews each of the criteria cited above that shall
apply for a Transitional Conditional Use request for the subject Oil Well Road site:
Emmanuel Lutheran Church Market -Conditions Study: Revised Page rV-7
Criteria
1) "Site shall be directly adjacent to a
non-residential use (zoned or
developed)."
Application To Subject Site
1) Site is located directly adjacent to several
cleared but undeveloped parcels directly
south and west of the site with no known
plans for the development of these vacant
parcels. A single-family residence is lo-
cated near the site's northwest quadrant
near the location of the subject site's 3.0 -
acre Stormwater Management Area (see
Site Plan on facing page).
2) "Site shall be no closer than 1/2 road- 2) The closest Neighborhood Center is
mile from the intersection of a Neighbor- G's General Store approximately 2.2
hood Center." miles west of the subject site at the
intersection of CR -846 and CR -858.
3) "Site shall be 2.5 acres in size and shall
not exceed 5.0 acres."
3) The site is a 21.72 -acre tract located
at 2862 Oil Well Road (CR -858) in
the Golden Gate Estates (refer to item
#3 on page IV -14).
4) "Conditional uses shall be located on 4) A development site plan could be
the allowable acreage directly adjacent designed that could locate the
to the non-residential use." allowable conditional -use acreage
well away from the residential property
located near the western border of the
subject site.
5) "Site shall not be adjacent to a church or
other place of worship, school, social or
fraternal organization, child care center,
convalescent home, hospice, rest home,
home for the aged, adult foster home,
children's home, (or) rehabilitation center."
6) "Site shall not be adjacent to parks or
open space and recreational uses."
5) None of the conditional uses listed
are located adjacent to the subject
site.
6) The subject site is not adjacent to
any parks or open space and/or
recreation uses.
7) "Site shall not be adjacent to Essential Ser- 7) The subject site is not adjacent to any.
vices except for libraries and museums." Essential Service.
8) "Project shall provide adequate buffering 8) Adequate buffering will be provided
from adjacent properties allowing that would screen conditional uses from
residential uses." an adjacent residential property near the
west property line of the subject site.
Additionally, other standards referenced in the GGAMP can be cited as sup-
port for the designation of the subject parcel as a Transitional Conditional Use Area
as follows:
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -8
Standards Characteristic of the Subject Site
Standards Application To Subject Site
1) Accommodate transitional -conditional -use 1) Projected traffic volume increases
zoning to provide for a wider variety of along the length of Oil Well Road
basic goods and services in areas that have (CR -858) to Immokalee Road (CR -846)
a higher degree of automotive traffic. can be well accommodated on an
improved CR -858.
2) Concentrate all new commercial zoning 2)
in locations where traffic impacts can be
readily accommodated.
By 2011, CR -858, will be improved from
a 2 -lane undivided roadway to a 4 -lane
divided collector that will have sufficient
volume capacity for 44,100 cars by
2015 with a predicted AADT of 12,900
cars and a Volume/Capacity (V/C) Ratio
of 0.29.
The segment of CR -858 from CR -846
to Everglades Boulevard is at the 100%
Design Stage at the time of this writing.
A programmed $46,000,000 construction
project on the site's frontage road, CR -
858, will be commencing in FY09 and will
be completed by FY10.
3) Avoid strip centers and disorganized 3) The subject site should be considered
patterns of commercial development. as a single -use site and would not have
any of the undesirable characteristics of a
strip center or exhibit any evidence of
disorganized development.
4] Allow conditional uses in areas adjacent 4] The subject site is on what will be a well -
to non-residential uses that are generally traveled roadway. At an unknown time
not appropriate for residential use. in the past, it was cleared for some pur-
pose and its appropriateness for residen-
tial use appears problematic.
Analysis of Conditional Uses in the Golden Gate Area
Appendix 1 of the GGAMP under the heading "Conditional Use Approvals
and Locations" defines Conditional Uses as "uses that would not be appropriate gen-
eralIy or without restriction within a particular zoning district unless they are con-
trolled as to number, area, location or relation to the neighborhood." Further, "be-
fore conditional uses can be approved, they must be found in compliance with the
Growth Management Plan, have adequate and safe access, and be compatible with
adjacent properties." Appendix 1, page 1, stipulates, "Permitted Conditional Uses to
include such uses as:
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -9
• schools,
• recreational facilities,
• social and fraternal organizations,
• churches,
• owner -occupied day care centers, and
• convalescent and rehabilitation centers."
Appendix 1 further stipulates, " ... problems related to conditional uses are
primarily limited to the Estates area. Concerns related to Conditional Uses include:
a. Proliferation and expansion of Conditional Uses into residential areas,
b. Conditional Uses encourage additional Conditional Uses, and
c. Conditional Uses are not always in appropriate locations."
For the purposes of the Golden Gate Area Master Plan, a study area was de-
fined that is represented in maps and supplementary tables that are included in this
Market -Conditions Study in the Appendix under Tab 5 of this volume.
The referenced maps and tables under Tab 5 summarize the type and the lo-
cation of Conditional Uses existing at the time of recent amendments the Golden
Gate Area Master Plan (GGAMP) by the adoption of Ordinance No. 2005-25 on June
7, 2005.
The Conditional Uses presented in the referenced maps and supplementary
tables were those obtained from the Collier County Comprehensive Planning De-
partment, with the proviso that the referenced Conditional Uses may not reflect all
those "granted due to grandfathered uses which do not appear on the Zoning Atlas."
Existing and Potential Conditional Uses
The existing 79 existing and/or potential Conditional Uses delineated under
the heading "Approved Provisional/Conditional Uses" on pages 2, 3, 4, 5, and 6 of the
previously referenced Appendix 1 are summarized in Table 4.01, Table 4.02 and Ta-
ble 4.03 below.
Those Conditional Uses determined to be located east of Collier Boulevard
(CR -951) are analyzed in detail following Table 4.03.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -10
Table 4.01
- Summary of Existing Conditional Uses in the Golden Gate Estates
Existing Conditional Use
Churches and Child Care Facilities
Fraternal Organizations/Clubs
Fire Stations
Institutional/Rehabilitation Centers
School/Child Care
Government Uses
Model Home
Commercial Uses
Communications Towers
Lake Excavation
Earth Mining
Total
Source: Golden Gate Area Master Plan, Appendix 1, page 6
Total Number of Uses
28
8
4
3
7
9
7
12
3
1
2
84
Table 4.02
Potential Acres of Conditional Uses Meeting GGAMP Criteria
Areas With Potential For Locatina Conditional Uses Potential Acres
Essential Services
Unlimited
Golden Gate Parkway
2.21
West Side of Collier Boulevard (CR -951)
4.00
Neighborhood Center
69.86
Neighborhood Center "Tran/CU"
115.58
Transitional Use
76.42
Activity Center at Pine Ridge/1-75
33_79
Total
301.86
Source: Golden Gate Area Master Plan, Appendix 1, page 6
Emmanuel Lutheran Church Market -Conditions Study: Revised
Page IV -11
Table 4.03
Potential Sites For Conditional Uses Meeting GGAMP Criteria
{Refer to Maps GG CU -1, GG CU -2, and GG CU -3]
Sites With Potential For locating Conditional Uses Map Site
Acres
Tr. 53 & 54, U9
A
9.60
TO, U12
B
4.86
Tc 72, U23
C
5.00
Tr. 125 and Tc 127, U23
D
8.00
Nly 380' Tr. 1, Tr. 2 and So. 105' Tr. 3, U14
E
5.00
E75' of W180' Tr. 97, all Tr. 98, U29 Tr. 76, 93, 108, U535
F
2.00
All Tr. 105, U2
H
4.00
Tr. 16 & 18, UI 3 & Tr. 124 & 126, U12, Tr. 3, 35,
1
57.64
U14 & Tr. 14 & Tr. 142, 143, Ul l
Tr. 143 and SI 65, Tr. 144, U28
J
7.50
Tr. 106, 1074, & 108, U26
K
31.50
Tr. 98 & 99, U80, Tr. 94 & 95, U81 - Tr. 2 & 3, U77 -
L
63.25
Tr. 127 & 129, U76
W1 12 Tr. 65, Tr. 159, U43
M
6.25
Tr. 66 & W165 Tr. 75, U30
N
7.50
E 165 Tr. 60, 65 & W165, Tr. 76, U30
O
10.00
5165, Tr. 109, 110 & U26
p
2.73
Tr. 15, 17 & 114 U46 - Tr. 105, 127 & 130, U47
Q
33.05
E 180', Tr. 86, U29
R
2.21
Tr. 60 less E30' of 5275' les S15', Tr. 61, 76, 77, 92, 93,
S
33.79
108, U35, and Tr. 10. 25 & 26 of U33 (A/C 10)
Total
301.86
Source: Golden Gate Area Master Plan Appendix 1, page 6
Location of Conditional Uses East of the Urban Boundary
A careful review of Table 4.03 listing the potential sites for Conditional Uses
meeting the adopted criteria of the GGAMP demonstrates that the potential loca-
tions identified by the GGAMP limit the types of uses appropriate to these locations.
Table 4.04 below demonstrates the very limited number of active Conditional
Use sites located east of Collier Boulevard/County Road 951 (CR -951) at the time of
this writing:
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -12
Table 4.04
General Location of Sites For Conditional Uses Meeting GGAMP Criteria
(Refer to Maps GG CU -2, and GG CU -3)
Location Of Conditional Uses East of CR -951 Site Number
Acres
Map GG CU -2
Golden Gate Fire Control and Rescue District
19
2.50
Collier County Pumping Station
30
2.25
Florida Homes Model Home
37
2.27
Golden Gate Estates Library
48
2.08
EMS and Sheriff Office Substation
60
2.57
Holland & Knight Communications Tower
64
0.08
Development Services Communications Tower
66
2.58
Wilson Boulevard Neighborhood Center
77
5.00
Subtotal
19.33
Map GG CU -3
Corkscrew Baptist Church
14
2.50
Forestry Station
18
5.46
Big Corkscrew Fire Control & Rescue District
20
2.50
Collier County Sheriff Office Firing Range
32
6.77
Randall Boulevard Neighborhood Center
43
5.00
G's General Store Neighborhood Center
54
2.12
Voice Stream Wireless Communications Tower
63
2.30
Ron Beaver Lake Excavation
67
6.60
Maloney ix Sons Earthmining
68
5.00
Creative Homes Earthmining
69
5.00
MIR -MAR Planned Unit Development (PUD)
74
2.38
Big Corkscrew Fire Control & Rescue District
75
4.07
Subtotal
49.70
Grand Total
69.03
Source: Gate Area Master Plan, Appendix 1, pages 2-4
Undeniably, the selection of the above-described sites as Conditional Uses
appears wholly dependent on the land uses surrounding the sites listed in Table
4.04.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -13
However, sites deemed uniquely appropriate for schools, recreational facili-
ties, social and fraternal organizations, churches, owner -occupied day care centers,
and convalescent and rehabilitation centers may not always meet the GGAMP crite-
ria as suitable locations for Conditional Uses.
Summary of Findings
1. This market -conditions study contends that it is in the interest of those living
within the study area defined in Section I that well -located, well-designed fa-
cilities be developed that can provide enhanced services to meet the needs of
local residents.
2. Permitting conditional uses in a desirable location may give sufficient incen-
tive to a willing landowner to agree to certain regulatory and design stan-
dards when developing their property.
3. Eastward expansion of needed public-service facilities available to residents
of the study area will likely be driven by the proposed development's per-
ceived impact on:
a) Surrounding residential development(s);
b) Plans of other land owners to develop parcels now earmarked by owners,
but currently undeveloped, for new or expanded residential, commercial
and/or conditional uses; and
c) Capacity improvements on the existing road network to accommodate
new traffic.
4. All roadway segments within the area under study that require remediation
or roadway capacity improvements have been addressed positively in Collier
County's Long Range Transportation Plan (LRTP) and the current Transpor-
tation Improvement Program (TIP) for Collier County.
Considering the petitioner's ultimate purpose to provide well -located and
needed public services to area residents, the subject site recommends itself as
appropriate for those Conditional Uses deemed appropriate to serve the fam-
ily needs of a rapidly growing area population.
Study Recommendations
1. If additional documentation is required to support an application designating
the subject site as a Transitional Conditional Use Area, the development of
such documentation and the petitioner's application should proceed in a
timely manner to ensure that no conversion to "Residential" of the contiguous
undeveloped parcels west, south and east of the subject site take place before
the Emmanuel Lutheran Church obtains the land -use designation it is seek-
ing.
Emmanuel Lutheran Church Market -Conditions Study: Revised Page IV -14
2. The subject site recommends itself as an appropriate site for an array of de-
sirable Conditional Uses: schools, recreational facilities, social and fraternal
organizations, churches, owner -occupied day care centers, and convalescent
and rehabilitation centers.
3. The petitioner should be mindful of the requirement of the Golden Gate Area
Master Plan (GGAMP) Policy 1.1.5 that stipulates that "Conditional Use re-
quests shall be approved by the Board of County Commissioners by a Super
Majority (4/5) vote."
The documentation provided in this market -conditions study can be employed
by the petitioner to demonstrate that the site's size of 21.72 acres will be em-
ployed to provide needed, but presently unavailable, public -services for area
residents entirely complementary to the religious purpose(s) engaged in by
the petitioner and should not be constrained by the site -dimension standards
promulgated by the GGAMP.
4. The subject site's 21.72 acres was assembled from nine separate parcels in
Golden Gate Estates Unit 64, Tracts 65A, 80, 80A, 81, 81A, 96, and 96A. The
following Folio Numbers are represented: 39896040009, 39897520007,
39897520104, 39897560009, 39897600008, 39897600105, 39897640000,
39899120007, and 39899160009; all are located in Traffic Analysis Zone 393.
The site was chosen following a diligent search of available 25 to 50 acre par-
cels in the Rural Estates Planning Community. Appended to Section IV is a
listing of 245 parcels of agricultural lands that would allow a church. None of
the listed parcels were selected because they did not meet applicable site -
selection criteria employed by the Emmanuel Lutheran Church in their quest
for a Mission Center site. The criteria were:
a. The site(s) selected must have direct access to a collector road;
b. Only a cleared site(s) without sensitive habitats or protected wet-
Iands would be considered;
c. No site would be considered if it was owned by a church or a relig-
ious order;
d. No site would be considered if was in active agricultural use; and
e. No site would be considered if it was located in an existing residen-
tial Planned Unit Development.
5. A plan should be developed that will, at a minimum, anticipate the re-
sponse(s)_of those living in adjacent neighborhoods to a proposed conditional -
use development on the subject site, and address neighborhood concerns
likely to be expressed at future public hearings held to consider a Growth
Management Plan (GMP) amendment and a subsequent zoning application.
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Emmanuel Lutheran Church
Growth Management Plan Amendment
Market-Conditions Study
Table of Contents
Tab
1. Market Conditions
2. Existing Land Uses
3. Consumer Demand Forecasts
4. Problem Setting and Recommendations
5. Appendix
APPENDIX
CONDITIONAL USE APPROVALS & LOCATIONS
1. Conditional Uses
Conditional uses are defined as uses that would not be appropriate generally or without
restriction within a particular zoning district unless they are controlled as to number, area,
location or relation to the neighborhood. Before conditional uses can be approved, they must be
found in compliance with the Growth Management Plan, have adequate and safe access, and be
compatible with adjacent properties.
Permitted conditional uses include such uses as schools, recreational facilities, social and
fraternal organizations, churches, owner-occupied day care centers, and convalescent and
rehabilitation centers.
Problems related to conditional uses are primarily limited to the Estates area. Concerns related to
Conditional Uses include:
a. Proliferation and expansion of conditional uses into residential areas;
b. Conditional uses encourage additional conditional uses; and
c. Conditional uses are not always in appropriate location.
The following tables and maps summarize the type and location of existing Conditional Uses
located within the Study Area.
The Conditional Uses presented were obtained from the most recent update of Collier
County's Land Development Code. The list may not reflect all conditional uses granted due to
grandfathered uses which do not appear on the Zoning Atlas.
-_._--,-------_._~._------_._---_._-_._-~-----_...._-------
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MAP C,G ('1,1-1
APPROVED CONDITlONAL USES
AND POTENTIAL AREAS FOR CONDITIONAL USES
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APPR.OVEO PR.OVISIONAuCbNI)ITIONAL USl:S.
f>OTENTIAL AREAS FOR CONDitiONAL USES, PUO'S
COMMERCIAL ZoNjNG AND NON-CONFORMiNG
COMMERCIAL USES l!lt GOLDEN GATE ESTATES
-
PU~76-4C 1 Me~siah Church 7/27/76 Tr, 81, U30 5. YES 2,400 YES
. LlItherqh
Church .
PU-77-3C 2 Gi'$ce Bible Church 5/31/77 Tr. 85, U29 5.15 YES 5,945 YES
C.h(Jrch
PU-SO-20 . 2 ~i'i;!.CEl sible Church 1/29/91 W150,Tr.86, U29 2.27 YES 16,000 YES
Cft. Expan.
PU.77-5C 3 O<\vic! Men!. Hlth 4/19/77 Tr. 43, U30 5 YES 8,450 YES
LaWrence
Center
PU-85-13C 3 David MentHlth 8/27/85 W165,Tr.50,U30 2.5 YES Archived YES
LaWrence File
EXDan. .
PU-86-18C 3 D<\vid Menl.Hlth 1/13/87 E165,Tr. 50. U30 2.3 YES Archived YES
Lawrence File
Expan. .
PU-78-3C 4 Naples School 4/18/78 S150,Tr.115, 9.9 YES 22.000 YES
Christian U30
Acad,
PU-78-9C 5 Hardy Pre_ P re-Sch. 7/11/78 E150.Tr. 28, U30 2.24 YES 4.000 YES
SChool
PU-79-22C 6 Knights of Soc/Frat 12/18/7 Tr. 33, U30 2.6 YES 1,600 YES
Columbus 9
PII-80-1C 7 Bethel AMI' Church 4/13/82 Tr. 97, U29 2.27 YES 2,400 YES
ChlJrch
* _ .1-94-5 7 Bethel AMI' Church 7/26/94 Tr. 97, U29 2.27 16,260 YES
Expansion
PU-80-4C 8 Naples Bridge Soc/Frat 7/8/80 E150',Tr.75, U30 2.34 YES 2,160 YES
Club
'*CU-93-13 8 Sridfle Club Soc/Fral. 6/14/94 E150' Tr. 75, 2.34 6,698 YES
. EXDansion U30
PU-81-8C 9 Naples Church 10/20/8 Tr. 6 & 7, U33 7+ YES Archived NO
Eilangelical . 2 File
Ch.
*CU-97 -27 10 Assemblies of Church 4/28/98 West 520 ft Tr. 5.7 YES 41,337 YES
God Ch. 150. West 520 ft
of South 150 ft.
of Tr 149, U28
PU-82-10C 11 The Rock Church 7/13/82 Tr.113,U1 2.7 YES 7,200 YES
Christian Ch. .
PU-82-21C 12 VFW Sac/Frat 8/19/82 N180.Tr.109. 2.7 YES 4.200 YES
. U26
PU-82-23C 13 Golden Gate Church 11/9/82 Tr. 113, U30 9+ YES 8,260 YES
Ch. of Christ
PU-82-25C 14 Corkscrew Church 11/9/82 Tr. 119, U46 2.5 YES 3,600 YES
Baotist Church
PU-84-1C 15 Naples Church Church 3/20/84 Tr. 59, U30 5 YES Archived YES
of God File
PU-86-3C 16 Kingdom Church 5/6/86 E180,TrA, U26 2.7 YES 4,000 YES
Hall,Jehovah
Wit
;-4C 17 Central Fellow. Church 5/6/86 S150, 2.5 YES Archived YES
Baptist Tr.107,U30 File
?
APPROVEO PRO\llSIONAUCONPITIONAl USES,
POTENTIAL AREAS FOR CONDiTIONAL USES, PUD'S
COMMERCIAL tONINii AND NON."CONFORMiNG
ColiliiillERCIAl USES IN GOLDEN GATE ESTATES
-" .
~
PU-86-12C 18 Forestry Gov. 9116186 Tr. 126, U23 5.46 YES Archived YES
Si<iti6r1 File
PU 86-17C 19 GGFC&RO Gov. 12/23/86 W75,Tr.53,S165 3.75 YES 2,700 YES
Tr.52,U9
PU-86"20C 20 Big Gov. 12/23/86 W165,Tr. 54, 2.5 YES Archived NO .
Cork$trew U23 File
FC&RO
PU-86-28C 21 Step by School 4/7/87 E150, Tr.75, 2.2 YES Archived YES
SteD School U30 File
"CU-93-2 21 Step by School 5/25/93 E150, Tr.76, 2.2 YES 9,020 YES
Step EXban. U30
PU-86-31C 22 1st Baptisi Church 5/26/87 Tr. 163,164, 9.12 YES 3,850 YES
. Ch. of GO U27
PU-87-3C 23 NNFC &RO GoV. 6/23/87 W165,Tr.111, 1.32 YES 5,200 YES
U97
PU-88-21C 24 Church Church 5/26/87 S180, Tr. 2.72 YES 4,000 YES
114.U1
PU-89-4 25 North Naples Church 8122/89 Tr. 7, U97 5 YES Archived YES
Baptist Ch. File
PU-89-8 26 Temple Temple 8/14/90 Tr. 65 & 68, U26 9 YES 18,000 YES
Shalom
-'CU-93-6 26 Temple Child Care 7/27/93 Tr. 65 & 68. U26 9 YES Archived YES
Shalom File
Exban.
PU-89-13 27 Fraternal Soc/Fmt. 10/9/90 E180, Tr. 125, 2.72 YES 10,000 YES
Order of U26
Eaales
PU-90-3 28 Water Gov. 4/30/91 Tr. 1, U26 5 YES 1,820 YES
Storage
Tank
'PU-90-24 29 St. Monica's Church 12/10/91 Tr.130,131. 7.7 YES 32,000 YES
E165
Tr.111,U97
'*CU-94-12 29 St. Monica's Church 9/27 /94 Tr.130, 7.7 YES 32,000 YES,
Expansion 131,E165
Tr111.U97
'U-90-11 30 Pumping GoV. 7124/90 Tr. 1, U12 2.25 YES Archived NO
Station File
"CU-94-21 30 Collier Gov. 4/25/95 Tr. 1, U12 2.25 YES N/A YES
County
Utilities
PU-90-26 31 Unity Faith Church 2/5/91 Tr. 165, U27 5 YES 8.024 YES
Mission.
Baot. .
CU-93-1 32 CCSO Firing Gov. 4/13/93 E150,Tr.65 & 6.77 YES 1,400 YES
RanDe Tr.80 U43
CU-92-12 33 Naples Temple 3/9/93 E150, Tr.109, 2.25 NO Archived YES
Baptist U97 File
Temple
CU-93-17 34 Faith Bible Church 1/25/94 Tr.19 &W47' 5+ NO 18,000 YES
Church Tr.20, U97
'U-79-16C 35 City Water Gov. 10123/79 Tr.7, U29 5 YES Archived YES I
Treatment File
PI.
1
APPROVi:P PROV!SIONAUCONPfTIONAL. USES,
POtENTf.Al..A.REAS FOR ooNblrIONAL.USES, pOP'S
COMMERCIAL. ZONING AND NoN-eONFORMING
COMMERCiAL USES IN GOLDEN ~ATE ESTATES
-
R-75"39C 36 Fif'$t Sp<lOish Church 3/2/76. W180,Tr.60, 2.72 YES Arch ived YES
ChriSt. Ch. U30 File
'CU-95-13 37 Florida Mod.Home 11/14/95 1;1$0, Tr.81, U8 2.27 YES 1,870 YES
Homes
'CU-9$~16 38 Jairie's $mitl1 Church & 1/9/96 Tr. 97, U4 5.545 YES 13,700 YES
Child Care
'CU-96-12 39 Kin\Jdom Church 10/22/96 N650, Tr. 81, U4 4.994 NO 5,512 YES
Hall,
Jehovah Wit
40 I;:agles Nest Church, 6/10/97 Tr. 91 & 110, 4.54 NO 25,000 YI;:S
'CU-97 -8 Worship ctr. School & U97
Pcjy Care
'CU-97-23 41 Faith .. Church 11/25/97 Tr. 15 & PI. Tr. 4.99 NO Archived YI;:S
Community 16, U97 File
Church .
R-96-2 42 Nervo Comm. 5/28/96 S345' Tr 110 3.86 YES Missing YES
Trust/Go less S75'/E225' File?
rimes tr 110 less s75'
PUD 43 Randall Comm. 6/17/86 E165, Tr. 54, 5 YES 21,000 YES
Blvd. etr. U23
Pub
pl'~ 44 Astron Plaza Comm. 9/11/90 Tr. 10,25 &26, 7.6+ NO 115.000 YES
I-puu U33
45 FPL Utility 8/24/82 E180,Tr. 12.35 YES Archived YES
102,121,122, File
U26
PUD 46 Naples Comm. 6/18/85 Tr. 29,44,&45, 13.45 NO 63.075 YES
Gatewav U35.
PUD 47 Naples Fraternal 5/13/75 W165', Tr. 2.73 YES 3$,000 YES
I JaVcees 113,U29
E-Non. Conf. 48 Golden Gate Library 6/28/90 N350' Tr. 52, U9 2.08 YES 6,000 YES
Library
PUD 49 Cambridge Comm. 11/10/98 Tr. ;?8, U35 12.79 YES 35,000 YES
$q,
PUD 50 Angileri PUD Comm. 4/22/97 S225' Tr. 61, 4.77 YES 198,056 YES
. less S15', U35 .
PUD 51 Pine Ridge Comm. 6/23/98 Tr. 77, U35 4.38 YES 12,000 YES
. Corners
PUD 52 Clesen PUD Comm. 2/10/98 Tr. 92, less RfW, 4.17 YES VACAN YES
U35
C-2 53 Porky's BBQ Restaur. N150', Tr. 2.5+ YES Archived . YES
144, U28 File
C-2 54 E's General Con. Store S330', Tr.1, U14 2.12 YES 38,827 YES
Store
E-Non. Conf. 55 The Bingo Comm. E150', Tr. 55, 2.5 YES Archived YES
Hall U29 File
E. Non. 56 Mini-Mall Comm. Tr 36, U29 5+ VACANT 37,800 YES
cfonf.
18-3 57 Marvin Model 6/9/98 N180' ofTr 117, 3.27 YES 4,550 YES
Developmen Home U30
t
4
APP~(:)VEJj PROV1&IONALiCONPITIONAL USE$,
POTENTiAL ARJ;A$ FOR CONDITIONAL USES, pUD'S
COMMERcIAl- ZONI.tI!<3 ANP NoN..cQNFORMING
coMMERCIAL USES IN GOLDEN GATr:: ESTATES
'CU-98-5 58 FOundation F ratern.al 6/9/98 All of Tr 43, and 9.55 YES 70,284 YES
ME!ntal br9. & Care W 1$Qft 9fTr
*CU-9B-6 59 Kay Homes Ext TU 6/9/98 1'1180' of Tr 151, 2.72 YES 118,800 YES
permit for U27
'CU-2000-2 60 FlaggfTaylor EMS 8; 3/14/00 N_ofTr51, U9 2.57 YES No Dwg. YES
Sheriff Referen.
()ffi~"C:"h_
'CU-2000-12 61 American Model 11/28/00 1'1 _ofTr 119, 5.00 YES 1,780 YES
Dream HOme U26
Builders
'CU-2000-13 52 Bethesda Child Care 11/14/00 $180 Ft Tr 114.1 2.73 YES 1,833 YES
Pentacostal U1
Church
'CU-2000-17 53 Voice COlTlm. 3/13/01 Tr 54, U23 2.30 YES N/A YES
Stream lower
'CU-2000-19 64 Holland & Comm. 4/24/01 Tr 138, U93A 0.08 YES N/A YES
Kn ig ht Tower
'CU-01-478 65 VoiceStream Comm. 6/26/01 Tr115,U4 2.37 YES N/A YES
Wireless Tower
.CU-01-1255 66 Com mica. Comm. 2/12/02 S _ofTr51, U9 2.58 YES N/A YES
De\!. SrvCS. Tower .
.CU-02-2365 67 ROn Beaver Lake 10/22/02 Tr 144, U67 5.50 YES N/A YES
Excavation
'CU-02-2476 58 Maloney & Earthmining 1/14/03 Tr 119, U45 5.00 YES N/A YES
Sons
'CU-02-2865 69 Creative Earthmining 4/22/03 W180/E150 5.00 YES N/A YES
Homes Tr 73, U67
'CU-02-2354 70 Faith Comm. ChildCare - 12/16/03 W300' of E600' 2.27 YES 10,044 YES
Church PreSchool Ir 15 & 16, U97
'CU-03-4799 71 American Model 2/10/04 Tr119,U26 5.00 YES N/A YES
Dream Home
Builders Sigri
'CU-03-4583 72 Kaye Homes Model 2/10/04 1'1180' of 2.85 YES 1.770 YES
HomE! Tr 151, U27
'CU-03-4249 73 Kenmark Model 5/25/04 1'1180' of 2.70 YES 1,872 YES
Homes Home Tr 151. U27
"UD-98-4 74 MIR-MAR PUD 9/8/98 E1/2 Tr 54, U23 2.38 YES 18,960 YES
'CU-01-990 75 Big Fire Station 11/13/01 Tr 129. U47 4.07 YES 7.295 YES
Corkscrew
Island
"UD-00-05 76 Ragge PUD 2/27/01 Less E30' of 4.49 YES VACAN YES
S275' Tr 60
'UD-00-13 77 Wilson Blvd. PUD 11/14/00 E150' of W200' 5.00 YES 42,000 YES ~
Center Tr 17, W1/2 Tr
,
F'UD-03- 78 Colonades PUD 5/24/05 TR 112, U30 .6.83 YES 35,000 YES
4332 at Santa
Barbara
.
-2 79 Napa Ridge Cl/T 1/13/98 Tr41, U33 2.31 YES ?? YES
Properties
. . .
EX!STING CONDITIONAL AMOUNT POTENTIAL CU SITES* MAP SITE ACRES
USE
Church/Child Care 28 n. 53 & 54, U9 A 9.6!
Fraternal Organization/Club 8 n. 1, U12 B 4.8(
Fire Station 4 Tr. 72, U23 C 5.0!
Institutional/Rehab. Centers 3 Tr. 125 & 127, U23 D 8.0(
School/Child Care 7 Nly 380' Tr. 1,all of Tr. 2.&S105' Tr. 3, E 5.0!
U14
Governrnental Use 9 E75' of W180' Tr. 97, All Tr. 98, U29 F 2.0C
Model Home 7 Tr. 76,93,108,U35 G 7.9E
Commercial Uses 12 All Tr. 105, U2 H 4.0C
Communication Towers 3 Tr. 16,& 18, U13 & Tr. 124 & 126, U12, I 57.6
Tr. 3, 35, U14 & Tr. 142, 143, U11
Lake Excavation 1 Tr. 143 & 8165, Tr. 144. U28 J 7.:
Earth Mining 2 Tr. 106, 107 & 108, U26 K 31.51
TOTAL 84 Tr. 98 & 99, U80, Tr. 94, & 95, U81 - Tr. L 63.2!
2 & 3, U77 - Tr. 127 & 129, U76
ADDITIONAL EXISTING AMOUNT W 1/2 Tr. 65, Tr. 159. U43 M 6.20
CONDITIONAL USE
PUDS 14 Tr. 66 & W165 Tr. 75, U30 N n
TOTAL 14 E165 n. 60, 65 & W165 Tr. 76, U30 0 1C
S165 Tr. 109, U26 P 2.7
Tr. 15, 17 & 114 U46 - Tr. 105. 127 & Q 33.0
130~ U47
E 180', Tr. 86, U29 R 221
Tr. 60 Less E30' of S275' less S15', Tr. S 33.7
61,76,77,92,93; 108, U35 and Tr. 10,
25 & 26 of U33 (Potential acres in NC
1Ql
GGAMp CRITERIA POTENTIAL TOTAL 301.8E
NOTATIONS ACRES
Essenhal Services
Golden Gate Parkwa
Collier Boulevard Ma 15
Neighborhood Center
Unhmlte
2.21
4.0
**69.8
=** These are combined and reflected
above in letter"S"
= ** These are combined and reflected
above in letters "I, K, L & Q".
Neighborhood Center
Tran/tU
TransitiOnal Use 76.4
NC at Pine Ridgefl-75 33.7
TOTAL 301.8
"The actual sites eligible depend, in so~ cases, upon the development or zoning approval on adjacent property.
Also, the sizellegal desaiption c:f the a~al site may vary from that indicated depending on parcel splits or aggregation.
SOURCE: Collier County Comprehensive Planning Department
March 2006
**115.5
n
HM
HOLE MONTES
ENGINEERS PLANNERS SURVEYORS
LANDSCAPE ARCHITECTS
950 Encore Way' Naples, Florida 34110 . Phone: 239.254.2000 . Fax: 239.254.2099
Revised: December 1, 2009
Re-,isell AlIgll~t 17-, 21109
Re'.isell May 21, 2009
April 27, 2007
David Weeks, AICP
Planning Manager
Comprehensive Planning Department
COLLIER COUNTY GOVERNMENT
2800 North Horseshoe Drive
Naples, Florida 34104
RE: CP-2007-3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
HM: 2006096
Dear Mr. Weeks:
Please find enclosed, the amendment to the Golden Gate Area Master Plan, to change the land
use designation from the Estates Designation to a new Subdistrict that would allow a church
related uses and supporting facilities on the 21.72 acre church-owned property located on the
south side of Oil Well Road approximately ~ mile west of Everglades Boulevard (see location
map VAl).
I. BACKGROUND
The Emmanuel Lutheran Church, located on Mooring Line Drive in Naples, would like
to better serve its members and the expanding population in Golden Gate Estates by
establishing a companion facility in this location. The facilities would generally include
churches, child care centers not for profit, private schools not for profit, individual and
family social services and medical outreach to the community, or in the alternate single
family uses.
2. ESTATES DESIGNATION
A. Estates-Mixed Use District
2. Mission Subdistrict
Ho\2006\2006096\WP\GMP AmendmentlPOST CCPCIDW 091201 (REVISED) COMP PLAN AMENDMENT COVER LETTERDOC
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP-ZOO7-3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
August 17. 2Q9~
Revised: December 1, 2009
HM# 2006096
Page 2
The Mission Subdistrict includes the following language incorporated into the
application:
The Mission Subdistrict is located on the south side of Oil Well Road, approximately
one-Quarter mile west of Everglades Boulevard. and consists of 21.72 acres. The purpose
of this Subdistrict is to provide for churches and related uses. including community
outreach. The following uses are allowed:
a) Churches.
b) Child care centers - must be not-for-profit and affiliated with a church within the
Subdistrict.
c) Private schools - must be not-for-profit and affiliated with a church within the Subdistrict.
d) Individual and family social services (activity centers. elderly or handicapped only: dav care
centers. adult and handicapped only) - must be not-for-profit and affiliated with a church
within the Subdistrict.
e) Medical outreach to the community. to include activities such as administering influenza
vaccine. checkine: blood Pressure. and conducting blood donation drives - must be not-for-
profit and affiliated with a church within the Subdistrict.
Soup kitchens and homeless shelters are Drohibited in this Subdistrict.
The maximum total floor area allowed in this Subdistrict is 90.000 sauare feet. The maximum
height of buildings shall be 30 feet. Development in this Subdistrict shall be desie:ned to be
compatible with the existing. and allowed future. development in the surrounding area.
In the alternate to the foregoing uses. measures of development intensity. and develooment
standards. this Subdistrict may be developed with single family dwelline:s in accordance with
the Residential Estates Subdistrict.
ProDertv adiacent to this Subdistrict shall not qualify for the Transitional. Conditional Use.
3. DATA AND ANALYSIS
The data and analysis contained in this application to support the need for the Mission
Subdistrict along the south side of oil well road include:
a. An analysis is also attached that was prepared by Fraser and Mohlke Associates
that evaluates population growth in the Corkscrew and Rural Estates, the
preferred area selected by Emmanuel Lutheran to provide future social related
services. The conclusion of this analysis is that with future population growth in
H\2006\2006096IWPIGMP AmendmentIPOST CCPClDW 091201 (REVISED) COMP PLAN AMENDMENT COVER LEITERDOC
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP-2007-3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
f.:Ug1.ist 17, 2009
Revised: December 1, 2009
HM# 2006096
Page 3
the Catchment Area there will be an additional need for providers of social related
and worship services to serve the need of the expanding population.
b. An important consideration in this GMP amendment is the limitations posed on
Transitional Conditional uses in the Golden Gate Area Master Plan, Transitional
Conditional uses are intended to be developed adjacent to certain types of non-
residential uses and shall not exceed five acres in size. The size of the proposed
subdistrict is greater than 20 acres in size and is not adjacent to nonresidential
uses.
The point being the Golden Gate Area Master Plan, in our opinion, does not
recognize that certain types of non-profit facilities, that are providers of worship
and social services such as represented by the Mission Subdistrict, require sites of
greater than five acres in order to meet the need of the expanding population in
the Corkscrew and Rural Estates. We believe these uses can be appropriately
located in areas not necessarily only adjacent to nonresidential land uses. Thus,
based on the data and analysis contained in this application, this information
supports the need for this subdistrict that we believe to be appropriately located
on Oil Well Road.
In summary, the subject property has access to what will be a future six-lane arterial
known as Oil Well Road which, is in proximity to the Corkscrew Elementary and Middle
Schools and the Palmetto Ridge High School. The proposed social servi.ce component of
the Mission Subdistrict along with churches, health care services, child care and
educational facilities and permitted in the C-l District will be well complimented by
these facilities, in an area of rapidly expanding population growth as set forth in the
attached Fraser and MoWke report that supports the need of the proposed facility.
4. PUBLIC FACILITIES
The attached T.I.S, Exhibit V.E.l.c, demonstrates that transportation facilities are
adequate to serve the needs of the proposed facilities upon completion of improvements
to Oil Well Road and future six-lane arterial will serve the needs of the proposed facility
well and is much more preferable than a local road for access. The impacts of other
public facilities outlined in the application (number V.E.2.) are also deemed to be
sufficient to support the proposed development. Please note that a decision has not been
made as to whether the proposed subdistrict will be served by on-site water and
wastewater facilities or the Orange Tree Sewer and Water Facility.
H,\2006\2006096\WP\GMP AmendmentlPOST CCPC\DW 091201 (REVISED) COMP PLAN AMENDMENT COVER LEITER.DOC
David Weeks
COLLIER COUNTY GOVERNMENT
RE: CP.2007-3 PROPOSED COMP PLAN AMENDMENT FOR
EMMANUEL EVANGELICAL LUTHERAN CHURCH OF NAPLES
August 1:. 2Q9~
Revised: December 1, 2009
HM# 2006096
Page 4
If you have any questions, of if we can provide any additional information, please let us know.
Very truly yours,
HOLE MONTES, INC.
~~.
Robert L. Duane, AICP
Planning Director
RLD:tdc
cc: Tom Gemmer
Richard D. Yovanovich, Esquire
H:\2006\2006096\ WPlGMP AmendmentlPOST CCPClDW 091201 (REVISED) COMP PLAN AMENDMENT COVER LEITER. DOC
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
APPLICATION SUBMITTAL PACKAGE
PREPARED BY:
COLEMAN, YOV ANOVICH AND KOESTER, P.A.
4001 Tamaimi Trail North, Suite 300, Naples, Florida 34103
239.435.3535 239.435.1218 fax
and
Q. GRADY MINOR AND ASSOCIATES, P.A.
3800 Via Del Rey, Bonita Spring, Florida 34134
239.947.1144 239.947.0375 fax
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
C{I- ~oO~ - \
Q. GRADY MINOR & ASSOCIATES, P.A.
Civil Engineers. Land Surveyors. Planners. Landscape Architects
MARK W. MINOR, r.E.
JOSHUA R EVANS, r.E.
MICHAEL T. HERRERA r.E.
DAVID W. SCHMm, r.E.
MICHAELJ. DELATE, r.E.
ELIZABETH A. FOUNTAIN, r.E.
ANDRES F. CORREA, r.E.
D. WAYNEARNOLD,A.Lc.r.
KEITH A STEPHENSON, r.s.M.
JUAN A. ARAQUE, r.S.M.
HEIDI K. WILLIAMS, ALc.r.
D. KENT CARLYLE, RL.A
KENNETH W. rAHUTSKI, r.s.M.
PAMELA M. HYYTI
April 24, 2008
Ms. Michele Mosca, AICP
Principal Planner
Comprehensive Planning Department
2800 North Horseshoe Drive
Naples, Fl 34104
RECErVED
APR 2 5 2008
COMPREHENSIVE PLANUiNG
DEPARTftEfH
Re: Collier County Growth Management Plan Amendment Application; Estates
Shopping Center Subdistrict of the Golden Gate Area Master Plan.
Dear Ms. Mosca:
Enclosed, please find five copies of the completed Collier County Growth Management
Plan Amendment Application along with its supporting data and analysis. As you are
aware, an amendment for the subject property was filed in 2006 as Petition CP-2006-2,
and at the applicant's request, Petition CP-2006-2 was deferred to the 2008 Growth
Management Plan amendment cycle. We have also included a check for $16,700.00 the
amendment as directed at our pre-application meeting held on April 7, 2008.
The proposed amendment includes the 41 +/- acre parcel, located at the northwest
quadrant of the intersection of Golden Gate Boulevard and Wilson Boulevard. The
applicant has not modified the project boundaries from the prior submittal; however, we
have made several revisions to the text of the proposed amendment and to the supporting
commercial needs analysis, which we believe address many of the comments previously
provided by staff for Petition CP-2006-2.
You will note that the applicant has included in the proposed amended text of the
Subdistrict, a list of both permitted and prohibited uses. The prior amendment
application proposed all uses permitted in the C-4, General Commercial Zoning District.
The amended application has limited the proposed uses within the Subdistrict to those
which we believe are consistent with uses commonly found in neighborhood to
community scale shopping centers, compatible with the needs of the residents of central
Golden Gate Estates and snpported by residents surveyed within our market area. A copy
ofthe survey and the results to date have been included in the supporting documents. The
full range of general commercial land uses would not be pennitted within the proposed
Subdistrict.
(239) 947-1144 . FAX (239) 947-0375. Web Site: www.gradyminor.colll
3800 Via Del Rey _ Bonita Springs, Florida 34134-7569
EB 0005151 . LB 0005151 . LC 26000266
Aplil 24 2008 Application Suumittal Ur
RCGMP A
Ms. Michele Mosca, AICP
Re: Estates Shopping Center Subdislrict
April 24, 2008
Page 2 of2
The proposed Subdistrict also includes a phasing schedule, which is related to required
roadway improvements in the vicinity of the subject property. A maximum of 100,000
square feet of commercial development is permitted initially, with a restriction that a
grocery store use must be the first use to obtain a certificate of occupancy within the
Subdistrict. The balance of the authorized commercial square footage cannot occur until
transportation improvements at the intersection of Golden Gate Boulevard and Wilson
Boulevard are substantially complete.
Please also note that fishkind & Associates has updated the Commercial Needs Analysis
supporting data and analysis document to reflect a 10-minute drive time market
surrounding the proposed Subdistrict. This revised document demonstrates demand for
additional retail commercial land uses in the market area and at this location.
We look forward to reviewing the revised Growth Management Plan amendment
application with you at your convenience. If you have any questions or comments, please
contact either Richard Yovanovich at (239) 435-3535 or me.
/....~erely
. ~--\' '
(t> i. t1JL ~2:
~ . Wayne Amold, AICP
C: Kenneth Johnson, Trustee
Richard Y ovanovich
April 24 2008 Application Submittal Ltr
RCGMPA
'P'-Of_(
MEETING NOTES
COLLIER COUNTY
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-
APPLICATION FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PETITION NUMBER CP-2008-1
DATE RECEIVED
PRE-APPLICATION CONFERENCE DATE
DATE SUFFICIENT
PLANNER ASSIGNED:
COMMISSION DISTRICT:
[ABOVE TO BE COMPLETED BY STAFF]
This application, wilh all required supplemental dala and information, must be completed and
accompanied by the appropriate fee, and returned to Ibe Compreheusive Planning Seclion,
2800 North Horseshoe Drive, Naples, Florida 34104. Phone: (239) 403-2300; Fax: (239) 643
6869.
The application must be reviewed by staff for sufficiency within 30 calendar days following the
filing deadline before il will be processed and advertised for public hearing. The applicant will be
notified, in writing, of the sufficiency delermination. If insufficient, tbe applicant will have 30
days to remedy the deficiencies. For additional information on the processing of Ihe application,
see Resolution 97-431 (allached). If you have any questions, pleasc conlact the Comprehensive
Planning Section at 239-403-2300.
SUBMISSION REOUIREMENTS
1. GENERAL INFORMATION
A. Name ofApplicanl(s) Keuneth R. Johnson as Trustec
Compauy Coleman. Yovanovich. & Koestcr. P.A.
Mailing Address 4001 N. Tamiami Trail. Suitc 300
City Naples
State FL
Zip Code 34103
Phone Number 239.435-3535
Fax Number 239-435-1218
B. Name of Agent* D. Wayne Arnold. AICP
* THfS WILL BE THE PERSON CONTACTED FOR ALL BUSINESS RELATED TO THE PETITION
Company/Firm Q. Grady Minor and Associates. P.A.
Mailing Address 3800 Via Del Rev
City Bonita Springs
State FL
Zip Code 34134
Phone Number 239-947.1144
Fax Number 239-947-0375
Email Address warnold({()gradvminoLcol11
CP 2008-1
09/2009
And
Name of Agent Richard D. Y ovanovich. ESQ.
Company/Firm Coleman. Yovanovich. & Koester. P.A.
Mailing Address 4001 Tamiami Trail North. Suite 300
City Naples
State FL
Zip Code 34103
Fax Number 239-947-0375
Phone Number 239-435-3535
Email Addressrvovonovich{a)gcilaw.com
C. I. Name ofOwner(s) of Record Please see Exhibit I.C
Mailing Address C/O Coleman. Yovanovich. & Koester. P.A. / Kenneth
Johnson
4100 N. Tamiami Trail. Suite 300
City Naples
State FL
Zip Code 34103
D. Name, Address and Qualifications of additional planners, architects, engineers,
environmental consultants and other professionals providing information contained
in Ihis application. Exhibit I.D
II. DISCLOSURE OF INTEREST INFORMATION:
A. If the property is owned fee simple by an INDIVIDUAL, tenancy by the enlirety,
tenancy in common, or joint tenancy, list all parties with an ownership interest as
well as the percenlage of sucb interest. (Use additional sheets if necessary).
Name and Address
N/A
Percentage of Ownersbip
B. If the properly is owned by a CORPORATION, lisl the officers and stockholders
and the percentage of slock owncd by cach, and provide one copy of the Articles of
Incorporation, or other documentation, to verify the signer of this petition has the
authority to do so.
Name and Address, and Office
N/A
Perccntage of Stock
C. If the property is in tbe name of a TRUSTEE, lisl the beneficiaries of the Imst with
the percentage of intercst.
Name and Address
Kenneth R. Johnson as Trustee
Goldcn Gatc Boulevard West Trust
Robert A and Barbara A Crown
Percentage of Interest
100%
Kenneth R. Johnson as Trustee
Robcrt A and Barbara A Crown
100%
CP 2008-1
2
09/2009
D. If the properly 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 Ownersbip
E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a
Corporation, Tmstee, or a Partnership, list tbe names of tbe contacl purchasers
below, including Ihe officers, stockholders, beneficiaries, or partners, and provide
one copy of the execuled contract.
Name and Addrcss
Pcrcentage of Ownership
F. If any contingency clause or contract terms involve additional parties, list all
individuals or officers, if a corporation, partncrship or tmst.
G. Date subject property acquired (X)** Icased (): Terms of lease _ yrs/mos.
"Please see Exhibit I.C
If Petitioner has option to buy, indieatc date of oplion: and dale option
terminates:_, or anticipalcd closing date ~
H.
NOTE: Should any changes of ownership or changes in contracts for purchase occur
subsequent 10 the datc of application, bul prior to the date of the final public hearing,
it is the responsibility of the applicanl, or agcnt on his behalf, to submit a
supplemental disclosure of interest form.
CP 2008-1
3
09/2009
III. DESCRIPTION OF PROPERTY
A. Legal DescripIion Please see Exhibit IILA
B.
Seetion: 04
Township: 49 South
Range: 27 East
C. Tax LD. Number (Folio #) Please see Exhibit LC
D. General Location Nortbwest comer of Golden Gate Blvd & Wilson Blvd.
E.
Planning Connnunity 8 Rural Estates
F.TAZ 215
G.
Size in Acres 40.6200 acres
H. Zoning E. Estates
L Present Future Land Use Map Designation (s) Estates (Mixed Use District.
Residential Estates Subdistrict and Neigbborhood Center Subdistrict.)
IV. TYPE OF REOUEST
A. Growth Management Plan Elemenl(s) OR Sub-Element(s) to be amended:
Future Land Use
Immokalec Area Master Plan
Transportation
Coaslal & Conservation
Intergovernmental Coord.
Sanitary Sewer
Drainage
,;
Golden Gate Area Masler Plan
Capital Improvement
Housing
Recreation & Open Space
Potable Water
Solid Waste
Natural Groundwater Aquifer
B. Amend Pagels) 27 and 38 of the Golden Gate Area Master Plan Element As Follows: (Use
Cross throughs to identify language to be deleted; Use Underline 10 identify language to be
added). Attach addilional pages if neeessary: See Exhibit IV.B
C. Amend Future Land Use Map(s) designalion,
FROM: Estates Mixed Use District. Residential Estates Subdistrict and Neighborhood Center
Subdistriet
District, Subdistriet
TO: Estates Commercial District, Estates Shopping Center Subdistrict
District, Subdistrict
[If new District and/or Sub-dislricl proposed, include Future Land Use Map with lcgend depicting it].
D. Amcnd othcr Map(s) and Exhibits as follows: (Name & Page #)
Golden Gate Arca Future Land Use Map -Exhibil IV.Da
Golden Gate Eslatcs Neighborhood Centers Map - Exbibit IV.Db
Wilson Boulevard / Golden Gate Boulevard Centcr Map - Exhibit IV.Dc
Proposed Estates Shopning Center Subdistrict Map - Exbibit IV.Dd
E. Describe additional changcs requested: GGAMP Policv 1.1.2 B and list of maps
CP 2008-1
4
09/2009
V. REQUIRED INFORMATION
Note: All Aerials must be at a scale of no smaller than I" = 400'. At least one copy reduced to
8Y, x 11 shall be provided of all aerials and/or maps.
A. LAND USE
l. Exhibil V.A.la
Exhibit V.A.lb
Provide general location map showing surrounding
developments (PUD, DRI'S, existing zoning) wilh
subject property outlined.
2. Exhibit V.A.2
Provide most recent aerial of site showing subject boundaries,
source, and date.
3. Exhibit V.A.3a
Exhibit V.A.3b
Provide a map and summary table of existing land use and
zoning within a radius of 500 feet from boundaries of subjecI
property.
B. FUTURE LAND USE DESIGNATION
I. Exhibit V.B Provide map of existing FuIure Land Use Designation(s) of
subject property and adjacent lands, with acreage totals for each
land use designation on the subject property.
C. ENVIRONMENTAL
I. Exhibit V.C.la Provide most recent aerial and summary table of acreage of
Exhibit V.C.] b nalive habilats and soils occurring on site. HABITAT
lDENTIFICATION MUST BE CONSISTENT WITH THE
FDOT-FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS
MAY BE INDICATED ON SAME AERIAL AS THE LAND
USE AERIAL IN "A" ABOVE.
2. Exbibit V.C.2 Provide a summary table of Fcderal (US Fish & WiIdlifc
Service)and State (Florida Fisb and Wildlife Conservation
Commission) lis led plant and animal species known to occur on
the site andlor known to inhabit biological communities similar to
lbe site (e.g. panther or black bear range, avian rookery, bird
migratory route, etc.)
3. Exhibil V.C.3 Identify historic andlor archaeological sites on the subjecI
property. Provide copy of Counly's Historical/Archaeological
Probability Map and correspondcnce from Florida Department of
Stale.
D. GROWTH MANAGEMENT
Reference 9J-l1.006, F.A.C. and Collier County's Capital Improvement
Element Policy 1.1.2 (Copies attached). INSERT "Y" FOR YES OR "N" FOR NO
IN RESPONSE TO THE FOLLOWING:
l. NO
Is the proposed amendment located in an Area of Critical Slate
Concern? (Reference 9J-II.006(1 )(a)7.a,F.A.C.) If so, identify area
located in ACSC.
2. NO
Is the proposed amendment directly related to a proposed
Development of Regionallmpaet pursuant to Chapter 380, F.S."
5 09/2009
CP 2008-1
3.~
Is tbe proposed amendment directly related to a proposed Small
Scale Development Activity pursuant to Subsection l63.3l87(1)(c), F.S.? (Reference
9J-lI.006(1)(a)7.b, F.A.C.)
4.~
Does the proposed amendment create a significant impact in
population which is defined as a potential increase in County wide
population by more Ihan 5% of populaIion projections? (Reference
Capital Improvement Element Policy 1.1.2). If yes, indicate
mitigation measures being proposed in conjunction with the
proposed amendment.
5. YES-Exhibit V.D.5 Does the proposed land use cause an increase in density
Exhibil V.D.6 and/or intensity to the uses permitted in a specific land use
Exbibit V.D.7 designation and district/subdistrict identified (commercial,
Exhibit V.D.8 industrial, etc.), or is the proposed land use a new land use
designation or districIlsubdistrict? (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 compalibility
of use with surrounding land uses, and as il concerns
protection of environmentally sensitive land, ground water
and natural resources. (Reference Rule 9J-1.007, F.A.C.).
E. PUBLIC FACILITIES
1. Exbibil V.E.1 Provide the existing adopted Lcvel of Service Standard (LOS, and
document the impact tbe proposed change will have on Ihat
Standard, for each of the following public facilities:
d) Ex. V.E.I
e) Ex. V.E.l
f) Ex V.E I
Potable Water
SanitarY Scwer
Arterial & Collector Roads: Name of specific road and LOS
Golden Gate Boulevard
Wilson Boulevard
I" Strect NW
3" Street NW
Drainage
Solid Waste
Parks: Community and Regional
a) Ex. V.E.la
b) Ex. V.E.lb
c) Ex. V.E.lc
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 mitigalion measures being proposed in conjunction witb the
proposed amendmcnt. (Reference Capital Improvement Element Policy
1.1.2 and 1.1.5).
2. Exhibit V.E.2 Providc a map showing the location of cxisling services and
public facilities Ihat will serve the subject property (i.c. watcr,
sewer, tire protection, police protection, schools, and emergency
medical services.
CP 2008-1
6
09/2009
3. Exhibit V.E.3 Docnment proposed services and public facilities, identify
provider, and describe the effect the proposed change will have
on scbools, fire protection and emergency medical services.
IdentifY the following areas relating to the subject property:
1. Exhibit V.F.I Flood zone based on Flood Insurance Rate Map data (FIRM)
2. Exhibit V.F.2 Location of wellfields and cones of influence, if applicable.
(Identified on Collier County Zoning Maps).
Traffic Congestion Boundary, if applicable.
Coastal Management Boundary, if applicable.
High Noise Contours (65 LDN or higher) surrounding the Naples
Airport, if applicable (Identified on Collier County Zoning Maps).
F. OTHER
3.
4.
5.
N/A
N/A
N/A
1. Yes
G. SUPPLEMENTAL INFORMATION
2. N/A
3. TBD
4. Exhibit GA
5. Exhibit 0.5
6. Yes
$16,700.00 non-refundable filing fee, made payable to tbe Board
of County Commissioners, due at time of submittal.
$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 Legal Advertisement Costs (Your portion determined by
number of petitions and divided accordingly.
Proof of ownership (Copy of deed).
Nolarized Letter of Authorization if Agenl is not tbe Owner (see
attached form).
I Original and 5 complete, signed applications with all
attachments, including maps, al time of submittal. After
sufficiency is compleled, 15 copies of the complete application
will be required. Additional copies may be required.
* Maps, aerials, skelehes shall include: Norlh arrow; name and location of principal roadways; shall
be al scale of I" = 400' or at a scale as deIcrmined during Ihe prc-application meeling; identification
of the subject site; legend or key, if applicable. All oversized documents and attachments must be
folded so as 10 fit into a legal-size folder. For all oversized exhibits, at least one copy must be
submitted at 8-Y, x II inches. All exhibits and attachments to the pelition must include a litle and
exhibit # or letter, and must be refercnced in the petition.
CP 200B-1
7
09/2009
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT J.C
NAME OF OWNERS OF RECORD
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Estates Shopping Center Subdistrict
EXHIBIT I.C
Name of Owners of Record
Folio No.
Address
Owner Name
O.R. Bk - Pg Closing Date
A 37119840001 No site address Kenneth R. Johnson as Trustee 3912 - 2758 10/2005 5.15
B 37119880003 No sile address Kenneth R. Johnson as Trustee 3912 - 2758 10113/05 5.46
C 37119800009 110 1" St NW Kenneth R. Johnson as Trustee 4007-1531 3/29/06 2.81
D 37117120008 121 GG Blvd W Kennetb R. Johnson as Tmstee 4026-1313 412006 2.81
Golden Gate Boulevard West
Tmst
E 37117160000 141 GG Blvd W Kenneth R. Johnson as TrusIee 3946 - 201 12/9/05 2.34
F 37117040007 165 GG Blvd W Kennetb R. Johnson as Trustee 3990 - 289 2/28/06 2.34
G 37117080009 171 GGBlvdW Kenneth R. Johnson as Trustee 3990 - 208 2/28/06 1.17
H 37117000005 181 GG Blvd W Kenneth R. Johnson as Tmslee 4014 - 2946 4/1 0/06 1.64
I 37117280003 No site address Kennetb R. Johnson as Trustee 3949 - 1405 12112/05 2.73
J 37116720001 4103'" St NW Kenneth R. Johnson as Trustee 3999 - 2240 3/1 5/06 2.73
K 37116961006 221 GG Blvd W Kenneth R. Johnson as Truslee 3962 - 2201 1/9/06 2.34
L 37116960007 241 GG Blvd W Kenneth R. Johnson as Trustee 3990 - 3499 2/28/06 2.81
M 37116920005 265 GG Blvd W Kenneth R. Johnson as Trustee 3914 - 3601 10/17/05 2.34
N 37116840004 No site address Kennelh R. Johnson as Trustee 3990 - 267 2/28/06 1.17
0 37116880006 90 3'" SI NW Kennetb R. Johnson as Tmstee 4307 - 1221 11/7/07 1.64
P 37117200009 1311"StNW Kenneth R. Johnson as T mstee 4461 - 447 6/1 1/09 1.14
latted ROW
40.62
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT I.D
LIST OF CONSULTANTS
AND
QUALIFICA nONS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Estates Shopping Center Subdistrict
EXHIBIT I.D
Project Team List of Consultants and Sub-consultants
Planning/Project Management:
Market Analysis:
Transportation:
Environmental:
Surveyor:
CP-200B-1
Q. Grady Minor and Associates, P.A.
D. Wayne Arnold, AICP
3800 Via Del Rey
Bonita Springs, FL 34134
(239) 947-1144
(239) 947-0375 fax
Goodlette, Coleman, Johnson, Yovanovich and Koester, P.A.
Richard D. Y ovanovich, Esq.
4001 Tamiarni Trail North, Suite 300
Naples, FL 34103
(239) 435-3535
(239) 435-1218 fax
Fishkind & Associates
G. Russell Weyer, Senior Associate
] 415 Panther Lane, Suite 248
Naples, Florida 34109
(239) 254-8585
(239) 382-3254 fax
Fishkind & Associates, Inc.
Michael J. Timmerman, eRE, SRA, Senior Associate
1415 Panther Lane, Ste 346-347
Naples, FL 34109
Tel: 239-254-8585
Fax: 239-591-6601
TR Transportation Consultants, Inc.
Ted B. Treesh, President
13881 Plantation Road, Suite II
Fort Myers, FL 33912-4339
PH: 239-278-3090
FAX: 239-278-]906
CELL: 239-292-6746
E-mail: tbt@trtrans.net
Collier Environmental Consultants
Marco Espinar
3880 Estey A venue
Naples, Florida 34104
(239) 263-2687
(239) 263-6616 fax
Q. Grady Minor and Associates, P.A.
JlJan Araque, P.S.M.
3~00 Via Del Rey
Bonita Springs, FL 34134
(239) 947-1144
(239) 947-0375 fax
EXHIBIT 1.0
Page 1 of 10
. GradyMinor
D. Wayne Arnold, AICP
Principal, Director of Planning
Education
. Master of Urhan Planning,
University of Kansas,
Lawrence
. Bachelor of Science, Urban
ami Regional
Planning/Geography,
Missouri State University
Professional Registrations/
Affiliations
. American Institute of
Certified Planners (A1CP)
. American Planning
Association (AP A)
. Leadership Collier, Class of
2000
. Bonita Springs Chamber of
Commerce Government
Affairs Committee
. Collier Building industry
Association, Board of
Directors
. Collier County Jr. Deputy
Leaguel Inc., Board o!
Directors
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Mr. Arnold is a Principal and co-owner of the firm and serves as the
Secretary/Treasurer and Director of Planning. As Director of Planning, Mr.
Arnold is responsible for and oversees services related to plan amendments,
property rezonings, expert witness testimony, ROW Acquisition, public
participation facilitation, and project management. Mr. Arnold previously
served as the Planning Services Director at Collier County, where he oversaw
the County's zoning, comprehensive planning, engineering, platting and
Metropolitan Planning Organization (MPO) functions. Mr. Arnold also has
prior Florida planning experience with Palm Beach County Govennnent and
the South Florida Water Management District.
Mr. Arnold has been accepted as an expert in land planning matters in local and
state proceedings.
Relevant ProJects
. Collier County Growth Management Plan
. Marco Island Master Plan
. Immokalce Area Master Plan
. Collier County Land Development Code
. Logan Boulevard Right-of~Way Acquisition Planning Analysis
. U.S. 41 Right-of-Way Expansion Planning Analysis
. Copeland Zoning Overlay
. Collier County Government Center Development of Regional Impact (DR1)
. Winding Cypress DRI
. Pine Ridge/Goodlette Road Commercial Infill District
. Lely Lakes PUD Rezoning
. Henderson Creek Planned Development/Growth Management Plan
Amendment
. Orangetrec (Settlement Area) Growth Management Plan Amendment
. Mercato Mixed Use Planned Development
. North Point DRIiMPD
. Vornado Rl'UD
. Orange Blossom Ranch MPD
. Palermo Covc RPD
CP-2008-1
Q. Grady Minor & Associates. P.A.
ClvU Engineers. Surveyors. Land Planners. Landscape ArcblteC18
EXHIBIT 1.0
Page 2 of 10
-
George Russell (Russ) Weyer, MBA
Senior Associate
Professional
Qualifications
Education
Areas of Exnertise
]993
Master of Business Administration (MBA)
University of Miami
Real Estate and Finance
]977
Bachelor of Arts (BAJ
Michigan State University
Communications
Emolovrnent Record
Period
JED ofSouthwesl Florida, Inc.
Mar. 2003 - July 2004
Vice President ~r Development
GRW Managemenl, Inc.
Sept. 2001 - Feb. 2003
President
London Bay Homes, Inc-Romanza, Inc
Sept. 2000 - Sept. 200 I
President
Lake Las Vegas, Joint Venture
Nov. 1999... Sept. 2000
Vice President of Resort Operations
Cavalear Corporation
Jan. 1997 - Nov. ]999
President and CEO
Westinghouse Communities, Inc.
Mar. 1984 Ocr. 1996
Director (?lCommercial Sales and Amenity Management
Areas of Expertise
Residential Development Management and Analysis
Commercial Development Management and Analysis
Real Estate Amenity Management and Analysis
Residential Market Analysis
Commercial Market Analysis
Real Estate Amenity Market Analysis
Real Estate Fiscal Analysis
Litigation Support
Selected Client
List
--.."-------..--..---
Professional
Synopsis
CP-200B-1
Fishkind and Associates
Resume
EXHIBIT 1.0
Page 3 of 10
As a former commercial and residential real estate developer in Florida, Ohio and Nevada, Mr. Weyer brings an extensive
and distinct development point of view to Fishkind and Associates. He has over 20 years of real estate development
experience with large corporations and family-owned companies that focused on commercial office, retail, industrial,
hospitality, amenity, and residential development.
Mr. Weyer has on-point senior management experience with the entire development process from acquisition identification,
due diligence, purchase negotiations, planning and securing entitlements, horizontal and vertical construction, sales (leasing)
and marketing, to property management, condominium turnover and disposition.
CP-2008-1
EXHIBIT ID
Page 4 of 10
Michael J. Timmerman, CRE, SRA
Senior Associate
Professional
Qualifications
Education
Areas of Expertise
1983
Bachelor of Science
Northland College, Ashland, WI
Economics and Finance
Professional Memberships
Desianations
2007
The Counselors of Real Estate
CRE
1989
The Appraisal Institute
SRA
Emplovment Record
Period
Fishkind & Associates, Inc.
February 2008-Present
Hanley Wood Market Intelligence, Inc.
March 2005 - October 2007
Feasinomics, Inc.
May 1991 - March 2005
Collier Residential Appraisal. Inc.
January 1988 - Decelllber 1991
Armalvage & LaCroix
January 1987 - December 1987
Landmark Appraisal
August 1983 - December 1986
Professional
Synopsis
As a Senior Manager of Fishkind and Associates, Michael Timmerman manages consulting
assignments throughout the Southeast United States and in particular Florida. In October of 2007 Mr.
Timmerman was awarded the eRE (Counselor of Real Estate) Designation by the Counselors of Real
Estate, an international group of high profile real estate practitioners who provide expert advisory
services to clients on complex real property and land related matters. In 1989 Mr. Timmerman received
his SRA designation from the Appraisal Institute. Mr. Timmerman has over 25 years of experience in
the industry including the consulting, valuation and geo-spatial analysis of a broad spectrum of
residential and commercial properties. He also created community and product lifestyle classifications
to generally categorizing the consumer's preferences during their life stage and how they relate to their
purchase of residential real estate.
He has been quoted in the Wall Street Journal, New York Times, USA Today, Fortune Magazine,
Worth Magazine, Builder Magazine and many other State and Local newspapers and magazines.
Selected Client
List
Barron Collier Companies
PGT Windows
Collier Enterprises
Bank of Florida
County Governments
Florida Power and Light
Cameratta Properties
Core Communities
US Government
Michael J. Timmerman, eRE, SRA, Fisl1kiml & Associates, In('.
Resume
CP-2008-1
EXHIBIT 1.0
Page 5 of 10
-c.. TRANSPORTATION
K CONSULTANTS, INC.
TED B. TREESH
President
EXPERIENCE
Relative Experience: Mr. Treesh has
over 18 years experience in the area
of transportation engineering and
transportation ptanning. Specifically,
he has expertise in the areas of traffic
impact studies, corridor planning
studies, traffic signal justifications
studies and traffic signal systems
analysis. Mr. Treesh has served as
Project Manager on numerous
transportation planning studies. He
has performed capacity evaluations of
signalized and unsignalized
intersections, evaluated development
plans in terms of traffic circulation and
safety, making recommendations for
improvements to parking areas and
on-site design to accommodate
developml3nt traffic.
Traffic Impact Analysis:
Managed and conducted traffic
impact studies of numerous land uses
ranging in size from 1,400 acres to
less than 1 acre. Land uses analyzed
include shopping centers, mixed use
developments, medical office
buildings, residential developments,
industrial developments, and office
buildings. Conducled capacity
analyses of critical intersections,
utilizing the Highway Capacity
Software (HCS), and recolllmended
appropriate geometric improvements
to accommodate development, as
well as, non-development traffic.
Evaluated development plans in
terms of traffic circulation and safety,
making recommendations for
improvements to parking and on-site
design to accommodate development
traffic, Accepted as an expert witness
in transportation and testified before
Planning Commissions, Zoning
Boards. Village Boards, and City
Councils, as well as, neighborhood
and local organizations. Studies
completed in the metropolitan
Chicago area, southeast Wisconsin,
SL Louis metropolitan area, Ohio,
Kentucky, and Indiana.
CP-2008-1
RESUME
Traffic Signal Justification Studies:
traffic signal justification Performed
studies for private developments, as
well as, for public streets on both state
and locat roadways.
Traffic Signal Systems: Assisted in
the anaiysis and development of a
coordinated traffic signal system to
alleviate congestion and reduce vehicle
emissions. Analysis of existing traffic
volumes, flow patterns, and signal
spacing was compteted ulilizing the
progression programs SYNCHRO and
PASSER 11-90 to develop an optimulll
signal progression program.
Transportation Planning: Project
Manager on the Daniels Parkway
corridor study for the Lee County
Department of Transportation. Also
selVed as project consultant on
Strategic Regional Arterial (SRA)
corridor projects conducted by the
Illinois Department of Transportation
and the Chicago Area Transportation
Study. These projects involved
analyses and recommendations of
proposed roadway geometrics, right-of-
way requirements, cost estimates and
access management alternatives for
future planning.
Parking: Analyzed and designed
parking configuration for neighborhood
shopping center and various small
retail developments.
Also analyzed existing parking facilities
identified internal deficiencies and
made recommendations for
improvement. Performed numerous
parking studies including downtown
areas to determine peak parking
demand and characteristics.
Trip Generation Research: Involved in
research to better quantify the trip
generation of various land uses in the
Chicago land area. These land uses
include gas stations with car washes,
small retail centers anchored by a
convenience store, and residential
developments. Involvement includes
methodology, dala collection, and
analysis of statistical data.
EXHIBIT 1.0
PROFESSIONAL POSITIONS
TR Transportation Consultanls, Inc.
President
May 2006 - Present
Metro Transportation Group, Inc.
Fort Myers Office
Principal/Regional Manager
June 2001 - April 2006
Senior Transportation Consultant
1999 - May 2001
Woolpert. LLP
Dayton, Ohio
Projeci Manager
1 997 - 1999
Metro Transportation Group, Inc.
Senior Transportation Consultant
1990 - 1997
EDUCATION
Purdue University
West Lafayette, Indiana
Bachelor of Science. Civil Engineering
AFFIUA TIONS
Institute of Transportation Engineers
Transportation Research Board
Urban Land Institute
Page 6 of 10
RESUME
Marco A. Espinar
3880 Estey A venne
Naples, Fl 34104
Bilingual: English & Spanish
Office: 239-263-2687
EDUCATION
Cardinal Mooney High School
Sarasota, Florida
Diploma
1980
Manatee Junior College
Bradenton, Florida
AA Degree
Biology
1982
University of Sonth Florida
Tampa, Florida
BS Degree
Biology
1990
Completed USF Cooperative Education Program April 1988
USF Undergraduate Research
- USF 1985 Apalachicola Archaeological Expedition & Research
- Lab Coordinator of Fauna Identification from Archeological Sites
- Studies of Sea grass Beds (Thalassia testudinum) in Upper Tampa Bay, Florida
- Growth Rates of Marine Algae ( Gracilaria tikvahiae, G. verrucosa, G. deblis )
Port Manatee, Florida
EMPLOYMENT HISTORY & EXPERIENCE
Collier Environmental Consultants Inc.
Naples, Florida 2/96 - Present
Owner & Environmental
Planner
Environmental Permitting, Planning
Vegetation Inventory
Mitigation & Monitoring Plans
Threatened and Endangered Species Survey
Gopher Tortoise Permitting, Testing, Relocation
Exotic Plant Removal/ Poisoning
Mitigation Plantings
Jurisdictional Determination
Environmental Impact Statements
Red Cockaded Woodpecker Survey
Turrell & Associates, Inc.
Naples, Florida 2/94 - 12/95
Scnior Environmental Planner
Environmental Permitting, Planning
Threatened and Endangered Species Survey
Environmental Impact Statements
Supervision of Staff
Review Staff Reports
CP-2008-1
EXHIBIT 1.0
Page 7 of 10
South Florida Water Management District
Fort Myers, Florida 2/93 - 8/93
Environmental Analyst
Dredge & Fill Permit Review
Surface Water Permit Review
Collier County Government. Development Services
Naples, Florida 10/90 - 2/93
Environmental Specialist ]]
Site Development Plan Compliance
Planned Unit Development Compliance
Site Drainage Inspections
Landscape Inspections
Environmental Enforcement
Southwest Florida Water Management District
Tampa, Florida 9/87 - 10/90
Field Services Technician
As-Built Inspections- Engineering, Survey
Surface and Ground Water Permit Compliance
Well Construction & Abandonment Inspections
Southwest Florida Water Management District
Brooksville, Florida 1/86 - 9/87
(CO-OP) Environmental Scientists 1
Wetland Vegetation Studies At Major Well Fields
Water Qnality Sampling & Testing
PROFESSIONAL ASSOCIATIONS
Florida Association of Environmental Professionals, Member
Southwest Florida Association of Environmental Professionals, Member
Elected to Governing Board for 2 terms, served on Bylaws Committee
Exotic Pest Plant Council, Member
Appointed by the Board of County Commissioners and Served on the Collier County
Environmental Advisory Board
Appointed by the Board of County Commissioners and Currently Serving on the
Development Services Advisory Committee
Currently Serving on the Land Development Code Sub-Committee
CP-2008-1
EXHIBIT 1.0
Page 8 of 10
Appointed by the Board of County Commissioners and Served on Conservation Collier
Land Acquisition Advisory Committee 6 years
Served as Chairman of the Conservation Collier Lands Evaluation and Management Sub-
Committee,
Award for Five (5) years of Voluntary Service to Collier County By the Board of County
Commissioners
Gopher Tortoise Management and Mitigation Professional Training Program
Successful Completion 9/01
REFERENCES UPON REOUEST
CP-200B-1
EXHIBIT 1.0
Page 9 of 10
II GradyMinor
Juan A. Araque, PSM
Surveyor
. Bachelor of Science
Land Surveying
Universily ofCosla Rica,
Mr. Araque has been a Project Manager for Q. Grady Minor & Associates,
P.A. since 2005. He has been responsible for the coordination of field crews
for project stakeout of single family and multi-family development projects
and, transportation and ntility engineering projects.
Education
ProCessional Registrations!
Affiliations
. Florida Surveying and
Mapping Society
Mr. Araque's 8 years of Land Surveying experience include Platting,
Topographic and Construction work. He has extensive computer experience
in Land Development Desktop, Carlson Civil/Snrvey and Civil/Survey
SoftDesk within AutoCAD design.
Relevant Projects
Public Sector
. Boundary and Topographic Snrvey Services for the North Water
Treatment Plant Marco Island The Marco Island City Hall Fire Control
District, City of Marco Island, Florida
Private Sector
. Platting, Surveying and Construction Layout for vafIOUS residential
subdivisions in Collier County, Florida, including:
.:.
Laurel Lakes Phase 1:
Black Bear Ridge, Ph i:
Orange 1:3l0ssom Ranch Phase I B
Artesia Naples
Manchester Square.
.:.
'."
.:.
CP-2008-1
Q. Grady Minor & Associates. P.A.
eMI Engineers. Surveyors. Land Planners. Landscape Architects
EXHIBIT 1.0
Page 10 of 10
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT I1I.A
LEGAL DESCRIPTION
SKETCH OF LEGAL
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-l
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Exhibit III.A
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT IV.B
AMENDED LANGUAGE
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
C:P-2008-1
Exhibit IV.S
Proposed Growth Management Plan Text
a. Estates - Commercial District
(VIII)1) Residential Estates Subdistrict - Sinale-family residential
development may be allowed within the Estates - Commercial District at a
maximum density of one unit per 21/4 gross acres unless the lot is considered a
legal non-conforming lot of record.
2) Estates Shoppina Center Subdistrict - Recoanizina the need to
provide for centrally located basic aoods and services within a portion Northern
Golden Gate Estates, the Estates Shoppina Center Subdistrict has been
desianated on the Golden Gate Area Future Land Use Map.
The Subdistrict is located at the NW corner of Golden Gate Boulevard and
Wilson Boulevard westward to 3rd Street NW and extendina northward to include
the southern 180 feet of Tracts 142 and 106 of Unit 11 and the southern 255 feet
of Tract 111 of Unit 11 of Golden Gate Estates. totalina approximately 41 acres.
The Estates Shoppina Center Subdistrict is intended to provide convenient
shoppina. personal services and employment for the central areas of Northern
Golden Gate Estates. Commercial development in this Subdistrict will reduce
drivina distances for many residents, assist in minimizina the road network
reauired, and reduce traffic impacts in this area of Collier County.
All development in this Subdistrict shall comply with the followina reauirements
and limitations:
a. Allowable Uses shall be limited to the followina:
1. Amusement and Recreation (Groups 7911. 7991, 7993 and 7999,
includina only day camps. aymnastics instruction. iudo/karate instruction,
sportina aoods rental and yoaa instruction)
2. Apparel and Accessory Stores (Groups 5611-5699)
3. Auto and Home Supply Stores (Groups 5531, 5541, includina aasoline
service stations without repair)
4. Automotive Repair and Services (Groups 7514, 7534, includina only tire
repair. 7539, includina on Iv minor service, lubricatina and diaanostic
service) and 7542)
5. Business Services (Groups 7334-7342. 7371-7376, 7379, 7382. 7383,
7384, and 7389)
6. Child Day Care Services (Group 8351)
7. Communications (Groups 4812, 4841)
Page 1 of 7
EXHIBIT IV.S
8. Depository and Non-Depositorv Institutions (Groups 6021-6062, 6091,
6099,6111-6163. includinq driye throuqh facilities)
9. Eatinq Places (Group 5812, includinq only liquor service accessorv to the
restaurant use.
10. Educational Services (Group 8299)
11. Enqineerinq, Accountinq. Research and Manaqement (Groups 8711-8721,
8741-8743,8748)
12. Food Stores (Groups 5411-5499, includinq convenience stores with qas)
13. General Merchandise Stores (Groups 5311, 5331, and 5399)
14. Government Administration Offices (Groups 9111-9199)
15. Hardware, Garden Supply and Paint/Wallpaper Stores (Groups 5231,
5251, and 5261)
16. Holdinq and Other Investment (Groups 6712-6799)
17. Home Furniture/Furnishinqs (Groups 5712-5736)
18. Insurance Carriers (Groups 6311-6361)
19. Justice, Public Order and Safety (Groups 9221, 9222. 9229. and 9311)
20. Meetinq and Banquet Rooms
21. Miscellaneous Retail (Groups 5912, 5921 (accessorv to qrocerv or
pharmacy only) 5932.5941-5949,5992-5995, and 5999)
22. Personal Services (Groups 7211. 7212, 7215, 7221-7251, 7291-7299)
23. Real Estate (Groups 6512-6552)
24. Security and Commodity Brokers (Groups 6211-6289)
25. Transportation Services (Group 4724)
26. Video Rental (Group 7841)
27. U.S. Post Office (Group 4311, excludinq maior distribution centers)
28.Any other similar use as may be approved by the Board of Zoninq Appeals
The followinq uses shall be prohibited within the Subdistrict:
b, The followina uses shall be prohibited:
1. Drinkinq Places (5813) and Stand Alone Liquor Stores (5921)
2. Mail Order Houses (5961)
3. Merchandizinq Machine Operators (5962)
4. Power Laundries (7211)
5. Crematories (7261)
6. Radio, TV Representatives (7313) and Direct Mail Advertisinq Services
(7331 )
7. NEC Recreational Shootinq Ranqes, Waterslides. etc. (7999)
8. General Hospitals (8062), Psychiatric Hospitals (8063), and Specialty
Hospitals (8069)
9. Elementary and Secondary Schools (8211), Colleqes (8221), Junior
Colleqes (8222)
10. Libraries (8231)
11. Correctional Institutions (9223)
12. Waste Manaqement (9511)
Page 2 of 7
EXHIBIT IV.B
13. Homeless Shelters and SouP Kitchens
c. Development intensitv shall be limited to 225.000 square feet of qross
leasable floor area.
d. The qrocerv use will be a minimum of 27.000 square feet. with the exception
of the qrocerv use, no individual user mav exceed 30.000 square feet of buildinq
area.
e. Development within this Subdistrict shall be phased and the followinq
commitments related to area roadwav improvements shall be completed within
the specified timeframes:
1. Riqht-of-Wav for Golden Gate Boulevard Expansion and Riqht-of-Way
for the Wilson Boulevard Expansion will be donated to the County at no
cost within 120 days of a written request from the County.
2. The applicant will pay its fair share for the intersection improvements at
Wilson Boulevard and Golden Gate Boulevard within 90 days of County
request for reimbursement.
3. Until the intersection improvements at Golden Gate Boulevard and
Wilson Boulevard are complete, the County shall not issue a Certificate(s)
of Occupancy (CO) for more than 100.000 square feet of development.
The applicant must obtain a C.O. for a qrocerv store as part of this
100,000 square feet. and the qrocerv store must be the first C.O.
obtained.
f. Rezoninq is encouraqed to be in the form of a Planned Unit Development
(PUD). and the rezone ordinance must contain development standards to ensure
that all commercial land uses will be compatible with neiqhborinq residential
uses.
A conceptual plan, which identifies the location of the permitted development
area and required preserve area for this subdistrict is attached. The preserve
area depicted on the conceptual plan shall satisfy all comprehensive plan
requirements for retained native veqetation, includinq but not limited to the
requirements of Policv 6.1.1 of the CCME. A more detailed development plan
must be developed and utilized for the required PUD rezoninq.
o. Development standards. includino permitted uses and setbacks for principal
buildinqs shall be established at the time of PUD rezoninq. Any future PUD
rezone shall include at a minimum:
(1) A minimum twenty-five (25) feet wide landscape buffer must be provided
adiacent to external riqhts-of-way.
Page 3 of 7
EXHIBIT IV.B
(2) No commercial buildinq may be constructed within 125 feet of the
northern or western property boundary of this subdistict.
(3) Any portion of the Proiect directly abuttinq residential property (property
zoned E-Estates and without an approved conditional use) shall provide,
at a minimum, a seventy-five (75) feet wide buffer, except the
westernmost 330' of Tract 106, which shall provide a minimum 20' wide
buffer in which no parkinq uses are permitted. Twenty-five (25) feet of
the width of the buffer alonq the developed area shall be a landscape
buffer. A minimum of fifty (50) feet of the buffer width shall consist of
retained or re-planted native veqetation and must be consistent with
subsection 3.05.07.H of the Collier County Land Development Code
(LDC). The native veqetation retention area may consist of a perimeter
berm and be used for water manaqement detention. Any newly
constructed berm shall be reveqetated to meet subsection 3.05.07.H of
the LDC (native veqetation replantinq requirements). Additionally, in
order to be considered for approval. use of the native veqetation retention
area for water manaqement purposes shall meet the followinq criteria:
(4) There shall be no adverse impacts to the native veqetation beinq
retained. The additional water directed to this area shall not increase the
annual hydro-period unless it is proven that such would have no adverse
impact to the existinq veqetation.
(5)lf the proiect requires permittinq by the South Florida Water Manaqement
District, the proiect shall provide a letter or official document from the
District indicatinq that the native veqetation within the retention area will
not have to be removed to comply with water manaqement
requirements. If the District cannot or will not supply such a letter. then
the native veqetation retention area shall not be used for water
manaqement.
(6)lf the proiect is reviewed by Collier County, the County enqineer shall
provide evidence that no removal of native veqetation is necessary to
facilitate the necessary storaqe of water in the water manaqement area.
a. Estates - Mixed Use District
(VI)2- Neiqhborhood Center Subdistrict - Recognizing the need to
provide basic goods, services and amenities to Estates residents, Neighborhood
Centers have been designated on the Golden Gate Area Future Land Use Map.
The Neighborhood Center designation does not guarantee that commercial
zoning will be granted. The designation only provides the opportunity to request
commercial zoning.
(VI) a) The Collier County Land Development Code shall be amended to provide rural
design criteria to regulate all new commercial development within Neighborhood
Centers.
(III)(V)(VI) b) Locations
Page 4 of 7
EXHIBIT IV.B
Neighborhood Centers are located along major roadways and are distributed
within Golden Gate Estates according to commercial demand estimates, (See
Map 9). The centers are designed to concentrate all new commercial zoning, and
conditional uses, as allowed in the Estates Zoning District, in locations where
traffic impacts can be readily accommodated and to avoid strip and disorganized
patterns of commercial and conditional use developrnent. Four Neighborhood
Centers are established as follows:
. Wilson Boulevard and Golden Gate Boulevard Center.
This center consists of all four three quadrants at the intersection of
Wilson and Golden Gate Boulevards (See Map 10). The NE and SE
quadrants of the Center consist of Tract 1 and 2, Unit 14, Tract 17, Unit 13
and the western half of Tract 18, Unit 13 Golden Gate Estates. The NE
quadrant of Wilson and Golden Gate Boulevards is approximately 8.45
acres. The parcels within the NE quadrant shall be interconnected and
share access to Golden Gate Boulevard and Wilson Boulevard to
rninimize connections to these two major roadways. The SE quadrant of
Wilson and Golden Gate Boulevards is 7.15 acres, allows 5.00 acres of
cornmercial developrnent, and allocates 2.15 acres to project buffering
and right-of-way for Golden Gate Boulevard and Wilson Boulevard. +He
NW quadrant of tRc Center is approximately 4.9g acrce in sizc and
coneiets of Tract 144, Unit 11 of Golden Gate Estates. The SW quadrant
of the Center is approxirnately 4.86 acres in size and consists of Tract
125, Unit 12 of Golden Gate Estates.
Also revise as follows:
TABLE OF CONTENTS, LIST OF MAPS
[Page 1]
Estates Shopping Center Subdistrict
. add name of this inset map in FLUE where maps are listed.
Policy 1.1.2:
[Page 5]
The ESTATES Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
~ ESTATES - MIXED USE DISTRICT
a. Residential Estates Subdistrict
b. Neighborhood Center Subdistirct
c. Randall Boulevard Commercial Subdistrict
d. Conditional Uses Subdistrict
Page 5 of 7
EXHIBIT IV.B
2. ESTATES - COMMERCIAL DISTRICT
a. Estates Shoppinq Center Subdistrict
. add the new Subdistrict in FLUE policy 1.1.2.2 that lists all
Des ignations/Districts/Su bdistricts.
Page 6 of 7
EXHIBiT iV.B
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ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBITS
IV.Da
IV.Db
IV.Dc
IV.Dd
AMENDED MAPS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT IV.D.a
LEGEND
..
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---
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---
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c=====..::"'""-..-
GOLDEN GATE
FUTURE LAND
AREA
USE MAP
~__'1101
E5T..,1DDESlONA1ION
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-'
SUBJECT SITE:
..
"
I-
ESTATES (MIXED USE DISTRICT, RESIDENTIAL
ESTATES SUBDISTRICT)
= 30.62::1: ACRES
ESTATES (MIXED USE DISTRICT,
NEIGHBORHOOD CENTER SUBDISTRICT) =
10.00:1: ACRES
S.R. 84
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R 28 E
R 27 E
R28E
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT IV.Db
GOLDEN GATE ESTATES
NEIGHBORHOOD CENTERS
Collier County, florida
IMMOKALEE ROAD
IMMOKALEE ROAD
INTERSTATE - 75
AMENDED - SEPTEMBER la, 2003
Ord. No. 2003-44
AMENDED ~ OCTOBER 26, 2004
Ord. No. 2004-71
AMENDED - JANUARY 25, 2007
Ord. No. 2007-19
PREPARED BY' GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISION
FILE. GGHP-47-2007-2.DlJG DATE. 2/2007
00l0EHGAlE ESTAtts
NElGHBORHOOCcrnTDlS
LEGEND
NEIGHBORHOOD
CENTERS
1 HI
2 HI
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT IV.Dc:
WILSON BOULEVARD/GOLDEN GATE BOULEVARD CENTER
Collier County, Florida
IMMOKALEE
SUBJECT
PROPERTY
40.6:t
ACRES
LEGEND
ADOPTED - SEPTEMBER 10, 2003
(Ord. No. 2003-44)
ADOPTED - JANUARY 25. 2007
(Ord. No. 2007-19)
I I I
o 112 MI. 1 MI.
r-
I ~ GOLDEN GATE
I ~ ESTATES
~ SEffiEMENT
~ AREA
PREPARED BY' GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES DIVISIO
fILE. GGMP-43-2007-2.DIJG DATE' 2/2007
D NEIGHBORHOOD
CENTER
ESTATES
SHOPPING
CEN TER
SUBDISTRICT
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT IV.Dd
ESTATES SHOPPING CENTER SUBDISTRICT
Collier County, Florido
LEGEND
ADOPTED - SEPTEMBER 10, 2003
COrd. No. 2003-44)
ADOPTED - JANUARY 25, 2007
(Ord. No. 2007-19)
r r I
o 1/2 MI. 1 MI.
~ GOLDEN GATE
~ ESTAlES
~ SETllEMENT
~ AREA
PREPARED BY, GRAPHICS AND TECHNICAL SUPPORT SECTION
COMMUNITY DEVELOPMENT AND ENVIRONMENTAL SERVICES nIVISIO
fILE. GGMP-43-2007-2.D'JG DATE. 2/2007
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBITS
V.A.la
V.A.lb
V.A.2
V.A.3a
V.A.3b
LAND USE
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
ESTATE SHOPPING CENTER SUBDISTRICT
a
'":!:j
EXHIBIT V.A.1a
GENERAL LOCATION MAP
[:1
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PROPERTY
40.6:1: ACRES
..
..
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..
~
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o
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R 27 E
ESTATE SHOPPING CENTER SUBDISTRICT
EXHIBIT V.A.1b
GENERAL LOCATION MAP - ENLARGEMENT
R
c,R. 846
HABITAT
WOODCREST
COI.DiH OAKESTA1I:$
1MI't20
SUBJECT
PROPERTY
40.6:1: ACRES
GClU1E:1fbA'It ($'tAm
UNIT t,
~CM.~ UlilU"
tMrt ,ft
IYARRENBROTf-IlRS
I
[r~. ~ENS~.~~;N'~:I;~~~I
o PLANNED Ui'd DE\EOPM[NT I
. PUD COM"~FRClAL II
. PUD INDUS rRIAL
.1
! . INDUSTRIAL II
. COMMERCIAL
GOLDEN GATE ESTATES I
I
Ii GOLDEN GATE CITY
D INCORPORATED
, (5) INDICATES PUO HAS SUNSEHED
(P) INDICATES PROPOSED PUD
D ZONED - E (ESTATES)
'"
2 MI.
,",0
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SCALE
p~,p"",o .y, "'SICA" ~AP"'NG DEP'""'''''
CO.""UNIT'o' DEVElOP~Et<T 'N" E""RON~'NT^, Sf"",CES O"'SlON
''''''NO ,"S OF J.NU'RY lOO~
DATt,'j200g "LLptANT!:C_,{)[)g_'DWG
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.A.2
AERIAL PHOTOGRAPH
D SUBJECT SITE
~
NORTH
AERIAL PHOTOGRAPH COPYRIGHT
COLLIER COUNlY PROPERlY APPRAISERS OFFICE
AERIAL DATE: JANUARY 200B
I I I
O' 150' JOO'
I
600'
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.A.3a
ZONING MAP
.
77
113
14C1
5
+ +105 + m+ + + + -.
+ + + + + -14.1 + 4
:::E
,
+ + J~
+ + + +
+
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+
---
+ + + + + \+ +
'V-
I .,
I I c.311
189 I
8& 67 68 122 11'l:3 1:14 II!!
, 125
SUBJECT PROPERTY: 40.6: ACRES
EXISTING ZONING: E (ESTATES)
EXISTING USE: VACANT AND SINGLE FAMILY RESIDENTIAL IB
SUBJECT SITE
NORTH
ZONING; E (ESTATES)
USE: SINGLE FAMILY RESIDENTIAL
m
SOUTH + + 500' RADIUS
ZONING: E (ESTATES), C-3 (COMMERCIAL INTERMEDIATE) AND + +
CPUD (SNOWY EGRET PLAZA AND WILSON BOULEVARD
CENTER) ~
USE: SINGLE FAMILY RESIDENTIAL AND RETAIL COMMERCIAL
CENTERS
EAST I I I
ZONING: E (ESTATES) AND C-2 (COMMERCIAL CONVENIENCE)
USE: SINGLE FAMIiL Y RESIDENTIAL AND RETAIL CENTER 0' 200' 400'
WEST
ZONING: E (ESTATES) COLLIER COUNTY ZONING MAP GGE05E AND GGE058
USE: SINGLE FAMILY RESIDENTIAL
Estates Shopping Center Subdistrict
Exhibit V.A.3b
Summary Table of Land Use & Zoning (within 500 feet)
UNIT # TRACT # LAND USE ZONED APPROXIMATE
ACREAGE
11 73 USFR (Undeveloped Single Family Residential) E 1.06
73 DSFR (Developed Single Family Residential E 2.12
74 DSFR E 4.66
75 DSFR E 5.00
76 USFR E 2.27
76 DSFR E 2.73
77 DSFR E 2.50
104 DSFR E 2.50
105 DSFR E 5.01
106 DSFR E 2.28
111 USFR E 1.14
112 DSFR E 5.00
113 DSFR E 2.73
140 DSFR E 2.81
141 DSFR E 5.51
142 DSFR E 2.34
14 5 USFR E 2.81
4 DSFR E 5.51
3 DSFR E 1.17
3 USFR E 3.98
2 USFR E 2.12
2 DSFR E 1.06
] UC (Undeveloped Commercial) E 2.41
1 DC (Developed Commercial) C2 1.93
13 18 USFR E 2.03
17 DC CPUD 8.04
12 125 UC CPUD 5.46
124 USFR E 4.58
123 DSFR E 4.68
122 DSFR E 2.08
122 USFR E 2.50
89 DSFR E 5.15
88 USFR E 2.08
88 DSFR E 2.50
87 Undeveloped Government E 2.48
87 DSFR E 2.08
86 DSFR E 4.58
TOTAL 118.89
Exhibit V.A.3b Land Use Summary.doc
RCGMPA
Estales Shopping Center
Exhibit V.A.3b
Summary Table of Land Use & Zoning (within 500 feel)
Page 2 of2
LAND USE
APPROXIMATE ACREAGE
USFR (Undeveloped Single Family Residential)
DSFR (Developed Single Family Residential
UC (Undeveloped Commercial)
DC (Developed Commercial)
Undeveloped Government
TOTAL
ZONING
APPROXIMATE ACREAGE
E, ESTATES
C2
CPUD (Commercial Planned Development)
TOTAL
Exhibit V.A.3b Land Use Summary.doc
RCGMPA
24.57
74.00
7.87
9.97
2.48
118.89
103.46
1.93
13.50
118.89
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.B
FUTURE LAND USE DESIGNA nON
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.B
LEGEND
1_..-aa'llllN
ESTA1ESDDIGIIU.1llIH
AlIIQILlUtAl../IMUl.DE9GlNA1Ot
.----
......."..
!!lPFa.U.FU.1UKlI
GOLDEN GATE
FUTURE LAN D
AREA
USE MAP
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IMMOKALEE ROAD
- --------...
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-...----...
..
,
I-
IMMOKALEE ROAD
SUBJECT SITE:
ESTATES (MIXED USE DISTRICT, RESIDENTIAL
ESTATES SUBDISTRICT)
::l 30.62% ACRES
ESTATES (MIXED USE DISTRICT,
NEIGHBORHOOD CENTER SUBDISTRICT) =
10.00f ACRES
.. ~
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R 28 E
R 27 E
R28E
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBITS
V.C.la
V.C.lb
FLUCFS AND SOILS MAPS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.C.1a
FLUCFCS MAP
D SUBJECT SITE
c=J FLUCCS LINE
I
0'
I I
200' 400'
~
FLUCCS
CODE FLUCCS DESIGNATION ACREAGE %
121 SINGLE FAMILY HOME 9.00 22.16
321 PALMEITO 2.40 5.91
411 PINE FLAlWOODS 5.80 14.28
--
428 CABBAGE PALM 3.0 7.39
-.
621 CYPRESS CANOPY WITH BRAZILIAN f'EPPER 0.66 1.62
624D PINE, CYPRESS, CABAGE PALM - DRAINED 18.86 46.43
814 ROADS AND HIGHWAYS 0.81 1.99
8335 PUMP STATION 0.09 0.22
TOTAL 40.62 100.00
AERIAL PHOTOGRAPH COPYRIGHT
COLLIER COUNTY PROPERTY APPRAISERS OFFICE
AERIAL DATE: JANUARY 200B
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.C.1 b
SOilS MAP
D SUBJECT SITE
c=J SOILS LINE
~
I I I
0' 200' 400'
DESCRIPTION
ACREAGE
6.57:l:
34.03:1:
PERCENTAGE
16%
84%
BOCA FINE SAND (21)
PINEDA FINESAND. LIMESTONE SUBSTRATUM (14)
TOTAL
40.6:1:
100%
AERIAL PHOTOGRAPH COPYRIGHT
COLLIER COUNTY PROPERTY APPRAISERS OFFICE
AERIAL DATE: JANUARY 2008
EXHIBIT V.C1B
Page 1 of 5
""
,
/
(
(21) Boca Fine Sand- This nearly level, poorly drained soil is
on the flatwoods. Individual areas are elongated and irregular
in shape and range from 20 to 350 acres. The slope is 0 to 2
percent.
Typically, the surface layer is very dark gray fine sand about 4
inches thick. The subsurface layer is fine sand to a depth of
about 26 inches; the upper part is light gray and the lower part
is brown. The subsoil is dark grayish brown fine sandy loam to a
depth of about 30 inches. Limestone bedrock is at a depth of
about 30 inches.
In 95 percent of areas mapped as this soil, Boca
soils make up 79 to 93 percent of the map unit.
characteristics of Hallendale soil are similar.
and similar
The
Soils of dissimilar characteristics included in this map unit are
small areas of Pineda and Riviera, limestone substratum soils in
slough landscape positions. These soils make up about 7 to 21
percent of the unit.
The permeability of this soil is moderate. The available water
. capacity is very low. In most yE!ars, under natural conditions,
the seasonal high water table is between 6 to 18 inches of the
surface of 1 to 6 months. In other months, the water table is
below 18 inches and recedes to a depth of more than 40 inches
during extended dry periods. Rarely is it above the surface.
~
Natural vegetation consists mostly of south Florida slash pine,
cabbage palm, sawpalmetto, waxmyrtle, chalky bluestem and
pineland threeawn. .
This soil is poorly suited to_cultivated crops because of wetness
and droughtiness. The number of adapted crops is limited unless
very intensive management practices are followed. With good
water control and soil improving measures, the soil can be made
suitable form many fruit and vegetable crops. A water control
system is needed to remove excess water in wet season and provide
water through subsurface irrigation in dry seasons. Row crops
should be rotated with cover crops. Seedbed preparation should
include bedding of the rows. Fertilizer and lime should be added
according to the need of the crops.
With proper water control, the soil is well suited to citrus.
Water control systems that maintain good drainage to an effective
depth are needed. Bedding the soil prior to planting provides
good surface and internal drainage and elevates the trees above
the seasonal high water table. A good grass cover crop between
the trees helps to protect the soil from blowing when the trees
are young.
With good water control management, this soil is well suited to
pasture. A water control system is needed to remove excess
water during the wet season. It is well suited to pangolagrass,
EXHIBIT V.C.1B
Page 2 of 5
"
bahiagrass and clover. Excellent pastures of grass or grass-
clover mixtures can be grown with good management. Regular
applications of fertilizers and controlled grazing are needed for
highest yields.
This soil is moderately suited for desirable range plant
production. The dominant forage is creeping bluestem, lopsided
indiangrass, pineland threeawn and chalky bluestem. Management
practices should include deferred grazing and brush control.
This Boca soil is in the South Florida Flatwood range site.
This soil has severe limitations for most urban uses because of
wetness. If this soil is used as septic tank absorption fields,
it should be mounded to maintain the system well above the
seasonal high water table. For recreational uses, this soil also
has severe limitations because of wetness, but with proper
drainage to remove excess surface water during wet periods, many
of these limitations can be overcome.
This Boca soil is in capability subclass IIIw.
EXHIBIT V.C.1 B
Page 3 of 5
..~:c.~.,:.'.r:~-i:':~ii:~i7~
In 95 percent of the areas mapped as Hallandale fine
sand, Hallandale and similar soils make up 83 to 98
percent of the map unit. In the remaining areas, the
Hallandale soil makes up either a higher or lower
percentage of the mapped areas. The characteristics of
Boca and Jupiter soils are similar to Ihose of the
Hallandale soil.
The dissimilar soils in this map unit are small areas of
Pineda and Riviera, limestone substratum, soils in
sloughs. These soils make up about 17 percent or less of
the unit.
The permeability of this soil is rapid. The available
water capacity is very low. Under natural conditions, the
seasonal high water table is between a depth of 6 to 18
inches for 1 to 6 months during most years. During the
other months, the water table is below a depth of 18
inches, and it recedes to a depth of more than 40 inches
during extended dry periods.
The natural vegetation consists of South Florida slash
pine, saw palmetto, creeping bluestem, chalky bluestem,
and pinel and threeawn.
This soil is poorly suited to cultivated crops because of
the wetness and droughtiness. The number of adapted
crops is limited unless very intensive management
practices are used. With good waler-control and soil-
improving measures, this soil is suitable for many fruit and
vegetable crops. A water-conlrol system is needed to
remove excess water during wet seasons and 10 provide
water through subsurface irrigation during dry seasons.
Row crops should be rotated with cover crops. Seedbed
preparation should include bedding of the rows.
Applications of fertilizer and lime should be based on Ihe
needs of Ihe crops.
With proper water-control measures, Ihe soil is well
suited to citrus. A water-control syslem thai mainlains
good drainage to an effective depth is needed. Planting on
raised beds provides good surface and internal drainage
and elevates Ihe trees above the seasonal high water
table. Planting a good grass cover crop between Ihe trees
helps to protect the soil from blowing when the trees are
younger.
With good water-control management, this soil is well
suited to pasture. A water-control system is needed to
remove excess water during the wet season. This soil is
well suited to pangolagrass, bahiagrass, and clover.
Excellent pastures of grass or a grass-clover mixture can
be grown with good management. Regular applicalions of
fertilizer and controlled grazing are needed for Ihe highest
possible yields.
This soil is moderately suited to range. The dominant
forage consists of creeping bluestem, lopsided
indiangrass, pineland threeawn, and chalky bluestem.
Management practices should include deferred grazing
Soil Survey
and brush control. This Hallandale soil is in the South
Florida Flatwoods range site.
This soil has severe limitations for most urban uses
because of the shallow depth to bedrock and the wetness.
It has severe limitations for septic tank absorption fields
because of the depth to bedrock, wetness, and poor
filtration. If this soil is used as a septic tank absorption
field, it should be mounded to maintain the system well
above the seasonal high water table. For recreational
uses, this soil has severe limitations because of wetness,
the sandy texture, and the shallow depth to bedrock;
however, with proper drainage to remove excess surface
water during wet periods, some of these limitations can be
overcome.
This Hallandale soil is in capability subclass IVw.
14-Pineda fine sand, limestone substratum
This nearly level, poorly drained soil is in sloughs and
poorly defined drainageways. Individual areas are
elongated and irregular in shape, and they range from 20
to 300 acres in size. The slope is 0 to 2 percent.
Typically, the surface layer is dark grayish brown fine
sand about 4 inches thick. The subsurface layer is light
brownish gray fine sand to a depth of about 12 inches.
The subsoil extends to a depth of about 55 inches. The
upper part of Ihe subsoil is brownish yellow and very pale
brown fine sand, the next part is grayish brown sandy clay
loam, and the lower part is light brownish gray and dark
grayish brown fine sandy loam. limestone bedrock is at a
depth of aboul 55 inches.
In 95 percent of the areas mapped as Pineda fine sand,
limestone substratum, Pineda and similar soils make up
79 to 98 percent of the map unit. In the remaining areas,
the Pineda soil makes up eilher a higher or lower
percentage of the mapped areas. The characterislics of
Holopaw and Riviera, limestone subslratum, soils are
similar to those of the Pineda soil.
The dissimilar soils in Ihis map unit are small areas of
Boca, Hallandale, and Malabar soils in landscape
posilions similar to those of the Pineda soil. These soils
make up about 11 percent of less of the unit.
The permeability of this soil is slow. The available water
capacity is low. Under natural conditions, the seasonal
high waler table is wilhin a deplh of 12 inches for 3 to 6
months during most years. During the other months, the
water table is below a deplh of 12 inches, and it recedes
to a depth of more than 40 inches during extended dry
periods. During periods of high rainfall, the soil is covered
by shallow, slowly moving water for about 7 days.
The natural vegelation consists of Soulh Florida slash
pine, waxmyrtle, chalky bluestem, blue maidencane, and
gulf muhly.
EXHIBITVC1B
Page 4 of 5
~
~
Collier County Area, Florida
This soil is poorly suited to cultivated crops because of
Ihe wetness and droughtiness. With g~od ,,:ater-control
and soil-improving measures, this sOil IS sUitable for many
fruit and vegetable crops. A water-control system is
needed to remove excess water during wet seasons and
to provide water through subsurface irrigation during dry
seasons. Row crops should be rotated with cover crops.
Seedbed preparation should include bedding of the rows.
Applications of fertilizer and lime should be based on Ihe
needs of the crops.
With proper water-control measures, the soil is
moderately suited to citrus. A water-control system that
maintains good drainage to an effective depth is needed.
Planting on raised beds provides good surface and
internal drainage and elevates the trees above the
seasonal high water table. Planting a good grass cover
crop between the trees helps to protect the soil from
blowing when the trees are younger.
With good water-control management, this soil is well
suited to pasture. A water-control system is needed to
remove excess water during the wet season. This soil is
well suited to pangolagrass, bahiagrass, and clover.
Excellent pastures of grass or a grass-clover mixture can
be grown with good management. Regular applications of
fertilizer and controlled grazing are needed for the highesl
possible yields.
This soil is well suited to range. The dominant forage
consists of blue maidencane, chalky bluestem, and
bluejoint panicum. Management practices should include
deferred grazing. This soil is in the Slough range site.
This soil has severe limitations for most urban uses
because of the high water table. It has severe limitalions
for septic tank absorption fields because ofthe wetness,
slow percolation, and poor filtration. Building sites and
septic tank absorption fields should be mounded to
overcome these limitations. This soil also has severe
limitations for recreational development because of
wetness and the sandy texture. The problems associaled
with wetness can be corrected by providing adequate
drainage and drainage outlets to controllhe high water
table. The sandy lexture can be overcome by adding
suitable topsoil or by resurfacing Ihe area.
This Pineda soil is in capabilily subclass IIlw.
15-Pomello fine sand
~
. This nearly level, moderately well drained soil is on low
ridges on f1atwoods. Individual areas are elongated and
Irregular in shape, and they range from 5 to 100 acres in
Size. The slope is 0 to 2 percent.
. Typically, the surface layer is gray fine sand about 4
l~ches Ihick. The subsurface layer is fine sand to a depth
o labout35 inches. The upper part of the subsurface layer
IS Ight gray, and the lower part is white. The subsoil is fine
sand to a depth of about 60 inches. The upper part of the
subsoil is black, the next part is dark brown, and the lower
part is brown. The substratum is light yellowish brown to
brown fine sand to a depth of about 80 inches.
In 95 percent of the areas mapped as Pomello fine
sand, Pomello and similar soils make up 85 to 98 percent
of the map unit. In the remaining areas, the Pomello soil
makes up eilher a higher or lower percentage of the
mapped areas.
The permeability of this soil is moderately rapid. The
available water capacity is low. Under natural conditions,
the seasonal high water table is at a depth of 24 to 42
inches for 1 to 5 months during most years. During the
other months, the water table is below a depth of 40
inches, and it recedes to a depth of more than 80 inches
during extended dry periods.
The nalural vegetation consists mostly of oak, South
Florida slash pine, saw palmetto, cactus, chalky bluestem,
creeping bluestem, and pineland threeawn.
This soil is poorly suited to cultivated crops because of
the droughtiness. The number of adapled crops is limited
unless very intensive management practices are used.
With irrigation and soil-improving measures, this soil is
suitable for many fruit and vegetable crops. Row crops
should be rotated with cover crops. Applicalions of
fertilizer and lime should be based on the needs of the
crops.
With proper water-control measures, the soil is well
suited to citrus. A water-conlrol system that maintains
good drainage to an effective depth is needed. Planting on
raised beds provides good surface and internal drainage
and elevates the trees above the seasonal high water
lable. Planting a good grass cover crop between Ihe trees
helps to protect Ihe soil from blowing when the trees are
younger.
This soil is moderalely suited to pasture. Pangolagrass
and bahiagrass are adapted species, but they produce fair
yields with good management. Regular applications of
fertilizer and controlled grazing are needed for the highest
possible yields.
This soil is poorly suited to range. The dominant forage
consists of creeping bluestem, iopsided indiangrass,
pineland threeawn, and chalky blueslem. The dense
growth of scrubby oaks, saw palmetto, and other shrubs
dominales the desirable forage. Management praclices
should include deferred grazing and brush control.
Livestock usually do not use this range site, except for
proteclion and as dry bedding ground during the wel
seasons. This Pomello soil is In the Sand Pine Scrub
Range sile.
This soil has moderate limitations for most urban uses
because of the wetness and droughtiness. It has severe
limitations for septic tank absorption fields because of
wetness and the poor filtration. If this soil is used as a
EXHIBIT V,C.1B
Page 5 of 5
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.C.2
LISTED SPECIES
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
LISTED SPECIES SURVEY
ESTATES SHOPPING CENTER SUBDISTRICT
(Previously known as The Village Common of Golden Gate Estates)
Collier County, Florida
OCTOBER 2006
Prepared By:
Collier Environmental Consultants, Inc.
3880 Estey Avenue
Naples, Florida 34104
(239) 263 - 2687
EXHIBIT V.C.2
Page 1 of 22
! Introduction / Puroose
This report is an accmmt of a Listed Species Survey recently performed on an acre tract.
The parcel is located in Golden Gate Estates Collier County, Florida Its purpose is to
identify and describe key habitats and report any listed species using the site that would
be at risk due to possible ftIture development actions on the site. This survey and report
are based on fieldwork performed during September 2006.
II Site Descriotion
The site consists of approximately 33.51 acres and is located in Section 9, Township 49,
Range 27; Collier County, Florida. The name of the project is The Village Common of
Golden Gate Estates. The site consists oftwo separate parcels.
See Exhibit # 1 - Location Map
The dominant forest types on these parcels are Pine / Cypress/ Cabbage palm (624 D) and
Palmetto (321).
The availability of good ftmctional habitat has been restricted. The parcels are located
within a platted subdivision and at a very busy intersection. In addition, the parcels have
some exotics and the natural hydrological regime has been disrupted. This Threatened
and Endangered Species Survey placed an emphasis on surveying the pine flatwoods, this
habitat offers some of the best quality foraging and nesting areas onsite. It has been
noted that pine flatwoods are a prime habitat for the Red-Cockaded Woodpeckers and
Big Cypress Fox Squirrels. However, no RCW's were sighted or active cavity trees
found.
In total the site consists of approximately 33.51 acres. The following is how the acreage
figures breakdown.
FLUCCS CODE
0.91 acres
14.63 acres
2.37 acres
13.97 acres
1.63 acres
Cypress with Brazilian pepper
Single family home
Palmetto
Slash pine, Cypress, Cabbage palm
Disturbed / Cabbage palms
621/422
121
321
624(D)
740/428
See Exhibit #2 - FLUCCS Map
EXHIBIT V.C.2
Page 2 of 22
/
III Threatened and Endangered Species Survey
The required survey for a Threatened and Endangered Species Survey calls for a survey
covering 100 % of the site, at prescribed transect distances per site acreage. Such a
survey was conducted in September 2006. Established transects were oriented north-
sonth and east - west and superimposed on an aerial map of the site. These transects were
ground - located and walked by compass bearing. Early morning (0730 - 1000 ), mid-day
(IIOO - 1500) and late-day (1500 - 1800) time periods were chosen to survey these
transects. This survey was conducted daily for approximately 20 hours. All possible
species of plants and animals listed by state and federal agencies were noted.
IV Results & Discussions
Listed Flora
Several species of plants that are listed by government agencies were found on this
property during the transect surveys and none of the onsite plants are considered as being
rare. Several species of Tillandsia were found. These plants are listed by the FDA as
endangered, primarily due to their commercial value.
Refer to Exhibit # 3
Cumulative Plant List
Listed Fauna
Refer to Exhibit # 4 - Wildlife Species Observed
Kev Species Discussion:
Red Cockaded Woodpeckers
Red-Cockaded woodpeckers are known to inhabit Pine Flatwoods. Observations were
keyed to searching for signs or calls of these animals. All mature pines were checked
along the transect routes. Particular attention was paid to the south and west faces of the
trees, as that seems to be the predominant location of cavity openings. No individuals or
cavity trees were identified during this survey.
Gopher Tortoise
This site does not offer suitable habitat for Gopher tortoise. Searches were keyed in the
best areas such as the pine-palmetto areas. However, no signs or burrows were identified
on the subject parcels.
EXHIBIT V.C.2
Page 3 of 22 ?
Big C'ypress Fox Squirrels
Big Cypress Fox Squirrels are known to use similar habitat as Red - Cockaded
Woodpeckers. Observations were keyed to searching for signs or cans ofthese animals,
such as leaf nests in canopy trees or the distinctive chattering of territorial squirrels.
Several chewed pinecones were fOlmd on site. However, only gray squirrels were
observed actively foraging. No Fox squirrels were identified on site during this survey.
Fox squirrels are known to inhabit Golden Gate Estates and surrounding areas.
Florida Panther
Several individuals have been identified several miles to the east of the project site No
individuals have been documented utilizing this project site or identified during this
survey. This species also has a large home range and is known to inhabit Golden Gate
Estates and surrounding areas. See Exhibit # 5
Florida Black Bear
No individuals were observed during this survey even though Black bears are known to
inhabit the general area. Special attention was for given for signs such as scraps, tracks
and scat. This mannnal has a large home range and is known to inhabit Golden Gate
Estates and surrounding areas.
Conclusions
Our survey found no listed species on this site. In fact, very little wildlife was noted
during the survey conducted over several days. Transects were walked on straight
compass bearings along a grid spaced at approximately 20 yards apart for the entire
parcel. Other transects were primarily meandering transects through areas of prime
habitat. All transects were walked at varying times from post-dawn & mid-day to pre-
sunset hours.
The pine, palmetto areas still have enough recognizable character to support foraging by
common small mannnals and birds. Signs of small mammals such as rabbits, raccoons
were readily visible in these areas. Several species of songbirds were seen passing
through the transect areas during this survey.
Several factors have contributed to the decline ofthis site. The site has relic plant
communities. The pine flatwoods and the pinel cypress/ cabbage palm areas give hints of
a greater past ability to support major populations of mannnals and birds. The main factor
contributing to the decline of quality habitat is the surrounding developments. Several
single family homes are within the study area. In addition, the hydrological regime of this
site has also been severely altered. This study area is also located at a very busy
intersection. The high traffic patterns and the single family homes has affected the natural
EXHIBIT V.C.2
Page 4 of 22
-)
,5
movement of mammals. I suspect that any small, medium and/or large mammal
movements would be at night.
During this survey no threatened and/or endangered species were identified vertebrates.
The only plant species identified was Tillandsia spp.
EXHIBIT V.G.2
Page 5 of 22
'1
Threatened. Endanl!ered and Suecies of Suecial Concern
Suecies
Present
Absent
Black bear
Florida panther
Everglades mink
Big Cypress Fox squirrel
x
x
x
x
Indigo snake
American alligator
Gopher tortoise
Gopher Frog
x
x
x
x
Southeastern American kestrel
Red-Cockaded woodpecker
Florida Scrub Jay
Wood stork
Snail kite
Bald eagle
Limpkin
Osprey
White ibis
Tricolored heron
Snowy egret
Reddish egret
Little blue heron
x
X
X
X
X
X
X
X
X
X
X
X
X
EXHIBIT V.C.2
Page 6 of 22
.,")'
LOCATION MAPS
EXHIBIT # 1
EXHIBIT V.C.2
Page 7 of 22
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EXHIBIT V.C.2
EXHIBIT # 2
Page 10 of 22
~1
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SECTIC}N \j t.;.
~~.tJ(.:c.;S j\1l\P p~ p~' :;.000
'i I, /,r;:' i;OiVIMONS OF nOLDEN GATE ESTj
,_:' :" J,".> '.-oJ ~:.):~:'Ir:I, UiO (:fIU',;,[! ,-:i, " I:U1L-::'i i([) i,j-il, ':.'li.3C! : :'.c,u1.c','!, .....
FLUCCS
DESIGNATION
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Palmetto
'<3i
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Cypress Canopy with Brazilian Pepper Midstory (potentially jurisdictional)
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.,'"'",-....,----,_-------,.-.,-,--:::-..o.=.--.:;-c
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TOTAL
EXHIBIT V.C.2
Page 11 of 22
CUMULATIVE PLANT LIST
EXHIBIT V.C.2
EXHIBIT # 3
Page 12 of 22
FLUCCS CODE AND VEGETATION INVENTORY
FLUCCS CODE
(Description)
Common Name
Scientific Name
Indicator Status
121
Single Family Homes
14.63 acres
624 D
Slash pine, Cypress, Cabbage palm
13.97 acres Upland
This is the largest natural habitat within this project. The species composition consists of
both wetland and upland plant species. The area does not meet the criteria as
Jurisdictional.
Slash pine
Cabbage palm
Cypress
palmetto
Laurel oak
Strangler fig
Myrsine
Beauty bush
SnowbelTY
Oahoon holly
Brazilian pepper
wax myrtle
Broom sedge
Caesar weed
Virginia creeper
Cat-briar
Poison ivy
Grape vine
Whitehead broom
Florida Trcl11a
Chocolatc weed
Pinus elliotti
Sabal palmetto
Taxodium spp.
Serona repens
Quercus laurifolia
Ficus aurea
Myrsine floridana
Callicarpa Americana
Chioeocca alba
flex cassine
Schinus terebinthifolius
Myrica cerifera
Andropogon virginicus
Urena lobata
Ampelopsis quinquefolia
Smilax spp.
Toxicodendron radican.~
Vitis rotundifolia
S'permacoce verticillata
Trema spp.
Melochia corchorifolia
FACW
FAC
OBL
FACU
FACW
FAC
FAC
UPL
UPL
OBL
Exotic
FAC+
FAC-
FACU
FAC
FAC
PAC
PAC
PAC
PAC
FAC
Cp,D
M,C
Cp,O
G,C
Cp,O
M,O
M,C/G,C
M,O
G,D
M,O
M,C
M,O
0,0
G,O
G.O
G,C
G,O
G,D
G,C
M,O
G,C
621 / 422
Cypress - Brazilian pepper
0.91 acres
Transitional
This area may be consideredjurisdictional wetlands. This area is located in Unit Ill. The
area has been impacted by the lowering of the ground water table and by the neighboring
development. This is evident by the heavy coverage of Brazilian pepper and vines. 'I'hc
area is vegetated with such species as:
Cypress
Taxodium spp.
OBL
EXHIBIT V.C.2
Cp,O
Page 13 of 22
Cabbage Palm
Brazilian pepper
Swamp fern
Grape vine
Poison ivy
Smilax
SabaI palmetto
Schinus terebinthifolius
Blechnum serrulatum
Vitis rotundifolia
Toxicodendron radians
Smilax spp.
FAC
Exotic
fACW+
FAC
FAC
FAC
321 Palmetto
2.37 acres
Uplands
M,O
M,D
G,C
G,O
G,O
G,O
This area consists of a sparse Slash pine canopy with a palmetto understory. This habitat
is located in Unit 110. The area would be considered upland, The area is vegetated with a
variety of species. The following species were identified within this habitat.
Slash pine
Cabbage palm
Dahoon holly
Palmetto
Melaleuca
Brazilian pepper
Winged Sumac
Myrsine
Penny royal
fetterbush
Gallberry
buckthorn
Florida trema
Dewberries
Broom sedge
Beggers ticks
Ragweed
Grapc vine
Poison ivy
Smilax
snowbcrry
Pinns elliotti
Sabal palmetto
Ilex cassine
Serona repens
Melaleuca quinquenervia
Schinus terebinthifolius
Rhus eopallina
Myrsine floridana
Piloblephis rigida
L yonia lucida
Hex glabra
Bumclia reclinata
Trema spp.
Rubus spp.
Andropogon virginicus
Bidcns alba
Ambrosia artemissiifolia
Vitis rotundifolia
Toxicodendron radians
Smilax spp.
Chiococca parvifolia
FACW
FAC
OBL
FACU
Exotic
Exotic
UPL
FAC
UPL
FACW
FACW
FAC
FAC
FAC
FAC
FACW
FACU
FAC
FAC
FAC
UPL
740/428
DistUl'bed/ Cabbage palms
1.63 acres
Upland
Cp,D
M,C
M,O
G,C
Cp,D
M,D
M,O
M,C
G,O
M,O
M,C
M,O
M,O
G,C
G,O
G,O
G,C
G,D
G,O
G,C
G,O
This area is in Unit 110. The arca has a dense carpet of Grape vine. This area would be
considered upland.
Cabbage palm
Brazilian pepper
Winged Sumac
Sabal palmetto
Schinus terebinthifolius
Rhus copallina
FAC
Exotic
UPL
EXHIBIT V.C.2
M,C
M,D
M,O
Page 14 of 22
Myrsine Myrsine floridana FAC M,C
Grape vine Vitis rotundifolia FAC G,D
Poison ivy Toxicodendron radians FAC G,O
Smilax Smilax spp. PAC G,C
ABREVIATIONS - Canopy (Cp), Midstory (M), Ground Cover (G)
Dominant (D), Common (C), Occasional (0)
INDICATOR STATUS - Obligate (OBL), f<'acultativewet plants (FACW),
Facultative plants (F AC), Upland (UPL)
EXHIBIT V.C.2
Page 15 of 22
WILDLIFE SPECIES OBSERVED
EXHIBIT # 4
EXHIBIT V.C.2
Page 16 of 22
WILDLIFE SPECIES OBSERVED
Common Name
Amphibian & Reptiles:
Six-lined racerunner
Brown anole
Black racer
Florida Box turtle
Birds:
Dove- ground
Dove- mourning
Copper Hawk
Vulture, turkey
Vulture, Black
Pileated woodpecker
Northern flicker
Crow, American
Boat-tailed Grackle
Common grackle
Bluejay
Carolina wren
Northern mockingbird
Cardinal
Chuck-will's widow
Common nighthawk
Mammals:
Gniy squirrel
Raccoon
Hispid cotton rat
Nine-banded armadillo
Eastern cottontail
Feral cat
Species
Cnemidophorus sexlineatus
Anolis sagrei
Columber constrictor
T errepene carolina bauri
Columbiua passerina
Zenaida macroura
Accipiter coooerii
Cathartes aura
COragyps atratus
Drvocopus oileatus
Colaptes auranm
Corvus brachvrhynchos
Ouiscalus maior
Ouiscalus quiscula
Cvanocitta cristata
Thrvothorus ludovicianus
Mimus oolYl!lottos
Richmondella cardinalis
Caorimulgus carolinensis
Chordeiles minor
Scinrus carolinensis
Procyon lotor
Sigmodon hisoidus
Dasypus novelllcinctu
Sylyialagus floridanus
Felis domestica
EXHIBIT V.C.2
Status
Page 17 of 22
Suspected Listed Species per FLUCCS CODE
These species are known to be found within these FLUCCS codes. It should be noted that
there were none directly observed. However, they are suspected and potentially can
inhabit these biological communities.
411
Eastern Indigo
Gopher tOlioise
Gopher frog
Red-rat snake
Florida pine snake
Southcastern kestrel
Red cockaded woodpecker
Fox squirrel
Black bear
Panther
Fakahatchee bUrInannia
Stain leaf
Paw-paw
Florida coontie
624,621
B lack bear
Panther
Tri -color heron
Snowy egret
Little blue heron
Limpkin
Wild Pines- Tillandsia spp.
Stiff - leaved
Recurved
wired-leaved
ButIcrflyorchid
EXHIBIT V.C.2
Page 18 of 22
PANTHER HABIT A T MAP
EXHIBIT # 5
EXHIBIT V.C.2
Page 19 of 22
MERIT Panther Habitat Excluding Rural Lands
Legend
Lee County
fERlT P;lflth..H~bIt'ilf
PiIllher C005ull.alionArea
I I Pl1mal)'
L-----1 .eeooomy
Corkscrew
Swamp ,_~
Sanctu~ '-c.
,
I
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<i.
:,:
~
~
.-=
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.-'
it (
, _.J
o
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m
m
w
~
-
Cl
0:
w
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~-
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,
"
f
,
~~
"
-'\,
EXHIBIT V.C.2
z
'"
~ -
'"
(. ~~'-~'t". . -..1-(3'
.-J. ---. CR 846
. -- .\..:, ''')
~I r', \,,J
"-'~ -'\..--~\"
~
if>
IMMOKALEE RD E
CR 656
,
Florida
Panther
NWR
i?5
~~----~...-- -~.
Fakahatchee
Str"lnd
State
Pres8rv8
I .
10 Miles '"
Page 20 of 22
~~' [.: i,:':
m
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,
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ADDENDUM
On September 2006 a Listed Species Survey was conducted at a 33.5 I-acre site called
The Villages Common of Golden Gate Estates. The site is located in Section 9, Township
49 Range 27. The site is located on the north side of Golden Gate Blvd and west of
Wilson Blvd.
Since the original Listed Species survey was conducted two additional single-family
parcels were added. The total acreage site is now 40.62 acres. As requested by Collier
County Environmental staff on May 2, 4 and 5, 2009 a brief assessment for listed species
was conducted on the additional acreage, The following outlines our findings:
On May 2, 4 and 5 of2009 Collier Environmental Consnltants examined the addition
acreage. The additional acreage consists oftwo platted single-family Golden Gate Estate
lots. Both lots have single-family residences on site. One site parallels 3rd Street NW and
the other is perpendicular to 1 st Street NW and Golden Gate Blvd.
The parcel along 1 sl Street NW has been pmiially cleared and has a high privacy fence
along the entire perimeter of the pm'cel. This fence limited this survey and limits
movement of any large mammals on this subject parcel. The parcel along 3rd St NW still
has some native habitat in front and behind the single-family structure. This habitat is
also contiguous to other native habitat.
During this survey there was a lot of high traffic noise and human disturbance. Both
corners are a high traffic area. The heavy traffic patterns and associate noise has a
limiting factor on this parcel as suitable habitat. In is our conclusion that any mammal
movement within these pm-eels probably occurs at night. The main vertehrates
encountered were birds traversing the subject parcel.
Our survey found no listed vertebrate species on site. Our survey did find a few
Tillands;a ',\' on site.
Amphibian & Reptiles:
Brown anole
AnGEs sagrei
Birds:
Dove- ground
Dove- mourning
Ringed Turtle Dove
mockingbird
Northern flicker
Crow, American
Common grackle
Bluejay
Gray catbird
Cardinal
Columbina passerina
Zenaida macroura
Streptopelia risoria
Mimus polvglottos
Colaptes auratus
Corvus brachvrhvnchos
Ouiscalus quiscula
Cvanocitta cristata
Dumetella carolinensis
Richmondena cardinaJis
EXHIBIT V.C.2
Page 21 of 22
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.C.1a
FLUCFCS MAP
~
c::J SUBJECT SITE
L=:J FLUCCS LINE
I,
o
I I
200' 400'
FLUCCS
CODE FLUCCS DESIGNATION ACREAGE %
121 SINGLE FAMILY HOME 9.00 22.16
321 PALMETTO 2.40 5.91
411 PINE FLA1WOODS 5.80 14.28
428 CABBAGE PALM 3.0 7.39
621 CYPRESS CANOPY WITH BRAZILIAN PEPPER 0.66 1.62
6240 PINE. CYPRESS. CABAGE PALM - DRAINED 18.86 46.43
814 ROADS AND HIGHWAYS 0.81 1.99
8335 PUMP STATION 0.09 0.22
TOTAL 40.62 100.00
AERIAL PHOTOGRAPH COPYRIGHT
COLLIER COUNTY PROPERTY APPRAISERS OFFICE
AERIAL DATE: JANUARY 2008
EXHIBIT V.C.2
Page 22 of 22
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.C.3
HISTORICAL / ARCHAEOLOGICAL PROBABILTY
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Page I of I
Sharon Umpenhour
From: Marco Espinar [marcoe@prodigy.nel]
Sent: Thursday, August 06, 2009 11 :00 AM
To: Bailey Erin
Ce: Sharon Umpenhour
Subject: Hislorical/Archaelogical Search
Good Morning Erin,
I need an archaelogical/ historical search for Section 4, Township 49, Range 27 in Collier Connty. I
have a project 41 ac+/- in the south east corner of the section. Can you please send me a letter and map
of your records.
Thank You
Marco Espinar
Collier Environmental Consultants Inc.
CP-2008-1
8/6/2009
Page 1 of 7
EXHIBIT V.C.3
. This record search is for informational purposes only and does NOT constitute a
project review. This search only identifies resources recorded at the Florida Master
Site File and does NOT provide project approval from the Division of Historical
Resources. Contact the Compliance and Review Section of the Division of Historical
Resources at 850.245.6333 for project review information.
August 6, 2009
~Florida
~Master
If Site!a
fi1 File ~
Marco Espinar
Collier Environmental Consnltants, Inc.
3880 Estey Ave.
Naples, FL 34104
Emai\: marcoe@prodigy.net
In response to your inquiry of August 6, 2009 the Florida Master Site File lists no previously recorded
cultural resources in the following parcel of Collier County:
T49S, R27E, Section 4
When interpreting the results of this search, please consider the following information:
. This search area may contain unrecorded archaeological sites, historical structures
or other resources even if previously surveyed for cultural resources.
. Federal, state and local laws require formal environmental review for most
projects. This search DOES NOT constitute such a review. If your project falls
under these laws, you should contact the Compliance and Review Section of the
Division of Historical Resources at 850-245-6333.
Please do not hesitate to contact us if you have any questions regarding the results of this search.
Sincerely,
/~ -.
S'i...'h.'( ,
[(/ ./
~' c, ~-.
<; :-~<0~)
L.
Erin Michelle Bailey
Archaeological Data Analyst
Florida Master Site File
500 South Bronough Street. Tallahassee, FL 32399-0250 .
850-245-6440 ph ! 850-245-6439 fax I
CP-2008-1 Page 2 of 7
www.tlheritagc.com/prcscrv ati 0 11/ S i tcfi 1 c
Si teFi lc@dos.state.tl.us
EXHIBIT V.C.3
RECEIVED
AUG I 2 2009
a. tilrady Minor
& Associates. P.A.
FLORIDA DEPARTMENT OF STATE
Kurt S. Browning
Secretary of State
DIVISION OF HISTORICAL RESOURCES
August 7, 2009
Mr. Marco Espinar
Collier Environmental Consultants, Inc.
3880 Estey Avenue
Naples, Florida 34104
Re: Cultural Resource Assessment Request for Estate Shopping Center
Proposed Amendment to the Collier County Growth Management Plan
44 Acres in Section 04, T49S-R27E, Collier County
DHR Project File No. 2009-4448; 2006-1916
Dear Mr. Espinar:
According to this agency's responsibilities under Sections 163.3177 and 163.3178, Florida
Statutes, Chapter 9J-5, Florida Administrative Code, and any appropriate local ordinances, we
reviewed the proposed potential comprehensive plan amendment.
This agency reviewed a slightly smaller version of this proposed project in 2006. At that ti1ne,
we were concerned that while there were no re<;orded sites within the project parcel, nor was
the parcel within the Collier County archaeological high probability area, if any hardwood
hammocks were present or had been present, there would be a good probability for unrecorded
archaeological resources. Because of the potential for archaeological resources, we suggested
that the property be subjected to a cultural resource assessment survey.
After our commentsMdbeen.senttoJ:b1l applkant.of.record;Wereb:>wedadditio1i3l.
information that there were no hardwood hammocks on the property, and that the property
had been subjected to "impacts from ...continueduse by the homeless and recreational vehicle
riders." Buried resources should not be greatly disturbed by homeless people or recreational
vehicle riders, but if there are no hammocks, the likelihood of significant archaeological
resources being present is low.
Based on the additional information received that there are no hammock areas on this property,
it is the opinion of this office that the proposed project will have no effect on historic properties
listed, or eligible for listing in the National Register of Historic Places, or otherwise of historical or
archaeological value.
500 S. Bronough Street . Tallahassee, FL 32399-0250 . http://www.nheritage.com
l:J Director's Office
(850) 245-6300 . FAX: 245-6436
o Archaeological Research
(850) 245-6444 . FAX, 245-6452
.;' Historic Preservation
(850) 245-6333 . FAX, 245-6437
CP-2008-1
Page 3 of 7
EXHIBIT V.G.3
Mr. Espinar
August 7,2009
Page 2
If you have any questions concerning our comments, please do not hesitate to contact Susan
Harp at (850) 245-6367. Thank you for your interest in protecting Florida's historic resources.
Sincerely,
~ 11. ~t.6U4
Laura A. Kammerer
Historic Preservationist Supervisor
Compliance Review Section
Bureau 6f Historic'Preservation
CP-2008-1
page 4 of 7
EXHIBIT V.C.3
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.C.3
HISTORICAL/ARCHAEOLOGICAL PROBABILITY MAP
SUBJECT PROPERTY
40.62+/- ACRES
....
4-
"\
:U. at IAWGl'l'01 .w.ar)
3
1'0
2.
II
.1
LEGEND
~ PREVIOUSLY SURVEYED AREA
INDICATES AREAS OF HISTORICAl/ARCHAEOLOGICAL PROBA81L1TY
* INDICATES HISTORIC STRUCTURE (NOT TO SCALE)
. INDICATES ARCHAEOLOGICAL SITE (NOT TO SCALE)
- ...-----..--
CP-2008-1
"
>
ii5
Ifl
Q)
"
..!!'!
.
L-
Q)
>
I.J..I
~ ~
.
1"=4300'
NORTH
~
5
I
.
Study
Area
4414
TWP 49
TWP 50
BELLE MEADE NE QUADRANGLE
AREAS OF HISTORICAt.lARCHAEOI.OGICAL PRDBABIUTY
@)
Page 5 of 7
EXHIBIT V.C3'
USGS BELLE MEADE NE:
DATA SHEET
'-...
General Descriotion: This quadrangle is situated in the Flatwoods Zone in the central portion of
Collier County. The land can be described as predominantly freshwater marshland with
occasional areas of pine flatwoods. Curry Island and Big Corkscrew Island lie in the extreme
northern portion of the quadrangle. SR 84 (Everglades Parkway/Alligator Alley) runs east-west
through the southern half of the map area. The southeastern comer of the quadrangle is
contained within the Golden Gate State Forest. The eastern and northern thirds of the quadrangle
are part of the Golden Gate Estates development with Golden Gate Boulevard and Everglades
Boulevard serving as the main avenues. These areas have been ditched and drained and access
roads built in a grid pattern.
It should be noted that a majority of this quadrangle is not divided into Sections within Township
49 South, Range 27 and 28 East. Thus, locational data, particularly soil type distribution, is not
easy to evaluate.
Previous Work: Several professional historical/archaeological survey have been undertaken
within this quadrangle. One was performed for the Ford Vehicle Evaluation Facility (#4414 -
ACI 1995), and no sites were discovered. In addition, the 1991 ARC survey targeted and
investigated selected locales within this quadrangle and recorded ODe site (8CR729). In 1994,
Weisman and Newman (#4013) conducted a reconnaissance of the Golden Gate State Forest, but
recorded no sites. The other recorded sites within this quadrangle were reported by John Beriault
() and other local archaeologists (FSF).
Previouslv RecordedlReoorted Sites: There are seven reported archaeological sites within this
quadrangle. They are all black dirt middens; however, 8CR74l may have also been a Seminole
campsite. The location of each site is depicted on the Probability Maps.
Discussion/Recommendations: In general, much of the area is a broad, level expanse of wetlands.
Potential site locations (probability zones) identified by the predictive model are shaded. These
conform to the margins of Curry Island (Beriault, personal communication) or slightly elevated
areas of hammock or pine vegetation with rapid internal drainage.
All shaded areas on the Probability Map are recommended for professional archaeological survey.
In addition, all previously recorded archaeological sites should be relocated and assessed as per
their condition and significance.
[),.
-;-."c-.
,.
CP-2008-1
Page 6 of 7
EXHIBIT V.C.3
USGS BELLE MEADE NE:
Site No.
CR00183
CR00184
CR00185
CR00693
CR00729
CR00741
CR00780
CP-2008-1
Site Name
Conch
Deer Leg
Lily
Trema
Lone Fallen Oak
Garden Grove
Kyle
Page 7 of 7
SITE INVENTORY SHEET
Tvoe(s)
Comments
(
c
c
A
A
A
A
A
A,l
A
EXHIBIT V.C.3
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.D.S
COMMERCIAL NEEDS ANALYSIS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Estates Shopping Center Sub district
Commercial Needs Analysis
April 15, 2008
Revised and Updated 8-25-09
Prepared for
Mr. Rich Yovanovich, Esq.
Goodlette Coleman, Johnson, Yovanovich & Koester, P.A.
Mr. Wayne Arnold
Q. Grady Minor & Associates, Inc.
Prepared by
Fishkind & Associates, Inc.
1415 Panther Lane, Suites 346/347
Naples, Florida 34109
(239) 254-8585
Page 1 of 71
EXHIBIT V.D.5
Table of Contents
Executive Summary.... ............... ......... ................................................................... ...................... 3
(Rest of Page Left Intentionally Blank)......................................................................................... 7
1.0 Introduction............... ........ ........ ................................................. .................... .......... .......... 8
1.1 Purpose. ........... ................................ .................................................... ................. ..... 8
1.2 Overview of Needs Analysis....................................................................................... 8
1.3 Definition of the Market Area and Target Population ..................................................9
1.4 Analysis Process ...................................................................................................... 13
2.0 The Supply of Commercial Space................................................................................... 14
2.1 Estates Shopping Center Sub district's Market ........................................................ 14
2.2 Additions to Supply from the Development of Receiving Lands ................................16
2.3 Functional Utility of the Project site ........................................................................... 17
2.4 Functional Utility of the competing sites .................................................................... 18
3.0 Analysis of the Need for the Proposed Amendments to the FLUM ................................. 19
3.1 Overview.............................................. ....................................... ............................. 19
3.2 Commercial Demand and the Allocation Ratio .........................................................19
3.3 Impact of the Proposed Land Use Plan Amendment................................................. 23
4.0 Commercial-Office Uses............................... ................................................................... 24
5.0 Conclusions................................................. ................................... ................................ 27
APPENDIX 1 .......................................................... ........ ...... ......... ............... .................... .......... 28
APPENDIX 2................ ............................................ ........ ............... ............................. .............. 36
APPENDIX 3.............................................. ...................... ........ .................................... .............. 37
Estates Shopping Center SUbdislrict
Commercial Needs Analysis
2
Page 2 of 71
EXHIBIT VD.5
Executive Summary
o Crown Management Services, Inc. ("Client") is proposing an amendment to the Golden
Gate Area Master Plan ("Plan"). The proposal is for mixed use development including a
commercial office and retail component on a 41 +/- acre site located at the Northwest
corner of Golden Gate Boulevard and Wilson Boulevard ("Project") in the Golden Gate
Estates Area of Collier County ("County"). The Client has engaged Fishkind and
Associates, Inc. ("Consultant") to prepare commercial needs analysis.
o In the context of amending the adopted Plan, the applicant must demonstrate the need to
amend the plan. Typically, this takes the form of a comparison of:
. The supply of existing, vacant, and potential land/square footage planned for
various commercial uses;
. The demand for commercial land/square footage based on projected households
in the market
o Based on the current character of the region and proposed commercial development, the
Consultant has analyzed the need for additional neighborhood and community retail
development within a custom 10-minute drive time market surrounding the Project. This
trade area will be referred to lhroughout this report as the Custom Trade Area.
o The metric utilized for the comparison of supply-to-demand is the allocation ratio.
. The allocation ratio (supply/demand) measures the amount of additional acreage
required in relation to directly utilized acreage. The additional acreage is required
in order to assure proper market functioning in the sale, usage and allocation of
land. The likelihood that certain lands will not be placed on the market for sale
during the forecast horizon, or may be subject to future environmental or other
constraints must be accounted for. Thus, the lands allocated in the FLUM should
be considerably greater than those that will actually be used or developed. The
Consultant believes that to ensure proper flexibility in the Plan, this area should
have a commercial allocation ratio of approximately 2.0 for the short-term.
o Summary results of the retail needs analysis are shown in Table E1 below.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
3
Page 3 of 71
EXHIBIT V.D.5
Table E1. Demand for Commercial Sq. Ft.
General Commercial 2008 2010
2020
2030
Market Retail Demand (sq. ft) 119,100 131,190 174,964 200,340
Existing Supply Net GLA (sq.ft) 94,506 94,506 94,506 94,506
Vacant Commerical 14,701 14,701 14,701 14,701
Total Supply 109,207 109,207 109,207 109,207
Allocation Ratio Supply /Demand 0.92 0.83 0.62 0.55
FLUM Potential Supply 70,699 70,699 70,699 70,699
Total Supply w/FLUM Potential 179,906 179,906 179,906 179,906
Allocation Ratio Supply/Demand w/FLUM Potential 1.51 1.37 1.03 0.90
o Table E1 above indicates that currently the retail allocation is substantially below the
minimum desired level of 2.0. By 2030, the allocation ratio is expected to drop to 0.90,
which supports good planning and economic policy to have a sufficiently high ratio to
accommodate the expected demand in a meaningful fashion. As the situation currently
stands, the lack of available retail choices creates a substantial impediment to proper
market functioning. This market area can expect to increasingly experience:
. Significantly higher than average travel costs for residents;
. Impacted roadway networks needing higher than average operating and
capital improvements; of which the burden of financing is apportioned
County-wide;
. Upward pressure on commercial land prices due to artificial restriction of
supply;
. Downward pressure on residential land prices due to a lack of support
facilities.
o Based on this analysis, there is a clear and compelling case for adding additional land
with neighborhood and community commercial use to this market. Any ratio less than 2.0
justifies the addition of land to the inventory of the market.
Estates Shopping Cenler Subdistricl
Commercial Needs Analysis
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EXHIBIT V.D.5
Table E2. Demand for Commercial Sq. Ft. with Inclusion of Project
General Commercial 2008 2010 2020 2030
Market Retail Demand (sq. ft) 119,100 131,190 174,964 200,340
Supply Net GLA (sq.ft) 109,207 109,207 109,207 109,207
Proposed Project Max Retail (sq.ft) 0 225,000 225,000 225,000
Allocation Ratio Supply/Demand 0.92 2.55 1.91 1.67
FLUM Potential Supply 70,699 70,699 70,699 70,699
Total Supply w/FLUM Potential 179,906 404,906 404,906 404,906
Allocation Ratio Supply/Demand w/FLUM Potential 1.51 3.09 2.31 2.02
o In 2010, the additional land increases the allocation ratio from 1.37 to 3.09. An allocation
ratio of 3.09 provides a sufficient degree of flexibility for this market to meet future
demand. It also would provide for sufficient supply as to limit the future applications for
similar centers in the central Golden Gate Area, thus reducing the potential for
commercial sprawl. The allocation ratios are more than reasonable with the inclusion of
the Project in the FLUM.
o Based on this analysis, there are insufficient lands designated for commercial uses in the
market or the lands are not expected to be developed within the planning horizon of
2030. The under-allocation of suitable commercial land supports the need for the
additional retail acreage proposed by the applicant.
o Community and Neighborhood centers which are grocery anchored are most common as
they provide goods and services to support a general trade area. Since the grocery use is
the main catalyst and attraction to the center, grocery tenants pay significantly less in
annual rent. In order for a developer to make the project financially and economically
feasible, local tenant rents provides for the majority of the income to the owner therefore
allowing sufficient cash flow for development financing.
o Based on the economics of typical grocery anchored centers, it is not financially feasible
to assume a grocery store can be a self sufficient facility on the site. As evidenced by the
closure of several stand alone groceries, i.e. Albertsons on the Northeast Corner of
Immokalee Road and Livingston Road and the Albertsons in Ft Myers. Considering the
lack of standalone stores, and the fact they are not being developed more readily due to
high land cost, it is unreasonable to assume this area can financially and economically
support a standalone grocer. Also due to the limited services in the area, a grocery
Estates Shopping Center Subdistrict
Commercial Needs Analysis
5
Page S of 71
EXHIBIT V.D.S
cannot provide all the goods and services needed nor would the market expect one
provider, they would expect a choice.
o The Consultant has analyzed the demand for new office space in the County, on a per
capita basis, as well as the implied need for additional office acreage within the custom
trade area surrounding the Project site.
o Using records provided by the Collier County Property Appraiser's office and information
from the Collier County Comprehensive Planning Department and County Clerk's Office
the Consultant has determined there are 156,940 potential square feet of office space
within the custom trade area surrounding the Project.
o Also using updated records from the Collier County Property Appraiser's Office, the
Consultant has determined that, on average, the County needs 14.7 Sq. Ft. of office
space per person.
o Table E3 below shows the Consultant's population forecast for the market surrounding
the Project. Additionally, Table E3 indicates the office needs associated with these
historic and forecast population levels.
Table E3. Historic & Forecast Population for Custom Trade Area
W'th t h P dAd t
I ou t e ropose men men
Per Capita Total Offi ce Allocation
Year Population Office Need Office Need Sqft Supplied Ratio
Population (1990) 2,539 14.7 37,384 156,940 4.20
Population (2000) 8,224 14.7 121,090 156,940 1.30
Population (2008) 12,415 14.7 182,798 156,940 0.86
Population (2013) 15,173 14.7 223,406 156,940 0.70
Population (2020) 16,499 14.7 242,936 156,940 0.65
Population (2030) 17,379 14.7 255,887 156,940 0.61
o According to the Consultant's analysis there is an immediate need for office uses in the
custom trade area surrounding the Project. Unless the proposed amendment is added to
the FLUM, by 2030 the allocation ratio for office land is expected to drop to 0..61. There
is insufficient land within this market designated for office use or potentially available for
office use, which reduces the amount of sufficient choices for a developer to
accommodate the demand.
o Based on the map located in Appendix 2, we can see the central and southeastern units
of Golden Gate Estates would not be served at all would it not be for this project. It is our
opinion there is sufficient current need for additional retail and office uses and the
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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EXHIBIT V.D.5
demand will continue to grow at a rate higher than supply due to the affordability and
availability of land in this area.
(Rest of Page Left Intentionally Blank)
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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EXHIBIT V.D.5
REVISED AND UPDATED
Estates Shopping Center Subdistrict Project
Commercial Needs Analysis
(August 25, 2009)
1.0 Introduction
1.1
Purpose
The purpose of this report is to present a commercial needs analysis for the proposed
change to Collier County's Golden Gate Area Master Plan ("Plan"). Crown
Management Services, Inc. ("Client") is proposing an amendment to the Golden Gate
Area Master Plan ("Plan"). The proposal is for mixed use development including a
commercial office and retail component on a 41 +/- acre site located at the Northwest
comer of Golden Gate Boulevard and Wilson Boulevard ("Project") in the Golden Gate
Estates Area of Collier County ("County"). The Client has engaged Fishkind and
Associates, Inc. ("Consultant") to prepare commercial needs analysis.
1.2 Overview of Needs Analysis
In the context of amending the adopted Plan the applicant must demonstrate the need
to amend the plan. Typically, this takes the form of a comparison of:
o The supply of existing land/square footage currently planned for various
commercial uses
o The demand for land/square footage based on projected population in the market
Historically, these comparisons have focused their studies County-wide. This
analysis studies the market for commercial retail demand around the project and
portions of the County within a custom trade area based on driving distances from the
site and adjacent areas unserved by retail uses. There are two related reasons for
this type of analysis.
First, consumers are assumed to maximize benefit over all goods and services
consumed subject to their income. This type of analysis requires that travel costs are
either explicitly or implicitly accounted for during the consideration of the consumers'
income constraint. This analysis requires the Consultant to narrow the scope of the
analysis from the county level down to a local market level.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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EXHIBIT V.D.5
Second, the Consultant considers whether the choice of location is a Pareto
improvement for consumers. (Pareto improvement means that no consumers are
made worse off, and at least one is made better off.) That is, the Consultant asks the
question whether additional retail space makes at least one local market better off,
without reducing the welfare of all others. An analysis of commercial retail space over
the whole of a county may lead to the wrong conclusion of where to develop new
space. That is, the county as a whole may appear to need more retail space to
support the aggregate level of demand generated by its residents. With many
County-wide choices of commercially-zoned lands available, the development of one
site over another may lead to an over supply in one location and an under supply in
another. This is precisely the outcome the County wants to avoid.
Therefore:
o By narrowing the focus of this study to the local market, the Consultant
determines if this market has a need for additional retail space;
o The Consultant can replicate a competitive outcome, and ensure that the welfare
of all other local markets is improved or unchanged.
1.3 Definition of the Market Area and Target Population
According to the Urban Land Institute 1,
"A neighborhood center's typical size is about 60,000 square feet of
gross leasable area, but in practice, it may range from 30,000 to 100,000
or more square feet." Neighborhood centers sell convenience goods,
groceries and personal services to the immediate neighborhood
community. The typical market area for a neighborhood center is a 10-
minute drive time.
':.4 community center's typical size is about 150,000 square feet of gross
leasable area, but in practice, it may range from 100,000 to 500,000 or
more square feet. Centers that fit the general profile of a community
center but contain more than 250,000 square feet are classified as super
community centers." Community centers sell a wider range of products
that includes apparel, hardware and appliances. The typical market area
for a community retail center is a 20-minute drive time.
-
1 Beyard, Michael D., W. Paul O'Mara, et al. Shopping Center Development Handbook. Third Edition. Washington,
D.C.: ULI-the Urban Land Institute, 1999.1'.11
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 9 of 71
EXHIBIT V.D.5
Utilizing the above information as a guide, the proposed retail component of the
Project is classified as a hybrid combinalion of both neighborhood and community
serving.
Community and Neighborhood centers which are grocery anchored are most common
as they provide goods and services to support a general trade area. Since the grocery
use is the main catalyst and attraction to the center, grocery tenants pay significantly
less in annual rent. In order for a developer to make the project financially and
economically feasible, local tenant rents provide for the majority of the income to the
owner therefore allowing sufficient cash flow for development financing.
Based on the economics of typical grocery anchored centers, it is not financially
feasible to assume a grocery store can be a self sufficient facility on the site. As
evidenced by the closure of several stand alone groceries, ie Albertsons on the
Northeast Corner of Immokalee Road and Livingston Road and the Albertsons in Ft
Myers. Considering the lack of standalone stores, and the fact they are not being
developed more readily due to high land cost, it is unreasonable to assume this area
can financially and economically support a standalone grocer. Also due to the limited
services in the area, a grocery cannot provide all the goods and services needed nor
would the market expect one provider, they would expect a choice.
The project is proposed for 225,000 square feet of commercial retail space of which
some of the ancillary supportive uses will be office in nature. These office uses desire
a retail exposure, however do not impact the parking as heavily as more traditional
retail uses might.
These uses may include offices for real estate, insurance and mortgage companies,
banks, governmental offices, federal, state and local, securities firms, etc. The
inclusion of some office uses in this area will help to further support the area.
The Consultant concurs with County Staff's assessment that analysis of a 10-minute
drive time market area surrounding the Project would be instructive in terms of
determining the need for additional retail development. This is because the region
surrounding the Project is generally rural in nature with a limited transportation
network.
EsIates Shopping Cenler Subdistrict
Commercial Needs Analysis
10
Page 10 of 71
EXHIBIT VD.5
Located below, is a map showing the 10-minute drive time with the addition of those
sections of Golden Gate Estates located south of Golden Gate Blvd, hereafter called
the "Custom Trade Area". The map also illustrates 3-mile trade area buffers
surrounding the existing center at Vanderbilt Beach Road and Collier Blvd to the west,
and the planned centers at Immokalee Road and Orange Blossom and at Big
Cypress, to the north and north east respectively. As we can see from this map, the
Estates Shopping Center Sub District serves the Central and southeastern units of
Golden Gate Estates which cannot be effectively served by any other areas.
(Rest of Page Left Intentionally Blank)
Estates Shopping Center Subdistrict
Commercial Needs Analysis
11
Page 11 of 71
EXHIBIT V.D.5
ESTATES SHOPPING CENTER SUBDISTRICT
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Estates Shopping Center Subdistrict
Commercial Needs Analysis
12
Page 12 of 71
EXHIBIT V.D.5
Although the Project is classified as a community center with a 20-minute drive time market
area per the ULI guidelines above, the "Custom Trade Area" will be utilized for this analysis
due to the rural nature and limited roadway network of Golden Gate Estates. This Custom
Trade Area consists of a 10-minute drive time surrounding the site and the addition of the
units of Golden Gate Estates located along Everglades Blvd south of Golden Gate Blvd. The
proposed center falls within the threshold of community serving centers and will sell a wider
range of goods than a neighborhood center, therefore the Consultant has accounted for a
portion of the trade area's community center expenditures in addition to neighborhood
expenditures.
Therefore, the need for additional retail development is based on an analysis of:
o A 10-minute drive-time with the additional southeast GGE units market
surrounding the Project; "Custom Trade Area"
o The "Custom Trade Areas" need for additional nei~hborhood goods and
services and a portion of community goods and services .
Estimates of existing and projected housing units and households for the Custom Trade
Area are provided for years 2008, 2010, 2020 and 2030 in Table 3. These figures were
estimated using parcel data from the Property Appraiser and occupancy rates for the trade
area from I-Site, Census-based Demographics package.
1.4 Analysis Process
The process of determining the need for additional retail land is a four-step process,
as outlined below.
o Inventory existing supply of commercial space in the market area;
o Inventory vacant commercial space and parcels designated as having the potential
for commercial space by the Future Land Use Map (FLUM);
o Project future housing unitsllhouseholds to determine future commercial land
needs and compare against commercial land allocation ratios;
o Determine impact of the Project's proposed commercial land on land allocation
ratio within the market area.
2 See Appendix A 1, 'Index of Sales by Center Type' for details
Estates Shopping Center Subdistrict
Commercial Needs Analysis
13
Page 13 of 71
EXHIBIT V,D.5
2.0
The Supply of Commercial Space
2.1
Estates Shopping Center Sub district's Market
The analysis begins with the supply of existing, vacant, and potential commercial
square feet in the market area. The site is located at the northwest corner of Golden
Gate Boulevard and Wilson Boulevard in the Golden Gate Estates area of the County.
The Custom Trade Area, or market serving the Estates Shopping Center Sub district,
is an aggregation of a 10-minute drive time radius surrounding the site and the
addition of those units of Golden Gate Estates located east and south of the drive
time radius surrounding the subject site (map in Appendix 2). Table 1 provides the
current inventory of commercial space based on the Property Appraiser's CPA") data,
as well as data provided by the Comprehensive Planning Department ("CPD"). These
data provide an estimate of 279,824 (rounded) square feet of existing, vacant, and
potential commercial-retail space.
Table 1. Current Supply of Vacant, Potential, and Existing Commercial-Retail Space in
Mixed Use Project's Custom Trade Area
Vacant Commercial
Folio
37280040002
Acres
2.41
Sqft* Description
14,701 N. of E's Country Store
Potential Corrmercial
Folio
37745120001
37280080004
40629000001
40680004000
40930760001
40930720009
Acres Sqft* Description
4,01 24,461 Randall Blvd Comm, Subdst.
212 12.932 E. of E's Country Store
5.46 33.306 Everglades
5.46 33,306 Blvd/Golden
5.46 33.306 Gate Blvd
5,46 33,306 Center
11.59 170,617
J\cres Sqft Description
5,00 42,000 Wilson Blvd Center
4,19 15,000 Walgreen's (SW Quadrant)
2,65 11,224 E's Country Store
2,53 21,926 Randall Blvd
1,14 4,356 Randall Blvd
15.51 94,506
ExistinQ Commercial
Folio
37221120101
37169520009
37280040109
37744040001
37745180009
Total Inventory 29.51 279,824
'Assumed 6,100 Square feet per Acre (94.506 SOFT /15,51) = 6.093, Rounded to 6.100
Estates Shopping Center Subdistrict
Commercial Needs Analysis
14
Page 14 of 71
EXHIBIT V,D,5
The potential commercial includes the four separate corners that make up the
Everglades Blvd/Golden Gate Blvd center. These parcels fall in the Neighborhood
Center Subdistrict designation of the Golden Gate Area Future Land Use Map. This
neighborhood designation states the following;
"The neighborhood center designation does not guarantee that commercial
zoning will be granted. The designation only provides the opportunity to
request commercial zoning",
The fact these parcels of land are located the furthest from the existing concentration
of households, and are not of similar functional utility to the subject project, suggest
the probability of commercial development is very limited before the end of the
planning horizon used in this report. The inclusion of these sites increases the
potential commercial supply by 47 percent, which is a substantial amount considering
their inferior location and functional utility. Based on these factors, it is the
Consultant's opinion these parcels be given 25% weighting or one parcel's
development potential in the supply calculation to account for potential development
which may occur within the planning horizon.
Given the current limited population surrounding the Everglades Blvd/Golden Gate
Blvd Center, the probability of commercial approval is low as this area is sparsely
populated.
The reasoning for including the demand of existing households in this area is to
account for limited population which currently resides there. Future households are
anticipated to be located closer to the employment centers of Collier County, which
supports the increase in demand calculated in this report.
Located below we have recalculated the allocation ratio assuming that one parcel
within the Everglades Bivd/Golden Gate Blvd Center parcel is included.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
15
Page 15 of 71
EXHIBIT V.D,5
Table 2. Current Supply of Vacant, Potential, and Existing Commercial-Retail Space
INCLUDING ONE PARCEL IN THE EVERGLADES BLVD/GOLDEN GATE BLVD CENTER in
Mixed Use Project's Custom Trade Area
Vacant Convnerclal
Folio
37280040002
Acres
2,41
Potential Comnercial
Folio
37745120001
37280080004
40629000001
40680004000
40930760001
c-W93(!720009
Acres
4,01
2,12
5.46'
5.46
5.4"
5,46
11.59
Existina Commercial
Folio
37221120101
37169520009
37280040109
37744040001
37745180009
A.cres
5,00
4,19
2.65
2,53
1,14
15.51
Total Inventory
29.51
Sqft.
14,701
Sqft*
24,461
12,932
33,300 '
33,306 ,
33 306' ,
> .-,:..>..1.....<-:... '.
33,300
70,699
Sqft
42,000
15,000
11,224
21,926
4,356
94,506
179,906
Description
N. of E's Country Store
Description
Randall Blvd Comm. Subdst.
E. of E's Country Store
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cenier
Description
Wilson Blvd Center
Walgreen's (SW Quadrant)
E's Country Store
Randall Blvd
Randall Blvd
'Assumed 6,100 Square feet per Acre (94,506 SOFT 115,51) = 6,093. Rounded to 6,100
The exclusion of three of the four parcels located in the Everglades Blvd/Golden Gate
Blvd Center reduces the total inventory by 100,000 sqft. The remaining inventory of
179,906 sqft of commercial inventory is considered reasonable within the planning
horizon of 2030.
2.2 Additions to Supply from the Development of Receiving Lands
County Staff has indicated two Rural Villages ranging in size from 300 to 1,500 acres
are permitted in the Receiving Lands to the north and south of the Project. Portions of
these Receiving Lands are within the periphery of the Custom Trade Area market
surrounding the Project. According to the Collier County Future Land Use Element,
these Rural Villages must include a Village Center and several Neighborhood Centers
which would yield additional commercial development in the region.
To date, landowners in these Receiving Lands have not given indication of any action
or intent on initiating the lengthy permitting and review process necessary for
development. However, the Consultant has not included potential commercial
development within these Receiving Lands as supply for two additional related
reasons:
Estates Shopping Center Subdistrict
Commercial Needs Analysis
Page 16 of 71
16
EXHIBIT VD,5
o First, commercial development within Rural Villages is intended to be self-
sustainable and serve the residents of the Village. According to the Collier
County Future Land Use Element, "Rural Villages may be approved.....to
reduce the need of residents of the District and surrounding lands to travel to
the County's Urban area.......Village Centers shall be designed to serve the
retail, office, civic, government uses and service needs of the residents of the
village."
o Second, development of Rural Villages in the Receiving Lands will generate a
substantial increase in the number of households in the region. This
information indicates the region's demand for commercial space would also
substantially increase. Therefore, commercial development within the Rural
Village would likely accommodate the incremental increase in demand
generated by new, internal households and have a net neutral effect to the
surrounding markets.
2.3 Functional Utility of the Project site
Functional Utility is defined as;
The ability of a property or building to be useful and to perform the function for
which it is intended according to the current market tastes and standards; the
efficiency of a building's use in terms of architectural style, design and layout,
traffic patterns and the size and type of roomS3.
The Estates Neighborhood Centers were established as a means to direct new
commercial development to areas where traffic impacts could be readily
accommodated, The Project is located at the Northwest quadrant of the Wilson
Boulevard/Golden Gate Boulevard Neighborhood Center. The Plan designates 4.98
acres for commercial development at this quadrant. The size of this parcel is not of
adequate functional utility to develop a shopping center that fulfills a diverse set of
commercial needs for the immediate area for three reasons:
o Bufferinq/Setback Requirements - In order to preserve the rural character of
the region, a buffer of 75 feet is required for projects abutting residential
property which is consistent with the typical lot frontage of sites in this area. By
minimizing developable area, this stipulation significantly reduces the ability of
the 4.98 acre quadrant to accommodate commercial need in a meaningful
fashion;
o Utilities - There are no sewer/water connections available on the NW quadrant
of the Neighborhood Center. New development must utilize a package plant
system to provide utilities. This requirement minimizes developable area, thus
even further reducing the ability of the 4.98 acre quadrant to accommodate
commercial need in a meaningful fashion;
3 The Dictionary of Real Estate Appraisal. Fourth Edition @2002, Appraisal Institute
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 17 of 71
EXHIBIT V,D.5
o Financial Feasibility - A grocery store is proposed as part of the Project. It is
not financially feasible for a tenant of this type, or any anchor tenant, to locate
at this site without supporting periphery uses. The 4.98 acre size of the NW
Neighborhood Center quadrant, coupled with the buffering and utility
implications, does not provide adequate functional utility for a grocery store or
other anchor tenant to be financially feasible.
The Project is situated at the most optimum location for access at two arterial
roadways in the center of Golden Gate Estates. The site's proposed 41 +/- acre size
provides for adequate functional utility to develop a shopping center that fulfills a
diverse set of commercial needs for the immediate area.
2.4 Functional Utility of the competing sites
A review of sites within the Custom Trade Area reveals that no parcels are over 20
acres in size, which in the consultant's opinion, offers adequate physical and
functional utility to accommodate a grocery anchored center, adequate buffers
between residential uses, and additional land to accommodate central utilities.
Access to the site is also considered, as no other sites offer similar ease of access
from heavily traveled roadways.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 18 of 71
EXHIBIT V,D,5
3.0
Analysis of the Need for the Proposed Amendments to the FLUM
3.1
Overview
As noted above, the need for amendments to the adopted FLUM revolves around
whether or not the FLUM contains a sufficient degree of flexibility to satisfy the future
projected level of demand for land. The applicant must demonstrate that the amount
of land allocated in the FLUM to neighborhood and community retail uses is
insufficient to accommodate future demand while providing for a reasonable degree of
market flexibility.
For this study, the supply of land with existing commercial-retail development, vacant
commercial designated land and the supply of lands having the potential for
commercial as designated by the FLUM were compared to the demand for
commercial-retail land as generated by the projected households growth of the market
area. The discussion below provides this analysis.
3.2 Commercial Demand and the Allocation Ratio
Table 3 provides Fishkind & Associates, lnc's housing unit projection for the Custom
Trade Area. Parcel data from the Collier County Property Appraiser formed the basis
for the forecast.
Table 3. Housing Unit Projection for Project's Custom Trade Area
Year
2008
2010
2020
2030
Housing Housing Unit
Units Growth GrowthNear
3,711
4,020 309 155
4,932 912 91
5,195 263 26
Sources: Collier County Property Appraiser;
I-Site, Census-based Demographics Package:
fishkind & Associates, Inc.
Occupied household growth data was used as the basis of projecting demand for
commercial land. The housing unit projection above was used to project occupied
households. According to I-Site Census-based Demographics Package, the
occupancy rate within the Custom Trade Area is 94.9%. The household projection is
shown in Table 4.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 19 of 71
EXHIBIT V,D.5
Table 4. Housing Unit and Household Projections
Housing
Year Units Households Household Growth Growth J Year
2007 3,711 3,522
2010 4,020 3,815 293 98
2020 4,932 4,681 865 87
2030 5,195 4,930 250 25
Sources: Collier County Property Appraiser:
I-Site, Census-based Demographics Package;
Fishkind & Associates, Inc.
This new information indicates that the market's demand for commercial space will
also increase. The Consultant has developed a retail demand model to project the
demand for retail space based on the number of households and their income and
demographic characteristics in the relevant market area. The documentation for the
model along with the model projections is rather voluminous. This information is
reproduced here as Appendix A 1.
Table 5 provides the projected retail demand and compares demand to the supply of
commercial space and land available to accommodate commercial demand in the
future. The comparison of retail demand to current retail supply and available supply
converts all vacant and potential acres and assumes full development within the
market.
For purposes of analysis, we have delineated the existing supply and the site's
currently zoned commercial to determine the total supply of commercial square
footage which is expected to be developed within the Custom Trade Area. Based on
this demand, the current allocation ratio is near a one-to-one allocation.
Below that analysis, we isolated the FLUM Potential Supply which is estimated at
70,699 square feet. With this added to the supply above, the supply-to-demand ratio
increases slightly to 1.51 from 0.92. It is the Consultant's opinion this FLUM potential
be separately analyzed in order to illustrate its percentage of the total supply.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
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Page 20 of 71
EXHIBIT V,D,5
Table 5. Demand for Commercial Sq. Ft.
General Commercial 2008 2010
2020
2030
Market Retail Demand (sq,ft) 119,100 131,190 174,964 200,340
Existing Supply Net GLA (sq,ft) 94,506 94,506 94,506 94,506
Vacant Commerical 14,701 14,701 14,701 14,701
Total Supply 109,207 109,207 109,207 109,207
Allocation Ratio SupplylDemand 0.92 0.83 0.62 0.55
FLUM Potential Supply 70,699 70,699 70,699 70,699
Total Supply wlFLUM P01ential 179,906 179,906 179,906 179,906
Alloca1ion Ratio SupplylDemand w/FLUM Potential 1.51 1.37 1.03 0.90
Source: Fishkind & Associates, Inc.
As noted in Table 1, the supply of existing commercial space totals 94,506 square
feet. As shown by Table 5, based on the demand projection estimates there is
sufficient demand for 119,100, 131,190, 174,964, and 200,340 square feet of
commercial space in the Custom Trade Area for the years 2008, 2010, 2020, and
2030 respectively. Also shown in Table 5, there are 109,207 square feet of total
commercial square footage in existing and commercially approved projects. With the
addition of the FLUM potential, the supply increases to 179,906. Therefore, the ratio
of the total supply of land designated for commercial use, excluding the FLUM lands
is 0.92, 0.83, 0.62, 0.55 and with the FLUM lands is 1.51, 1.37, 1.03, 0.90 for the
years 2008, 2010, 2020, and 2030 respectively.
The allocation ratio measures the amount of additional acreage required in relation to
the directly utilized acreage to assure proper market functioning in the sale, usage
and allocation of land. The additional acreage is required in order to maintain market
level pricing and to account for the likelihood that certain lands will not be placed on
the market for development during the forecast horizon, or may be subject to future
environmental or other constraints. Thus, the lands allocated in the FLUM should be
considerably greater than those that will actually be used or developed.
Growth management practices suggest that the greater the time horizon of the
comprehensive plan, the greater the allocation ratio needed to maintain flexibility of
the comprehensive plan. Other factors that influence the commercial allocation ratio
are the nature and speed of the developing area and the area's general exposure to
growth trends in the market. It is the Consultant's opinion that to ensure proper
flexibility in the Comprehensive Plan of an area like that of the Project, a commercial
allocation ratio of a minimum of 2.0 is necessary in the short-term. As the time
Estates Shopping Center Subdistrict
Commercial Needs Analysis
21
Page 21 of 71
EXHIBIT V,D,5
horizon increases, the allocation ratio must increase as well. (Please refer to
Appendix #3 for a detailed memo on the use of Allocation Ratios)
Table 5 above indicates that currently the retail allocation is sufficiently below the
minimum desired level of 2.0. By 2030, the allocation ratio is expected to drop to
0.90. As the situation currently stands, the lack of available retail choices creates a
substantial impediment to proper market functioning. This market can expect to
increasingly experience:
. Significantly higher than average travel costs for residents;
. Impacted roadway networks needing higher than average operating and
capital improvements; of which the burden of financing is apportioned
County-wide;
. Upward pressure on commercial land prices due to artificial restriction of
supply
. Downward pressure on residential land prices due to the lack of access to
support facilities.
Figure 1 illustrates the trend of decreasing commercial allocation ratios.
Figure 1. Commercial Allocation Ratio for Golden Gate Estates Mixed Use
Project
1,60
1AO
.5:l 1,20
... 1,00
Cl:
c: 0,80
.5:l
...
u 0,60
.5:l
<( OAO
0.20
2008
2010
2020
2030
Year
Source: Fishkind & Associates, Inc.
Based on this analysis, there is a clear and compelling case for adding additional land
with neighborhood and community commercial use to this Custom Trade Area market.
As noted here, this market's commercial ratio will decrease to 0.90 by 2030, It is just
Estates Shopping Center Subdistrict 22
Commercial Needs Analysis
Page 22 of 71
EXHIBIT V.Q,5
these types of situations that make it good planning policy to have a sufficiently high
ratio to accommodate the expected demand in a meaningful fashion.
3.3 Impact of the Proposed Land Use Plan Amendment
As noted above, the proposal for the Project would add a maximum of 225,000
square feet of commercial-retail land to the market. The following Table 6 displays
the impacts of adding this additional land to the inventory. In 2010, the additional land
increases the allocation ratio from 1.37 to 3.09. An allocation ratio of 3.09 provides a
sufficient degree of flexibility for this market to meet future demand. It also would
provide for sufficient supply as to limit the future applications for similar centers in the
central Golden Gate Area, thus reducing the potential for commercial sprawl. The
allocation ratios are more than reasonable with the inclusion of the Project in the
FLUM. This is illustrated in Figure 2.
Figure 2. Allocation Ratios with the Inclusion of the Proposed Additional
Commercial Acreage for Golden Gate Estates Mixed Use Project
3,50
3.00
0 2,50
;:;
~ 2.00
<:
0
;:; 1.50
'"
"
0
<( 1.00
0.50
2008
2010
2020
2030
Year
Source: Fishkind & Associates, Inc.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
23
Page 23 of 71
EXHIBIT V.D,5
Table 6. Analysis of Adding the Mixed Use Project's
Proposed Land Use Plan Change to the
Inventory of Commercial Space
General Commercial 2008 2010 2020 2030
Market Retail Demand (sq.ft) 119,100 131,190 174,964 200.340
Supply Net GLA (sq,ft) 109,207 109,207 109,207 109,207
Proposed Project Max Retail (sq,ft) 0 225.000 225.000 225,000
Allocation Ratio SupplylDemand 0.92 2.55 1.91 1.67
FLUM Potential Supply 70,699 70,699 70.699 70,699
To1al Supply w/FLUM Potential 179,906 404,906 404,906 404,906
Allocation Ra1io Supply/Demand w/FLUM Potential 1.51 3.09 2.31 2.02
Source: Fishkind & Associates, Inc.
4.0 Commercial-Office Uses
The commercial office analysis utilized the same Custom Trade Area as the retail
analysis because the office uses proposed cater to a wide market and are
convenience oriented in nature. These office uses would include Real Estate,
Insurance, etc, which accommodate the growing population of this affordable, lower
density part of our community.
Using records provided by the Collier County Property Appraiser's office and
information from the Collier County Comprehensive Planning Department and County
Clerk's Office the Consultant has determined:
o There are two planned unit developments within the custom trade area
surrounding the Project.
1) The Wilson Blvd PUD on the Southeast Quadrant of Wilson Boulevard
and Golden Gate Boulevard has been approved to consist of 42,000
square feet of retail and/or office uses. To date, a 39,000 sqft retail
strip center is complete. The bank is approximately 3,000 square feet
and will compete with the Project in terms of office space.
2) The Snowy Egret Plaza CPUD is located at the southwest quadrant of
the Wilson Boulevard and Golden Gate Boulevard Neighborhood
Center. This CPUD consists of a single parcel owned by Walgreen
Co. and is designated to comprise of 15,000 square feet of commercial
Estates Shopping Center Subdistrict
Commercial Needs Analysis
24
Page 24 of 71
EXHIBIT V,D,5
development on 4.19 gross acres - presumably a Walgreen's Store. It
is unlikely this parcel will consist of office space.
o There is one vacant commercial parcel on the Northeast quadrant of Golden
Gate and Wilson Boulevards, folio 37280040002. This parcel is 2.41 acres in
size located adjacent and to the north of E's Country Store and is under the
same ownership.
o There are three parcels totaling 6.92 acres on the Southeast quadrant of 1st
SW and Golden Gate Boulevard approved to consist of approximately 60,000
square feet of office space. The folio numbers for these parcels are:
37169480000, 37169440008, and 37169560108.
Utilizing a County-wide average density of 11,000 square feet of office space per acre
as determined by Property Appraiser Records, there are 156,940 potential square feet
of office space within the Custom Trade Area surrounding the Project. Located below
is a Table showing the parcels and their potential or approved sqft.
Table 7. Current Supply of Vacant, Potential, and Existing Commercial-Office
Space in Mixed Use Project's Market
Vacant Commercial
Folio
37280040002
37221120208
Acre s
2.41
2.08
Potential Commercial
Folio
37745120001
37280080004
37169440008
37169480000
37169560108
Acres
4.01
2.12
2.34
2.81
2,34
Total Office Supply
Sqft*
26,510
3,000
S qft*
44,110
23,320
20,000
20,000
20,000
156,940
Description
N. of E's Country Store
Liberty Gold LLC
Description
Randall Blvd Comm. Subdst.
E. of E's Country Store
CP 2005-2**
CP 2005-2**
CP 2005-2**
County Office Acreage 435 4,900,920
County Office Coverage Area 11,266
'Rounded to 11,000
** Ordinance Number 08-44 is approved for 60,000 sqft of commerical office uses.
When determining the demand for office uses, the Consultant utilized the Collier
County Property Appraiser's database to determine the total square footage of all
existing office uses as of 2008. This includes the total square footage of all office
space irregardless of its current occupancy. This total was then divided by the 2008
Collier County total permanent population as determined by the Bureau of Economic
Estates Shopping Center Subdistrict
Commercial Needs Analysis
Page 25 of 71
25
EXHIBIT VD,5
and Business Research (BEBR) to arrive at an implied per capita office need. Tota/
square footage of office space was utilized in the per capita calculation because the
comparison of supply-to-demand is done utilizing the total supply of office space -
assuming full occupancy. Table 8, indicates the total office development in Collier
County, corresponding population, and per capita office need.
Table 8. Collier County Per Capita Office Need
Office T vpe
One-Story Professional
Class A
Medical and Professional
Total
2008 Bldo Solt
802,460
3,666,971
431.489
4,900,920
2008 Collier Pop, Per Capita
332,854 14.7
Source: Fishkind & Associates, Inc. & Collier County Property Appraiser;
BEBR Population Studies
Through our analysis, the Consultant has determined that, on average, the County
needs 14.7 Sq. Ft. of office space per person. This per capita estimate accounts for
all office space currently existing in the county, including occupied and vacant space.
In our opinion, the trade area analysis prepared below best illustrates need for office
space in this area of limited support facilities.
Within the Custom Trade Area the Consultant has determined that by the year 2030,
the permanent population will reach approximately 17,379 persons. The Consultant's
population forecast for the Custom Trade Area is shown in Table 9. Additionally,
Table 9 indicates the office needs associated with these historic and forecast
population levels.
Table 9. Historic & Forecast Population for Custom Trade Area Without the
Proposed Amendment
Per Capita Total Office Allocation
Year Population Office Need Office Need Sqft Supplied Ratio
Population (1990) 2,539 14.7 37,384 156,940 4.20
Population (2000) 8.224 14.7 121,090 156,940 1.30
Population (2008) 12,415 14.7 182,798 156,940 0.86
Population (2013) 15,173 14.7 223,406 156,940 0.70
Population (2020) 16.499 14,7 242,936 156,940 0.65
Population (2030) 17,379 14.7 255,887 156,940 0.61
Source: Fishkind & Associates, Inc. & Collier County Property Appraiser's Office, Collier County
Comprehensive Planning; Collier County Clerk's Office
Estates Shopping Center Subdistrict
Commercial Needs Analysis
26
Page 26 of 71
EXHIBIT V,O,5
According to the Consultant's analysis there is an immediate need for office uses in
the Custom Trade Area surrounding the Project. Unless the proposed amendment is
added to the FLUM, by 2030 the allocation ratio for office land is expected to drop to
0.61. There is insufficient land within this market designated for office use or
potentially available for office use, which reduces the amount of sufficient choices for
a developer to accommodate the demand.
5.0 Conclusions
Taking into account all developed, vacant and FLUM designated commercial land in
the market; there is currently an insufficient degree of flexibility in the market's ability
to accommodate future demand. The 2030 retail allocation ratio of 0.90 indicates a
very tight relationship between the demand for, and the supply of, retail space in the
future. The 2030 office allocation ratio also indicates a tight relationship between the
demand for, and supply of, office space.
The commercial retail and commercial office components of this Project are designed
to serve the community and neighborhood demand for commercial space. The
location provides the access and visibility that are required for this type of
development. The size and functional utility of the site offers the development of
sufficient retail offerings which will limit future sprawl. The under-allocation of suitable
commercial property supports the need for the additional commercial acreage.
Based on the map located earlier in the report, we can see the central Golden Gate
Estates area would not be served at all would it not be for this project. There is current
demand for retail uses and the demand will continue to grow at a rate higher than
supply, which is why this project fulfills sufficient commercial need.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
27
Page 27 of 71
EXHIBIT V,D,5
APPENDIX 1
ESTATES SHOPPING CENTER SUBDISTRCT MARKET DEMAND ANALYSIS
RETAIL DEMAND METHODOLOGY
1.0 Methodology
The methodology employed in the analysis of the demand for retail space at this site is based
on a consumer expenditures model. This model can estimate the aggregate market demand for
retail space, the demand for retail space at a specific location, and the effective supply of
competing retailers in the area. The net demand for retail space at the location being studied is
determined as the difference between the site demand and the effective supply of competition.
2.0 Aggregate Market - Retail Demand
Fishkind & Associates, Inc. ("Fish kind") has developed an in-house model to determine retail
demand. This model estimates retail demand by square footage, shopping center type and
store type. The model incorporates multiple data sources. These sources are census based ("1_
Site") local area households, local area household income data, and local area consumer
expenditure profiles from the U.S. Department of Labor, Department of Revenue Gross Sales
data, and Urban Land Institute shopping center tenant profiles, square footage requirements
and average sales per square foot by store type from the publication Dollars and Cents of
Shoppinq Centers.
The model operates by first determining retail household expenditures for market area
households. Expenditures are determined through application of the results of the 2000
Consumer Expenditure Survey, conducted by the U.S. Department of Labor. This survey of
over 30,000 households nationwide provides detailed information on average dollar expenditure
amounts and the expenditure percent of household income, for all household expenditures. The
income expenditure percentage is determined for the specific market area and then applied to
the average local area household income and multiplied by the number of households to
determine market area spending potential for retail store goods.
Next, the historic Department of Revenue (DOR) Sales data (for the county in question) is
indexed by tenant c1assification4, from the Dollars and Cents of Shoppinq Centers. The
expected expenditures on retail goods are then applied to this county specific (DOR) index to
determine an estimate of spending by major store type (tenant classification). The
determination of sales by retail center (neighborhood, community, regional, super-regional) is
determined through the construction of an index of surveyed sales by center type (also located
in the Dollars and Cents of Shoppinq Centers).
Supportable square feet of a retail center is determined by applying the average sales per
square foot of GLA, found in Dollars and Cents of Shoppinq Centers, to the expected sales by
store type (tenant classification). In addition to determining the supportable square feet of retail
4 Tenant Classification are: general merchandise, food. food service, clothing and accessories, shoes. home
furnishings, home appliances/music, building materials and hardware, automotive, hobby/special interest,
gifts/specialty, jewelry. liquor, drugs, other retail, personal services, entertainment/community,
Estates Shopping Center Subdistrict 28
Commercial Needs Analysis
Page 28 of 71
EXHIBIT V,D,5
space, Fishkind & Associates has determined the expected sales by DOR retail classification,
which is a subset of the individual store types (tenant classifications).
Provided below are income and expenditure data utilized in the analysis.
Custom Trade Area - Households & Incomes
Year HHs Median HH Income T otallncome
2008 3,522 $60,627 $213,529,499
2010 3,815 $61,648 $235,204,435
2020 4,681 $67,017 $313,685,292
2030 4,930 $72,853 $359,181,467
Source: Collier County PA: I-Site Census-based Demographics Package
Note: HH Income figures are inflation adjusted; not nominal
Note: Calculations in figure reflect rounding
Income Expenditure Percentages
IINCOME EXPENDITURE % ON RETAIL 132.83% I
Source: I-Site, Census-based Demographics Package
For Project's Custom Trade Area
Retail Exeend
--~Q!! ,--
$i-,01o}61- $1 ,
57,932.478 $8,-
$3:409.799'" .-~
-$479~oTj-$5
$39,019 $4
S1,8GO:3'i5-j ~
-=~~!T73~:=~~~
$,2,544,3"' tS2',8
&\1-84,852- $9-
---------- -~
W
$364,514-,}$4
~ $5:[i2-8~ ---$6
~----- -v\
-:~:~'~~~--+;~-
-$2~io~652 j_~$2
.i6Jfl.,25~ I $6
$28,185'~0~L$31
GENERAL MERCHANDISE F
FOOD I
FOOD SERVICE ,----f-
CLOTHING & ACCESSORIES
SHOES
HOME FURNISHINGS
HOME APPLIANCES/MUSIC - ,..,,---
BUILDING MATERIALS/HARDii'iii'RE"
AUTOMOTIVE ----=1-
HOBBY/SPECIAL INTEREST '"
GIFT/SPECIALTY -=1:
JEWLERY --
I
LIQUOR ----.---
DRUGS --
OTHER RETAIL
PERSONAL SERVICERS ---"
ENTERTAINMENT
TOTAL -
..- -
itures and S~are Foot SUDDortability
2010 2020 2030 f 2008 2010 2020 2030
i1~~855 -$1,484182 $1,699,444 - i.114 7,837 10,451 11,967
--- ------~--
737,688 $11,653,199 $13,343,351 23,091 25,435 33,922 38,842
---,--- _.._--~- -~--
755,921 I $5,009,162 $5,735,679 13,257 14,602 19,475 22,299
27-;637--+-$1'():j,694 --- - $805,756 I 2,492 2,745 3,661 4,191
2,980 f-- $57,321 $65,635 202 223 297 340
049,218 $2:'7:;2,983 $3,129,368 9,560 10,531 14,045 16,082
39,971 $986~81i~ $1,129,936 2,897 3,191 4,256 4,873
02~59Y '$3'737);Ca 54,279,855 15,722 17,318 23,096 26,446
015,680 S12])23,9-.19 $"13,767,8'74 30,666 33,779 45,050 51,584
--------- ,----" -
ITH GIFT/SPECIALTY WITH GIFT/SPECIAL TV
61~1~j..!,,-~~4c~o:.i $613155 2,340 I 2,576 I 3,438 3,936
0,283 $80,398 .92.059 133 I 147 I 196 224
----.-- .------ .
'1TH FOOD SERVICE WITH FOOD SERVICE
-----.--- $665,109 (006 i,~
35,536 $580,862 1,109 1,478
"'C~ 1-- $656,272 1,923 2,118 2,825 3,234
29,750 $573,145
~--~- -----.-.----- $387,984
54,065 $338,840 1,626 1,791 2,389 2,736
81016 --me 252- -"'$1 039982 7.069 7.787 10.385 11.891
,046,662 $41,406,027 $47.411.460 119,100 131,190 174,964 200,340
Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of Shoopinq Centers - Urban Land
Institute
Estales Shopping Center Subdistrict
Commercial Needs Analysis
29
Page 29 of 71
EXHIBIT V.D.5
Distribution by Store Type
DISTRIBUTIONS BY STORE TYPE
GENERAL MERCHANDISE 14.48%
FOOD 15.27%
FOOD SERVICE 10.73%
CLOTHING & ACCESSORIES 4.48%
SHOES 0.37%
HOME FURNISHINGS 7.10%
HOME APPLIANCES/MUSIC 3.67%
BUILDING MATERIALS/HARDWARE 11.73%
AUTOMOTIVE 23.35%
HOBBY/SPECIAL INTEREST WITH HOBBY/SPECIAL
GIFT/SPECIALTY 1.86%
JEWLERY 0.56%
LIQUOR WITH FOOD SERVICE
DRUGS 0.87%
OTHER RETAIL 1,44%
PERSONAL SERVICERS 0.69%
ENTERTAINMENT 3.40%
Source: Flshkmd & Associates, Inc; Florida Department of Revenue;
Dollars & Cents of Shoppinq Centers - Urban Land Institute
Index of Sales by Center Type
INDEX OF SALES BY CENTER NEIGHBORHOOD 'COMMUNITY
GENERAL MERCHANDISE 1,0804% 17.7493%
FOOD 50.1268% 47,9941%
FOOD SERVICE 16,2423% 58,1773%
CLOTHING & ACCESSORIES 1,7763% 26.9659%
SHOES 2.1635% 25.4356%
HOME FURNISHINGS 4,8325% 65,0722%
HOME APPLIANCES/MUSIC 4.5826% 43,0018%
BUILDING MATERIALS/HARDWARE 8.3074% 45.2640%
AUTOMOTIVE 0.0000% 100,0000%
HOBBY/SPECIAL INTEREST With Gifts and Specialty
GIFT/SPECIALTY 7,06% 41,68%
JEWLERY 2,0271 % 11.8288%
LIQUOR 34.2238% 65,7762%
DRUGS 36.8476% 56,2922%
OTHER RETAIL 11,3333% 54,8145%
PERSONAL SERVICERS 22.9793% 49,1430%
ENTERTAINMENT 8,7526% 34.4114%
Source: Flshkind & ASSOCiates, Inc; Florida Department of Revenue;
Dollars & Cents of Shoppinq Centers - Urban Land Institute
*Note: Consultant has utilized only 50% of Community Center Sales Shown Above to Account for Projects Outside of the Trade
Area that Will Capture a Portion of Retail Spending from Households within the Periphery of the Market.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
30
Page 30 of 71
EXHIBIT V,D.5
Median Sales per Square Foot of GLA
NEIGHBORHOOD COMMUNITY
MED $/SF MED $/SF
GENERAL MERCHANDISE $103.01 $148.87
FOOD 347.1 336.3
FOOD SERVICE 224.28 280.19
CLOTHING & ACCESSORIES 167.96 195.97
SHOES 165.39 198.66
HOME FURNISHINGS 147.35 204,32
HOME APPLIANCES/MUSIC 137.85 271.31
BUILDING MATERIALS/HARDWARE 143.3 169.9
AUTOMOTIVE n/a 266.9
HOBBY/SPECIAL INTEREST 163.15 201.46
GIFT/SPECIALTY 186.32 147.58
~~LERY 280 09 445,74
LIQUOR 254.1 321.25
DRUGS 408.4 374.26
OTHER RETAIL 159.18 228.9
PERSONAL SERVICERS 127.73 158.14
~'------------'-----'-----
ENTERTAINMENT 86.41 88
Dollars & Cents of ShoppinQ Centers - Urban Land Institute
Estates Shopping Center Subdistrict
Commercial Needs Analysis
Page 31 of 71
31
EXHIBIT VQ,5
Retail Demand Calculation Guide
Calculated figures are highlighted in yellow. Please note, this guide reflects calculations for year
2008 retail demand only. Repeat the same steps below for each year covered in the analysis.
Figure 1
A B C D E
Total Market Income Exp. Income Avail. for
Year HHs AVG HH Income Income % Retail
2008 3,522 $60.627 $213,529.499 32.8315% $70,104,926
Source: I-Site Census-based Demographics Package & Flshkmd & Associates, Inc. Please note not all figures above are whole
numbers, and as such may yield slightly different results if hand-calculated.
Figure 1 above: Column 'C' (Total Market Income) =
Column 'A' (x) Column 'B'
Figure 1 above: Column 'E' (Income Available for Retail) =
Column 'C' (x) Column 'D'
Figure 2
A B
DISTRIBUTIONS BY STORE TYPE
(ALL CENTER TYPES}
(%) Allocation EXDenditures is}
GENERAL MERCHANDISE 14.48% $10,151.193
FOOD 15.27% $10,705,022
FOOD SERVICE 10.73% $7,522,259
CLOTHING & ACCESSORIES 4.48% $3,140,701
SHOES 0.37% $259.388
HOME FURNISHINGS 7.10% $4,977.450
HOME APPLIANCES/MUSIC 3.67% $2,572,851
BUILDING MATERIALS/HARDWARE 11.73% $8,223,308
AUTOMOTIVE 23.35% $16,369.500
HOBBY/SPECIAL INTEREST WITH GIFTS/SPECIALTY
GIFT/SPECIALTY 1.86% $1.303,952
JEWLERY 0.56% $392,588
LIQUOR WITH FOOD SERVICE
DRUGS 0.87% $609.913
OTHER RETAIL 1.44% $1.009,511
PERSONAL SERVICERS 0.69% $483,724
ENTERTAINMENT 3.40% $2 383 567
Total 100.00% $70,104,926
Source: Flshklnd & Associates, Inc; Flonda Department of Revenue; Dollars & Cents of ShoDDina Centers - Urban Land
Institute;
Estates Shopping Center Subdistrict
Commercial Needs Analysis
32
Page 32 of 71
EXHIBIT V,D.5
Figure 2 above: Column '8' (Expenditures by Store Tenant Classification) =
Column 'E' from Figure 1 allocated along the distribution in column 'A' Figure 2.
Figure 3
A B C D E
INDEX OF SALES BY CENTER Neighborhood Community Center Neighborhood .Community Center
Center Center
Allocation {%} Allocation (%) Exoenditures ($) Exoenditures ($) TOTAL
GENERAL MERCHANDISE 1.08% 17.75% $109,673 $900.883 $1.010,556
FOOD 50.13% 47.99% $5,366.085 $2.568,890 $7,934,975
FOOD SERVICE 16.24% 58.18% $1,221,788 $2,166,123 $3,409,911
CLOTHING & ACCESSORIES 1.78% 26.97% $55,788 $423,459 $479.247
SHOES 2.16% 25.44% $5,612 $32,988 $38,600
HOME FURNISHINGS 4.83% 65.07% $240,535 $1,619.468 $1.860,003
HOME APPLIANCES/MUSIC 4.58% 43.00% $117,903 $553,186 $671,090
BUILDING MATERIALS/HARDWARE 8.31% 45.26% $683.143 $1,861.099 $2.544,242
AUTOMOTIVE 0.00% 100.00% $0 $8,164,750 $8,164.750
WITH GIFTS/SPECIALTY
7,06% 41,68'f~
2.03% ._ 11.830/;;-- ]
WITH FOOD SERVICE
WITH GIFTS/SPECIAL TV
$92,059 1 $271,744
$7,958 $23,219
WITH FOOD SERVICE
$363,803
$31.177
HOBBY/SPECIAL INTEREST
GIFT/SPECIALTY
JEWLERY
LIQUOR
DRUGS 36.85% 56.29% $224,738 $171.667 $396,405
OTHER RETAIL 11.33% 54.81% $114.411 $276,679 $391.090
PERSONAL SERVICERS 22,98~{, 49.14% $111,156 $118,858 $230,015
ENTERTAINMENT 8.7==~_~~4_1% i208 624 $410109 $618734
TOTAL $8,559,475 $19,805,123 $28,164,598
*Reflects only 50% of total community center expenditures
Source: Fishkind & Associates, Inc; Florida Department of Revenue; Dollars & Cents of ShoDDina Centers - Urban Land
Institute. In some instances figures may not match exactly due to rounding.
Figure 3 above: Columns 'C' & 'D' (Expenditures by Store Center Type) =
Expenditures by each tenant classification (each row item in Figure 2, Column 'B') allocated
across the distributions in both Columns 'A' and 'B' in Figure 3. Please note Column 'D' in
Figure 3 above reflects a reduction of 50% of the calculated total for community center
expenditures (see full report for further information),
Estates Shopping Center Subdistrict
Commercial Needs Analysis
33
Page 33 of 71
EXHIBIT V.D,5
Figure 4
A B C D E
NEIGHBORHOOD COMMUNITY NEIGHBORHOOD COMMUNITY TOTAL SITE
MED $/SF MED $/SF SOFT SOFT SOFT
SUPPORTABILITY SUPPORTABILITY SUPPORTABILITY
GENERAL MERCHANDISE $103.01 $148,87 1,065 6.051 7,116
FOOD 347,1 336,3 15.460 7,639 23,098
FOOD SERVICE 224,28 280,19 5,448 7,809 13,257
CLOTHING & ACCESSORIES 167,96 195,97 332 2,161 2,493
SHOES 165,39 198,66 34 166 200
HOME FURNISHINGS 147,35 204,32 1,632 7,926 9,559
HOME APPLIANCES/MUSIC 137,85 271,31 855 2,039 2.894
BUILDING MATERIALS/HARDWARE 143,3 169,9 4,767 10.954 15,721
AUTOMOTIVE n/a 266,9 - 30.666 30,666
HOBBY/SPECIAL INTEREST 16315 201.46 -- --- 0
GIFT/SPECIALTY 186,32 147,58 494 1,841 2.335
JEWLERY 280,09 445,74 28 52 81
LIQUOR 254,1 321,25 --- --- 0
DRUGS 408.4 37426 550 459 1.009
OTHER RETAIL 15918 228,9 719 1,209 1,927
PERSONAL SERVICERS 12773 158,14 870 752 1,622
ENTERTAINMENT 86,41 88 2414 4.660 7.075
TOTAL 34,669 84,384 119,054
Source: Flshklnd & Associates, Inc; FlOrida Department of Revenue; Dollars & Cents of ShoDDlna Centers - Urban Land
Institute. In some instances figures may not match exactly due to rounding.
Figure 4 above: Columns 'C' & '0' (Square Feet Supportability) =
Expenditures by center type (each row item in Figure 3, Column 'C' and Column 'D') divided by
the respective median sales/sqft in both Columns 'A' and 'B' in Figure 4.
Figure 4 above: Columns 'E' (Total Site Square Feet Supportability) =
Figure 4, Column 'C' plus column 'D.'
3.0 Determination of Expected Location Sales & Impacts to Competition
The determination of sales is a multi part process. Sales to be made at the location of a
proposed retail project are based on the constant sales per square foot measure used in the
determination of the demand for retail space, and an estimate of excess spending at the existing
and proposed retailers.
Potential location specific expenditures are determined in accordance with Sections 3.1 and 3.2.
From the potential expenditures and demanded space, a determination of "base-line" spending
per square foot can be made for each store type. Spending per square feet of store space is
then applied to the estimate of existing store space to determine a total "base-line" sales
Estates Shopping Center Subdistrict
Commercial Needs Analysis
34
Page 34 of 71
EXHIBIT V.D.5
estimate. This "base-line" estimate will be less than the total potential expenditures. Therefore,
an estimate of excess spending can be made from the difference between the estimated total
expenditures and the "base-line" estimate.
After the determination of "base-line" sales per square foot and excess sales per square foot,
the proposed project needs to be added to the supply of retail space. At this point adjusted total
sales can be determined from the "base-line" sales per square foot and the adjusted supply of
retail space (existing plus proposed). The adjusted excess spending, as a result of the
proposed retail project, is determined by the difference between the (adjusted) "base-line"
expected spending and the estimate of total expenditures.
An estimation of the expected sales for the proposed project is determined by the size of the
project and the total estimated spending per square foot, which is the "base-line" sales per
square foot plus the adjusted excess spending per square foot as a result of the project.
The final impact to sales per square foot of competing retailers in the market surrounding the
proposed project is calculated as the difference between the excess sales per square foot, with
and without the proposed project.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
35
Page 35 of 71
EXHIBIT V.D,5
APPENDIX 2
ESTATES SHOPPING CENTER SUBDISTRICT
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Estates Shopping Center Subdistrict
Commercial Needs Analysis
36
Page 36 of 71
EXHIBIT V,D.5
APPENDIX 3
Letter to Mr. Mark Strain, Chairman of the Collier County Planning Commission explaining the
2.0 allocation ratio methodology.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
37
Page 37 of 71
EXHIBIT V.D.5
FISHKIND
& ASSOCIATES
....
...
..
.
MEMORANDUM
TO: Mr. Mark Strain
Chairman
Collier County Planning Commission
FROM: G. Russell Weyer
Senior Associate
SUBJECT: Explanation of 2.0 allocation ratio
DATE: October 2,2008
VIA: E-Mail
At your request, the following is an explanation of the 2.0 allocation ratio used in the
data and analysis reports we provide to the County during Comprehensive Plan land
use changes.
The explanation begins with the data and analysis requirements in Rule 9J-5 (2). The
rule states the following (with our emphasis added):
"(2) Data and Analyses Requirements.
(a) All goals, objectives, policies, standards, findings and conclusions within the
comprehensive plan and its support documents, and within plan amendments and their
support documents, shall be based upon relevant and appropriate data and the
analyses applicable to each element. 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. Data
or summaries thereof shall not be subject to the compliance review process. However,
the Department will review each comprehensive plan for the purpose of
determining whether the plan is based on the data and analyses described in this
chapter and whether the data were collected and applied in a professionally
acceptable manner. All tables, charts, graphs, maps, figures and data sources, and
their limitations, shall be clearly described where such data occur in the above
documents. Local governments are encouraged to use graphics and other techniques
for making support information more readily useable by the public.
1
Page 38 of 71
EXHIBIT V,D,5
(b) This chapter shall not be construed to require original data collection by local
government; however, local governments are encouraged to utilize any original data
necessary to update or refine the local government comprehensive plan data base so
long as methodologies are professionally accepted.
(c) Data are to be taken from professionally accepted existing sources, such
as the United States Census, State Data Center, State University System of
Florida, regional planning councils, water management districts, or existing
technical studies. The data used shall be the best available existing data, unless the
local government desires original data or special studies. Where data augmentation,
updates, or special studies or surveys are deemed necessary by local
government, appropriate methodologies shall be clearly described or referenced
and shall meet professionally accepted standards for such methodologies.
Among the sources available to local governments are those identified in "The Guide to
Local Comprehensive Planning Data Sources" published by the Department in 1989.
Among the sources of data for preliminary identification of wetland locations are the
National Wetland Inventory Maps prepared by the U.S. Fish and Wildlife Service.
(d) Primary data sources such as United States Census reports, other government
data documents, local computerized data, and original map sheets used to compile
required maps need not be printed in their entirety within either the support documents
or the comprehensive plan. Summaries of support documents shall be submitted to the
Department along with the comprehensive plan at the time of compliance review to aid
in the Department's determination of compliance and consistency. As a local alternative
to providing data and analyses summaries, complete data and analyses sufficient to
support the comprehensive plan may be submitted to the Department at the time of
compliance review. The Department may require submission of the complete or more
detailed data or analyses during its compliance review if, in the opinion of the
Department, the summaries are insufficient to determine compliance or consistency of
the plan.
(e) The comprehensive plan shall be based on resident and seasonal population
estimates and projections. Resident and seasonal population estimates and projections
shall be either those provided by the University of Florida, Bureau of Economic and
Business Research, those provided by the Executive Office of the Governor, or shall be
generated by the local government. If the local government chooses to base its plan on
the figures provided by the University of Florida or the Executive Office of the Governor,
medium range projections should be utilized. If the local government chooses to base
its plan on either low or high range projections provided by the University of Florida or
the Executive Office of the Governor, a detailed description of the rationale for such a
choice shall be included with such projections."
A variety of studies are used when we undertake a needs analysis within the State of
Florida. They are basically broken down into three categories depending on the type of
land use being studied. They are residential needs analysis, commercial needs
analysis and a peculiar needs analysis that economically does not fit the standard
residential and commercial models.
Our analysis has evolved over time with input primarily coming from County Staff with
regard to the analysis at hand. In looking at comprehensive plan changes, we first must
collect the data that goes into the analysis. That data includes population estimates,
existing inventory, approved inventory and potential inventory.
2
Page 39 of 71
EXHIBIT V.D,5
With regard to population estimates, we generally try to use the population data that is
used by the County when and where it is available. Our second source is the
population data from the Bureau of Economic and Business Research (BEBR) at the
University of Florida. Our third source is I-Site, Site Selection Software, produced by
GeoVue, Inc. These estimates and projections are compiled by Applied Geographic
Solutions, Inc. AGS uses historic Census data from 1970, 1980, 1990, and 2000;
USPS and commercial source ZIP+4 level delivery statistics; Census Bureau population
estimates and projections at varying levels of geographic detail; Internal Revenue
Service statistics on tax filers and year-to-year migration; as well as the Census
Bureaus Current Population Survey.
The next required data set pertains to the particular land use we are analyzing. We
primarily utilize the Collier County Property Appraiser data to determine the existing
inventory of that particular land use, the approved inventory of that land use and finally
all of the lands on the Future Land Use Map that have potential for that particular land
use. We have also used data sources provided by Collier County staff such as the
commercial inventory list and the planned unit development list.
We then use a variety of models from retail demand gravity models to office
employment demand models to determine the current and future demand for the land
use type in the designated market area. The future demand generally looks out to the
Comprehensive Plan's horizon year, which is currently either 2030 or 2035 depending
on the jurisdiction's comprehensive plan and growth management plan horizon year
requirements.
It is at this point of the analysis that has caused an anomaly in determining a true
economic supply and demand result. On the supply side, it is relatively easy to
determine the amount of existing and approved supply from the property appraiser data.
The difficulty lies in the vacant non-approved potential lands. The staff has required us
to take all of those lands that have a commercial or residential overlay on them and
include them as supply by putting a floor area ratio figure to the acreage.
The issue becomes apparent when all of the lands that are not in the existing or
approved category are included in the particular land use analysis. By putting all of the
potential lands in the supply category, the assumption is that all of that land would be
developed as that particular land use and nothing else. For example in the case of the
Airport-Corradi parcel, there were 117 potential commercial parcels totaling 270.68
acres in the 20 minute drive time market (Table 1 on the next page). Those parcels
represent a potential of 1,469,723 square feet of office space.
3
Page 40 of 71
EXHIBIT V.D,5
Table 1. Current Supply of Vacant, Potential, and Existing Commercial-Office
Space in Project's Market
Existin"
# of Parcels 340
Acres 457.97
S"uare Feet 2,549,138
Vacant
# of Parcels 523
Acres 1092.59
Souare Feet 6,075,006
Potential
# of Parcels 117
Acres 270.68
Sauare Feet' 1,469,723
Total
# of Parcels 980
Acres 1821.24
Souare Feet 10,093,867
Source: Collier County Property Appraiser
*Assumed 5,430 square feet per acre based on market average
There are a number of flaws in the representation of total capacity (supply) which
suggest a greater number of acres be designated in the Comprehensive Plan than
would be indicated simply by an analysis of forecast demand. First, all of those vacant
approved parcels and parcels designated by the Future Land Use Map ("FLUM") as
having the potential to be developed as office, in reality, also have the potential to be
retail space or some other commercial use. The same parcels are also counted as
competing supply when a commercial needs analysis is performed for another
commercial use. To include these lands in both retail and office analyses would be
double counting the supply. These lands will actually be developed as the market
demand dictates, with some lands used for office and the remainder for retail and other
permissible uses. A general economic principal states that all markets are efficient and
that supply for the most part is generated as demand dictates. It is a rare situation
where supply generates demand.
Second, though the lands in question are designated with a FLUM category, this does
not mean that 100% of these lands are developable. Within these lands there may be
wetland areas, conservation areas, water bodies, incompatible adjacent uses, policy
setback requirements, drainage and road requirements and infrastructure or access
constraints. As a result of these and other myriad conditions, the maximum
density/intensity of lands designated through the FLUM does not represent the holding
capacity of these lands. Typically, development thresholds are found to be from 50% to
75% of maximum allowable density due to the physical characteristics of the land.
4
Page 41 of71
EXHIBIT V,D.5
Third, while lands are designated with a FLUM land use, there is no requirement they
be used at all over the planning horizon. Many properties are held in land bank trusts,
held by absentee owners, held in estate transfer litigation or held in family ownership
with no intent or desire to use or sell the land. Florida and Collier County in particular
have very large tracts of land held in long term family trusts where lands are not
developed or are purposefully held off the market. In these and other similar instances,
a land use designation on the FLUM does not assure the capacity allocated to these
lands will be available to accommodate future growth within the planning horizon of the
Comprehensive Plan.
Fourth, even if all the lands designated were developable and available it would be
inappropriate to limit supply to exactly the level of forecast demand, represented by a
ratio of 1: 1 where there is one acre of land supply allocated for every acre of land
demand identified. Doing so would limit choices, limit market flexibility and constrain the
market. Constraining supply will drive prices artificially high and decrease the
attractiveness of the market due to price. For example in choosing a new home one
does not typically look at only one house in the selection process. The selection
process may involve multiple properties, perhaps a dozen or more. So too for
commercial land investments, choice and flexibility are required in the selection
process.
Fifth, the supply of land is determined and allocated such that it will accommodate the
forecast demand. The forecast demand is most often based on population forecasts
provided by the University of Florida Bureau of Business and Economic Research
(BEBR). Research has shown the BEBR forecasts to be highly accurate in locations
where the local economic structure does not change substantially over time. In
locations where structural change does occur, the error rate for BEBR medium
forecasts can be from 30% to more than 100% too low in terms of forecasting
population levels over a 25 year forecast period. Rapidly growing locations, locations
which benefit from major highway or interstate expansions, locations which benefit from
enhanced airport facilities and locations which benefit from major employer locations
are all examples of conditions which represent structural change and tend to result in
faster population growth than is forecast in the BEBR projections. Collier County is
subject to these structural change forces, and as such, it can be expected that BEBR
forecasts will have a comparatively higher degree of error than in other locations across
the State. This supports the need for additional flexibility in the allocation of
developable land to accommodate a higher probability of population forecast error.
Table 2 on the next page documents the analysis of forecast error findings.
5
Page 42 of 71
EXHIBIT V.D,5
Table 2. Comparison of Long-Term Population Projections.
Counties
without
Structural
Shift
1975 BEBR Year 2000
projections for 2000 Actual Variance
Flagler 21,700 49,832 -129.6%
SI. Johns 71,000 123,135 -73.4%
Lake 143,300 210,527 -46.9%
Marion 191,000 258,916 -35.6%
SI. Lucie 149,800 192,695 -28.6%
DeSoto 36,700 32,209 12.2%
Highlands 81,400 87,366 -7.3%
Polk 471,300 483,924 -2.7%
Pasco 343,600 344,768 -0.3%
Counties with Shift Total 576,800 835,105 -44.8%
Counties without Shift Total 933,000 948,267 -1.6%
Source: Projections of Florida Popula1ion Bulletin 33. June 1975, U, FL and US Census 2000
Counties
with
Structural
Shift
These conditions have been well documented and supported in administrative hearings.
In the course of the evolution of Florida's comprehensive planning process, allocation of
land in the FLUM often exceeds the 1: 1 ratio. In general, the allocation ratio of between
2.0 and 2.5 has been determined to be a reasonable level, has been supported in
administrative legal hearings and has been implicitly adopted in comprehensive plans
across the State.
To account for the conditions described above, comprehensive plan FLUMs typically
represent an allocation of acres for land use by category in excess of a 1:1 allocation
ratio. The allocation ratio measures the amount of additional acreage required in
relation to the directly utilized acreage over the course of development in the jurisdiction
to assure proper market functioning in the sale, usage and allocation of land. For the
reasons discussed, the additional acreage is required in order to maintain market level
pricing, to account for the likelihood that certain lands will not be placed on the market
for sale during the forecast horizon, and that the property will develop at historic
average densities, not maximum allowable densities, or may be subject to future
environmental or other constraints, Thus, the lands allocated in the FLUM should be
considerably greater than those that will actually be used or developed.
As a result of these discussions, analyses and rulings, growth management practices
have evolved such that the greater the time horizon of the comprehensive plan, the
greater the allocation ratio needed to maintain flexibility of the comprehensive plan.
Other factors that influence the reSidential acreage allocation ratio are the nature and
speed of the developing area and the area's general exposure to growth trends in the
market as shown in the discussion regarding population forecasts and structural
change. Fishkind believes that to ensure proper flexibility in the comprehensive plan of
a rapidly growing county like Collier, a commercial allocation ratio in the range of 2.0 is
necessary to maintain planning flexibility and to account for the multiple sets of
conditions which might otherwise restrict land usage,
6
Page 43 of 71
EXHIBIT V.D,5
Although the allocation ratio figure has fluctuated over time depending on who is
reviewing the amendment at the state level, Fishkind's recent experience with the
Florida Department of Community Affairs indicates that the DCA has seen and
approved allocation ratios in the 1.8 to 2.4 range and in some cases even larger
allocation ratios for longer forecast horizons. Otherwise, if allocation ratios are not used
in the analysis, the likely outcome is the Comprehensive Plan will fail to adequately
accommodate growth resulting in higher than normal land prices, constrained economic
development and a less efficient pattern of growth which results from market inflexibility
due to lack of investment choices.
7
Page 44 of 71
EXHIBIT V,O,5
FISHKIND
& ASSOCIATES
....
...
..
.
MEMORANDUM
TO: Mr. Mark Strain
Chairman
Collier County Planning Commission
FROM: G. Russell Weyer
Senior Associate
SUBJECT: Examples of 2.0 Allocation Ratio Acceptance
DATE: October 2,2008
VIA: E-Mail
Mark,
You have asked for specific examples where the Allocation Ratio measurement
has been used elsewhere. Here is one example of a legal case and two other
examples in Florida where is has been approved and accepted by both the local
jurisdiction and in some cases the Department of Community Affairs.
Panhandle Citizens Coalition Inc. versus Department of Community Affairs
In the matter Panhandle Citizens Coalition Inc. (PCC) vs. Department of
Community Affairs (DCA), a petition was filed by PCC to challenge DCA's finding
that the West Bay Detailed Specific Area Plan (WB DSAP) was in compliance as
an amendment to the County Comprehensive Plan, The findings of fact in this
case include item #92 which reads:
"In addition to projecting population growth and assessing capacity to
accommodate growth an alloc8tion needs ratio (or multiplier) is necessary to
ensure housing affordabi!ity and variety in the market; otherwise, the supply
and demand relationship is too tight, which may cause a rapid escalation of
housing prices. Because the farther in time a local government projects
growth, the less accurate those projections tend to be, actual need is
multiplied by an allocation needs ratio to produce an additional increment of
residential land to accommodate this potential error."
1
Page 45 of 71
EXHIBIT V,D.5
Finding #93 states:
"Small Counties that experience above-normal growth rates may use
allocation ratios as high as three more in order to realistically allocate
sufficient buildable land for future growth. The County's allocation ratio of
2.2 before the WB DSAP and FLUM amendments was low from a long term
forecasting perspective. When the WB DSAP amendments are factored into
the allocation ratio, such growth would raise the allocation ratio to 2.3, which
is still relatively low."
Further, in finding #94 it is stated:
"A land use plan should allow for sufficient inventory to accommodate
demand and to provide some choice in order to react to economic factors."
The Administrative Law Judge found the proposed land use amendments in compliance
with section 163.3184 (1) (b) in part because the demonstration of need with respect to
the allocation ratio indicated the allocation ratio of 2.3 was too low to properly
accommodate projected future growth over the planning horizon.
Acceptance of 2.0 Allocation Ratio in the case of Newberry Villaae Retail in
Alachua County
Newberry Village is a development of approximately 250,000 square feet of retail space
in unincorporated Alachua County. A comprehensive plan change was required to
allow for this use in the County. The applicant performed a commercial needs analysis
as a requirement for their data and analysis portion of their application. The analysis is
attached as Exhibit A. The Florida Department of Community Affairs found the plan
amendment compliant with no requests for further data analysis. We have attached the
notification of compliance as Exhibit B.
Citv of Leesbura. Florida implicit Allocation Ratio
The City of Leesburg, Florida has an adopted comprehensive plan where the implicit
residential allocation ratio of 2.5 is embedded in the plan. The estimated land
requirement projections are found in the approved 2DD3 Housing Element of the
Leesburg Comprehensive Plan on page 111-17. The Housing Element of the Leesburg
Comprehensive Plan indicates an allocation ratio of 2.5 in the following passage:
"Based on figures provided by the Shimberg Center for Affordable Housing, a total of
8,295 dwelling units will be needed to serve the household population of the City by
year 2010......the City will be able to accommodate approximately 13,292 additional
units, for a total of 21 ,D31 residential units by 2D1 D."
2
Page 46 of 71
EXHIBIT V.Q,5
Given the 2010 demand for 8,295 units and 21,031 unit capacity, the empirical
allocation ratio found is 2.5 in the current and approved 2003 Leesburg Comprehensive
Plan Housing Element.
Allocation Ratios of other Florida Counties with updated Comprehensive Plans
Allocation ratios are not only used in analyzing commercial comprehensive plan
amendment changes. The ratios are also used in analyzing residential comprehensive
plan amendment changes as noted here and in the City of Leesburg, Florida above. In
reviewing a number of needs analysis reports submitted for residential comprehensive
plan amendment changes around the state, Fishkind has discovered that there are
number of counties across the state that have substantial allocation ratios that are
embedded in their comprehensive plans.
Fishkind has analyzed allocation ratios in counties across the state with recently
updated comprehensive plans that have been approved by the Department of
Community Affairs. As shown in Table 5.6.1, the future land use maps of these
counties contain allocation ratios that are consistent with those suggested by Fishkind.
Table 5.6.1.
Allocation Ratios in other Florida Counties
County
Hendry
St. Johns
Nassau
Martin
Indian River
Source: Fishkind and Associates, Inc.
Allocation Ratio
5.38
3.08
4.54
3,92
4.62
Forecast Horizon (years)
15
15
15
15
20
The counties noted above have incorporated significant allocation ratios into their
comprehensive plans to adequately accommodate growth and limit higher than normal
land prices, constrained economic development and less efficient patterns of growth
which result from market inflexibility due to lack of investment choices.
3
Page 47 of 71
EXHIBIT V,D,5
EXHIBIT A
Newberry Village Retail Needs Analysis
Page 48 of 71
EXHIBIT V.D.5
Newberry Village
Retail Needs Analysis
Prepared For:
NewUrban WORKS Development
Prepared By:
Fishkind & Associates, Inc.
12501 Corporate Blvd.
Orlando, Florida 32817
(407) 382-3256
October 25, 2005
Page 49 of 71
EXHIBIT V.D,5
Table Of Contents
Section Title
Page
1.0 /ntroduction........................................................................... 1
2.0 Current market Conditions..................................................... 2
3.0 Community-Type Retail Allocation Ratio................................ 3
4.0 Need for Additional Community-Type Retail Zoning ............... 3
5.0 Conc/usion............................................................................ 4
Appendix 1 - Existing Competitive Supply
Appendix 2 - Vacant Future Supply
Appendix 3 - 20 Minute Drive Time Demographics
II
Page 50 of 71
EXHIBIT V.D,5
Newberry Village - Retail Needs Analysis
1.0 Introduction
1.1 Purpose
This report analyzes the need to amend the Alachua County
Comprehensive Land Use Plan for the proposed Newberry Village
development. The development program calls for development of
approximately 250,000 square feet of retail space in unincorporated
Alachua County.
1.2 Overview of needs analysis
In the context of amending the adopted Comprehensive Land Use Plan for
Alachua County the applicant must demonstrate the need to amend the
plan. Typically, this takes the form of a comparison of:
. The supply of existing land currently planned for retail uses
. The demand for retail lands based on market conditions
The applicant must determine whether there is sufficient supply of retail
land in the Plan to accommodate future retail space demand. The
analysis was conducted based on a 20 minute drive time market area
surrounding the project site, comparing demand and supply, both existing
and future, within the project market area. The retail market study further
considered both demand and supply for community-type retail space only.
Figure 1 shows the 20 minute drive time market area.
Fi ure 1 - 20 Minute Drive Time Market Area
-~'::--
Page 1 of 8
~~_lt!?
......
.Ii.
..
.
Page 51 of 71
EXHIBIT V,D.5
Newberry Village - Retail Needs Analysis
2.0 Current Market Conditions
2.1 Existing Supply
The community-type retail supply in the market was determined using the
US Shopping Center directory, listing community type retail centers in
Alachua County. Based on a gravity model of retail shopping patterns,
calibrated for local market conditions, Fishkind & Associates, Inc.
determined the effective competitive retail square footage surrounding the
site, applicable to the subject location. Of 1.6 million square feet of
community type retail space within 20 minutes of the site, Fishkind
determined 1.3 million square feet of this existing supply directly competes
with community type retail space at the subject site. Appendix 1 lists the
existing competitive community-type shopping centers within 20 a minute
drive time of the site, the square feet associated with each center, and its
competitive characteristics based on the market conditions.
2.2 Future Supply
To determine future supply, Fishkind & Associates, Inc. examined all
vacant commercial parcels within the 20 minute market area. Vacant
commercial parcels as designated by the Property Appraiser were then
checked for current zoning. Parcels with current zoning of Business (BR),
highway oriented business (BH), and Automotive (BA) were determined to
represent competitive vacant supply.
The analysis showed there are 38 vacant parcels meeting the criteria for
future competitive supply. The criteria include, vacant parcels having the
required zoning, and of sufficient size to accommodate community-type
retail space, meaning parcels generally greater than 10 acres and less
than 30 acres in size. Parcels with proper zoning in excess of 30 acres
were excluded, as these more appropriately accommodate regional-type
retail demand. Parcels with proper zoning under 10 acres were excluded
as these more appropriately accommodate neighborhood-type retail
demand.
Numerous parcels under 10 acres were also included in the analysis as
these are parcels with adjacency allowing combined parcel sizes of
approximately 10 acres or greater, The sum total of competitive sites is
215 acres. An additional 57.7 acres were added to the supply based on
further planning analysis of properties which appear to qualify for
community type capacity. The vacant competitive supply is 272.7 acres.
At .18 FAR this translates to potential future community-type retail supply
of 2,1 million square feet, within the Newberry Village market area. The
combined existing competitive supply plus future supply equals 3.4 million
Fl5l-<<Ir.tl
.~..Aa:
......
u,
~
Page 2 of 8
Page 52 of 71
EXHIBIT V,D,5
Newberry Village - Retail Needs Analysis
square feet of Community-type retail space capacity in the Newberry
Village market area, through year 2020. Appendix 2 shows the list of
parcels designated for future community type supply. No representations
are made as to the availability for sale or whether there is owner intention
to develop the vacant lands at any time in the future. Because there is no
assurance as to whether these lands will be developed, a market flexibility
factor (allocation ratio) must be included to assure proper supply over the
long term.
2.3 Community-Type Retail Space Demand
The market analysis shows there are 76,090 households within the 20
minute drive time surrounding the site, as of 2005 (see appendix 3).
Average household income is $45,260. This generates community-type
retail demand of 1.6 million square feet of space as of year 2005.
Household growth to year 2020 is expected to raise market area
households to 96,208 households and 2.0 million square feet of demand
by year 2020.
3.0 Community-Type Retail Allocation Ratio
The community-type retail allocation ratio in the Newberry Village market
area is 1.7. This is determined by dividing the 3.4 million square feet of
supply/capacity by the 2.0 million square feet of demand, through the
planning horizon year of 2020. The addition of 250,000 square feet of
retail space through the proposed Newberry Village retail land use change
results in a marginal increase in the overall Plan allocation ratio frolTl 1.7
to 1.8.
Fishkind & Associates believes an allocation ratio of under 2.0 leaves
insufficient flexibility to accommodate long term retail space needs. Table
1 shows the supply/demand calculation and resulting allocation ratio.
Table 1- 2020 Summary Community Retail Market Conditions
Vacant Community Retail Acres 272.7
Future Community SO FT. Supply 2,138,043
Existing Competitive Supply 1.266,947
TOTAL SUPPLY 3,404,990
Proposed Newberry Village 250,000
Total Demand 2,045,865
Community Commercial Allocation Ratio 1,8
Page 3 of 8
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Page 53 of 71
EXHIBIT V,D,5
Newberry Village - Retail Needs Analysis
4.0 Need for Additional Community-Type Retail Zoning
With the revised allocation ratio so low in the Newberry Village market
area, there is a need for additional retail capacity to be allocated for the
long-term.
4.2 Acceptable Over-Allocation Ratio
The Department of community Affairs has indicated an acceptable over-
allocation rate for future land use planning purposes is 2.0. Many
communities have considerably higher allocations for retail land uses.
The Newberry Village market area has a current allocation ratio of 1.7.
The addition of 250,000 square feet of community-type retail space in the
proposed project will increase the allocation ratio to 1.8, leaving the
market below 2.0 and only slightly above the original County allocation.
5.0 Conclusion
Newberry . Village has petitioned Alachua County to revise the
Comprehensive Plan to allow the inclusion of 250,000 square feet of
additional community-type retail space in the Newberry Village market
area. The current analysis of available community-type retail lands
indicates a need for additional retail acres in the market area by year
2020, in order to provide proper long range planning flexibility. This report
concludes there is an under-allocation of available community-type retail
lands in the Newberry Village market area.
The conversion of lands to retail uses will still provide the ability of the
remainder of the site to reach 80% of the maximum residential density
allowed under the existing zoning and land use. However, by including
the mixed use component, needed additional retail capacity is provided
while still achieving a high proportion of the maximum residential capacity.
Based on this finding, there is justification to include the Newberry Village
lands in the Future Land Use Map as inventory of future retail lands.
FlSH<I'"
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Page 4 of 8
Page 54 of 71
EXHIBIT V,D,5
Newberry Village - Retail Needs Analysis
APPENDIX 1 - Existing Competitive Supply
SITE %
CENTER NAME GLA DIST COMPETING SF COMPETING
NEWBERRY SQUARE 180,524 0.63 98.01% 176,939
NEWBERRY CROSSING 111,010 1.37 95.68% 106,217
OAKS SQUARE 119,000 1.37 95.68% 113,862
OAKS MALL PLAZA 105,252 1,55 95.12% 100,111
TOWER CENTRE 165,000 1.92 93,95% 155,018
CENTRAL PLAZA 132,000 10.00 68,97% 91,043
GAINESVILLE SHOPPING CENTER 186,173 10.08 68.73% 127,959
GAINESVILLE MALL 289,850 11.02 65.92% 191,077
WAL-MART PLAZA 177,766 11,33 65.00% 115,552
WINN DIXIE MARKETPLACE PLAZA 139,337 11.67 64,00% 89,171
TOTAL 1,605,912 1,266,947
FISHm-D
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Page 5 of 8
Page 55 of 71
EXHIBIT V.D.5
Newberry Village - Retail Needs Analysis
APPENDIX 2 - Future Vacant Supply
OBJECTID 1 ZONEDISTRI ZONEDEFIN PIN CALCACRES SOFT
200 BH Highway Oriented Business (BH) 06041-003-001 21.8 0.000000
89 BP Business and Professional (BP) 06041-002-005 9.3 0.000000
135 BH Highway Oriented Business (BH) 06331-002-003 6,0 0.000000
142 BH Highway Oriented Business (BH) 06600-028-000 1.0 0.000000
277 BR Business, Retail Sales, and Services (BR) 04344-005-003 1.5 0,000000
278 BR Business, Retail Sates, and Services (BR) 04344-005-005 4.0 0.000000
117 BR Business, Retail Sales, and Services (BR) 04344-005-003 1.5 0.000000
118 BR Business, Retail Sales, and Services (BR) 04344-009-000 1,1 0,000000
119 BR Business, Retail Sales, and Services (BR) 04345-003-000 0,5 0,000000
120 BR Business, Retail Sales, and Services (BR) 04345-004-000 1.0 0,000000
121 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 0,000000
122 BR Business, Retail Sales, and Services (BR) 04345-010-000 0.5 0,000000
354 BR Business, Retail Sales, and Services (BR) 04344-001-000 8.6 0.000000
355 BR Business, Retail Sales. and Services (BR) 04345-006-000 6.2 0,000000
313 BH Highway Oriented Business (BH) 04350-005-000 9.0 0.000000
132 BH Highway Oriented Business (BH) 06038-022-000 10,5 0.000000
353 BR Business, Retail Sales, and Services (BR) 04345-006-000 6.2 0.000000
59 BH Highway Oriented Business (BH) 04344-001-000 8.6 0.000000
205 BH Highway Oriented Business (BH) 06233-006-001 1.3 0,000000
100 BH Highway Oriented Business (BH) 06331-002-003 6.0 0.000000
101 BH Highway Oriented Business (BH) 06331-005-000 2.9 0,000000
102 BH Highway Oriented Business (BH) 06331-006-000 1,0 0,000000
315 BR Business, Retail Sales, and Services (BR) 04350-005-000 9,0 0,000000
284 BH Highway Oriented Business (BH) 04345-006-000 6,2 0,000000
124 BR Business, Retail Sales, and Services (BR) 04344-009-000 1,1 0,000000
285 BA Automotive Oriented Business (BA) 04344-001-000 8.6 0.000000
286 BA Automotive Oriented Business (BA) 04345-006-000 6,2 0.000000
160 BR Business, Retail Sales, and Services (BR) 07251-017-000 1.2 0,000000
10 BR Business, Retail Sales, and Services (BR) 06655-002-003 29.4 0.000000
116 BR Business, Retail Sales, and Services (BR) 04344-009-000 1,1 0.000000
312 BR Business, Retail Sates, and Services (BR) 04344-009-000 1.1 0,000000
314 BH Highway Oriented Business (BH) 04350-005-000 9.0 0.000000
134 BH Highway Oriented Business (BH) 06655-015-000 4,9 0.000000
263 BH Highway Oriented Business (BH) 06656-002-008 3.4 0,000000
152 BH Highway Oriented Business (BH) 06331-002-003 6,0 0,000000
153 BH Highway Oriented Business (BH) 06331-005-000 2,9 0,000000
154 BH Highway Oriented Business (BH) 06331-006-000 1.0 0,000000
316 BR Business, Retail Sales, and Services (BR) 04350'005-000 9.0 0.000000
215,0
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Page 6 of 8
Page 56 of 71
EXHIBIT V.D.5
Newberry Village - Retail Needs Analysis
Appendix 3 - Newberry Village 20 Minute Drive Time Demographics
Page 7 of 8
FISIi(II'D
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Page 57 of 71
EXHIBIT VD.5
Site Location: Lat: 29.661634 Lon: -62.430144
Prepared By: FISHKIND AND ASSOCIATES, INC.
Page A-1
10/25/05
Household Trend Report
SITE NAME:
TRADE AREA SIZE:
Traffic Settings: Heavy, Travel Speeds: 30,50,65,20,30,40
Population
Population (1990)
Population (2000)
Population (2005)
Population (2010)
Pet. Population Growth ('90-'00)
Pet. Population Growth ('00-'05)
Pet. Population Growth ('05-'10)
Geographic Area Size
Population Density (2005)
Daytime Marketplace (2005)
Total Business Establishments
Total Daytime Employment
Households
Households (1990)
Households (2000)
Households (2005)
Households (2010)
Married Couple Family With Children (2005)
Gender (2005)
Male (2005)
Female (2005)
Race & Ethnicity (2005)
Race: White (2005)
Race: Black (2005)
Race: Asian or Pacific Islander (2005)
Race: Other Race (2005)
Race: Two or More Races (2005)
Ethnicity: Hispanic (2005)
Age Distribution (2005)
Age 0-4 (2005)
Age 5-9 (2005)
Age 10-13 (2005)
Age 14-17 (2005)
Age 18-24 (2005)
Age 25-34 (2005)
Age 35-44 (2005)
Age 45-54 (2005)
Age 55-64 (2005)
Age 65-74 (2005)
Age 75-84 (2005)
Age 85+ (2005)
143,256
172,121
174,990
177,778
20,15
1,67
1,59
221,5974
789,68
7,406
112,110
57,054
70,015
76,090
81.946
11,417 15.0%
85,523 48.9%
89,46651.1%
128,502 73.4%
31,825 18.2%
7,914 4.5%
3,122 1.8%
3,627 2.1 %
11,907 6.8%
9,448 5.4%
8,564 4.9%
7,049 4.0%
8,516 4.9%
30,904 17.7%
40,035 22.9%
19,947 11.4%
19,857 11.3%
13,756 7.9%
8,384 4.8%
5,839 3.3%
2,288 1.3%
Source: AGS
Report Created with iSITE, Version: 2005.01.16
Page 58 of 71
EXHIBIT V,D,5
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By: FISHKIND AND ASSOCIATES, INC.
Page A.2
10/25/05
Household Trend Report
SITE NAME:
TRADE AREA SIZE:
Traffic Settings: Heavy. Travel Speeds: 30,50,65,20.30,40
Median Age
Median Age (2005)
Median Household Income
Median Household Income (1990)
Median Household Income (2000)
Median Household Income (2005)
Median Household Income (2010)
Per Capita Income
Per Capita Income (1990)
Per Capita Income (2000)
Per Capita Income (2005)
Per Capita Income (2010)
Average Household Income
Average Household Income (1990)
Average Household Income (2000)
Average Household Income (2005)
Average Household Income (2010)
Median. Disposable Income
Median Disposable Income (2005)
31,31
24,711
34,389
37,442
41,571
12,221
17,795
20,389
23.469
30,686
43,960
45,268
49,184
32,082
Aggregate Income
Aggregate Income ($MM) (2005)
3.567,80
Income Distribution (2005)
HH Inc. $0-$15k (2005) 20,657 27.1%
HH Inc. $15 - $ 25k (2005) 10,641 14.0%
HH Inc. $25 - $ 35k (2005) 8,865 11.7%
HH Inc. $35 - $ 50k (2005) 10,143 13.3%
HH Inc. $50 - $ 75k (2005) 10,976 14.4%
HH Inc. $75 - S100k (2005) 6,092 8.0%
HH Inc. $100k. $150 (2005) 5,471 7.2%
HH Ine, $150 - $200k (2005) 1,608 2.1%
HH Ine, $200K+ (2005) 1,637 2.2%
Employment By Industry (2000)
Employment Status: Total Labor Force
Employment Statu3: Employed
Industry: Agriculture (2000)
Industry: Mining (20001
Industry: Construction (2000)
Industry: Manufacturing (2000)
Industry: Wholesale Trade (2000)
Industry: Retail Trade (2000)
Industry: Transport. and Warehousing (2000)
Industry: Utilities (2000)
90,720 52.7%
83,786 48.7%
505 0.6%
12 0,0%
3,550 4.2%
2,804 3.3%
1,237 1.5%
9.348 11.2%
1.444 1.7%
714 0,9%
Source: AGS
Report Created with iSITE, Version: 2005.01.16
Page 59 of 71
EXHIBIT V.D.5
Site Location: Lat: 29.661634 Lon: -82.430144
Prepared By: FISHKIND AND ASSOCIATES, INC.
Page A-3
10/25/05
Household Trend Report
r:~
VALUE %
Employment By Industry (2000)
Industry: Information Services (2000) 2.640 3.2%
Industry: Finance and Insurance (2000) 3,076 3.7%
Industry: Real Estate (2000) 1,635 2.0%
Industry: Professional Services (2000) 4,721 5.6%
Industry: Management (2000) 16 0.0%
Industry: Admin. Services And Waste Mgmnt (2000) 2,296 2.7%
Industry: Educational Services (2000) 18,924 22.6%
Industry: Health Care and Social Assist. (2000) 13,505 16.1%
Industry: Arts, Entertainment and Recreation (2000) 1,567 1.9%
Industry: Food and Hospitality Services (2000) 7,821 9.3%
Industry: Other Services, except public (2000) 3,815 4.6%
Industry: Public Adminstration (2000) 4,156 5.0%
Housing (2000)
Housing Units (2000) 76,020
Housing Units, Occupied (2000) 70,015 92.1%
Housing Units, Vacant (2000) 6,005 7.9%
Housing Units, Owner-Occupied (2000) 33,624 48.0%
Housing Units, Renter-Occupied (2000) 36,391 52.0%
Median Rent (2000) 441
Median Home Value (2000) 99,302
Consumer Expenditures (2005, $/HH)
Total Consumer Expenditures (2005) 40,661,64
Total Retail Expenditures (2005) 17,708,70
Educational Attainment (2000)
Education: Less than 9th Grade (2000) 2,903 3.1%
Education: Some High School (2000) 6,492 7.0%
Education: High School Graduates (2000) 15,973 17.2%
Education: Some College (2000) 17,634 19.0%
Education: Associate's Degree (2000) 9,039 9.7%
Education: Bachelor's Degree (2000) 20,404 22.0%
Education: Graduate School (2000) 20,408 22.0%
Population, Age 25+ (2000) 92,852 53.9%
SITE NAME:
TRADE AREA SIZE:
Traffic Settings: Heavy, Travel Speeds: 30,50,65,20.30,40
Source: AGS
Report Created with iSITE, Version: 2005.01.16
Page 60 of 71
EXHIBIT V,D.5
EXHIBIT B
Newberry Village Retail Comprehensive Plan Amendment
Florida Department of Community Affairs
Notice of Compliance
Page 61 of 71
EXHIBIT V.D,5
tR
STATE OF FLORIOA
DEPARTMENT OF COMMUNITY AFFAIRS
'Dedicated to making Florida a better place to call home"
CHARLIE CRIST
Governor
THOMAS G. PELHAM
Secrelary
July 22. 2008
rhe Honorable Rodney J. Long
Chairman. Board of County Commissioners
Alachua County
P.O. Box 2877
Gainesville. FL 32602-2877
RE: Alachua County Adopted Amendment 08-Rl
Dear Chairman Long:
The Department has completed its review of the adopted Comprehensive Plan
Amendment (Ordinance Number 08-10; DCA Amendmcnt Numbers 06-2 and 08-RI) for
Alachua County, as adopted on August 17, 2006 and June 10,2008. and determined that it meets
the requiremcnts of Chapter 163, Part II. Florida Statutes, for compliance, as defined in
Subsection 163.3184(l)(b). Florida Statutcs. The Department is issuing a Cumulative Notice of
Intent to find the plan amendment in compliance. The Cumulative Notice of Intent was sent to
the Gainesville Sun for publication on July 23. 2008.
The Department's cumulative notice of intent to find a plan amendment in compl iance
shall be deemed to be a final order if no timely petition challenging the amendment is filed. Any
affectcd person may file a petition with 'the agency within 21 days atier the publication of the
notice of intent pursuant to Section 163,3184(9), Florida Statutes. No development orders. or
permits for a development. dependent on the amendment may be issued or commence before the
plan amendment takes effect. Please he advised that Section 163.3184(8)(c)2. Florida Statutes.
requires a local government that has an internet site to post a copy of the Department's Notice of
Intent on the site within 5 days after receipt of the mailed copy of the ageney's notice of intent.
Please note that a copy of the adopted County Comprehensive Plan Amendment. and thc
'\iotice of Intent must be available lor puhlic inspection ~Ionday through Friday. cxcept for legal
holidays. during nom131 business hours. at the Alaehua County Growth Management Office. 10
S W 2,,,1, \ venue. lhird Floor. CiaineS\ ille. Florida. 32601-6294,
2555 SHUMARD OAK BOULEVARD
.]~,i} -lB3 3466!p . $5).921.07-31,1)
TALLAHASSEE. FL 32399.2100
Webs lIe ~~~__~. ____ L " ,.
. COMMUNITY PLANNING :OP-~""O 'f.., ~',: .l~,!l <cr; .'. .
. HOUSING AND COMMUNITY OEVELOPMENT <,':-":.",0;;.;,,:<,, 'r' .",~ "~: ,f. .
Page 62 of 71
EXHIBIT V.D,5
The Honorable Rodney J. Long
.r ul y 22. 2008
Page 2
If this in compliance determination is challenged by an atTected person, you will haw the
option of mediation pursuant to Subsection 163.3 I 89(3 )(a). Florida Statutes. If you choose to
attempt to resoh'e this matter through mediation. you must tile the request for mediation with the
administrative law judge assigned by the Division of Administrative Hearings. The choice of
mediation will not affect the right of any party to an administrati\e hearing.
If you have any questions, please contact Ana Richmond, Planner. at (850) 922-1794.
) Sinc:ker~IY' :(J
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,1.' /).'c' "i
, ?v~! I ,-tlh~~
Mike McDaniel '
Chiet: Office of Comprehensive Planning
MM!ar
Enclosure: Notice of Intent
cc: Mr. Scott Koons. AICP. Executive Director, North Central Florida RPC
Mr. Steven Lachnicht, AICP. Director of Growth Management
Mr. C. David CotTey
Mr. Bradley Stith
Page 63 of 71
EXHIBIT V,D,5
STATE OF FLORIDA
DEPARTMENT OF COMMUNITY AFFAIRS CUMULATIVE NOTICE OF INTENT TO FIND mE
ALACHUA COUNTY COMPREHENSIVE PLA,,, AMENDMENT
AND REMEDrAL COMPREHENSIVE PLAN AMENDMENT(S) IN COMPLIANCE
DOCKET NO, 08-RI-NOl-OI 02-(AHI)
'The Department issues this cumulative notice of intent to find the Alachua County
Comprehensive Plan Amendment adopted by Ordinance No. 06-26 on August 17,2006 and the remedial
amendment(s) adopted by Ordinance No. 08-10 on June 10, 2008 IN COMPLIANCE, pursuant to
Sections 163.3184, 1633187and 163.3189, FS
The adoptcd Alachua County Comprehensive Plan Amendment and the Department's
Objections, Recommendations, and Comments Report, (if any), are available for public inspection
Monday through Friday, except for legal holidays, during nonna! business hours, at the Alachua County
Growth Management, 10 S.W. 2'" Avenue, Third Floor, Gainesville, Florida 32601-6294.
Any affected person, as defined in Section 163.3184, F.S" has a right to petition for an
administrative hearing to challenge the proposed agency determination that the Remedial Amendments
are In Compliance, as defined in Subsection 163.3184(1), F.S. The petition must be filed within
twenty-one (21) days after publication of this notice, and must include all of the infonnation and contents
described in Uniform Rule 28-106.201, F.AC. The petition must be filed with the Agency Clerk,
Department of Community Affairs, 2555 Shumard Oak Boulevard, Tallahassee, Florida 32399-2100 and
a copy mailed or delivered to the local government. Failure to timely file a petition shalt constitute a
waiver of any right to request an administrative proceeding as a petitioner under Seetions 120.569 and
12057, F S If a petition is filed, the purpose of the administrative hearing will be to present evidence
and testimony and forward a recommended order to the Department. If no petition is filed, this Notice of
mtent shall become final agency action.
If a petition is filed, other affected persons may petition for leave to intervene in the proceeding,
A pctition for intervention must be filed at least twenty (20) days before the final hearing and must
include all of the infonnation and contents described in Uniform Rule 28-106,205, FA.C. A petition for
leave to intervene shall be filed at the Division of Administrative Hearings, Department of
Administration, 1230 Apalachec Parkway, Tallahassee, Florida 32399-3060, Failure to petition to
intervene within the allowed time lhune constitutes a waiver of any right sueh a person has to request a
hearing under Sections 120,569 and 120,57, F,S" or to participate in the administrative hearing.
After an administrative hearing petition is timely filed, mediation is available pursuant to
Subsection 163.3 1 89(3)(a), F,S., to any affeeted person who is made a party to the proceeding by filing
that request with the administrative law judge assigned by the Division of Administrative Hearings, The
choice of mediation shall not affect a party's right to an administrative hearing,
) 1 , /~
/lZkA}Z! c(~ _tL~JJ
JL______~__ .
1\!Jke MeDanlCl, Chief
Division of Community Planning
Department of CommuOlty Aff:1irs
2.555 Shumard Oak Boulevard
T:lIJahasscc, Florida 32399-2100
Page 64 of 71
EXHIBIT V.D,5
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EXHIBIT V,D,5
Apr 24 08 01 :32p
Jay Bishop
354-3353
p.2
DEVELOPMENT PROPERTIES. INC.
SURVEY TABULATION
AorillO.2008
Page 69 of 71
EXHIBIT V,D,5
Apr 24 08 01 :32p
Jay Bishop
354-3353
p.3
ROGERS WOOD HILL STARMAN & GUST ASON
FItCf'ES.!lON.......ASSO:::l1mON
CERTIFIED PUBLIC ACCOUNTANTS
1119JTA-\11AN.lnAlI.NOa.mwrtE,""
""^,,LES.FL )!I~}
5HELDOHW Sl...MtN't c,P.1I.
RONAlDW. GUST...SOH.i::.P....
THCMASLWElIO.C.P.....
5ltMC+I J., 1lEL00EI\, C,PA
$COTA-5I1EP'A!l:I.Cl'.....
INDEPENDENT ACCOUNTANT'S REPORT
ON APPLYING AGREED-UPON PROCEDURES
""''''''
AM:!R1CAN aamvncF t:ElTlFlED
PIIIILlC,o.o:o\/NT...ms
Ft..OllJO....INSllTVT1!O;oCERTlF'ED
I'tJBLfC ACCO:.lNTANtS
OfI'IO;s:
I1AJ't.ES lQ.HI~'
~V.RCOtSI.AN1) UI.1Sll!
Development Properties, Inc.
Naples, Florida
We have perfonned the procedures enumerated below, which were agreed to by Development Properties (the Company).
solely to assist the Company in the tabulation of surveys to determine jf a shopping center is supported, and, if so, what
type of tenants would be preferred. The Company was responsible for creating the survey and distributing the survey to
Golden Gate residents. This agreed-upon procedures engagement was conducted in accordance with attestation standards
established by dle American lnstibJte of Certified Public Accountants. The sufficiency ofthese procedures is solely the
responsibility, of the Company. Consequently, we make no representation regarding the sufficiency of the procedures
described below either for the purpose for which this repon has been requested or for any other purpose.
Our procedures and results are as follows:
1.
We received in the mail from Golden Gate residents, surveys that had been
distributed to them by Naples Printsource.
We tabulated all surveys received.
2,
We received 1632 surveys in the mail through March 24,2008 with the following results:
1351 Yes
217 No
64 Did not vote
1632 Total
Of the 217 respondents voting "No", there were 13 surveys listing prospective tenants they want included in the shopping
center. Of the 64 respondents that ItDid not Yote'" there were 60 voting for prospective tenants they want included in the
shoppiJ'lg center.
The prospective tenants atId related votes. for those tenants are.as follows:
Major GroC'..er
Banks
Post Office
Convenience Store
Beauty Salon
Video Store
1305
926
1153
677
401
482
Fast Food Restaurant
Drug Store
Coffee Shop
Hardware Store
GardenlPet Supply
Family Restaurant
832
1071
615
992
687
1133
Dry Cleaner
Child Day Care
Clothing Store
Ice Cream Shop
Adult Day Care
450
376
425
687
224
-I.
Page 70 of 71
EXHIBIT V.D,5
Apr 24 08 01 :32p
Jay Bishop
354-3353
pA
Development Properties, lnc.
Naples, florida
Other prospective tenants listed by survey respondents were as follows:
Medicaloffices 67. Bar 45, Auto parts store 42, Gym 25, Dollar store 23, Movie theater 21, Liquor store 19,
WalmartJTarget 15, Nail salon/spa 14, Home improvement 13, Health food store 12, Vet 12, Bakery 7, CYSlWalgreens
7, Bait & Tackle 6. Hallmark 6. Chinese restaurant 6, Sporting goods store 6, Craft store 6, FirelPolice station 5, Barber
shop 5, Flower shop 4, Church 4, Auto repair 4, Compu1er store 4, Park 4, Goodwill 3, Hospi1a1 3, Pool supply J,
Electronics store 3, Book store 3, Gun store 3, Martial arts 3, Cuban restaurant 3, Shoe store 3, Children's activity
center 3, Check cashing 2, Credit Union 2, UPS .store 2, Fresh fish market 2, Butcher 2, Bowling alley 2, Coin laundry
2, Amphitheater 2.
The following prospective tenants were listed on only one survey each:
Wine shop, Car rental, Electrical supply, Photo studio. Chefs warehouse, Casino, Tractor suppLy, Car dealer, H&R Block,
Water supplies, Equestrian stare, Everglades National Park [nfo Center, Insurance agent., Tree farm, Tax collector, Fresh
fruit market, Storage, Cell phone store, Dance studio, Italian restaurant:, Carriage rides, Hooters, Office Max, Paint store,
HorselATV trails, and 1-75 Ramp.
We were not engaged to, and did not, conduct an audit) the objective of which would be to express an opinion on the results
of the election, Accordingly, we do not express such an opinion.
This report is intended for the information and use of1he Company and its legal counsel.
At your instruction, we are holding the ballots in our office until you notify us to dispose ofthem.
~o"~;'~ ~~ ~ 'e, Q~
Rogers Wood Hill Slarman & Gustason, PA
Certified Public Accountants
April 10, 2008
-2-
Page 71 of 71
EXHIBIT V,D,5
EST A TES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.D.6
HB 697 CONSISTENCY ANALYSIS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Estates Shopping Center Sub-District
CP-2008-1
Exhibit V.D.6
HB 697 Consistency Analysis
The Florida legislature approved in the 2008 session an amendment to Chapter 16.3177, F.S.,
which requires local government comprehensive plans to address energy efficient land use
patterns and greenhouse gas reduction strategies. The pending Estates Shopping Center Sub-
district amendment to the Golden Gate Estates Master Plan proposes to establish a grocery-
anchored community shopping center within close proximity to several thousand households
located within the Northern Golden Gate Estates subdivision. Approval of this plan amendment
will provide convenient shopping and job opportunities for the central portion of Golden Gate
Estates which will reduce vehicle trips and driving distances for many residents. By capturing
these trips prescntly on the local roadway network, the amendment will assist in reducing future
road network improvements and traffic impacts to other areas within the more urbanized area of
Collier County. The reduction in vehicle miles traveled will reduce greenhouse gas emissions.
Golden Gate Estates is one of the largest subdivisions in the United States and encompasses
approximately 175 square miles (112,000 acres), and is an example of urban sprawl. Almost all
of the Golden Gate Estates area has been platted into 1.25 acre or larger single-family home sites
with very little commercial development planned to serve the residents of the area, requiring
residents to travel by automobile into the more urbanized portions of Collier County for most of
their daily shopping and service needs. While the area provides for a semi-mrallifestyle because
of the large lots and zoning that pennits the keeping of horses, fowl and other livestock, it has a
population exceeding 36,000 in 2008 and is anticipated to continue to grow to a population
approaching 45,000 by year 2020. There is presently a large deficit of commercial land in
Golden Gate Estates; thereby, exacerbating the need to utilize the automobile for daily
commercial needs and increasing the vehicle miles traveled for residents of this subdivision. It is
documented that the automobile is the largest generator of green house gases for most
communities. The proposed amendmcnt provides conveniently located retail services, including
a grocery store where none currently exists or can exist under the cutTent comprehensive plan.
The grocery store and other rctails services will result in the reduction of vehicle trip lengths.
House Bill 697 encourages energy efficient land use patterns. The proposed plan amendment is
located at the intersection of two major roadway corridors serving the Northern Golden Gate
Estates area is an efficient land use pattern. The proposed grocery-anchored shopping center
located at this prominent intersection of Wilson Boulevard and Golden Gate Boulevard will
capture numerous trips that otherwise would be passing through the intersection in route to the
urban area for daily shopping needs,
This location is also well-suited for a community sized shopping center due to its location along a
current Collier Area Transit (CAT) route serving Golden Gate Estates. Proximity to a transit
route is an efficient land use pattern and is an example of smart growth by allowing residents to
have an alternative to automobile use for shopping or employment. Locating goods and services
in closer proximity to the residents will equate to reduced dependence 011 the automobile, reduced
vehicle miles traveled and a reduction in greenhouse gas emissions.
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.D.7
CONSISTENCY WITH GOLDEN GATE AREA MASTER PLAN
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
Estates Shopping Center Snb-District
CP-2008-1
Exhibit V.D.7
Consistency with Golden Gate Area Master Plan
Goals 3 and 5 of the Golden Gate Area Master Plan (GGAMP) relate to commercial
services and maintenance of rural character of Golden Gate Estates.
Goal 3 states:
Provide for basic commercial services for pnrposes of serving the rural needs
of Golden Gate Estates Residents, shortening vehicnlar trips, and preserving
rural character.
GoalS states:
Future growth and development within Golden Gate Estates will balance the
desire by residents for urban amenities with the preservation of the area's
rural character, as defined by wooded lots, the keeping of livestock, the
ability to grow crops, wildlife activity, low-density residential development,
and limitations on commercial and conditional uses.
The applicant has conducted a series of professional surveys and resident interviews to
establish the types of goods and services desired by area residents, and further, how they
would like a shopping center to function/feel. A market demand analysis has also been
prepared by a professional economist to analyze the current and future demand for
additional commercial development. The analysis concludes that Golden Gate Estates is
underserved by commercial development and additional commercial development can be
supported.
The applicant has also held numerous public meetings in the community to speak with
residents about how the proposed shopping center could function while maintaining their
community character. The application as proposed attempts to respond to feedback
received to date. The application includes both uses that are permitted in the newly
created Subdistrict and those uses that are specifically prohibited. Many of the area
residents have indicated that a grocery store and other uses commonly found in urban
area community sized shopping centers are needed for this area. The Subdistrict text
requires that a grocery store is the first use that can obtain a certificate of occupancy for
the site. At the present time, there are no full service grocery stores or shopping centers
available within several miles of the site, thereby requiring additional vehicular trips on
the road network within both Golden Gate Estates and the urban area of Collier County to
obtain basic goods and services. The Subdistrict uses are compatible and consistent with
the cstates community. The Subdistrict intensity is approximately half the intensity
found in the urban area and is in keeping with the estates community. A conceptual plan
CP-200X-1
Page I of2
Exhibit V,D,7
is included as part of the Subdistrict. The conceptual plan provides for appropriate
setbacks from residential uses.
The proposed amendment is located at the intersection of two of the major roadway
corridors serving the Northern Golden Gate Estates area. Wilson Boulevard is being
designed to be a 4-lane road and Golden Gate Boulevard is under design to become a 6-
lane road adjacent to the subject property. By providing for services at this located,
vehicle miles traveled can be substantially reduced, which will have a positive
transportation impact on both Golden Gate Estates and urban area roadway segments.
The applicant intends to submit a Planned Unit Development rezoning application that
can track concurrently with the comprehensive plan amendment application. The PUD
will contain additional information relating to community character by specifying
building setbacks, building heights, lighting standards, landscape buffer details, and
conceptual architectural details. The level of commercial intensity proposed is far less
than that typically found in the urban area of Collier County
CP-2008-1
Page 2 01'2
Exhibit V,D,7
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.D.8
SURVEY AREA
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
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EXHIBIT V.D.8
SURVEY AREA
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EXHIBIT V,D,8
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EXHIBIT V.D.8
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Page 2 of 2
EXHIBIT V.D,8
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.E.t
PUBLIC FACILITIES
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.E.1
PUBLIC FACILITIES
l.a. Potable Water
Public facilities are not available in the immediate area and therefore the development of
the parcel will require installation of a potable water well to be permitted consistent with
the applicable provisions of the GMP, LDC and other jurisdictional agencies including
FDEP and SFWMD and capacity will minimally meet the standards of the Florida
Administrative Code.
It is likely that the site will be developed with approximately 60,000 square feet of office
space, 148,500 square feet of retail space and 19,500 square feet of restaurants. In this
scenario, the following water demand may be anticipated:
Water Demand:
Office:
Retail:
Restaurant:
60,000 sq. ft. x 0.15 gpdlsf= 9,000 gpd
148,500 sq. ft. x 0.10 gpd/sf. = 14,850 gpd
19,500 sq. ft. x 0.5 gpdlsf= 9,750 gpd
Total = 33,600 gpd
Assumed incidental use for irrigation near seating areas per health code requirements:
3,000 gpd
New Subdistrict Generation = 36,600 gpd
Existing Residential: 17 units x 250 gpd/unit = 4,250 gpd
Net Impact ~ (New Subdistrict - Existing Residcntial) ~ (36,600 - 4,250) gpd = 32,350 gpd
Data Source: Tables in Chapter 64E-6 F.A.C.
l.b. Sanitary Sewer
Public facilities are not available in the immediate area and therefore the development of
the parcel will require installation of a private sector package sanitary sewer or septic
system treatment system permitted consistent with the applicable provisions of the GMP,
LDC and other jurisdictional agencies including FDEP and SFWMD.
Revised August 2009
Page]
CP-200K-I
Page 1 of 3
EXHIBIT V,E,1
It is likely that the site will be developed with approximately 60,000 square feet of office
space, 148,500 square feet of retail space and 19,500 square feet of restaurants. In this
scenario, the following water demand may be anticipated:
Sewer Generation:
Office:
Retail:
Restaurant:
60,000 sq. ft. x 0.15 gpd/sf= 9,000 gpd
148,500 sq. ft. x 0.10 gpdlsf. = 14,850 gpd
19,500 sq. ft. x 0.5 gpd/sf= 9,750 gpd
New Subdistrict Generation = 33,600 gpd
Existing Residential: 17 units x 200 gpd/unit = 3,400 gpd
Net Impact = (New Subdistrict - Existing Residential) ~ (33,600 - 3,400) gpd ~ 30,200 gpd
I.e. Arterial & Collector Roads
Please refer to Exhibit V.E.I c, the Traffic Impact Statement.
Project Transportation Consultant, TR Transportation Consultants, Inc., has prepared a
Transportation Analysis for the conceptualized development program for the subject
property.
The proposed subdistrict is expected to result in a significant capture rate from pass by
traffic as well as mitigating (reverse) directional flows (opposite of the rush hour
directional pattern). The result shall be a more efficient use of the roadway capacity.
This shall be one result of the satisfaction of community commercial need in the Estates.
Another result will be the shortening of the trip lengths taken on the roadway system
which is presently necessitated by the lack of commercial availability and services in the
Estates.
The roadway link LOS for Golden Gate Boulevard and Wilson Boulevard is not ideal
under 2013 background conditions, but all intersections and tuming movements are
shown to operate acceptably. Additionally, the shorter trip lengths as a result of the
added commercial development in the Estates will improve the LOS conditions on
Collier Boulevard and Immokalee Road as well.
l.d. Drainage
The proposed development will be designed to comply with the 25 year, 3-day storm
standards and other applicable standards of thc LDC and other jurisdictional agencies
including the SFWMD.
August 2009
Page 2 of 3
EXHIBIT V,E,1
I.e. Solid Waste
The established Level of Service (LOS) for the solid waste facilities is two years of
landfill disposal capacity at present fill rates and ten years of landfill raw land capacity at
present fill rates. No adverse impacts to the existing solid waste facilities from the
proposed project of 225,000 square feet of commercial uses.
Solid Waste Generation:
Office: 60,000 sfx O.Ollb/sf/day x I cy/250 Ibs = 630 cy/yr
Retail: 148,500 sfx 0.025Ib/sf/day x I cyll80 Ibs = 6,450 cy/yr
Restaurant: 19,500 sfx 0.05Ib/sf/day x I cy/300 lbs = 1,010 cy/yr
New Subdistrict Generation =8,090 cy/yr
Existing Residential: 17 units x 25 cy/unit/yr = 425 cy/yr
Net Impact ~ (New Subdistrict - Existing Residential) ~ (8,090 - 425) cy/yr = 7,665 cy/yr
Data source: "Solid Wastes: Engineering Principles and Management Issues",
Tchobangolous/Theisen and "Environmental Engineering and Sanitation", Salvato.
l.f. Parks: Community and Regional
The proposed development wili not significantly increase the population density and
therefore will have no ctTect on the community and regional parks beyond those
mitigated by the payment of associated impact fees.
The site, as presently allowed by the Future Land Use Element, Density Rating System
and the Land Development Code, may be developed with up to 17 dwelling units. Using
the average County household occupancy rate of 2.39 people per unit, this could
represent 40-41 residents. Conversion to the proposed commercial subdistrict represents
a slight reduction in the County population.
The 2007 Annual Update and Inventory Report establishes two Level of Service
Standards (LOSS) for Parks and Recreation. The Board of County Commissioners
requires 1.2 acres of community park land per 1,000 residents and 2,9 acres of regional
park land per 1,000 residents, If the subdistrict is approved, the County will be required
to provide 0.05 acres less community park space and 0,12 acres less regional park land.
In this case, the County would be required to account for an additional 0.22 acres of
community park land and 0.53 acres of regional park land. In any event, these impacts
are usually mitigatcd by the payment of impact fees during permitting.
August 2009
Page 3 of 3
EXHIBIT V,E,1
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.E.lc
TRAFFIC IMPACT STATEMENT
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
"t. TRANSPORTATION
K CONSULTANTS, INC,
TRAFFIC IMPACT STATEMENT
FOR
ESTATES SHOPPING CENTER
SUBDISTRICT - COMPREHENSIVE PLAN
AMENDMENT
(PRo.mCT NO. 0801.31-10)
PREPARED BY:
TR Transportation Consultants, Inc.
13881 Plantation Road, Suite 1 t
Fort Myers, Florida 33912-4339
Certificate of Authorization #27003
239-278-3090
REVISED
Augus124,2009
Page 1 of 99
EXHIBIT V,E,1c
't. TRANSPORTATION
K CONSULTANTS, INC.
CONTENTS
I. INTRODUCTION
II. EXISTING CONDITIONS
III. PROPOSED DEVELOPMENT
IV. TRIP GENERATION
V. TRIP DISTRIBUTION
VI. FUTURE TRAFFIC CONDITIONS
VII. PROJECTED CONCURRENCY AND IMPROVEMENTS
VIII. CONCLUSION
Page 2 of 99
EXHIBIT V,E,1c
1:. TRANSPORTATION
K CONSULTANTS, INC.
I. INTRODUCTION
TR Transportation Consultants, Inc. has conducted a traffic impact statement for the
proposed Comprehensive Plan Amendment submittal for the +/- 41-acre Estates
Shopping Center Subdistrict site located along the north side of Golden Gate Boulevard
between its intersections with 3" Street NW and Wilson Boulevard in Collier County,
Florida. This report has been completed in compliance with the guidelines established by
the Collier County Transportation Planning Division for developments seeking approval
for a Comprehensive Plan Amendment. The sitc location is illuslrated on Figure 1.
The proposed Comprehensive Plml Amendment would modify the existing land use
designation on tbe subject site to allow a total of 225,000 square feet of commercial floor
area on the subject site. This report examines thc impact of the development on the
surrounding roadways. Trip generation and assignments to the area intersections will be
completed and analysis conducted to determinc the impacts of the development on the
surrounding intersections. An initial methodology meeting was held with Collier County
Staff on February 21, 2007 to discuss the paramcters required as a result of this analysis.
No methodology notes were created in 2007 since none l,vere required at the time of this
meeting, however, this Traffic Impact Statement is consistent with the items discussed at
that meeting, such as trip generation, pass-by trip reduction and trip distribution.
II. EXISTING CONDITIONS
The subject site currently contains vacant land and some single family dwelling units. 1 st
Street NW divides the subject site into two parcels. The site is bordcred to thc north by
vacant land and additional single family dwelling units, To the cast of the subject site is
Wilson Boulevard, Golden Gute Boulevard horders the site to the south. To the west of
the site is 3" Street NW.
Page I
Page 3 of 99
EXHIBIT V,E,1c
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PROJECT LOCATION MAP
ESTATES SHOPPING CENTER SUBDISTRICT Figure 1
Page 4 of 99
EXHIBIT V.E.1c
't. TRANSPORTATION
K CONSULTANTS, INC.
Golden Gate Boulevard is an east/west four-lane divided arterial roadway to the south
of the subject site. The intersection of Golden Gate Boulevard and Wilson Boulevard
allows full turning movements under signalized conditions. Currently, the intersections
of Golden Gate Boulevard with 3'd Street NW and 1" Street NW allow full turning
movements under unsignalized conditions. Golden Gate Boulcvard has a posted speed
limit of 45 mph and is under the jurisdiction of Collier County. The Level of Service
Standard on this section of Golden Gate Boulevard from Collier Boulevard to Wilson
Boulevard is LOS "0", or 2,350 vehiclcs.
Wilson Boulevard is a nOlth/south two-lanc roadway that borders the subject site to the
east. Wilson Boulevard's intersection with Golden Gate Boulevard currently providcs
tull turning movements operating under signalized conditions. Wilson Boulevard is
under the jurisdiction of Collier COW1ty. Wilson Boulevard has a Level of Service
Standard of LOS "E", or 920 vehicles.
1" Street NW is a north/south two-lane local roadway that divides the subject site into
two parcels. The intersection of I" Street NW and Golden Gate Boulevard currently
provides full turning movements under unsignalized conditions. I" Street NW is under
the jurisdiction of Collier County. Concurrency is not currently measured on 1" Street
NW.
3"d Street NW is a north/south two-lane local roadway that borders Ihe subject site to the
west. The intersection of 3'd Strcet NW and Golden Gate Boulevard currently provides
full turning movements under unsignalized conditions. 3n! Street NW is under the
jurisdiction of Collier County, Concurrency is not currently measured on 3" Street NW.
Tn order to gain a better understanding of the trank conditions in the vicinity of the
subject site bascd on thc mcthodology meeting held with County StatI, AM anel PM peak
hOllT turning movement counts were performed at the intersections of Golden Gate
Boulevard with Collier Boulevard, 3" Street NW. I" Street NW, and Wilson Boulevard
(IS well as the Wilsun BoulcvardlIml11okalee Road intersection. These turning movement
Page 3
Page 5 of 99
EXHIBIT V,E,1c
1... TRANSPORTATION
K CONSULTANTS, INC.
counts were performed during the peak season of the adjacent street in March based on
the information contained within the 2006 FDOT Traffic Information CD, sO no peak
season adjustment was required. Figures 2A and 2B indicate the resultant 2007 peak
season turning movements at the subject intersections.
III. PROI'OSED DEVELOPMENT
Thc proposed Comprehensive Plan Amendment for the Estates Shopping Center
Subdistrict site will amend the current future land use designation on the subject site to
allow commercial retail uses. The property owner has agreed to cap the maximum
amount of retail uses at 225,000 square feet of floor area. Specifically, Table 1
summarizes the uses for the proposed Comprehensive Plan Amendment on the subject
site.
Table 1
Estates Shopping Center Subdistrict
P d U
ronosc se
Land Use ProDosed Uses
Shopping~c:enter 225,000 square feet
At the map amendment stage, a dctailed site plan has not been prepared. Therefore, it is
dinicult to asses the access that will be provided to thc snbject site. Preliminary
discussions with the County were hcld regarding access, It is understood that access is
not specifically approved at the Comprehensive Plan Amendmel1t stage, but rather lit
the PIlll1ned Develllpment stage ami evel1 as much at the Site Plal1 ApprovllI stage.
Tller~rore, II "conceptulll" access plan WIlS developed in onler complete the traffic
impllct 1l111l"ysis. Access to the subject site mllst ultimlltely be Ilpproved by the
Department of Transportation and the Board of County Commissioners.
For this analysis, assumptions were made regarding the proposed access to the subject
site. It was assumed access "vauld be provided directly to Golden Gate Boulevard via a
full access, to Wilson l30ulevard via a full access and additional access drives on 3rt!
Page 4
Page 6 of 99
EXHIBIT V,E,1c
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LEGEND
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+(000) WEEKDAY PM PEAK HOUR TRAFFIC
2007 PEAK SEASON
TURNING MOVEMENTS
ESTATES SHOPPING CENTER SUBDISTRICT
Page 7 of 99
Figure 2A
EXHIBIT V,E,1c
o
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ESTATES SHOPPING CENTER SUBDISTRICT
Figure 28
Page 8 of 99
EXHIBIT V,E,1c
't. TRANSPORTATION
K CONSULTANTS, INC.
Street NW and I" Street NW. The access points to 1" Street NW were shown to provide
access to the subject site on both sides of the roadway. Again, tbis is a conceptual access
plan that will be further developed as the project proceeds through the re-zoning and site
plan approval process.
IV. TRIP GENERATION
Trip generation calculations were performed for the proposed uses as a part of the
proposed Comprehensive Plan Amendment on the site. Upon approval of this
Amendment. as conditioned, the Comprehensive Plan allocation on the subject site will
allow a total of225,000 square feet of various mixed commercial floor area. The site will
be analyzed based upon the use that indicates the highest trip generation in order to
perfoml a "worst case" analysis on the County Roadway network. The resultant trip
generation for each use was determined by referencing the Institute of Transportation
Engineer's (ITE) report, titled Trip Generatioll, 7'h Edition. A comparison of the Sth
Edition to the 7th Edition of the ITE rcport, included in the Appendix, indicates that the
total weekday P.M, peak hour trip generation would increase by a total of 25 vehicles (in
and out) and the peak direction would only increase by one (1) vehicle during this same
time period, Therefore, the trips generated 11lr the project based on the 7'h Edition trip
generation, as previously utilized in the studics submitted to Collier County in January
200S, remained in this report as the resullant change to the S'" Edition would make no
appreciable difference in the analysis conducted herein.
Land Use Code S20 (Shopping Center) was utilized in order to perform the necessary lrip
generation on the subject parcel. According to the land use description for the shopping
center Llse, "A shopping center is an ;ntcgrated group afcommercial establishments that
is planned, developed, owned and manaRed as a unit. A shopping center's composition is
related to its market area in terms (?/,size, location and type qlstore, A shopping center
also provides on-site parking/acilities sufficient to serve its m,j!n parking demands." The
retail 1100r area proposed as a part of this development will function most similarly as a
shopping cenler based on the 11'10 land use description,
Page 7
Page 9 of 99
EXHIBIT V,E.1c
"t.. TRANSPORTATION
K CONSULTANTS, INC.
Table 2 indicates the trip generation of the retail use proposed as a part of the
Comprehensive Plan Amendment on the site. The trip generation equations utilized to
calculate the trip generation can be found within the Appendix of this report for
reference.
Table 2
Estates Shopping Center Subdistrict
Trin Generation
Land Use A.M. Peak Hour P.M. Peak Hour Daily
In Out Total In Out Total (2-way)
Shopping Center 155 100 255 513 557 1,070 11,504
(225,000 sq. It,)
1TE estimates that a shopping center use of comparable size may attract a significant
amount of its traffic from vehicles already traveling the adjoining roadway system, This
traffic, called "pass-by" traffic, reduces the development's overall impact on the
surrounding roadway system but does not decrease the actual driveway volumes, Collier
County allows a maximum "pass-by" trame reduction of 25% for shopping centers,
However, as a part of the methodology meetillg held with Coullty Staff, there was
discussioll 011 the fact that the site would primari(y serve the Goldell Gate Estates area,
which is currentLy lacking ill commercial gOOfls and services. A retail center in tbis area
would attract a higher percentage of "pass-by" trips due to the fact that therc are very few
commercinl services available to the residents within a five mile radius of the subject site.
Therefore, a "pass-by" rate of 35% was approved for the site by Staff in the mcthodology
meeting. In addition, a greater pass-by reduction is reasonable (beyond the 25%) for the
subject site due to the significant amount of commuter traffic experienced during the
peak hours of the adjacent street along Golden Gate Boulevard.
For this analysis, thc "pass-by" tranic was accounted for in order to determine the
number of "new" trips the development will add to the surrounding roaJ\vays. Table.1
summari7.es the pass-by reduction percentages utilized. Tahle 4 summarizes the
development tmffic and the breakdown between the total project trips and lhe net new
Page X
Page 10 of 99
EXHIBIT V,E,1c
't. TRANSPORTATION
K CONSULTANTS, INC,
trips thc dcvelopment is anticipated to generate after the pass-by reduction is applied. It
should be noted that the driveway volumcs are not reduced as a result of the "pass-by"
reduction, only the traffic added to the surrounding streets and intersections,
Table 3
Pass-by Trip Reduction Factor
S . C r
Estates , honnml! enter Sub( Istnet
Land Use Pef~entag~ Trip
Re~ 11~!iol1
Shopping Center 35%
Table 4
Trip Generation - New Trips
Estates Shopping Center Subdistrict
Land Use Weekday AM Peak Hour Weekday PM Peak Hour Daily
In Out Total In Out Total (2-way)
Total Trins 155 --.l00 255 513 557 1,070 11,504
..._...--."..~.._-
Less Retail Pass-by -45 -45 -90 -187 -187 -374 -4,026
(35%llrISs-bv)
New Traffic 110 55 165 326 370 696 7,478
(Total Trips - P:;;~:~}'J~aJli~) ,-
Thc Level of Service analysis and the intersection analysis at Golden Gate
Boulevard/Collier Boulevard and lmmokalcc Road/Wilson Boulevard performed within
this report is based solely on the new trips generated as a rcsult of the proposed
Comprehensive Plan ^lncndment on the subject site. The intersection analysis at the
intersections surrounding the subject site was performed based on the total trips.
Page 9
Page 11 of 99
EXHIBIT V,E,1c
"t. TRANSPORTATION
K CONSULTANTS, INC.
V. TRIP DISTRIBUTION
The ncw trips based on the proposed Comprehensive Plan Amendment indicated within
Table 4 were then assigned to the surrounding roadway system hased on the anticipated
routes the drivers will utilize to approach the site. The resultant traffic distribution is
indicated in Figure 3 as approved within the methodology meeting held with Staff
Based on the traffic distribution indicated within Figure 3, the new development traffic
was distributed to the surrounding roadway network. Figure 4A and 4B indicates the
sitc traffic assignment to the conceptual site access plan utilized in tbis analysis and
previously described. The assignment was also carried to the external intersection
bcyond the site boundary and within the Study area. The new site related traffic was
assigned to the significantly impacted roadway Jinks as a part of the net new project trips
grapbic identified as Figurc 4C. Furthermore, an assignment of the pass-by tramc
generated as a result of thc subject site can also he found within the Appendix of this
report for reference.
Page 10
Page 12 of 99
EXHIBIT V.E.1c
-+
20% TO RESIDENTIAL
1- "..-. -.1 + AREAS
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* 10 % OF THE PROJECT TRAFFIC WAS ASSUMED TO TERMINATE AND ORIGINATE BETWEEN COLLIER
BOULEVARD AND THE SITE ALONG GOLDEN GATE BOULEVARD AND BETWEEN IMMOKALEE ROAD AND
THE SITE ALONG WILSON BOULEVARD,
LEGEND
+20%+ PERCENT DISTRIBUTION
l::. TRANSPORTATION
K CONSULTANTS, INC.
PROJECT TRAFFIC DISTRIBUTION
ESTATES SHOPPING CENTER SUBDISTRICT
Page 13 of 99
UPDATED 8/24/09
Figure 3
EXHIBIT V,E,1c
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Page 14 of 99
EXHIBIT V.E,1c
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LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
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Page 15 of 99
EXHIBIT V,E,1c
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K CONSULTANTS, INC.
LEGEND
+ 000 AM PEAK HOUR PROJECT TRAFFIC
+ (000) PM PEAK HOUR PROJECT TRAFFIC
NET NEW PROJECT TRAFFIC
ON SIGNIFICANTLY IMPACTED ROADWAYS F 4C
ESTATES SHOPPING CENTER SUBDISTRICT igure
Page 16 of 99
EXHIBIT V,E,1 c
"L TRANSPORTATION
K CONSULTANTS, INC.
VI. FUTURE TRAFFIC CONDITIONS
In order to determine which roadway segments surrounding thc site will be significantly
impacted, Table lA, contained in tbe Appendix, was created, This table indicates which
roadway links will accommodate an amount of project traffic greater than thc 2%-2%-3%
Significance Test.
The new project related traffic ti'om Table 4 was comparcd with the corrected 10-month
Level of Service Standard for Pcak Hour - Peak Direction traffic conditions in order to
determinc tllC project impact percentage. Based on the information contained within
Table I A, Golden Gate Boulevard from Collier Boulevard to Everglades Boulevard,
Wilson Boulcvard from south of Golden Gate Boulevard to lmmokalee Road, and Collier
Boulevard Ji'om Golden Gate Boulcvard to Pine Ridge Road are shown to experience a
signiflCant impact as a result of the added project traffic associated with the Estates
Shopping Center Subdistrict Comprehensivc Plan Amendment in accordance with the
Collier County 2%-2%-3% Signilicance Test. Therefore, Level of Scrvice analysis is
only required on these roadway links as a result of the proposed development.
In addition to the signiticant impact criteria, Table I A also includes a buildout
consistency analysis on thc Collier County Roadway network. Thc Collicr County TIS
Guidelincs require analysis of the adjacent roadway network bascd on the buildout of the
project or the five (5) year plalming window, whichever is longer. It is likcly that this
project will be constructed prior 10 the end of the year 2013 due to the need for
commercial services in the Golden Gate Estates. Therefore, it was necessary to analyze
the surrounding roadway network based on the 2014 traffic conditions.
The total volume indicated within the 2008 Collier County Concurrency Spreadsheet
reflects the current remaining capacity on the adjacent roadway network. The remaining
capacity was subtracted from the I Q-month service volume on each roadway in order to
determine the 2008 peak season, peak hour, peak direction traffic volume on the adjacent
Page 15
Page 17 of 99
EXHIBIT V,E,1c
1:. TRANSPORTATION
K CONSULTANTS, INC.
roadway network. The appropriate annual growth rate for these roadways was taken by
comparing information from the 2006 AUIR report to data in the 2008 AUIR report. An
example of the calculations to detcrmine the annual growth rates can be found within the
Appendix of this report for reference. These annual growth ratcs were then used to factor
the 2008 peak season, peak hour, peak direction traffic volume to 2014 peak season, peak
hour, peak direction background traffic conditions.
The rcsultant 2014 peak season, peak hour, peak direction traffic volume was subtracted
from the Level of Service Standard in order to determine the remaining capacity in the
year 2014. The project generated traffic was then subtracted from the remaining capacity
in order to determine the remaining 2014 capacity after the Estates Shopping Center
Subdistrict traffic is added to thc sUlTounding roadway network. Figure 5 indicates the
results of the capacity analysis along Collier Boulevard, Golden Gatc Boulcvard, and
Wilson Boulevard.
VII. PRO.JECTED CONSISTENCY AND IMPROVEMENTS
l3ased upon the information contained within Table 1 A and Figure 5, several roadway
deliciencies are expected under 2014 with the proposed developmcnt traffic. Severul
road improvements are shown in eithcr the Five Year Capital Improvement Plan (C1P) or
the 2030 Long Range Transportation Plan in this area of Golden Gate Estates that will
specifically address these deficiencies. Golden Gate Boulevard is shown on the 2030
Needs Plan as a 4 lane roadway li'01TI Collier Boulevard to Evergladcs Boulevard. A
parallcl facility is planned (the Vanderbilt Beach Road extension) bot funding for the
segment between Collier Boulevard and Wilson Boulevard has not been identified, The
funding 1'01' the design services for the widening of \Vilson Boulevard to a fOllr lane
divided roadway is shown in the Five Year elP and funding for construction is in the
2030 Long Range Transportation Plan.
^ small deficiency is noted on Golden CJate Boulevard between Wilson Boulevard and
Collier Boulevard in 2014 with the project. Growth along this segment has been on the
Pnge 16
Page 18 of 99
EXHIBIT V.E.1c
S
INTSI
OIL WELL ROAD
IMMOKALEE ROAD
0,5% 0,5%
98
(87)
0 [61]
VANDERBILT 4.0% 98
,., (76)
a BEACH ROAD
'" [24]
0 0
"- IY 8.0% ~-1.6%
<C
>
w 98
-' 1.1%
:0 (63)
0
[D [-22J 0.7%
IY I 13,0%
w GOLDEN GATE BOULEVARD
::J L" __ _,J
-'
0 0
() 828 IY
(806) 106 106 106 <C
>
[754] (73) (62) (34) 0 1,036 w
IY -'
PINE RIDGE ROAD 2.2% [-5] [-42] [-1571 <C 1,019) :0 1.6%
4.7% 6,3% 11.2% > [980] 0
w [D
-' 892 2.4% (j)
:0
0 (881) w
0
1.1% [D [855] <C
z -'
0.7% 0 4.0% l?
(j) IY
-' W
~ >
w
LEGEND
000 2014 REMAINING CAPACITY
(000) 2014 REMAINING CAPACITY WI AM PROJECT TRAFFIC
[000] 2014 REMAINING CAPACITY WI PM PROJECT TRAFFIC
0,0% PROJECT IMPACT PERCENTAGE
'"'[ TRANSPORTATION
K CONSULTANTS, INC.
2014 TRAFFIC CONDITIONS
ESTATES SHOPPING CENTER SUBDISTRICT
UPDATED 8/24/09
Figure 5
Page 19 of 99
EXHIBIT V,E,1c
"t. TRANSPORTATION
K CONSULTANTS, INC.
decline over the past three (3) years, however the number of trips in the "trip bank"
column have continued to increase (from 278 in 2006 to 300 in 2(08). The Developer
has committed to provide the right-of-way along the project frontage to accommodate the
future widening of Golden Gate Boulevard, should it be necessary in the future. In
addition, the Developer has also committed to provide the necessary right-of-way to
develop intersection improvements at the Golden Gate Boulevard/Wilson Boulevard
intersection, which will improve the capacity of the link due to the added capacity created
at the intersection. The impacts to the Long Range Transportation Plan as a result of this
amendment would be minimal since the parallel corridor of Vanderbilt Beach Road
Extension is included in that plan and will accommodate a large volumc of east/west
commuter traffic in the Estates area.
The analysis included the additional capacity on Golden Gatc Boulevard between Wilson
Boulevard and Everglades Boulevard since this segment is programmed to be widened to
four lanes in the year 2012, within the 5-year planning window of this project. As a four
lane roadway, this scgmcnt has sufficient capacity to accommodate this land use change.
The Level of Scrvicc dcficiency on Wilson Boulevard is only noted on the segment of
Wilson Boulevard directly tronting the project site. North of the project site, Wilson
Boulevard is shown to operate at an acceptahle Level of Service with remaining trips
available. The Developer has committed to provide the necessary right-of-way at no cost
to the County for thc future widening or Wilson Boulevard along the frontage of the
project site, It should be noted that the remaining capacity shown in Figure 5 for Wilson
Boulevard is based on the 2007 AUIR volumes. The 2008 AUIR report does not show a
volume for Wilson Boulevard between Immokalee Road and Golden Gate Boulevard.
Tramc volumes on other links in thc area (Golden Gatc Boulevard, lmmokalee Road)
have all shown a marked decrease in volumes between the 2007 and the 2008 AUlR
report. There is no reason why Wilson Boulevard \vould not sho\-v the same decrease in
volume. If that were the case, there would be sufficient capacity available on Wilson
Boulevard adjacent to the site projected in 20] 4 with the proposed land llse change
P<'lge ] 8
Page 20 of 99
EXHIBIT V,E,1c
"t.. TRANSPORTATION
K CONSULTANTS, INC.
The proposed Estates Shopping Center Subdistrict development is the first commercial
development of its kind proposed within the Golden Gate Estates area, Therefore, it is
likely that the Estates Shopping Center Subdistrict development will have a positive
impact on the tramc conditions in the area. The Developcr has committed, through the
Text of the Growth Management Plan Amendment, to include a Grocery Store in the lirst
100,000 square feet of development that is constructed on the site. The nearest grocery
shopping opportunity for residents of Golden Gatc Estates is along Collier Boulevard to
the north and south of Golden Gate Boulevard, a distance of approximately six (6) miles.
The addition of a grocery store and other neighborhood commercial uses in this area
would significantly shorten trip lengths that are related to this purpose as well as
potentially reduce tratlic volumes on Golden Gate Boulevard and Collicr Boulevard due
to the fact that the retail trip would be intercepted prior to reaching these roadways. In
addition, further analysis of the luture traffic conditions in this area will bc rcquired at the
re-zoning and SDP phase for the proposcd development.
Intersection analysis was performed as a result of the added Estates Shopping Center
Subdistrict traffIc. Based on the methodology meeting, intersection analysis was required
on Golden Gate Boulevard at its intersections with Collier Boulevard, 3'd Street NW, the
site access, I;' Street NW, and Wilson Boulevard as well as at thc intersections of Wilson
Boulevard with the site access and Immokalec Road, lt should be noted that the
intersection analysis was completed based on the assumption tha1 the existing through
lane capacity currently in place on Golden Gate Boulevard and Wilson Boulevard would
remain (four lanes on Golden Gale Parkway and two lanes on Wilson Boulevard).
In order to perform the required intersection analysis, it was necessary to determine the
2014 background peak hour turning movements at these intersections. There1\xe, the
background turning movements indicated within Figures 2^ <::Ind 28 \verc factored by the
appropriate annual growth rates over a seven (7) year period. The calculation lo
determine the hackgrouncl turning movements is indicated below:
Page J 9
Page 21 of 99
EXHIBIT V.E.1c
't. TRANSPORTATION
K CONSULTANTS, INC.
2014 Turning Movement = (2007 Turning Movement)* (1 + AGR)(2014-20OJ)
2014 Turning Movement = (1,112 veh)* (1 + 0.0242)1')
2014 Turning Movement =0,112 veh)*(1.182)
2014 Turning Movement = 1,372 vehicles
The above illustrated calculation was applied to all of the turning movements indicated
within Figures 2A and 2B in order to determine the 2014 backgrOlmd turning movements.
It should be noted again that the access 10 the subject site assumed as part of this
analysis is concevtual and has not yet been approved by the Collier County Department
of Transportation or the Board of County Commissioners. The Growth Management
Plan Amendment process does not specifically identifY turning movements permitted al
site access drives to projects within the Sub-district. This will be .lilYther analyzed and
access determined in the re-zoning and SDP process
The resultant 2014 background turning movements are illustratcd within Figures 6A and
6B. The sitc traffic indicatcd within Figures 4A and 4B was then added to the 2014
background tuming movements in order to determine the 2014 buildout turning
movemcnts at the area intersections, The resultant 2014 buildout turning movements are
indicated within Figures 7 A and 7B, It is important to notc that the pass-by traffic
assignment contained within the Appendix of this report was subtracted from the volumes
within figure 4B prior to adding those volumes to the 2014 background turning
movements at the Collier Boulevard/Golden Gate Boulevard and \Vilson
Boulevard/lmmokalee Road intersections, This was done in an eff0l1 to back out the
pass-by traffic at the extcrnal intersections because the pass-by traffic is already
accounted ror within the 2014 background conditions. However, the intersections
surrounding the site were analyzed as if no pass-by traffic redudions were takell.
Page 20
Page 22 of 99
EXHIBIT V.E,1c
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T.. TRANSPORTATION
K CONSULTANTS, INC.
LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
2014 BACKGROUND
TURNING MOVEMENTS
ESTATES SHOPPING CENTER SUBDISTRICT
Figure 6A
Page 23 of 99
EXHIBIT V,E,1c
o
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s
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IMMOKALEE ROAD
GOLDEN GATE BOULEVARD
LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
2014 BACKGROUND
TURNING MOVEMENTS
ESTATES SHOPPING CENTER SUBDISTRICT
Page 24 of 99
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EXHIBIT V,E,1c
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"t.. TRANSPORTATION
K CONSULTANTS, INC.
LEGEND
+ 000 WEEKDAY AM PEAK HOUR TRAFFIC
+(000) WEEKDAY PM PEAK HOUR TRAFFIC
2014 BUILD-OUT
TURNING MOVEMENTS
ESTATES SHOPPING CENTER SUBDISTRICT
Figure 7 A
Page 25 of 99
EXHIBIT V,E,1c
o
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1: TRANSPORTATION
K CONSULTANTS, INC.
IMMOKALEE ROAD
GOLDEN GATE BOULEVARD
S
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C'!.sC'!. ....17 (29)
~;:~ +1,456 (710)
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.. 000 WEEKDAY AM PEAK HOUR TRAFFIC
.. (000) WEEKDAY PM PEAK HOUR TRAFFIC
2014 BUILD-OUT
TURNING MOVEMENTS
ESTATES SHOPPING CENTER SUBDISTRICT
Page 26 of gg
Figure 7B
EXHIBIT V.E.1 c
1.. TRANSPORTATION
K CONSULTANTS, INC.
The appropriate lane arrangements and the turning movements indicated within Figures
7 A and 7B were inputted into the HCS+ software in order to perform the necessary
intersection analysis at the previously mentioned intersections. The lane arrangements
utilized in this analysis can be found in graphical format in the Appendix. It should be
noted that no truck factors were applied to turning movements into and out of the subject
development at the site access intersections. The results of the intersection capacity
analyses can be found within Table 5 below.
Table 5
Intersection Analysis Results
Estates Shopping Center Subdistrict
. .Qi4LQ$(D~laY)"
J ntersectioh/ A ppr(l~ch A:1VIPeakHOur PM'ph~':fid~'r
~#,~~gt9uiW BlJiI~l)lJl .)l~~~gfoij@ ,......jjijIl~.f}m
Collier Blvd @ Golden Gate Blvd LOS C LOS C LOS B LOSe
(21.7 see) (2L7sec) (l9.7 see) (lI.55ec)
r-m. LOS B LOSB LOSB LOSB
EB Left (12.9scc) (13.5 see) (I 1.2 see) (13.1 see)
WB Left LOS A LOS A LOS Il LOSB
Golden Gate Blvd (8.3 see) (8.5 see) (12.3sec) i.!}.7sec)
@3IdStNW NB Approach LOS A LOS B LOSIl LOSe
(9.9scc) (IO,lsec) (14.4 see) (15.~.,.~~L_
SB Approach LOS e LOSe LOS 13 LOS C
(15.75cc) (l6.2see) (13.1sce) (15.3 $C~)m
Golden Gate Blvd @ Site Access " LOSB " LOS II
(with Siel1~l) (14.8 see) (15t~
EB Left LOS B LOSB LOSB LOS 13
--_._---~- (J2,8see) (13.7 see) (11.2sec) (1),8scc) ~
WBLeft LOS ^ LOSA LOS 13 LOS B
Golden (Jate Blvd t8~4 sce) (8.5 see) (12.0,ce) (13,S,ce)
~
@ 151StNW NR Approach LOS A LOS ^ LOS B LOS e !
. (9.9scc) _ (ID.Osce) (14.lscc) _j15,g,ecJ.._
S8 Approach LOS e LOSe LOS 13 LOS e
(15.1.,cc) (l6.0sce) (13.lsce) (1(;,Osce)
Colden Gate Blvd @ Wilson Hlvd LOSe LOS e Lose LOS e
(25.1 set) (26.0 see) (20.8s_ee) (22,9 see) ,-
Nil Left " LOS A " LOS ^
Wilsol1 Blvd @ ...- (8.7 see) (8,)sce)
Site Access EB ^pproach " LOSB " LOS e
I ---.... {l~~} see) (J(,Asee)
lmmokalee Rd @ Wilson f31vd l.OS Il LOS 13 LOS C LOS e
------ , --.-" (IS,Osee) (18.1 sey) (2325CC) (234SCC}
-------
Based on the results of the intersection analysis listed above, all intersections and turning
movements at the subject intersections are shov\I'n to operate acceptably. Based on the
cOJlceptual access plan analyzed as part of this report, the site access driveway to Golden
Gate Boulevard was analyzed both with and without [I traffic signal. The analysis of this
Page 25
Page 27 of gg
EXHIBIT V.E.1c
1.. TRANSPORTATION
K CONSULTANTS, INC.
intersection without a traftic signal showed Level of Service deficiencies on the site
access approach to Golden Gate Boulevard during only the PM peak hour, but no Level
of Service deficiencies on the public roadway. Regardless, this intersection is shown to
function acceptably after the addition of a traftic signal, which is approved, would be
installed at the sole expense of the Developer.
Therefore, beyond the potential additional traffic control improvements 10 the site access
intersection to Golden Gate Boulevard, no additional intersection improvements will be
required as a result of the proposed Estates Shopping Center Subdistrict Comprehensive
Plan Amendment. However, as previously noted, the Dcveloper has agreed to
stipulations as part of the text of the Growth Management Plan Amendmenl that state the
following:
Development within this Sub-district shall be phased and the fallowing commitments
related to area roadway improvements shall be completed within the specified
timeji'ames:
I. Rif?ht-ofWayfill' Golden Gate Boulevard Expansion and Right-of Way .lor the
Wilson Boulevard h'xpansion 'will he demoted to the County at no cost within 120
days of a written request.fi"om the County.
2. The applicont will pay its fedr share for the intersection improvements at
Wilson Boulevard and Golden Gate Boulevard within 90 days (~r County request
jar reimhur,,,'cment,
3. Until the intersection improvements m Golden Gate /joulevard and Wilson
Boulevord arc complete. the County shall not issue a Certificate(s) (?f Occupancy
(CO) for more than 100, (JOO square feet of development. The applicant must
obtain II C. 0. for a grocery store as pari af this ] 00, 000 sijuare feel, and the
grocery slOre must he the.firs! Co. obtained
Specific site related turn lanes and improvements to the Golden Gate Boulevard/Wilson
Boulevard intersection will be analyzed further at the rC-I'.oning and SDP phase of the
project.
Page 26
Page 28 of 99
EXHIBIT V.E.1c
1.. TRANSPORTATION
K CONSULTANTS, INC.
VIII, CONCLUSION
The proposed Comprehensive Plan Amendment for the Estates Shopping Center
Subdistrict development may result in minor roadway Level of Service issues in the
immediate vicinity of the project site along Golden Gate Boulevard and Wilson
Boulevard. However, based on Developer commitments in the Text of the Growth
Management Plan amendment, these impacts will be mitigated. The project will not bc
able to exceed 100,000 square feet of uscs until certain improvements have been
completed.
Furthern10rc, with the addition of a commercial development such as the Estates
Shopping Center Subdistrict in this area, significant impacts to trip lengths will occur
based on the fact that residents in the area will travel much shorter distances to obtain the
same goods and services that are now only available on Collier Bonlevard or along
Immokalee Road. Therefore, the proposed development will provide a significant benefit
to the public within the Golden Gate Estates arca,
Based on a conceptl/al access plan for the project, intersection analysis was performed as
a part of this report at the Golden Gale Boulevard intersections with Collier Boulevard,
3'" Street NW, the proposed site access, 1 st Street NW, and Wilson Boulevard along with
the Wilson Boulevard intersections with the site access and Immokalcc Road. These
intersections and approaches are shown to operate acceptably after the addition of the
Estates Shopping Center Subdistrict development related traffic aftcr the addition of a
traffic signal at the site access driveway to Golden Gate I3oulevard. Turn lane analysis
will be perfiJrmed in depth at the SDP phase for the proposed development.
Page 27
Page 29 of 99
EXHIBIT V.E.1c
APPENDIX
Page 30 of 99 EXHIBIT V.E.1c
TABLE lA & 2A
Page 31 of 99
EXHIBIT V.E.1 c
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EXHIBIT V.E.1c
SUPPORTING INFORMATION
GRAPHICS
Page 34 of 99
EXHIBIT V.E.1c
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1: TRANSPORTATION
K CONSULTANTS, INC.
2014 LANE ARRANGEMENTS
AT ANALYZED INTERSECTIONS
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Page 35 of 99
EXHIBIT V.E.1c
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Page 36 of 99
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EXHIBIT V.E.1c
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1: TRANSPORTATION
K CONSULTANTS, INC.
LEGEND
+ 000 AM PEAK HOUR PROJECT TRAFFle
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NET NEW PROJECT TRAFFIC
ON SIGNIFICANTLY IMPACTED ROADWAYS
ESTATES SHOPPING CENTER SUBDISTRICT
Page 37 of 99
EXHIBIT V.E.1c
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K CONSULTANTS, INC.
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Page 38 of 99
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EXHIBIT V.E.1c
TURNING MOVEMENT COUNT
RESULTS
Page 39 of 99
EXHIBIT V.E.1c
R
TRANSPORTATION
CONSULTANTS,INC
DATE:
DAY:
COUNT TIME;
March 1,2007
THURSDAY
7:00AM-9:00AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
COLLIER BOULEVARD & GOLDEN GATE PARKWAY
COLLIER BOULEVARD GOLDEN GATE PARKWAY INTER.
15 MIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL TOTAL
7:00AM 0 79 107 166 26 66 0 '" 0 0 0 0 372 0 106 476 776
7:15AM 0 B6 121 267 7 B9 0 7G 0 0 0 0 m 0 '" 321 604
7;30 AM 0 93 105 "6 34 35 0 69 0 0 0 0 157 0 98 253 520
7:45AM 0 95 93 186 10 30 0 48 0 0 0 0 123 0 B1 204 440
8:00AM 0 107 68 "5 23 41 0 64 0 0 0 0 90 0 76 172 431
8:15AM 0 75 94 169 26 61 0 B6 0 0 0 0 133 0 104 '37 492
8:30AM 0 124 93 217 27 61 0 68 0 0 0 0 120 0 67 187 492
8:45AM 0 101 B2 183 23 49 0 72 0 0 0 0 99 0 69 168 423
TOTAL; 0 760 783 1,543 175 440 0 615 0 0 0 0 1,312 0 708 '. 4,178
- -"
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
COLLIER BOULEVARD & GOLDEN GATE PARKWAY
HOUR COLliER BOULEVARD GOLDEN GATE PARKWAY '~::".u
BEGIN NORTHBOUND SOUTHBOUND - EASTBOUNO WESTBOUND SECTION
LEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 0 353 426 779 77 22e 0 305 0 0 0 0 e64 0 392 1,256 2,340
7:15AM 0 361 407 7ee 74 163 0 257 0 0 0 0 588 0 362 950 1,995
7:30AM 0 370 3eo 750 22 175 0 267 0 0 0 0 509 0 357 966 1,883
7:45AM 0 401 366 769 85 201 0 266 0 0 0 0 472 0 326 800 1,855
8:00AM 0 407 357 764 98 212 0 310 0 0 0 0 44e 0 316 764 1,838
PEAK HOUR SUMMARY
HOUR
BEGIN
7:00AM
LEFT
o
COLLIER BOULEVARD
NORTHBOUND SOUTHBOUND
THRU RIGHT TOTAL lEFT THRU RIGHT
353 428 779 77 228 0
_ c==:-
GOLDEN GATE PARKWAY
EASTBOUND WESTBOUND
THRU RIGHT TOTAL lEFT THRU RIGHT
o 0 0 864 0 392
TOTAL
1,258
INTER-
SECTION
TOTAL
2,340
TOTAL lEFT
~05 0
Page 40 of 99
EXHIBIT V.E.1c
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE: March 1, 2007
DAY: THURSDAY
COUNT TIME: 7:00 AM . 9:00 AM
PEAK HOUR: 7:00 AM .8:00 AM
INTERSECTION: COLLIER BOULEVARD & GOLDEN GATE
PARKWAY
COLLIER BOULEVARD
1,050
45%
t 1
305 745 N
I t
0 228 77
.J . '*
GOLDEN GATE PARKWAY
1.. 392
+- ... 0 ...
0
~ .J r 864 1,256
0 0 ~
0% ..... 0 ... 1,759
..... 75%
0 0 "\.
503
~ t t+-
O 353 426
~ TotallnlerseclionTraffic
Percenls (%) represent movemenl volumes 2,340
diviOOd by the lolill inlersectlon traffic I t
1,092 779
t
1,871
80%
Page 41 of 99
EXHIBIT V.E.1c
R
TRANSPORTATION
CONSULTANTS,INC
DATE:
DAY:
COUNT TIME:
March 1, 2007
THURSDAY
4:00PM-6:00PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
COLLIER BOULEVARD & GOLDEN GATE PARKWAY
COLLIER BOULEVARD GOLDEN GATE PARKWAY INTER-
1SMIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 0 137 243 380 :17 66 0 103 0 0 0 0 64 0 57 121 60<
4:15PM 0 98 307 <05 23 75 0 9B 0 0 0 0 116 0 60 '" 679
4:30PM 0 14' 299 m 23 OJ 0 116 0 0 0 0 119 0 26 145 708
4:45PM 0 122 312 m 20 46 0 66 0 0 0 0 69 0 <2 111 61<
5:00PM 0 "' 313 '" 24 06 0 119 0 0 0 0 109 0 24 133 683
5:15PM 0 123 JB3 506 0 0 0 0 0 0 0 0 <5 0 37 " 568
5:30PM 0 161 368 512 " 61 0 94 0 0 0 0 92 0 41 133 7<6
5:45PM 0 141 372 512 70 56 0 126 0 0 0 0 127 0 <2 169 814
TOTAL: 0 1,044 2,800 3,644 240 '" 0 722 0 0 0 0 741 0 329 1,070 5,436
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
COLLIER BOULEVARD & GOLDEN GATE PARKWAY
HOUR COLLIER BOULEVARD GOLDEN GATE PARKWAY ,"",:-
BEGIN NORTH SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 0 505 1,164 1,6(;9 103 250 0 383 0 0 0 0 30B 0 185 553 2,605
4:15PM 0 '50 1,234 1,720 90 309 0 399 0 0 0 0 <13 0 152 565 2,664
4:30PM 0 51' 1,310 1,821 67 234 0 301 0 0 0 0 342 0 129 471 2,593
4:45PM 0 51. 1,379 1,893 07 182 0 279 0 0 0 0 315 0 144 459 2,631
5:00PM 0 539 1,436 1,975 137 202 0 339 0 0 0 0 373 0 144 517 2,631
PEAK HOUR SUMMARY
HOUR
II BEGIN
5:00PM
LEFT
o
COLLIER BOULEVARD
NORTHBOUND SOUTHBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT
539 1,436 1,.975 137 202 0
TOTAL
339
LEFT
o
EASTBO
THRU RIGHT
o 0
GOLDEN GATE PARKWAY
WESTBOUND
TOTAL LEFT THRU RIGHT
o 373 0 144
TOTAL
517
INTER-
SECTION I)
TOTAL
2,831
Page 42 of 99
EXHIBIT V.E.1 c
h TRANSPORTATION
K CONSULTANTS, INC.
GOLDEN GATE PARKWAY
.....
0
.... J
0 0
0% ... 0 ...
0 0 "\
~
Percents (%) represent movement volumes
divldedbylhelolalintersecllol'llrafflc
Page 43 of 99
EXHIBIT V.E.1c
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE:
DAY:
COUNT TIME:
March 13,2007
TUESDAY
7:00AM-9:00AM
C 15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
3RD STREET & GOLDEN GATE BOULEVARD
3RD STREET GOLDEN GATE BOULEVARD INTER.
15MIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 3 0 0 3 1 0 9 10 3 99 2 104 1 319 2 322 439
17:15AM 1 0 2 6 1 0 6 7 1 87 4 92 0 287 0 287 392
7:30AM " 0 . 9 0 0 3 3 2 103 0 105 0 241 0 241 358
7:~5^M 0 0 , 7 1 0 6 7 2 106 0 108 1 265 1 267 389
8:00AM 8 0 0 8 0 0 5 5 2 79 2 B3 , 230 1 232 328
8:15AM 0 0 , 10 0 0 6 6 2 72 3 77 0 135 0 135 228
8:30AM 2 0 0 2 1 1 , 3 1 65 7 73 0 17. 0 17. 257.
8:45AM 4 0 0 4 0 0 0 0 2 87 4 93 0 160 1 161 258
TOTAL: 41 0 6 49 4 , 36 41 15 696 22 735 3 1,811 5 1,819 2,644
PEAK HOUR SUMMARY
3RDSTREET
N.ORTHBOUND
LEFT THRU RIGHT TOTAL LEFT
18 0 7 25 3
SOUTHBOUND
THRU RIGHT TOTAL LEFT
o 24 27 8
GOLDEN GATE BOULEVARD
EASTBOUND WESTBOUND
THRU RIGHT TOTAL LEfT THRU RIGHT TOTAL
395 6 409 2 1,112 3 1,117
INTER-
SECTION
TOTAL
1,578
Page 44 of 99
EXHIBIT V.E.1c
1:. TRANSPORTATION
K CONSULTANTS, lNC
DATE: March 13, 2007
DAY: TUESDAY
COUNT TIME: 7:00 AM . 9:00 AM
PEAK HOUR: 7:00 AM . 8:00 AM
INTERSECTION: 3RD STREET & GOLDEN GATE
BOULEVARD
3RD STREET
38
2%
t 1
27 11 N
I t
24 0 3
.J l '*
GOLDEN GATE BOULEVARD
t. 3
~ ... 1,112 ~
1,154
...... J r 2 1,117
8 .....
1,563
99% ~ 395 -+ 1,522
~ 96%
409
6 "\ 405
~ t (If
18 0 7
~ TolallnterseclionTraffic
Percents (%) represent movement volumes 1,578
diVidEldbylhetolallnlerSBGllontraffoc l t
8 25
t
33
2%
Page 45 of 99
EXHIBIT V.E.1c
R TRANSPORTATION DATE; March1J,2007
DAY: TUESDAY
CONSULTANTS,INC. COUNT TIME: 4:00 PM .6:00PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
3RD STREET & GOLDEN GATE BOULEVARD
JRD STREET GOLDEN GATE BOULEVARD INT
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECT
LEFT THRU RIGHT TOTAl. lEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOT
4:QOPM 3 0 I 4 0 0 5 5 4 252 4 260 1 270 1 272 541
4:15PM 1 0 2 2 0 6 6 271 10 287 3 272 2 277 572
4:30PM 5 0 3 8 0 0 I I 2 286 6 294 6 '" 0 189 492
4:45PM 0 0 2 2 1 0 1 2 6 259 2 267 0 >52 4 156 427
5:00PM 1 0 2 3 0 0 3 3 3 320 3 326 2 m 2 121 453
5:15PM 2 0 0 2 0 0 1 1 1 344 1 352 3 >04 I 108 493
5:30PM 0 0 1 I 0 0 I 1 1 441 8 448 I 135 1 137 587
5:45PM 2 0 0 2 0 0 1 1 6 364 4 3" 1 134 0 135 512
TOTAL: 14 0 >0 24 3 0 17 20 35 2.537 36 2.608 17 1,367 11 1,395 4047
..-
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
3RD STREET & GOLDEN GATE BOULEVARD
HOUR JRD STREET GOLDEN GATE BOULEVARD INTER.
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT IHRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 9 0 7 16 3 0 11 14 18 1,068 22 1,10B 10 B77 7 894 2.032
4:15PM 7 0 8 15 3 0 9 12 17 1,136 21 1,174 11 724 8 '" 1,944
4:30PM 8 0 7 15 1 0 6 7 18 1.20G 12 1,239 11 556 7 574 1.835
4:45PM 3 0 5 8 1 0 6 , 17 1,364 12 1,393 6 508 8 522 1,930
5:00PM 5 0 3 8 0 0 6 6 " 1,469 14 1,500 7 490 - 4 501 2,015
PEAK HOUR SUMMARY
HOUR 3RC STREET
BEGIN NORTHBOUND
LEFT THRU RIGHT TOTAL LEFT
4:00PM 9 0 7 16 3
SOUTHBOUND
THRU RIGHT TOTAL LEFT
o 11 14 18
GOLDEN GATE BOULEVARD
EASTBOUND WESTBOUND
THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL
1,068 22 1,108 10 877 7 894
INTER_
SECTION
TOTAL
2,032
Page 46 of 99
EXHIBIT VE 1c
1:. TRANSPORTATION
K CONSULTANTS, INC.
DATE:
DAY:
COUNT TIME:
PEAK HOUR:
INTERSECTION:
March 13, 2007
TUESDAY
4:00 PM . 6:00 PM
4:00 PM. 5:00 PM
3RD STREET & GOLDEN GATE
BOULEVARD
3RD STREET
39
2%
t I
14 25 N
1 t
11 0 3
.,J 1 '*
GOLDEN GATE BOULEVARD
"- 7
.... .... 877 ...
897
.... ..J r 10 894
2,005 18 ....
99% ..... 1,068 ... 1,972
-+ 97%
1,108 22 '"\.
1,078
~ t ,.
9 0 7
~ Totallnterseclion Traffic
Percents (%) represent movement volumes 2,032
divided by the total Intersection traffic 1 t
32 16
t
48
2%
Page 47 of 99
EXHIBITVE1c
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE:
DAY:
COUNT TIME:
March 13, 2007
TUESDAY
7:0QAM-9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
1ST STREET & GOLDEN GATE BOULEVARD
1ST STREET GOLDEN GATE BOULEVARD INTER.
15M1N
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 5 0 1 6 0 0 3 3 0 100 0 100 1 314 3 318 427
7:15AM 2 0 0 2 0 0 3 3 0 90 0 90 1 282 0 283 378
7:30AM 5 0 1 6 0 0 1 1 0 106 1 107 1 23' 0 236 350
7:45AM 4 0 0 4 0 0 1 1 0 108 0 108 1 261 0 262 376
8:00AM 1 0 0 1 0 0 4 4 0 7B 1 79 1 127 0 228 312
8:15AM 4 0 1 5 0 0 1 1 0 73 0 73 1 130 1 132 211
8:30AM 4 0 2 6 0 0 3 3 0 64 7 66 1 167 1 169 244
8:45AM 0 0 1 1 0 0 1 1 0 85 2 87 1 160 0 161 250
TOTAl: 25 0 6 31 0 18 18 0 704 6 710 8 1.776 5 1,789 2,548
--
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
1ST STREET & GOLDEN GATE BOULEVARD
HOUR 1ST STREET GOLDEN GATE BOULEVARD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL LEFT THRU R1GHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 16 0 2 18 0 0 9 9 0 404 1 405 4 1,092 3 1,099 1,531
7:15AM 12 0 1 13 0 0 10 10 0 382 2 384 4 1,005 0 1,009 1,416
7:30AM " 0 2 16 0 0 8 , 0 365 , 367 4 853 1 858 1,249
7:45AM 13 0 3 16 0 0 10 10 0 323 3 326 4 785 , 791 1,143
8:00AM 9 0 4 13 0 0 9 9 0 300 5 305 4 684 2 690 1,017
-
HOUR 1ST STREET
BEGIN NORTHBOUND
LEFT Tf-IRU RIGHT TOTAL LEFT
7:00AM 16 0 2 13 0
SOUTHBOUND
THRU RIGHT TOTAL LEFT
o 9 9 0
GOLDEN GATE BOULEVARD
EASTBOUND WESTBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL
404 1 405 4 1,092 3 1,099
PEAK HOUR SUMMARY
Page 48 of 99
EXHIBIT V.E.1c
l::. TRANSPORTATION
K CONSULTANTS, INC.
DATE: March 13, 2007
DAY: TUESDAY
COUNT TIME: 7:00 AM - 9:00 AM
PEAK HOUR: 7:00 AM - 8:00 AM
INTERSECTION: 1ST STREET & GOLDEN GATE BOULEVARD
181 STREET
12
1%
t I
9 3 N
1 t
9 0 0
.,J . '*
GOLDEN GATE B,OULEVARD
1- 3
~ .... 1,092 ~
1,117
~ j r 4 1,099
0 ~
1,522 1,505
99% ~ 404 ~
~ 98%
405 "\
406
... t r
16 0 2
~ Tolallnlerseclion Traffic
Percents (%) represent movement volumes 1,531
divided bylhe lotalinterseclionlraffic 1 t
5 18
t
23
2%
Page 49 of 99
EXHIBIT V.E1c
1: TRANSPORTATION
K CONSULTANTS,INC
DATE:
DAY:
COUNT TIME:
March 13,2007
TUESDAY
4:00 PM -6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
1ST STREET & GOLDEN GATE BOULEVARD
1ST STREET GOLDEN GATE BOULEVARD INTER_
15MIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
l.EFT THRLl RIGHT TOTAL lEFT THRLl RIGHT TOTAL LEFT THRLl RIGHT TOTAL LEFT THRLl RIGHT TOTAL TOTAL
4:00PM 1 0 0 1 0 0 2 2 5 217 1 253 1 269 2 272 52B
4:15PM 1 0 0 1 2 0 5 7 1 267 6 274 0 271 1 272 554
4:30PM 2 0 0 2 2 0 1 3 1 279 9 289 2 186 2 190 464
4:45PM 0 0 6 6 1 0 1 2 2 259 1 262 1 155 1 157 427
5:00PM 4 0 1 5 1 0 0 1 7 312 3 322 0 117 4 121 440
5:15PM 3 0 0 3 0 0 2 2 4 338 2 344 2 103 7 107 456
5:30PM 2 0 0 2 2 0 2 4 5 436 1 442 1 133 0 134 582
5:45PM 4 0 1 5 2 0 0 2 1 360 3 364 0 131 2 133 .';04
TOTAL: 17 0 8 2S 10 0 13 23 26 2498 26 2,550 7 1,365 14 1,386 3,984
-
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
1ST STREET & GOLDEN GATE BOULEVARD
HOUR 1ST STREET GOLDEN GATE BOULEVARD INTER.
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRLl RIGHT TOTAL HRU RIGHT TOTAL LEFT THRLl RIGHT TOTAL LEFT THRLl RIGHT TOTAL TOTAL
4:00PM 4 0 6 10 5 0 9 14 9 1.052 17 1.078 4 '" 6 891 1.993
4:15PM 7 0 7 14 6 0 7 13 11 1,117 19 1,147 3 729 8 740 1,914
4:30PM 9 0 7 16 4 0 4 6 14 1,18B 15 1,217 5 561 9 575 1,816
4:45PM 9 0 7 :: 4 0 5 9 18 1,345 7 1,370 4 508 7 519 1,914
5:00PM 13 0 2 5 0 4 9 17 1,446 9 1,472 3 484 8 495 1,991
EFT
4
NORTHBOUND
THRU RIGHT
o 6
TOTAL LEFT
10 5
SOUTHBOUND
THRU RIGHT
o 9
TOTAL
14
LEFT
9
GOLDEN GATE BOULEVARD
EASTBOUND WESTBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT
1052 17 1,078 4 881 6
l
PEAK HOUR SUMMARY
I HOUR
I BEG'" II-
~
1ST STREET
TOTAL
,891
INTER.
SECTION
TOTAL
1,993
Page 50 of 99
EXHIBIT VE.1c
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE: March 13, 2007
DAY: TUESDAY
COUNT TIME: 4:00 PM - 6:00 PM
PEAK HOUR: 4:00 PM . 5:00 PM
INTERSECTION: 1ST STREET & GOLDEN GATE BOULEVARD
1ST STREET
29
1%
t 1
14 15 N
1 t
9 0 5
.J l '*
GOLDEN GATE BOULEVARD
1- 6
.... ... 881 ....
894
..... ..J r 4 891
9 ....
1,972 1,954
99% .... 1,052 ...
~ 98%
1,078 17 '"\.
1,063
+oa t ,.
0 6
~ Total Intersection Traffic
Percents (%) lepresenl movement volumes 1,993
divided by lhe total irltersecllon traffic 1 t
21 ,0
1
31
2%
Page 51 of 99
EXHIBITVE1c
1: TRANSPORTATION
K CONSULTANTS,INC.
DATE:
DAY:
COUNT TIME:
March 13, 2007
TUESDAY
7:00AM-9:00AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & GOLDEN GATE BOULEVARD
WILSON BOULEVARD GOLDEN GATE BOULEVARD INTER-
15MIN
BEGIN NORTHBOUND - SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 6 0 0 6 6 3 106 115 32 68 1 101 0 206 6 214 436
7:15AM 8 2 2 12 3 0 92 95 33 55 2 9D 0 183 17 200 3"
7:30AM 4 0 2 6 13 3 73 89 36 70 1 107 1 150 11 171 J7J
7:45AM 1 0 0 1 1 0 95 96 46 62 0 108 0 156 6 172 377
8:00AM 4 0 0 , , 7 87 98 18 " 1 78 2 137 12 151 331
8:15AM 3 3 , 8 6 2 19 27 8 65 1 74 0 110 15 125 234
8:30AM 2 0 0 , , 0 56 60 5 60 1 66 1 111 16 128 256
8:45AM 1 , 0 3 7 2 67 76 24 62 0 " 1 93 11 105 270
TOTAL: 29 7 6 42 44 17 595 656 202 501 7 710 5 1,165 96 1.266 2,674
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & GOLDEN GATE BOULEVARD
HOUR WILSON BOULEVARD GOLDEN GATE BOULEVARD J INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEfT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 19 2 4 25 23 6 366 395 147 255 4 406 1 714 42 757 1,583
7:15AM 17 2 , 23 21 10 3" 37B 133 246 , 383 3 665 19 694 1,478
7:30 ANI 12 3 4 19 24 12 '" 310 lOB 256 3 367 3 572 14 619 1,315
7:45AM 10 3 2 15 15 9 257 281 77 240 3 326 3 524 19 576 1,198
8:00AM 10 5 2 17 21 11 229 261 55 246 3 304 4 '51 94 509 1,091
PEAK HOUR SUMMARY
~
HOUR
BEGIN
WILSON BOULEVARD
NORTHBOUND SOUTHBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT
2 4 25 23 6 366
TOTAL
395
LEFT
'"
EAST
THRU
255
GOLDEN GATE BOULEVARD
UND WESTBOUND
RIGtlT-ETOTAL LEFT THRU RIGHT
4 _ ~~6 1 714 42
TOTAL
757
INTER-
SECTION
TOTAL
1,583
Page 52 of 99
EXHIBIT V.E.1c
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE: March 13, 2007
DAY: TUESDAY
COUNT TIME: 7:00 AM . 9:00 AM
PEAK HOUR: 7:00 AM. 8:00 AM
INTERSECTION: WILSON BOULEVARD & GOLDEN GATE
BOULEVARD
WILSON BOULEVARD
586
37%
t 1
395 191 N
1 t
366 6 23
.J 1 '*
GOLDEN GATE BOULEVARD
t. 42
~ ~ 714 ....
1,099
..... j .r 757
1,505 147 ....
95% ~ 255 ... 1,039
..... 66%
406 4 "'\
282
~ t r
19 4
~ Tolallntersection Tmllic
Percenls (%) represent mo~emenl volumes 1,583
divided by Ihe 11)131 lnlersectionlraffic 1 t
11 25
t
36
2%
Page 53 of 99
EXHIBIT V.E.1c
1: TRANSPORTATION
K CONSULTANTS,INC
DATE:
DAY:
COUNT TIME:
March 13,Z007
TUESDAY
4:00PM-6:00PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & GOLDEN GATE BOULEVARD
WilSON BOULEVARD GOLDEN GATE BOULEVARO INTER.
15MIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 2 , 1 , 13 3 91 '07 43 199 5 247 , 179 11 191 549
4:15PM 3 0 1 4 0 4 75 88 44 222 3 269 2 '94 23 219 sao
4:30PM 1 0 1 2 12 0 37 "9 " 228 4 281 2 152 4 158 ,go
4:45PM 2 0 1 3 6 0 35 41 31 229 6 266 0 120 8 ,,, 408
5:00PM 4 0 0 4 4 0 32 36 63 '18 J 314 0 85 4 89 443
5:15PM 0 1 2 3 13 1 53 61 73 262 3 338 1 54 3 58 466
5:30PM , 0 , 2 12 , 43 58 131 304 3 438 1 90 4 95 591
5:45PM 1 1 0 2 8 2 51 61 109 253 1 363 0 81 2 83 509
TOTAL: 14 3 7 24 77 11 417 505 543 1.945 28 2,516 7 955 59 1021 4066
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & GOLDEN GATE BOULEVARD
HOUR WILSON BOULEVARD GOLDEN GATE BOULEVARD INTER-
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND weSTBOUND SECTION
LEFT lHRU RIGHT T THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL lEFT THRU RIGHT TOTAL TOTAL
4:00PM 8 1 4 13 40 7 238 285 167 878 16 , 1,063 5 645 46 696 2,057
4:15PM 10 0 3 '3 31 4 179 214 167 927 16 1,130 4 551 39 594 1,951
4:30PM 7 1 4 12 35 1 157 193 216 967 16 1,199 3 411 19 433 1,837
4:45PM 7 1 4 12 35 2 16:'1 200 298 1,043 '5 1.356 2 349 19 370 1,938
5:00PM 6 2 3 11 37 4 179 220 376 1,067 10 1,453 2 310 13 325 2009
PEAK HOUR SUMMARY
HOUR
BEGIN
WILSON BOULEVARD
NORTHBOUND SOUTHBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT
1 4 13 40 7 238
TOTA"L
2B"~
LEFT
167
GOLDEN GATE BOULEVARD
EASTBOUND WESTBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT
878 18 1.D63 5 645 46
TOTAL
696
SECTION
TOTAL
2,057
Page 54 of 99
EXHIBIT V.E.1c
1::. TRANSPORTATION
K CONSULTANTS, INC.
DATE: March 13, 2007
DAY: TUESDAY
COUNT TIME: 4:00 PM - 6:00 PM
PEAK HOUR: 4:00 PM . 5:00 PM
INTERSECTION: WILSON BOULEVARD & GOLDEN GATE
BOULEVARD
WILSON BOULEVARD
499
24%
t 1
285 214 N
l t
238 7 40
.J l ...
GOLDEN GATE BOULEVARD
'\.. 46
.... ... 645 ....
891
..... "J .r 5 696
1,954 167 ~
95% ...... 878 .... 1,618
...... 79%
1,063 18 '"\
922
+oa t ,.
8 4
~ Tolal Intersection Traffic
Percen!s(%)represenlrnovementvolumes 2,057
divided by the tolelinlersectlonlratflc l t
30 13
t
43
2%
Page 55 of 99
EXHIBIT V.E.1c
R
TRANSPORTATION
CONSULTANTS,INC.
DATE:
DAY:
COUNT TIME:
February 28,2007
WEDNESDAY
7:00 AM - 9:00 AM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & IMMOKALEE ROAD
WilSON BOULEVARD IMMOKAlEE ROAD INTER-
15 MIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 20 1 65 86 12 4 20 36 1 65 6 72 "' 273 4 359 553
7:15AM 8 0 15 23 3 2 22 27 2 60 2 64 23 2" , 320 4"
7:30AM 4 0 35 J9 11 , 9 23 2 66 3 71 46 324 2 372 505
7:45AM , 0 28 31 10 5 19 " 1 46 , 50 41 250 4 295 410
0:00AM 9 1 38 48 11 1 8 20 2 39 4 45 31 260 8 299 412
8:15AM 2 0 27 23 6 4 6 16 2 " 3 39 25 235 6 266 '44
8:30AM 4 0 23 24 4 6 12 22 5 51 6 64 21 196 7 224 334
8:45AM 2 0 24 26 3 2 12 17 1 54 4 59 37 178 6 221 323
TOTAL: " 2 246 300 60 27 108 195 16 415 33 464 306 2010 40 2,356 3,315
HOURL Y SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & IMMOKALEE ROAD
HOUR WilSON BOULEVARD IMMOKALEE ROAD INTER.
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUNO SECTION
BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
7:00AM 35 1 143 170 36 14 70 120 6 237 14 257 192 1,141 13 1,346 1,902
7:15AM 24 1 116 141 35 11 '" 104 7 211 12 230 141 1,128 17 1,266 1,761
7:30AM 18 1 122 141 35 13 42 93 , 185 13 205 143 1,069 20 1,232 1,671
7:45AM 18 1 10' '" 31 16 45 92 10 170 18 188 118 941 25 1,084 1,500
8:00AM 17 1 103 121 24 13 35 25 10 178 19 207 114 869 " 1,010 1,413
PEAK HOUR SUMMARY
HOUR
BEGIN
LEFT
35
WILSON BOULEVARD
NORTHBOUND SOUTHBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL
1 143 179 36 14 70 120
IMMOKALEE ROAD
LEFT
6
EASTBOUND
THRU RIGHT
237 14
WESTBOUND
TOTAL LEFT THRU RIGHT
257 192 1,141 13
TOTAL
1,346
INTER-
SECTION
TOTAL
1,902
Page 56 of 99
EXHIBIT V.E.1c
1: TRANSPORTATION
K CONSULTANTS, INC
DATE: February 28, 2007
DAY: WEDNESDAY
COUNT TIME: 7:00 AM - 9:00 AM
PEAK HOUR: 7:00 AM. 8:00 AM
INTERSECTION: WILSON BOULEVARD & IMMOKALEE ROAD
WILSON BOULEVARD
140
7%
t 1
120 20 N
l t
70 14 36
.J l ~
IMMOKALEE ROAD
t. 13
~ ~ ....
1,246 1,141
..... j r 192 1,346
1,503 6 ....
79% -+ 237 ... 1,762
-+ 93%
257
14 "\ 416
... t r+
35 143
~ Tolallntersection Traffic
Percents (%) represent mo~emenlllolumes 1,902
divided by lhe tolal IntersecHon traffic l t
220 179
t
399
21%
Page 57 of 99
EXHIBIT V.E.1c
R
TRANSPORTATION
CONSULTANTS,INC.
DATE:
DAY;
COUNT TIME:
February 28, 2007
WEDNESDAY
4;00 PM . 6:00 PM
15 MINUTE SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & IMMOKALEE ROAD
WILSON BOULEVARD IMMOKALEE ROAD INTER.
15MIN
BEGIN NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
lEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM , 1 29 36 0 3 2 5 11 51 4 66 57 150 7 214 321
4:15PM B 4 77 B9 2 1 9 12 10 111 9 130 54 149 6 209 440
4'30PM , 4 86 96 1 4 5 10 12 163 9 184 69 158 4 231 521
4:45PM 6 5 ao 97 4 1 4 9 13 189 21 223 66 140 , '" 541
5:00PM , 4 64 70 6 3 7 16 12 193 6 213 72 140 4 216 515
5:15PM 7 3 26 36 7 1 5 13 6 202 10 220 34 141 6 181 452
530PM 15 , 96 112 4 5 5 14 15 226 22 261 53 136 7 196 583
5:45PM 5 2 80 87 2 3 1 6 8 178 27 211 20 129 5 162 466
TOTAL: , 55 24 546 625 26 21 38 85 87 1,311 110 1508 433 1,143 " 1,521 3,839
HOURLY SUMMARY OF INDIVIDUAL MOVEMENTS
WILSON BOULEVARD & IMMOKALEE ROAD
HOUR WILSON BOULEVARD IMMOKALEE ROAD INTER-
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SECTION
BEGIN LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL TOTAL
4:00PM 26 14 278 318 7 9 20 36 46 514 43 603 246 597 23 866 1,823
4:15PM " 17 313 352 13 9 25 47 47 656 47 750 261 587 20 866 2,017
4:30PM 21 16 264 301 10 9 21 " " 747 " "'0 241 579 20 "'0 2,029
4:45PM 30 13 274 317 21 10 21 52 46 810 61 917 225 557 23 605 2,091
5:00PM 29 10 268 307 19 12 18 49 41 297 67 905 161 646 22 755 2,016
PEAK HOUR SUMMARY
HOUR
BEGIN
WILSON BOULEVARD
NORTHBOUND SOUTHBOUND
THRU RIGHT TOTAL LEFT THRU RIGHT TOTAL
13 274 317 21 10 21 52
IMMOKAI.EE ROAD
LEFT
4:45PM 30
LEFT
46
EASTBOUND
THRU RIGHT
810 61
WESTBOUND
TOTAL LEFT THRU RIGHT
917 225 557 :23
TOTAL
805
st~~;I~'N
TOTAL
2,091
Page 58 of gg
EXHIBIT V.E.1c
1: TRANSPORTATION
K CONSULTANTS, INC.
DATE; February 28, 2007
DAY: WEDNESDAY
COUNT TIME: 4:00 PM - 6:00 PM
PEAK HOUR: 4:45 PM - 5;45 PM
INTERSECTION: WilSON BOULEVARD & lMMOKALEE ROAD
WILSON BOULEVARD
134
6%
t I
52 82 N
1 t
21 10 21
.J 1 '*
IMMOKAlEE ROAD
1.. 23
+- ... 557 +-
608
..... j .e- 225 805
1,525 46 ......
73% .... 810 ... 1,910
.... 91%
917 61 "\.
1,105
... t t+
30 13 274
~ Tolallnlersection Traffic
Percenls (%) lepresenl movement volumes 2,091
divided by the lolal Intersectioolraffic 1 t
'96 317
t
613
2!l%
Page 59 of 99
EXHIBIT V.E.1c
2006 FDOT TRAFFIC INFORMATION
CD-PEAK SEASON FACTORS
Page 60 of 99
EXHIBIT V.E.1c
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Page 61 of 99
EXHIBITV.E1c
c
0
'"
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ill "~
~ 0
~
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ill 'l'
" C'
'"
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ANNUAL GROWTH RATE
CALCULATIONS
Page 62 of 99
EXHIBIT VE.1c
ANNUAL GROWTH RATE CALCULATIONS
BASED ON AUIR HISTORICAL DATA
ROADWAY SEGMENT
2006
CURRENT AUIR
ID# VOLUME
30.2 2,012
31 2,938
32.1 2,400
44 2,027
45 1,773
17 2,018
17 2,018
17 2,018
123 1.480
123 1,480
Collier Boulevard S. of Vanderbilt Beach Rd
S. of Golden Gate Blvd
S. of Pine Ridge
lmmokalee Road E. of Collier Blvd
E. of Wilson Blvd
Golden Gate Blvd E. of Collier Blvd.
W. of 3rd Ave
Project Frontage
E. of Wilson Blvd
W of Everglades Btvd.
Wilson Blvd
4
S. of Immokalee Rd.
N. of Site 4
Project Frontage 3,4
S. of Golden Gate Blvd 2
116
116
116
2006 ANNUAL ACTUAL
AUIR YRS OF GROWTH GROWTH
VOLUME GROWTH RATE RATE
2,414 2 9.54% 9.54%
2,195 2 2.00% -13.56%
1,997 2 2.00% -8.78%
1,819 2 2,00% -5.27%
1,909 2 3.76% 3.76%
1,993 2 2.00% -0.62%
1,993 2 2.00% -0.62%
1.993 2 2.00% -0.62%
1,167 2 2.00% -11.20%
1,167 2 2.00% -11.20%
2.00%
2.00%
2.00%
2.00%
. All traffic volumes were taken from the 2006 & 2008 Annual Update Invenlory Report (AUIR)
.'In instances where the hi5torical data indicates a reduc1ion in traffic or insufficient data was available to calculal e
, A 2% growth rate was assumed for Wilson Blvd. due to the lack of data in lhe AUIR report
a grow1h rate due 10 construction, a minimum annllal growth rate of 2.0% was assllmed
SAMPLE GROWTH RATE CALCULATION
Annual Growth Rate (AGR) =
2008 AUIR
2006 AUIR
^(lfYrsofGrowth)
AGR (Collier Blvd.) =
2,414
2,012
^(1I2)
AGR (Collier Blvd.) =
9.54%
Page 63 of 99
,1
-1
EXHIBITV.E1c
HCS+ INTERSECTION ANALYSIS
Page 64 of 99
EXHIBIT V.E.1c
COLLIER BOULEVARD @ GOLDEN
GA TE BOULEVARD
Page 65 of 99
EXHIBIT V.E.1c
Short Report
Page I of 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd@Collier
Agency or eo. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period AM Peak Hour Analysis Year 2014 Background
Volume and TiminQ Inout
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 2 1 3 2 2 3
Lane Group L R T R L T
Volume (vph) 1021 463 442 533 114 337
% Heavy Vehicles 2 2 2 2 2 2
PHF 0.95 0,95 0.95 0.95 0.95 0.95
Pret,med/Actuated (P/A) A A A A A A
Startup Lost Time 2.0 2.0 2.0 20 2.0 2.0
Extension of Effective Green 2.0 20 20 2,0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3,0 3.0 3.0
PedIBike/RTOR Volume 0 0 70 0 0 0 0 0
Lane Width 12.0 12.0 12,0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 32 3.2 3.2
Phasino WB Ontv 02 03 04 SB Only Thru & RT 07 08
Timing G - 65.0 G- G- G- G- 10,0 G - 25.0 G- G-
Y; 7 Y; Y- Y Y 6 Y 7 Y Y
Duration of Analvsis (hrs) - 0.25 Cycle Length e ; 1200
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 1075 414 465 561 120 355
Lane Group Capacity 1862 857 1057 2266 286 1734
vIe Ratio 0.58 0.48 0.44 0.25 0.42 0,20
Green Ratio 0.54 0,54 0.21 0,81 0.08 0.34
Uniform Delay d, 18.3 171 41.4 28 52,2 280
Delay Factor k 0.17 0,11 0.11 0.11 0.11 0.11
Incremental Delay d2 0.4 0.4 0.3 0.1 1.0 0.1
PF Factor 1000 1000 1.000 1,000 1.000 1.000
Control Delay 188 17.5 41.7 28 53.2 28.0
Lane Group LOS B B 0 A 0 C
Approach Delay 18.4 20.4 34.4
Approach LOS B e C
Intersection Delay 21.7 Intersection LOS C
.~ ---"-------
Copyright @ 200~ University of Florida, AIII'(ights Reserved
lies! n.~ Ver::;ion 5.21
Generated ~12412008 9:02 AM
lilc://C:IJ)ocuments and SettingslrlplJ>ocal SetlingslTempls2k20F.tnlp
4/24W10B
Page 66 of 99
EXHIBIT V.E.1c
Short Report
Page 1 of 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd@Cotlier
Agency or Co. TR Transportation Blvd
Consultants Area Type AtI other areas
Date Perlormed 4/23/2008 Jurisdiction eollier County
Time Period AM Peak Hour Analysis Year 2014 Buildout
Volume and TiminG Inpu!
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 2 1 3 2 2 3
Lane Group L R T R L T
Volume (vph) 1032 469 442 555 125 337
% Heavy Vehicles 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95
Pretlmed/Actuated (PIA) A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 20 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0
Ped/BikelRTOR Volume 0 0 70 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0
Parki ng/G rad e/P arking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2
Phasina WB Onlv 02 03 04 SB Onlv Thru & RT 07 08
Timing Go 65.0 Go Go Go Go 10.0 Go 25.0 G- G-
Y - 7 Y- Yo Yo Yo 6 Y - 7 Y- Y-
Duration of Analvsis (hrs\ - 0,25 Cvcle Lenath C - 120.0
Lane Group Capacitv~ Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 1086 420 465 584 132 355
Lane Group Capacity 1862 857 1057 2266 286 1734
vie Ratio 0.58 0.49 0.44 0.26 0.46 0.20
Green Ratio 0.54 0.54 0.21 0,81 0,08 034
Uniform Delay d1 184 17.2 41.4 2.8 52.4 28.0
Delay Factor k 0.17 0.11 0.11 0.11 0.11 0.11
Incremental Delay d2 0.5 04 0.3 0.1 1.2 0.1
PF Factor 1,000 1.000 1.000 1.000 1.000 1.000
Control Delay 18.9 17.6 41.7 2.8 53.6 28.0
Lane Group LOS B B 0 A 0 C
Approach Delay 18.5 20.1 35.0
Approach LOS B e e
Intersection Delay 21.7 Intersection LOS e
---
Copyri\jhl@2lJ05 University of Florida, All Rights Heserved
HCS+™ Version 5.21
Generatecl 412412008 9:02 AM
Ille:l/C:IUOCllmellts and SctlillgslrlplLocal SeltingslTempls2k21 F.tmp
4124/200S
Page 67 of 99
EXHIBIT V.E.1c
Short Report
Page I of 1
SHORT REPORT
Generallnformatiol1 Site Information
Analyst RLP Intersection Golden Gate Bivd@eollier
Agency or Co TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier eounly
Time Period PM Peak Hour Analysis Year 2014 Background
Volume and Timir\CljrlDut
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 2 1 3 2 2 3
Lane Group L R T R L T
Volume (vph) 441 170 675 1798 203 299
% Heavy Vehicles 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95
Prelimed/Actuated (P/A) A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 20
Extension of Effective Green 2,0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 25 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0
Pa rking/Grade/Parking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2
Phasinn WB Onlv 02 03 04 SB Onlv Thru & RT 07 08
Timing G - 440 G- G- G- G - 11.0 G - 45.0 G- G=
y - 7 y- y- y- y - 6 Y - 7 y- y-
Duration of AnalvsiSlhrS\ - 0.25 evcle Lenoth C 120.0
Lane Group Caoacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 464 153 711 1893 214 315
Lane Group Capacity 1260 580 1903 2242 315 2622
v/c Ratio 0.37 0.26 0.37 0.84 0.68 0.12
Green Ratio 0.37 0.37 0.38 0.80 0.09 0.52
Uniform Delay d, 27.8 26.6 27.3 7.4 52.8 14.9
Delay Factor k 0.11 0,11 0.11 0.38 0.25 0.11
Incremental Delay dz 0.2 0,2 0.1 3.2 5.8 0.0
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000
Control Delay 28.0 26,9 27.4 10.6 58.6 15.0
Lane Group LOS e C e B E B
Approach Delay 27.7 15.1 32.6
Approach LOS e B C
Intersection Delay 19.7 Intersection LOS B
-----
Copyright@2005 University 01 Florida. All Righls I~cservcd
I-ICS+™ Version 5.21
Generated 4/24/2008 9:02AM
filc://C:\DocumenlS and SellingslrlplLoeal SetlillgsITempls2k230.tlllp
4/24/2008
Page 68 of 99
EXHIBIT V.E.1c
Short Report
Page I 01 I
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd@Collier
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Dale Pertormed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Bulldout
Volume and Timing In out
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 2 1 3 2 2 3
Lane Group L R T R L T
Volume (vph) 515 207 675 1863 236 299
% Heavy Vehicles 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95
Prelimed/Acluated (PIA) A A A A A A
Slarlu p Lost Time 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3.0 3.0 30 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 25 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0
Parking/G rade/Parking N 0 N N 0 N N 0 N
ParkinglHour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2
Phasino WB Onlv 02 03 04 SB Only Thru & RT 07 08
Timlng G ~ 44.0 G- G- G~ G ~ 11.0 G = 45.0 G- G~
y 7 Y Y Y Y 6 y - 7 Y Y
Duration of Analvsis (hrs) c 0.25 Cvcle Lenoth e ~ 120.0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 542 192 711 1961 248 315
Lane Group Capacity 1260 580 1903 2242 315 2622
vIe Ratio 0.43 0.33 0.37 0.87 0.79 0.12
Green Ratio 0.37 0.37 0.38 0.80 0.09 0.52
Uniform Delay d, 28.6 27.4 27.3 8.0 53.4 149
Delay Faclor k 0.11 0.11 0.11 0.40 0.33 0.11
Incremental Delay d, 0.2 0.3 0.1 4.2 12.5 0.0
PF Factor 1.000 1,000 1.000 1.000 1.000 1.000
eontrol Delay 28.8 27.7 27.4 12.2 65.9 15.0
Lane Group LOS e C C B E B
Approach Delay 28.5 16.2 37.4
Approach LOS e B 0
Intersection Deiay 21.5 Intersection LOS C
,
Copyright@2005UniversityofFlorida.AIlRignls Reserved
h'CS...1M Version 521
Generated 4/2412008 9:02 AM
file:l/C:\Documcnts and Seltings\r1p\Locai Settings\Temp\s2k241.tmp
4/24/2008
Page 69 of 99
EXHIBIT V.E.1 c
GOLDEN GATE BOULEVARD @ 3rd
STREET NW
Page 70 of 99
EXHIBIT V.E.1c
Two-Way Stop Control
Page 1 of 1
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
m,lvst RLP Intersection Golden Gate Blvd @ 3rd St
AGencv/Co. TR Transoortation Consultants NW
Jurisdiction Collier County
Date Performed 4/2312008 nalvsis Year 2014 Backoround
Analysis Time Period AM Peak Hour
Pro;ect Descriotion F0801.31-10, Estates Shoooino Cellter Subdistrict
EasUWest Street: Golden Gate Boulevard INorth/South Street: 3rd Street NW/SW
Intersection Orientation: East,West IStudy Period hrs): 0.25
Vehicle Volumes and Adiustments
Maior Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h) 10 439 10 5 1372 5
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourl~tlow Rate, HFR 10 462 10 5 1444 5
veh/h
Percent Heavy Vehicles 2 u u 2 .- n
Median Type Raised curb
RT ehannelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
Unstream Siqnal 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
Volume (veh/h) 30 32
Peak,Hour Factor, PHF 0,95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 31 0 0 33
veh/Ii)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Delav, Queue Lenath, and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
y (veh/h) 10 5 31 33
C (m) (veh/h) 463 1086 771 369
vie 0.02 0.00 0.04 0,09
95% queue length 0.07 0.01 0.13 0,29
Control Delay (s/veh) 12.9 8.3 9.9 15.7
LOS B A A C
Approach Delay (s/veh) -, u 9.9 15.7
lApproach LOS -, u A e I
Copyright@ 2005 University 01 Florida, All Rignls Reserved
HCS+H.I Version 5.21
Generated 4124/2008 9:01 AM
tilc://C:\Documents and Settings\rlp\Local Settings\Temp\u2kl FS.tmp
~/24/2008
Page 71 of 99
EXHIBIT V.E.1c
Two-Way Stop Control
Page I of I
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
nalvst RLP Intersection Golden Gate Blvd @ 3rd St
~qencv/Co. TR Transoorfatlon Consultants NW
Jurisdiction Collier County
Date Performed 4/23/2008 nalvsis Year 2014 Buildout
I-\nalysis Time Period lAM Peak Hour
Proiect Descriotion F0801.31-10 - Estates ShoDDina eenter Subdistrict
EasUWest Street: Golden Gale Boulevard (North/South Street: 3rd Street NW/SW
Intersection Orientation: Easl,West IStudv Period hrs): 0.25
Vehicle Volumes and Adiustments
MaioI' Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
~olume (veh/hl 20 490 10 5 1407 10
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 21 515 10 5 1481 10
veh/li)
Percent Heavy Vehicles 2 .- -- 2 -, --
Median Type Raised curb
RT ehannelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
UDstream Sional 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
Volume (vehlh) 30 37
Peak,Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 31 0 0 38
veh/lil
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Delay, Queue Lenqth, and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 21 5 31 38
e (m) (veh/h) 446 1038 741 359
vie 0.05 0.00 0.04 0.11
95% queue length 0.15 0.01 0.13 0.35
eontrol Delay (s/veh) 13.5 8.5 10.1 16.2
LOS B A B C
~pproach Delay (s/veh) -- n 10,1 16.2
Approach LOS -- -, B C
- ---,
Copyright @ 2005 University of Florida, All Rights r~e5erved
HCS+"'1 Version 5.21
Generated 4/24/2008 ]:01 AM
tild/C:\DoClll1lcnls and Scttings\r1p\Local Settings\Temp\u2k I rR.tl1lp
4/24/200g
Page 72 of 99
EXHIBIT V.E.1c
Two-Way Slop Control
Yage I oj I
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ 3rd St
Aaencv/Co. TR Transoortation Consultants NW
Jurisdiction Collier Countv
Dale Performed 4/23/2008 IAnalysis Year 2014 Backaround
Analysis Time Period PM Peak Hour
Project Descrintlon F0801.31-10 - Estates ShODDina eenter Subdistrict
EasVWest Street: Golden Gate Boulevard INorth/South Street: 3rd Street NW/SW
Intersection Orientation" East-West IStudv Period (hrs): 0.25
Vehicle Volumes and Adiustments
Maior Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
lVotume tveh/h \ 21 1257 26 15 1089 10
Peak,Hour Factor, PHF 0.95 0,95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 22 1323 27 15 1146 10
veh/h)
Percent Heavy Vehicles 2 " -, 2 " "
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
Upstream Sional 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
PJolume (veh/h \ 19 17
Peak-Hour Factor PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 20 0 0 17
veh/h)
Percent Heavv Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
eonfiauratlon R R
Delay, Queue Lenoth, and Level of Service
IApproach Eastbound Westbound Northbound Southbound
Movement 1 4 7 B 9 10 11 12
Lane Configuration L L R R
v (veh/h) 22 15 20 17
C (m) (veh/h) 600 506 404 463
vie 0.04 0.03 0.05 0.04
95%) queue length 0.11 0.09 0.16 0.11
Control Delay (s/veh) 11.2 12.3 14.4 13.1
LOS B B B B
IApproach Delay (s/veh) " " 144 131
~proach LOS -- " B B
-
Copyright@2005 University 0\ Florida. All Rights Reserved
HCS+fM Version 521
Generated 412412008 9:02 AM
file:IIC.lDocul11cnts and Settings\r1p\Loeal Settings\Tcl11p\u2k \ 1'8.tmp
4/2'1/2008
Page 73 of 99
EXHIBIT V.E.1c
Two,Way Stop Control
rage 1 01 1
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
~nalyst RLP Intersection Golden Gate Blvd @ 3rd St
NW
~~ency/Co. TR TransDDrtation Consultants urisdiction Collier County
Date Performed 4/23/2008 nalysis Year 2014 Bulldout
",nalvsis Time Period PM Peak Hour
Proiect Description F0801.31,10 - Estates Shopplno eenter Subdistrict
EasUWest Street: Gotden Gate Boulevard INorth/South Street: 3rd Street NW/SW
Intersection Orientation: East-West IStudy Period (hrs): 0.25
Vehicle Volumes and Adjustments
Major Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
rvolume Iveh/h) 51 1432 26 15 1287 20
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0,95
Hourly Flow Rate, HFR 53 1507 27 15 1354 21
veh/li)
Percent Heavy Vehictes 2 -, -- 2 -, -,
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Confiauration L T R L T R
Upstream Sional 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
Volume (veh/h\ 19 42
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 20 0 0 44
veh/h)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Confiquration R R
Delay, Queue Length, and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 53 15 20 44
C (m) (veh/h) 495 430 352 395
v/c 0.11 0.03 0.06 0.11
95% queue lenglh 0.36 0,11 0.18 0.37
Control Delay (s/veh) 13.1 13.7 15,8 15.3
LOS B B e C
Approach Delay (s/veh) -, .- 15.8 15.3
Approach LOS -, u C c --..J
Copyright@200S University of Florida, All Rights Reserved
HCS+™ Version 5_21
Generaled. 4/24/2008 9:07. AM
filc:/IC:\Documents and Settings\r1p\Local Settings\Temp\u2kl FE. Imp
4/24/2008
Page 74 of 99
EXHIBIT V.E.1c
GOLDEN GATE BOULEVARD @ SITE
ACCESS
Page 75 of 99
EXHIBIT V.E.1c
Short Report
Page I of I
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ Site
Agency or Co TR Transportation Consultant Access
Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period AM Peak Hour Analysis Year 2014 Buildout
Volume and Timinn Innut
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 2 1 1 1
Lane Group L T T R L R
Volume (vph) 35 485 1397 52 30 25
% Heavy Vehicles 0 2 2 0 0 0
PHF 0.95 0.95 0.95 0.95 095 0,95
Pretimed/Actuated (P/A) A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0
PedlBike/RTOR Volume 0 0 0 0 20 0 0 15
Lane Width 12.0 12.0 12.0 12.0 12.0 12,0
Parking/G rade/Parking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3,2
Phasina EB Onlv EW Perm 03 04 S80nlv 06 07 08
Timing G - 80 G = 72.0 G- G- G = 20.0 G- G- G-
Y = 6.5 Y 7 Y Y Y - 6.5 Y- Y Y
Duration of Analvsis (hrs\ = 0.25 evcle Lenqth e - 120.0
Lane Group Caoacitv, Control Delav, and LOS Determination
EB WB NB SB ,
Adjusted Flow Rate 37 511 1471 34 32 11
Lane Group Capacity 242 2557 2128 969 301 269
vie Ratio 0.15 0.20 0.69 0.04 0.11 0.04
Green Ratio 0,73 0.72 0.60 0.60 0.17 0.17
Unitorm Delay d, 10.7 5.5 16.4 9.8 42.4 42.0
Delay Factor k 0.11 0.11 0.26 0.11 0.11 0.11
Incremental Delay d2 0.3 0.0 10 0.0 0.2 0.1
PF Factor 1.000 1.000 1.000 1.000 1.000 1,000
eontrol Delay 11.0 5.5 17.4 98 42,6 42,0
Lane Group LOS B A B A 0 0
Approach Delay 5.9 17.2 42.4
Approach LOS A B 0
Intersection Delay 14.8 Intersection LOS B
---...
Copyrighl @ 2005 University of Florida, All Rights Reserved
HCS+™ Version 5_21
Generated 4124/2008 9:03 AM
tile:l/C:\DoClll11cnts and Settings\r1p\Local Scttings\Ternp\s2k252.trnp
4/24/2008
Page 76 of 99
EXHIBIT V.E.1c
Short Report
["agc [ 01 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ SlIe
Agency or eo. TR Transportalion Consultan! Access
Area Type All oll1er areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Buildou!
Volume and TiminQ Input
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 2 1 1 1
Lane Group L T T R L R
Volume (vph) 115 1336 1184 145 203 138
% Heavy Vehicles 0 2 2 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A
Startup Lost Time 2,0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2,0 2.0 2.0
Arrival Type 3 3 3 3 3 3
Unit ExtenSion 3.0 3.0 30 30 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 20 0 0 15
Lane Width 12.0 12.0 120 12.0 12.0 12.0
Parking/G rade/Parking N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2
PhasinQ EB Onlv EW Perm 03 04 SB Onlv 06 07 08
Timing G = 8.0 G = 72.0 G- G- G - 20.0 G- G= G=
Y - 8.5 y = 7 y- y= Y:: 6.5 y- y= y=
Duration of Analvsis (hrs) = 0.25 Cvcle Lenoth C - 120.0
Lane Graue Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 121 1406 1246 132 214 129
Lane Group Capacity 304 2557 2128 969 301 269
vIe Ratio 0.40 0.55 0.59 0.14 0.71 048
Green Ratio 0.73 0.72 0.60 0.60 0.17 0.17
Uniform Delay d, 9.2 7.7 14.8 10.5 47.3 45.3
Delay Factor k 0.11 0.15 0.18 0.11 0.27 0.11
Incremental Delay d, 0.9 0.3 0.4 0.1 7.6 1.3
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000
eontrol Delay 10.1 8.0 15.2 10.5 54.9 46.6
Lane Group LOS B A B B 0 0
Approacl1 Delay 8.2 14.8 51.8
Approacl1 LOS A B 0
Intersection Delay 15.6 I ntersection LOS B
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EXHIBITVE1c
GOLDEN GATE BOULEVARD @ 1st
STREET NW
Page 78 of 99
EXHIBIT VE.1c
Two-Way Stop Control
fage I 01 t
TWO.WAY STOP CONTROL SUMMARY
General Information Site Information
IAnalyst RLP Intersection Golden Gale Blvd @ 1 sl SI
IlAqencv/Co. m TransDortation Consullants NW
Date Pertormed 4/23/2008 Jurisdiction CoJ/ier Counlv
IlAnalysis Time Period AM Peak Hour nalvsis Year 2014 Backaround
PrOlect DescriDtion F080 1. 31,10 ' Estates Shopp/na Center Subdistrict
EastlWest Street: Goiden Gale Boulevard INorth/South Street: 1st Street NW/SW
Intersection Orientation: East,West IStudv Period Ihrs): 0.25
Vehicle Volumes and Adiustments
Maror Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
"olume (veh/h) 5 459 5 5 1367 5
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 5 483 5 5 1438 5
veM')
Percent Heavy Vehicles 2 ,. -- 2 -, .,
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
UOstream Sianal 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
Volume (veh/hl 21 15
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 22 0 0 15
vehlh)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Delav, Queue Lenoth, and Level of Service
IApproach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 5 5 22 15
C (m) (veh/h) 466 1071 759 371
vie 0.01 0.00 0.03 0,04
95% queue length 0.03 0.01 0.09 0,13
Control Delay (s/veh) 12.8 8.4 9.9 15.1
LOS B A A C
IApproach Delay (slveh) d d 9.9 15.1
Approach LOS d A e
-
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Page 79 of 99
EXHIBIT V.E.1c
Two,Way Stop Control
Pagelofl
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
i'\nalyst RLP Intersection Golden Gate Blvd @ 1 sl St
NW
lA.oencv/eo. TR Transportation Consultants Jurisdiction Collier COUlltv
Date Performed 4/23/2008 Analysis Year 2014 Buildout
lA.nalvsis Time Period lAM Peak Hour
Proiect Description F0801.31,JO - Estates Shoppinq Center Subdistrict
EastiWest Street: Golden Gate Boulevard North/South Street: 1st Street NW/SW
Intersection Orientation: East-West IStudv Period (hrs\: 0.25
Vehicle Volumes and Adjustments
Major Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (veh/h\ 21 489 5 5 1424 20
Peak,Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Ftow Rate, HFR 22 514 5 5 1498 21
veh/li)
Percent Heavy Vehicles 2 ,- " 2 -- ,-
Median Type Raised curb
RT ehannelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
Upstream Sional 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
olume (veh/h\ 21 25
Peak-Hour Factor, PHF 0.95 095 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 22 0 0 26
veh/li)
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT ehannelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Delav, Queue Len~th, and Level of Service
Approach Eastbound Westbound Northbound Southbound
Movement. 1 4 7 B 9 10 11 12
Lane Configuration L L R R
v (veh/h) 22 5 22 26
elm) (veh/h) 435 1043 742 354
v/c 0.05 0.00 0,03 0.07
95% queue length 0.16 0.01 0.09 0.24
Control Delay (s/veh) 13.7 8.5 10.0 16.0
LOS B A A C
Approach Delay (s/veh) ,- " 10,0 16.0
~pproach LOS " ,- A C
-,~.-. ----
Copyright@2005 University of Florida, All Rights Reserved
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Page 80 of 99
EXHIBIT V.E.1c
Two-Way Stop Control
I'age I 01 I
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
nalvst RLP Intersection Golden Gate Btvd @ 1 sl St
Aoencv/Co TR Transnortation Consultants NW
urisdiction Collier Countv
Date Performed 4/23/2008
Analvsis Time Period PM Peak Hour nal"sis Year 2014 Backoround
prOlect Descriotion F0801.31-10 - Estates Shonoino Center Subdistrict
EasUWest Street: Golden Gate Boulevard INorth/South Street: 1st Street NW/SW
Intersection Orientation: East,West IStudv Period Ihrs): 0.25
Vehicle Volumes and Adjustments
MaiOr Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume (vehlh) 15 1241 20 5 1097 10
Peak,Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, H FR 15 1306 21 5 1154 10
veh/hl
Percent Heavy Vehicles 2 u -, 2 u ,-
Median Type Raised curb
RT Channelized 0 0
Lanes 1 2 1 1 2 1
Configuration L T R L T R
UDstream Sianal 0 0
Minor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
:Volume (veh/h) 15 17
Peak,Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourl~tlow Rate, HFR 0 0 15 0 0 17
vehlh
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Detav. Queue Lenath, and Level of Service
iApproach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (vehlh) 15 5 15 17
C (m) (vehlh) 596 516 410 460
vie 0.03 0.01 0.04 0.04
95% queue length 0.08 0.03 0.11 0.11
Control Delay (slveh) 11.2 12.0 14.1 13.1
LOS B B B B
Approach Deiay (s/veh) u u 14.1 13.1
Approach LOS u B B
- --,"
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Page 81 of 99
EXHIBIT V.E.1 c
Twu,Way Stop Control
~age I or I
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
IlAnalvst RLP -- Intersection Golden Gate B/vd@ 1st St
IlAaencv/eo. TR Transoor/ation Consultants NW
Jurisdiction Callier Cauntv
Date Performed 4/23/2008 nalvsis Year 2014 Bui/dout
Analvsis Time Period PM Peak Hour
Praiect Description F0801.31,10, Estates Shannino Center Subdistrict
EasVWest Street Goiden Gate Boulevard INorth/South Street 1st Street NW/SW
Intersection Orientation: East,West IStudy Period Ihrs\: 0.25
Vehicle Volumes and Adiustments
Maiar Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R
Volume Iveh/h\ 75 1444 20 5 1252 74
Peak,Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 78 1520 21 5 1317 77
veh/h\
Percent Heavy Vehicles 2 .- .- 2 .- -,
Median Type Raised curb
RT ehannelized 0 0
Lanes 1 2 1 1 2 1
Configuration L r R L T R
Upstream Sianal 0 0
Minor Street Norlhbound Saulhbound
Movement 7 8 9 10 11 12
L T R L T R
olume (veh/h\ 15 77
Peak,Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 0 0 15 0 0 81
veh/h\
Percent Heavy Vehicles 0 0 2 0 0 2
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 0 1 0 0 1
Configuration R R
Delay, Queue Lenalh and Level of Service
IApproach Eastbound Westbound Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R R
v (veh/h) 78 5 15 81
C (m) (veh/h) 487 427 349 407
vlc 016 0.01 0.04 0.20
95% queue length 0.57 0.04 0.13 0.73
eontrol Delay (s/veh) 13.8 13.5 15.8 16.0
LOS B B e C
Approach Delay (s/veh) ,- 15.8 160
Approach LOS .- .- e C
Copyright (Q 2005 University of Florida, All Rights Reserved
HCS+™ Version 5.21
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4/24/2008
Page 82 of 99
EXHIBIT VE.1c
GOLDEN GATE BOULEVARD @
WILSON BOULEVARD
Page 83 of 99
EXHIBIT V.E.1c
Short Report
Page 1 of I
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ Wilson
Agency or Co. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiclion eollier County
Time Period AM Peak Hour Analysis Year 2014 Background
Volume and Timinq Innut
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1
Lane Group L T R L T R LTR LT R
Volume (vph) 174 301 5 5 864 51 20 5 5 31 10 493
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2,0 2,0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 30 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 0 0 0 75
Lane Width 12,0 12.0 12.0 120 12.0 12.0 12.0 12.0 12.0
Parking/Grade/P arking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasina Exel. Left EB Only EW Perm 04 NS Perm 06 07 08
Timing G - 8.0 G - 24.0 G - 42.0 G- G = 26.0 G= G= G-
Y - 6 Y 0 Y 7 Y Y 7 Y Y Y
Duration of Analvsis Ihrs) - 0.25 eycle Lenqth C - 120.0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 183 317 0 5 909 48 31 44 440
Lane Group Capacity 662 1951 871 483 1241 554 325 319 937
v/c Ratio 0.28 0,16 0.00 0.01 0.73 0.09 0.10 0.14 0.47
Green Ratio 0.73 0.55 0.55 0.42 0.35 0.35 0.22 0.22 0,59
Uniform Delay d, 9.9 13.3 121 20.5 34.1 26.1 37,6 38.0 13.9
Delay Factor k 0.11 011 0,11 0.11 0.29 0.11 0.11 0.11 0,11
Incremental Delay d2 0.2 00 0.0 0.0 2.3 0.1 0.1 0.2 0.4
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
Control Delay 10.1 13.4 12.1 20.5 36.4 26,2 377 38.1 14,2
Lane Group LOS B B B C 0 C 0 0 B
Approach Delay 12.2 35.8 37.7 16.4
Approach LOS B 0 0 B
Intersection Delay 25,1 Intersection LOS C
,-~ --
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Page 84 of 99
EXHIBIT V.E.1c
Short Report
I'age j 01 1
SHORT REPORT
General Information Site Information
Analysl RLP Intersection Golden Gate Blvd @ Wilson
Agency or Co. TR Transportation Blvd
Consultants Area Type Ail other areas
Date Performed 4/23/2008 Jurisdiction Coilier Counly
Time Period AM Peak Hour Analysis Year 2014 Bu/ldoul
Volume and Timlna Innut
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1
Lane Group L T R L T R LTR LT R
Volume (vph) 179 321 10 5 904 58 32 9 5 41 15 513
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
PretimedlActuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2,0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 30 3.0 3.0 3.0 3.0 3.0 3,0
PedlBikelRTOR Volume 0 0 5 0 0 5 0 0 0 0 0 75
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 120
Parki ng/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasina Excl. Left EB Onlv EW Perm 04 NS Perm 06 07 08
Timing G - 8.0 G = 24.0 G = 42.0 G- G - 26.0 G- G- G-
Y - 6 Y - 0 Y - 7 Y- Y - 7 Y- Y= Y-
Duration of Analvsis {hrs! - 0.25 Cycle Lennth C - 120.0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 188 338 5 5 952 56 48 59 461
Lane Group eapacity 649 1951 871 476 1241 554 310 311 937
vlc Ratio 0.29 0.17 0.01 0.01 0.77 0.10 0.15 0.19 0.49
Green Ratio 0.73 0,55 0.55 0.42 0.35 0.35 0.22 0.22 0,59
Uniform Delay d, 10.7 134 12.2 20.5 34.7 26.3 38.1 38.4 14.1
Delay Factor k 0.11 0.11 0.11 0.11 0.32 0,11 0.11 0,11 0.11
Incremental Delay d2 0.2 0.0 0.0 0.0 3.0 0.1 0.2 0.3 0.4
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
Control Delay 11.0 13.5 12.2 20.5 37.6 264 38.3 38.7 14.5
Lane Group LOS B B B C 0 C 0 0 B
Approach Delay 126 36.9 38,3 173
Approach LOS B 0 0 B
Intersection Delay 26,0 Intersection LOS C
-
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Page 85 of 99
EXHIBIT V.E.1c
Short Report
t'age 1 01 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gale Blvd @ Wilsoll
Agency or Co. TR Transportation Blvd
Consul/ants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Background
Volume and TimiiWInnut
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1
Lane Group L T R L T R LTR LT R
Volume (vph) 197 1038 21 10 781 56 10 5 5 54 10 321
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
PretimedlActuated (PIA) A A A A A A A A A A A A
Startup Lost Time 20 20 2.0 2.0 2,0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 20 2.0
Arrival Type 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3,0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
PedlBikelRTOR Volume 0 0 5 0 0 5 0 0 0 0 0 70
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/G rade/Parking N 0 N N 0 N N 0 N N 0 N
ParkinglHour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3,2 3.2 3.2 3.2
Phasinn Excl. Left EB On Iv EW Perm 04 NS Perm 06 07 08
Timing G - 5.0 G - 25.0 G - 45.0 G= G - 25.0 G= G- G-
Y = 6 Y - 0 Y - 7 Y Y 7 Y Y- Y-
Duration of AnaIVsisrhrSl 0.25 evcle Lenath C 120.0
Lane Group Canacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 207 1093 17 11 822 54 21 68 264
Lane Group Capacity 682 2069 923 257 1330 594 328 289 897
vie Ratio 0.30 0.53 0.02 0.04 0.62 0.09 0.06 0.24 0.29
Green Ratio 0.73 0.58 0.58 0.42 0.38 038 021 0.21 0.57
Uniform Delay d, 83 15.1 10.5 20.5 30.5 24.3 38.1 39.5 13.5
Delay Factor k 0.11 0.13 0.11 0.11 0.20 0.11 0.11 0,11 0.11
Incremental Delay d2 0.3 0.3 0.0 0.1 0.9 01 0.1 0.4 0.2
PF Factor 1.000 1.000 1.000 1000 1.000 1.000 1.000 1.000 1.000
Control Detay 8.5 15.3 10.5 20.6 31.4 24.3 38.2 40.0 13.7
Lane Group LOS A B B e e C 0 0 B
Approach Delay 14.2 30.8 38.2 19.1
Approach LOS B C 0 B
Intersection Delay 20.8 Intersection LOS C
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Page 86 of 99
EXHIBIT VE 1c
Short Reparl
1 <1t;L; 1 Ul J.
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Golden Gate Blvd @ Wilson
Agency or Co. TR Transportalion Blvd
Consultanls Area Type All other areas
Date Performed 4/23/2008 Jurisdiction eo/lier eounty
Time Period PM Peak Hour Analysis Year 2014 Bui/dout
Volume and Tlmina lnout
EB WB NB S8
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 2 1 1 2 1 0 1 0 0 1 1
Lane Group L T R L T R LTR LT R
Volume (vph) 237 1160 62 10 901 90 49 17 5 99 25 381
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (PIA) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2,0 2.0 20
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrivai Type 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3,0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 0 0 0 70
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasino Exc!. Left EB Onlv EW Perm 04 NS Perm 06 07 08
Timing G ~ 5.0 G - 25.0 G - 45.0 G- G ~ 25.0 G- G~ G-
Y 6 Y - 0 Y - 7 Y- Y 7 Y- Y Y-
Duration at Analvsis (hrs) - 0.25 Cvcle Lenqth e ~ 120.0
Lane Group Caoacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 249 1221 60 11 948 89 75 130 327
Lane Group Capacity 641 2069 923 235 1330 594 222 282 897
v/c Ratio 0.39 0.59 0.07 0.05 0.71 0.15 0.34 0.46 0.36
Green Ratio 0.73 0.58 0.58 0.42 0.38 0.38 0.21 0.21 0.57
Uniform Delay d, 11.1 15.9 10.8 20.5 32.0 24.8 40.5 41.6 14.2
Delay Factor k 0.11 0.18 0.11 0.11 0.28 0.11 0.11 0.11 0.11
Incremental Delay d, 0.4 0.5 0.0 0.1 1.8 0.1 0.9 1.2 0.3
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
Control Delay 11.5 16.3 10.9 20.6 33.8 25.0 41.4 42.8 14.5
Lane Group LOS B B B e e e 0 0 B
Approach Delay 15.3 32.9 41.4 22.5
Approach LOS B e 0 e
Intersection Delay 229 Intersection LOS e
-
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HCS+™ Version 5_21
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Page 87 of 99
EXHIBIT V.E.1c
WILSON BOULEVARD @ SITE
ACCESS
Page 88 of 99
EXHIBIT V.E.1c
I wo, Way ~top Control
n:lge 1 UI. 1
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
IAnalvst RLP Intersection Wilson Blvd (cj) Site Access
IAqencvlCo. TR Transoortation Consultants Jurisdiction eoflier County
Date Performed 4/23/2008 li\nalvsis Year 2014 Bui/dou!
IAnalvsis Time Period lAM Peak Hour
PrOJect DescriD!ion F0801.3HO - Estates Shoooina eenter Subdistn'ct
EasUWest Street: Site Access INorth/South Street: Wi/son Boulevard
Intersection Orientation: North,South lSludv Period lhrs\: 0.25
Vehicle Volumes and Adiustments
Maior Street Northbound Southbound
Movement 1 2 3 4 5 6
L T R L T R
~olume Iveh/h\ 11 235 554 11
Peak-Hour Faclor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
HourlKtlow Rate, HFR 11 247 0 0 583 11
vehlh
Percent Heavy Vehicles 0 -- " 0 -, -,
Median Type Undivided
RT ehannelized 0 0
Lanes 1 1 0 0 1 1
Configuration L T T R
UDstream Sianal 0 0
Minor Street Eastbound Westbound
Movement 7 8 9 10 11 12
L T R L T R
Volume Iveh/h) 15 15
Peak,Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourly Flow Rate, HFR 15 0 15 0 0 0
veh/h\
Percent Heavy Vehicles 0 0 0 0 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT ehannelized 0 0
Lanes 1 0 1 0 0 0
Configuration L R
Delav, Queue Lenoth, and Level 01 Service
f'\pproach Northbound Southbound Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane eonfiguratian L L R
v (vehlh) 11 15 15
C 1m) (vehlh) 992 329 516
vlc 0.01 0.05 0,03
95% queue length 0.03 0.14 0.09
Conlrol Delay (siveh) 8.7 16.5 12.2
LOS A C B
Approach Delay (slveh) " " 14.3
APproach LOS " " B
Copyrighl@2005 University of Florida, All Rights Resef\led
HCS+™ Vp.lsion 5.21
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4/24/2008
Page 89 of 99
EXHIBIT V.E.1c
Two- Way Stop Control
rage j 01 I
TWO-WAY STOP CONTROL SUMMARY
General Information Site Information
na~st RLP Intersection Wilson Blvd @ Site Access
Anencv/Co. TR TransDortation Consuttants Jurisdiction eoltier eounty
Date Performed 4/23/2008 Analvsis Year 2014 Buildout
Analvsis Time Period PM Peak Hour
prOlect DesciiDtion F0801.31,10 - Estates ShooDina Center Subdistrict
EasUWest Street: Site Access North/South Street: Wilson Boulevard
Intersection Orientation: North-South -'StudvPeriodThrsl: 0.25
~ehicle Volumes and Adiustments
MaTor Street Northbound Southbound
Movement 1 2 3 4 5 6
L T R L T R
Volume(veh/h\ 46 298 445 43
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourl:tlow Rate, HFR 48 313 0 0 468 45
(veh/h
Percent Heavy Vehicles 0 " -, 0 " "
Median Type Undivided
RT Channelized 0 0
Lanes 1 1 0 0 1 1
Configuration L T T R
Uoslream Sianal 0 0
Minor Street Eastbound Westbound
Movement 7 8 9 10 11 12
L T R L T R
Volume Iveh/hl 71 60
Peak,Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95
Hourl:tlow Rate, HFR 74 0 63 0 0 0
veh/h
Percent Heavy Vehicles 0 0 0 0 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 1 0 1 0 0 0
Configuration L R
Del.V; Queue Lenath, and Level of Service
Approach Northbound Southbound Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L R
v (veh/h) 48 74 63
C (m) (veh/h) 1063 307 599
vlc 0.05 0.24 0.11
95% queue len9th 0.14 0.92 0,35
eontrol Delay (s/veh) 8.5 20.4 11.7
LOS A C B
lJIpproach Delay (s/veh) " " 16.4
lJIpproach LOS " " e
,
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Page 90 of 99
EXHIBIT V.E.lc
WILSON BOULEVARD @
IMMOKALEE ROAD
Page 91 of 99
EXHIBIT V.E.1c
Short Report
Page I of 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Immokalee Rd @ Wilson
Agency or Co. TR Transporlation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier eounty
Time Period AM Peak Hour Analysis Year 2014 Background
Volume and Timing Inpul
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0
Lane Group L T R L T R LT R L TR
Volume (vph) 10 302 18 245 1456 17 47 5 193 39 11 75
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0,95 0.95 0.95 0.95
Pretimed/Actualed (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 20 2.0 20 2.0
Arrival Type 3 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3,0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 35 0 0 5
Lane Width 120 12.0 12.0 12.0 12.0 12.0 12.0 12,0 12.0 12.0
Parki ng/G rade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3,2 3.2 3.2
Phasinq Exci. Left WB Onlv Thru & RT 04 NS Perm 06 07 08
Timing G - 7.0 G - 37.0 G - 38.0 G~ G - 18,0 G- G- G
Y 6 Y - 0 y 7 Y- Y - 7 Y- Y- Y-
Duration of Analvsis (hrsl - 0.25 evcle Lenoth C 120.0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 11 318 14 258 1533 13 54 166 41 66
Lane Group eapacity 103 1607 501 1432 3171 989 191 989 202 243
vie Ratio 0.11 0.20 0.03 0.18 0.48 0.01 0.28 0.17 0,20 0.35
Green Ratio 0.06 0.32 0.32 0.42 0.63 0.63 0,15 0.63 0,15 0.15
Uniform Delay d, 53.5 29.9 283 22.1 12.1 8.5 45,3 9.4 44.7 45.8
Delay Factor k 0.11 0.11 0.11 0.11 0.11 011 0.11 0.11 0.11 0.11
Incremental Delay d, 0.5 0.1 0.0 0.1 0.1 0.0 0.8 0.1 0.5 0.9
PF Factor 1.000 1.000 1.000 1.000 1,000 1.000 1.000 1.000 1000 1.000
Conlrol Delay 54.0 30.0 28.3 22.1 12.2 8.5 46.1 9.5 45.2 46.7
Lane Group LOS 0 e e C B A 0 A 0 0
Approach Delay 30.7 13,6 18,5 46,2
Approach LOS C B B 0
Intersection Delay 18.0 Intersection LOS B
Copyright (c) 2005 University of Florida, All Rights Reservp.d
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Page 92 of 99
EXHIBIT V.E.1c
~Il()rt j{eporl
l'age 1 01 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Immokalee Rd @ Wilson
Agency or Co. TR TranSpOlTation Blvd
eonsullants Area Type All other areas
Dale Perlormed 4/23/2008 Jurisdiction Collier eounty
Time Period AM Peak Hour Analysis Year 2014 Buildout
Volume and Timino Inout
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0
Lane Group L T R L T R LT R L TR
Volume (vph) 10 302 24 251 1456 17 50 5 196 39 11 75
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (P/A) A A A A A A A A A A A A
Startup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3 3
Unit Extension 30 3.0 3.0 3,0 3.0 3.0 30 3.0 30 3.0
Ped/Bike/RTOR Volume 0 0 5 0 0 5 0 0 35 0 0 5
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
pa rking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasinn Excl. Left WB Onlv Thru & RT 04 NS Perm 06 07 08
Timing G 7.0 G - 37.0 G - 38.0 G= G - 18.0 G= G= G-
y - 6 Y - 0 Y - 7 Y- Y = 7 Y- Y= Y-
Duration of Analvsis (hrst - 0.25 Cvcle Lenqth C 120.0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 11 318 20 264 1533 13 58 169 41 86
Lane Group eapacily 103 1607 501 1432 3171 989 191 989 201 243
vIe Ratio 0,11 0.20 0.04 0.18 0.48 0.01 0,30 0,17 0.20 0.35
Green Ratio 0.06 0.32 0.32 0.42 0.63 0.63 0.15 0.63 0,15 0.15
Unitorm Delay d, 53.5 29.9 28.4 22.1 121 8.5 45.4 9.4 44.7 45.8
Delay Factor k 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11
Incremental Delay d2 0.5 0.1 0.0 0,1 0.1 0.0 0.9 0.1 0.5 0.9
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
eontrol Delay 54.0 30.0 28.4 22.2 12,2 8.5 46.3 9.5 45,2 467
Lane Group LOS 0 C e e B A 0 A 0 0
Approach Delay 30.6 ..13.6 18.9 46.2
Approach LOS e B B 0
I ntersection Delay 181 Intersection LOS B
~---- -' -
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Page 93 of 99
EXHIBIT V.E.1c
Short Report
yuge 1 {) I I
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Immoka/ee Rd @ Wilson
Agency or eo. TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction eoll!er County
Time Period PM Peak Hour Anaiysis Year 2014 Background
Volume and Timino Inout
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0
Lane Group L T R L T R LT R L TR
Volume (vph) 59 1033 78 287 710 29 40 18 369 23 15 23
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed/Actuated (PIA) A A A A A A A A A A A A
Startup Lost Time 2.0 2,0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2,0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3,0 30 3.0 3.0 3.0 3.0 3.0
Ped/BikeIRTOR Volume 0 0 10 0 0 5 0 0 50 0 0 5
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Pa rking/Grad elParking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 32 3,2 3.2 3.2
Phasino Excl. Left WB On Iv Thru & RT 04 NS Perm 06 07 08
Timing G - 9.0 G" 24.0 G - 48.0 G- G - 19.0 G- G- G-
Y - 6 Y - 0 Y - 7 Y Y - 7 Y- Y- Y
Duration of Analvsis {hrsl " 0.25 Cycle Lenqth C - 120.0
Lane Group Caoacitv, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 62 1087 72 302 747 25 61 336 24 35
Lane Group Capacity 133 2030 633 1117 3044 950 228 857 212 271
vie Ratio 0.47 0,54 011 0.27 0,25 0.03 0.27 0,39 0.11 0.13
Green Ratio 0.08 040 0.40 0,32 0.60 0.60 0.16 0,54 0.16 0.16
Uniform Delay d, 53.2 27.5 226 30.0 11.3 98 44.4 16.0 43.3 43.4
Delay Factor k 0.11 0,14 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11
Incremental Delay d2 2.6 0.3 0.1 0,1 0.0 0.0 0.6 0.3 0.2 0.2
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
eontrol Delay 55.8 27.8 22.7 30.1 11.3 9.8 45,0 16.3 43.5 43.6
Lane Group LOS E C C e B A 0 B 0 0
Approach Delay 289 16.6 20.7 43.6
Approach LOS C B C 0
Intersection Delay 23.2 Intersection LOS e
-
Copyright ~ 2005 University of Florid<l, All Righls r~eserved
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Page 94 of 99
EXHIBIT V.E.1c
Short Report
l~age 1 01 1
SHORT REPORT
General Information Site Information
Analyst RLP Intersection Immokalee Rd @ Wilson
Agency or Co TR Transportation Blvd
Consultants Area Type All other areas
Date Performed 4/23/2008 Jurisdiction Collier County
Time Period PM Peak Hour Analysis Year 2014 Bui/dout
Volume and Timino Inout
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Number of Lanes 1 3 1 2 3 1 0 1 1 1 1 0
Lane Group L T R L T R LT R L TR
Volume (vph) 59 1033 94 303 710 29 59 18 388 23 15 23
% Heavy Vehicles 2 2 2 2 2 2 2 2 2 2 2 2
PHF 0,95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Prellmed/Actuated (P/A) A A A A A A A A A A A A
Slartup Lost Time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival Type 3 3 3 3 3 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 10 0 0 5 0 0 50 0 0 5
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 120
Pa rking/Grad e/Parking N 0 N N 0 N N 0 N N 0 N
Parking/Hour
Bus Stops/Hour 0 0 0 0 0 0 0 0 0 0
Minimum Pedestrian Time 3.2 3.2 3.2 3.2
Phasino Excl. Left WB Onlv Thru & RT 04 NS Perm 06 07 DB
Timing G - 9.0 G - 24.0 G - 48.0 G= G - 19.0 G= G= G-
y - 6 Y - 0 Y - 7 Y= Y - 7 Y= Y- Y-
Duration of Analvsis (hrs) c 0.25 Cvcle Lenath e - 120.0
Lane Group Capacity, Control Delav, and LOS Determination
EB WB NB SB
Adjusted Flow Rate 62 1087 88 319 747 25 81 356 24 35
Lane Group Capacity 133 2030 633 1117 3044 950 222 857 208 271
vie Ratio 0.47 0.54 0.14 0.29 0.25 0.03 0.36 0.42 0,12 0.13
Green Ratio 0.08 0.40 0.40 0.32 0.60 0.60 0.16 0,54 0.16 0.16
Unifarm Delay d, 53.2 27.5 22.9 30.1 11.3 9.8 45.1 16.3 43.3 43.4
Delay Factor k 0.11 0.14 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11
Incremental Delay d, 2.6 0.3 0.1 0.1 00 0.0 1.0 0.3 0,2 0.2
PF Factor 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
eontrol Delay 55.8 27.8 23.0 30.3 11.3 9.6 46.1 16.6 43.5 43.6
Lane Group LOS E e C e B A 0 B 0 0
Approach Delay 28.8 16.8 22.1 43.6
Approach LOS e B C 0
Intersection Delay 23.4 Intersectian LOS C
--- - ..- -. --,.
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Page 95 of 99
EXHIBIT V.E.1c
COLLIER COUNTY 2030
FINANCIALLY FEASIBLE LONG
RANGE TRANSPORTATION PLAN
Page 96 of 99
EXHIBIT V.E.1 c
VOLUr.4E. TO-CP,PACITY RATIO
r- - ~~---~-
- VC<O 75
- lC>-=-075&~1 )
VC>=10&<12S
- -- Vr:>.::.125&<' ~
VC;::'1.25
,(\'i)IKi'
MiJWl U,'d""
2030 Long Range Transportation Plan
Figure 12-5
2030 COllstrained Financially Feasible Plan
Volume-to-CapacityRatlo
-~
,
IMMOKALEE
I:!-
Page 97 0199
IP~
I
;..dC"'lcd_;un,'::,:!":'-
EXHIBIT V.E.1 c
TRIP GENERATION EQUATIONS
Page 98 of 99
EXHIBIT VE.1c
TRIP GENERATION EQUATIONS
EST A TES SHOPPING CENTER SUBDISTRICT
ITE TRIP GENERATION REPORT, ih EDITION
Land Use Weekday AM Peak Hour Weekday PM Peak Hour Weekday
Shopping Center Ln (T) ~ 0.60 Ln (X) I 2.29 Ln (T) - 0.66 Ln (X) + 3.40 Ln (T) ~ 0.65 Ln (X) + 5.83
(LUe 8201 (61% In/39% Out) (48% In/52% Out)
T~' Trips, X - 1,000's ofsnuarefeet ofGLA
TRIP GENERATION EQUATIONS
ESTATES SHOPPING CENTER SUBDISTRICT
ITE TRIP GENERATION REPORT, 8th EDITION
Land Use Weekday AM Peak HOllr Weekday PM Peak Hour Weekdav
Shopping Center Ln (T) - 0.59 Ln (X) + 2.32 Ln (T) - 0.67 Ln (X) + 3.37 Ln (T) = 0.65 Ln (X) + 5.83
(LUe 8201 '(61% In/39%Oul) (49% In/51 % Out)
T-Trips, X - 1,000's ofsnllare feet ofGLA
Land Use
Estates Shopping Cenler Subdistrict
Tri Generalion Based on 7'" Edition ofITE
A,M, Pcak Honr P,M, Peak Hour
In Out Total In Ont Total
Daily
(Z-way)
Shopping Center
(225,000 s . n.)
155
100
255
513
1,070 11,504
L,md Use
Estates Shopping Center Subdistrict
Tri Generalion Ba;ed on S", Edition of ITE
A,M, Peak Hour P,M, Peak Honr Daily
In Oul Total In Total (2-way)
152
97
249
1,095 11,504
b-~ Land Use
Sht"ppin, g Center
(225,000 sq ft)
Estates Shopping Center Subdistrict
Chan'-c in Tri Generation from 7th Edition tu 81h Edition ofITE
A,M, Peak Hour P,M, Peak Hour Daily
In Out Tolal In Total (2-way)
,3
-3
-6
+24
+25
o
Shaueu Box indicates peak direction utilized for LOS calculations
Page 99 of 99
EXHIBIT V.E.1c
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT V.E.2
PUBLIC FACILITIES MAP
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.E.2
PUBLIC FACILITIES LOCATION MAP
BIClCORKSCREWISlAND
vOlUNTEERflllE
DEPART....'" NAPLE$.IMMOKALEERD. (C.R.846)
jr
. sauLS
f PMOS
F nRE STllrDf$
[ EMERGENCY I€DICAL STATmIS
* SHElUfT'S STATIOG AND
SlJBSTAT1tJrtS
, LIJRNlID Z
1'::. EXlSTD<<i lJl KmlF1ElI )>
"
VATER RETENTIlJrt STRUCTURES r
+ VASTnI'"TtA TlIEATMENT m
"'
PLANTS
o VATER TREATMENT PLANTS ;:
"
0
SllJRCE>""''''''' LEE CO. ~
r
m
COLLIER CO. m
;u
"
E'''5 ".0'" '0
BIGCORI<Sc"EW
IstANDIIE~N.
PAliK
CDRKSCREWt
G.' 'STATES ',<_""'f.NTARY
TE"'? ANOM'OtJLl,
SUElS.'O,,;C'i"S PALMETTOII'DGE
. HIGHSC~OOL
OR'NGETREEJ OIL WELL ROAD (C.R. 858)
WII'
NAPLES IMMOKALEE RD C.R. 846 A./ RANDALL BOULEVARD
F D'GCQRKScr,.W>SLAND
. . "RECON1R<;>I.A.ND
RfEcuEol$lRIC-'
""'" ~ m
~~ .~""'" <
m
. ;U
'0 1:::.. :< Gl
-.. m <;
~ n' "
"' 0
U 0 m
Z "'
W '"
0 0
~ NCIIW"" C C
0 ,- r
1:::.. m 1:::.. m
< <
VANDERBILT BEACH ROAL )> )>
;u ;U
0 0
GOLDEN GATE BOULEVARD ..-
f..-II- F 0 \w~,.,
t, HTATE:S
cvellp-c EM$ llt,'MR'
"';~E El""~- ..EOI" 71
PINE RIDGE RD
@ -
PROPERTY
U; 4O.6:t ACRES
0 m
)> n'
~ U
'" SCALE
;2 , , ,
'" 0 1M!. 2M!.
'"
'"
'"
'"
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEY ARD and WILSON BOULEY ARD
EXHIBIT V.E.3
PUBLIC FACILITY PROVIDERS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
EST A TES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.E.3
PUBLIC FACILITIES
Service Providers
SERVICE
PROVIDER
Schools
The District School Board of Collier County
Fire Protection
Golden Gate Fire Control and Rescue District
Police Protection
Collier County Sheriff
Emergency Medical Services
Collier County Emergency Medical Services
The proposed amendment is not expected to have a significant impact to the above
service providers, Impacts are mitigated for schools, fire and emergency medical
services through the payment of impact fees at the time of development.
Public Schools:
As currently designated on the Future Land Use Map, the subject property would allow
17 single-family dwelling units. Using the Collier County Public School Facilities
Element Data and Analysis Report, the following number of students could be expected if
the site remains as single-family residential development:
Elementary School:
Middle School:
High School:
Total:
0.16 students/unit x 17 units = 2,72 students
0.10 students/unit x 17 units = 1.70 students
0.12 students/unit x 17 units = 2.04 students
0.38 stndents/nnit x 17 units = 6.46 students
If the subdistrict is approved the number of students in the School District coming from
this site will decrease. No students are generated by commercial development.
Fire Service:
The subject property is located within the Golden Gate Fire Control and Rescue District,
which is an independent district. The County does not include a Level of Service
Standard for this district in thc AUIR.
May 2009
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBITS
V.F.1
V.F.2
ZONING AND WELLFIELD MAPS
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
@
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t-
O
W
-,
CD
:J
If)
1-
ESTATES SHOPPING CENTER SUBDISTRICT
EXHIBIT V.F.2
WELLFIELD LOCATION MAP
COLLIER COUNTY
WELLHEAD PROTECTION AREAS,
PROPOSED WELLFIELDS AND ASRs
CR 846
1~t.40KALEE
WELlFlEtD
CR 846
PROPOSED NORTHEAST REGIONAL
WATER TREATMENT PLANT
PHASE t A WElLFIELD AREA
~
ORANGElREE
WELLFlELD
AVE MARIA
/' WELLFlELO
CR 858
CITY Of NAPLES
p ____ EAST GOLDEN GATE
/ WELLFIElD
'"
N
'"
"'
CITY OF
NAPLES
COASTAL
RIDGE
WELLFlELD
I 75
IN OPERA nON
FLORIDA GOVERNMENTAL
UllUTY AUTHORITY GOLDEN
'\GATE WATER TREATMENT
PLANT WELLFlUO
"'
'"
5 SOUTH HAwn-tORN
WELLFIELD EXTENSION
(UNDER CON5TRUC1l0N,
FALL 08 COMPLETION)
~
~
CD
"'
W
'"
'"
~
<.0
'"
W
>
W
o
"'
'"
'"
"'
*
MANATEE
ROAD
ASR
SCALE
EVERGLADES CITY
WELLFlELD
I
o
I
5MI.
~
AMENDED s[PTEr.tBER 10, 2003
Ord. No. 2003-+4-
AMENDED - JANUARY 25, 2007
Ord. No. 2007-18
AMENDED - DECEt.lBER 4, 2007
OI"d. No. 2007-82
.
WJJ
m
RELIABILITY WELLS
(BRACKISH OR FRESH WATER)
Us 4.1
SUBJECT PROPERTY
WEUFIELD AREA
* ASR ~ AQUIFER STORAGE AND RECOVERY
PREPARED BY: GRAPHICS AND TtCHNlCAL suPPoln SECTION
COl.lWUNITY OE-.aOPIolENT AND ENVlRONWENTAL SERVICES DIVISION
SOURCE: COWER COUNTY POUUTION CONTROl AND PREVENTION OEPT.
DATE: \2/2007 FlLE.: \llf'PZR12-2oo7-1.DWG
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEVARD and WILSON BOULEVARD
EXHIBIT GA
PROOF OF OWNERSHIP
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
This Instrument Prepared By:
WILLIAM SCHWEIKHARDT
Anomeyat Law
The Schweikhardt Law Firm, P.A,
900 Sixth Avenue South, Suite 203
Naples, FL 34102
3717806 OR: 3912 PG: 2758
UCORnID In omClAL RlCDRDO of COLLIIR COUllfr, PI
1011711001 at OS:IIAX OVIGHT I, BROCA, eLIR[
CONS 1100000.00
HIC III 18,10
DOC.,70 17100,00
R!tn:
GOODLI!!I COLlMAN IT AL
1001 !AlUIJII lR << IJOO
RAlLIS n JIIOl
Plrcclld~"'mclljo" Number:
i7119&400011lnd 37119180003
Grantees Tax Idenlifkalion Number:
SPECIAL WARRANTY DEED
.-.sO\'i SPACE.P..BEP.VED fOP. RECOltDEItS USE
THIS SPECIAL WARRANTY DEED made the /~ day of October, A,O., 2005. by WILLIAM
SCHWEIKHARDT, Individually and as Truslee, whose post omee address Is: 900 SiXlh Avenue South, Suite 203,
Naples, FL J4101, hereinafter called lhe "Grantor". to KENNETH R, JOHNSON, as Trustee oflhe 850.0[8 Laod
Trust dated October 4. 1005, with full power and authority to protect.. conserve, sell, lease, encumber, orothenvise
manage and dispose of the rea) estate descn~' b d... ~Of it, whose post office address is: Goodlettc,
Coleman & Johnson. P.A., 4001 Tamjam~, i~ . 1: 3, hereinafter caned the "Grantee":
/-CQ'\V;;;-- l'':\
(Wfo.nI'ffl'UK4.....tinlhel........O..."10f.Un<:l. "c ~1.11lc,..ro",Q'Nlilwlt/lnal(oM J;,t~"~arNulndIUlll'lJarIndlvi:lWlr,ordlN
"~_Iftd U"l!~IOrCQlp:..1f1oru1
WITNESSETH: That leG ani ,
considerations, recelpl whereof i her
conveys and confinns unto the a nte I a lh c
TOGETHER, wilh all (he ten em en Is. hereditaments and appurtenances thereto belonging or in anywise
appertaining.
TO HA VE AND TO HOLD, Ihe same in Fee simple Forever.
AND the Grantor hereby covenants with said Grantee lhat the Grantor is Lawfully seized aFsaid land In fee
simple; that the Grantor has goad righl and lawful authority to selland convey said land, and hereby warrants the tille
to said land and will deFend the same against tlJe lawful claims oFall persons elaiming by,through or under the said
Grantor.
GoodJette. CoIClllen & Johneon, P.A.
4001 Tamiami Trail, N.
Suite 3dO
Naples, FL 34103
1M. ~50, DI Y
Special Warranty Deed
Page I of2
Schweikhardt, Trustee to Johnson, Trustee
Tracts 143 and 144, Golden Gate Estates, Unit No. II
Lot ill - A and B
CP,2008,1
Page 1 of 29
EXHIBIT GA
*** OR: 3912 PG: 2759 ***
written.
IN WITNESS WHEREOF, ,he said Grantor has hereunlo sel his hand and seal the day and year firsl above
Signed, sealed and delivered
in our presence: .
mr n /1C&;/I)
WITN SS #1 (u..a....-..l
U vCrCh+,J
STATE OF FLORIDA
COUNTY OF eOLLlER
/:>.11:-
THE FOREGOING INSmUMENT ~~fore me lhis ::> day of Octo be,. 2005,
by WILLIAM SeHWEIKI:lARDT. 'ndi'lJllnt:an~""iQ~s..person'IIY known to me, and dId nollake an
oath, GO\..> R~\
\{..A
c...J
Special Warranty Deed
Page 2 of2
Schwcikhardt, Trustee [0 JaMson, Trustee
Tracts 143 and 144, Golden Gate ESlales. Unit No, II
CP,2008,1
Page 2 of 29
EXHIBIT GA
PrenaTed bv and return to;
3810306 OR: 4007 PG: 1531
RICO!OIO 10 OllrerAL !ICORDS 0/ COLL!IR CODI1', IL
03/ll/200i 4t 03:19PK OVlGBf I, BROCI, eml
CaRS 1060000,00
RIC III 11,50
00C-,10 11/0,00
David E. Leigb, P.A,
5150 Tam1ami Tran Nortb Suile 501
Naples, FL 34103
. 239....35-9303
File Number: 06-008
1m:
GOOOLlfll COLIMAR If AL
1001 TAKIlJ(l lR R /300
RAlLIS II 31103
Parcel Identification No. 37119800009
(Space Abo"'c This Une For Recording Oillal
The South 180 leet or Tract No. 142, Golden Gllte Estates UOrl No. 11, according ro the pb,( (hereof, as
recorded in Plat Book 4, Page 103-104 of the Public Records of Callier County, Florida,
and said grantor does hereby fully warrant the title 10 said land, and will d,fend the sam, against lawful claims of an persoru;
\\'homsoever.
. "G~"tor" and "Granl~e" ..re us~d for singu!:lrvr plUlOll. a.s conlexl requires,
Goodlette, Coleman & Johnson, P.A
4001 Tamiami Trail, N.
Suite 300
Naples, FL 34103
~
1'.1o.o(.J
Lot ID - C
OoubleTime.
ep-2008-1
Page 3 of 29
EXHIBIT GA
xxx OR: 4007 PG: 1532 xxx
In Witness Whereof, grantor has hereunto sel grantor's hand and seallhe day and year first above written.
si7ed and delivered in our,presence:
<~~ ,-f.!p7~
'- '1iaui~~ Gh/JLti'#,R-u.v---
NN MARIE BtmDlN ~ba,QUgan Rubin, Cormerly known os Shari Ragan
~y~O~:;V
~O\) 1'))\
(T)ID
~(C@~
;f
OJ;>
The foregoing instrument was acknowledged be 0
Rubin, fomerly known as Shari Ragan, 'Who have produce
\\\\I.I1t11IHftl,
~"\~f.N R. $/"'"
~~~ ..........~~,
~~...~\SsJO,I(~.,:-;;P~
~ /~cP.&t~r4~\.~ %
a*: ~'_'4 -.. i*e
:=; ; : ==
;;:~.. 1002'13562 .'d~
~;.l.'-t. 'ilJ~
%~.i~~M..\:r#
~..A69i:...u:;.o~~
I'/I/. '-Ie ST~\'" ~\\...
'1llll1lultl\'\\'\:
Stale of Flnrida
County of Collier
Wllrronf)' Dc~J (SICfUfOl)' Form) . pase '2
DoubleT1m~
ep-2008,1
Page 4 of 29
EXHIBIT GA
3748701 OR: 3946 PG: 0201
!ICOIOIO in OFFICIAL RECOinS of COLLII! e~DIIl, FL
l1/11/200! at 02:02PK DWIGHT I, BIDCI, CLIII
COR! 160000,00
lie m IUD
DOC-,70 3120.00
letn:
GOoDtlm COLlK.\K IT At
1001 TAXIIKI TR i 1100
RAPLlS IL 11103
WARRANTY DEED
Collier County Tax Folio Number: 37117160000
SUBJECT TO: real estate taxes for the year 2005 and subsequent
years; zoning, building code and other use restrictions imposed by
governmental authority; restrictions, reservations and easements of
record eommon 10 the subdivision; provided, however, that no one of
them shall prevent use of the property for residential purposes,
And said Grantors do hereby fully warrant the title to said land, and will defend the same
against the lawful claims of all persons whomsoever.
S:\Brandy ClOSings
Rivero sl KRJ Truslte
Warranty Deed
'i'So. 024
(Page I o(2)
This Instrument Prepnred ~y
Linda C. Brinkman, Esq.
Ooodletttf Cokman & J{lhnsan, P .A.,
4001 Tamiami Trail North, Suite 300
Naples. FLl4103
LotID - E
ep,2008-1
Page 5 of 29
EXHIBIT G.4
*** OR: 3946 PG: 0202 ***
[N WITNESS WHEREOF, the Wldersigned Grantors have duly executed and delivered this
instrument on the day and year first above written,
Signed, Sealed and delivered
in the Presence of: (as to both)
OS~DO~% ~
STATE OF FLORIDA
COUNTY OF COLLIER
nCC@
t"".
f-
a:: Jh
efore me on this r day of
RO, who L-J are personally
as identification.
Prinl Name:
THE FOREGOING
December, 2005, by OSV
known to me or who ( have
Notaiy blic
Print Name:
State of Florida at Large
My Commission Expires:
(NOlllI)l Seal)
~~"'l' 'Ir
..P ......;t' BRANDY A. PJ..SpHKE
.~. MYCOMM~SIO"IDDISI!76
,~. EXPIRES:FebMly 16,2007
""l"orJ\~ BOC\'ldTliNB~III~HYSll'/o:tt
S:\Brandy Closings
Rive;ro sr KJU Trustee
Warranry Deed
(Page 2 of 2)
CP,2008,1
Page 6 of 29
EXHIBIT GA
ReluOlto;
3793126 OR: 3990 PG: 0289
RICORDBD In OFFICIAL RICOROS of COLLIIR CODKT!, IL
03101/2006 at 08:40AM OiIGR! I. BROCl, CLIl!
COKS 750000,00
RIC III 18.50
IHOllUG LO~
OOC-,71 5250.00
Thislnstnrrm:nl Prcparedb),;
Susan D. Evans, E5q
1404 Goodlcrtc Road North
Nuples, FL 34102
Property Appnisers Parcel Identification (Folio) Numbcr(s): 37] 17040001
Gtanfee(5} 5.S fI(5):
Retn:
G{)ODLmB COLIW If At
(001 !AXIAXI Ti R f300
KAPtIS FL 3U03
SPACE ABOVE THIS LINE FOR PROCESSING DATA SPACE ABOVETHIS LINE FOR RECORDINO DATA
- (Wh,,",,, ."d hm'n th, lorn" 'OmnIO," Ind '0"""" .hoJI In,lud, .Ingu'" Ind plurnl, h,jr.<, "g.l repr",.."",," ..dWignSOf
individuuls, lfld the ,ucccssors and llSslgns or rorporllfiom. wherever the t()nteXt so Idmils.O( ~lfircs.)
The East 150 feet of Tract 109, GOLDEN GATE ESTATES, UNIT NO. 11,
according to the Plat thereof as recorded in l'lat Book 4, Pages 103 and 104, of the
Public Records of Collier County, FloridB,
Subject to: restrictions, easements common to the subdivision; taxes for the current
year and subsequent years; applicable zoning laws, building codes and other use
restrictions imposed by governmental authorities; and outstanding oil. gas and
mineral interests of record,
And the said GRANTOR does hereby fully Warrant the litle to said land, and will defend the S8l11e
against the lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, The said GRANTOR bas hereunto set grantor's hand and seal the day
and year first above written,
Goodlette, Coleman & Johnson, PA
4001 Tamiami Trail, N.
Suite 300
Napl.., FL 34103
8.1\ lZ &50 ,0'61
Lot ill - F
CP,2008,1
Page 7 of 29
EXHIBIT G.4
*** OR: 3990 PG: 0290 ***
(ji$b
Miguel Hernandez
Sign~a1ed and delivered in the presence of:
/~C )~
,{iitness Signature
? <7 ~ I (l l':::a n .' '---'
Printed Name
W"$~
Itness 1 ture
.R..~ Sloo P<-
Ponte Name '
-.:;.....; (1. Yo
Printed Name
lL--
STATE OF FLORIDA
COUNTY OF COLLIER
The foregoing instrument was acknowledged before me this 88t(n.. day of February, 2006, by
MIGUEL HERNANDEZ and AMELIA HERNANDEZ who ar6ersonalIy known tOll)llor have
produced as identification.
~,,'';iV~f!'', Sus an D. Ev~
l~~~~"~Cm:l1m!Dioa # Drq50)95
~<?{ ~!. Expires Oct. U 21:t!l
~~.s: rj;$ Jaadtd 1httl
......f,f.~n\,...... Atllnt1e Jo1l.d1q Cd.. Ill.c.
~Yf)~
N~tary Public -State 0, fFIOlf!!t
PnntName: l "ftJ.5&<I]). Jdln
My commission expires:
ep,2008-1
Page 8 at 29
EXHIBIT GA
WARRANTY DEED
3793105 OR: 3990 PG: 0208
mOlDID in omcm mOlDS of COLLfII coum, 1L
03(01/2006 at OI:IIAX DiIGHl I. BIOCr, CLIlI
cors 100000.00
RlC ll! lI.l0
IIDIlIlG l. 00
DOC'.7f mo.OO
THIS fNDENTURE is made this 28 day of
February, 2006, between Shane RObertson, also letn:
known as Shane G. Robertson and Shane Gene GOODLlm COLIW If At
RObertson, and Robin RObertBon, alBo knOlm as IDOl fAXIAXI fir /300
Robin E. RobertBon, Robin Edgar RobinBon, and IAPLIS lL 3HOl
Robin L. Robertson, formerly known as Robin
Edgar HUBband and Wife, hereinafter called the
Grantor, and Kenneth It. Johnson, as TruBtee of
Land TruBt 850.027 under TruBt Agreement dated
DeCember 1, 2005, with full pOWer and authority
to either to protect, conBerve and to Bell, or
to lease, or to encumber, Dr otherwise to
=nage and dispose of the real property
described herein or any part thereof, whose
post office address is Suite 300, 4001 Tamiami Trail North, Naples, FL
[Federal Identi-
fication No. "'11I1~Q:o<t ], hereinafter
called the Grantee. &~~~
WITNESSETH: iYj;'~.i\r~\
THE GRANTOR, for a Q 'l..c" C'<> " atio d
($10.00) and other val ab e c~i ati ns p i
Grantee, receipt of whic i B ' d
sell and convey unto th n e 0 i
si tua ted in Collier Cou i(.>'; , (,....
t-- e::
The EaBt 7S feet 0 . e West 180 t . ,act 109, GOLDEN GATE
ESTATES, UNIT NO. 11, ~ rding to Pla ei.ldi recorded in Plat Book
4, Pages 103 and, 104 0 o~:~, ~Wf-lCOllier County, Florida.
The Property Apprai.ser' s . repj: . ~at ion Nwnber for the above
described real estate is 37 '.
RESERVED FOR USE II'!' CLERIC
34.103
the sum of Ten Dollars
to the Grantor by the
es hereby grant, bargain.
g described real estate,
THE GRANTOR hereby covenants with the Grantee that said real estate
is free of all encumbrances, that lawful seisin of and good right to convey
said real estate are vested in the Grantor, and that the Grantor hereby fully
warrants the title to said land and will defend the same against the lawful
claims of all persons whomsoever, except with respect to (a) ad valorem and
non ad valorem real property taxes for 2006 and subsequent years; Cb) zoning,
building code and other use restrictions imposed by governmental authority;
(c) outstanding oil, gas and mineral interests of record, if any; and (d)
restrictions, reservations, and easements common to the SUbdiViSion.
provided, however, that none of the foregoing shall prevent the use of the
herein described real estate for residential purposes.
AFTER RECOROlNG, PLEASE
RETURN THIs INSTRUMENT TO:
kCM8rh Jahrulon. E:lq.
Good/ene. Coleman & Johnson. PA
Sultll 300
4Q'OT lomlsmi Troll North
Naples. FL 34103
~l>.'" '!5::>.1- I
PAGE 1 OF 2 PAGES
Lot ID - G
CP,2008,1
Page 9 of 29
EXHIBIT G.4
*** OR: 3990 PG: 0209 **1
IN WITNESS WHEREOF, the said Grantor
has executed this instrument on this 28 day of
February, 2006.
flESD'lVEO FOA USE BY ClEJIIC
Signed, sealed and delivered
in the presence of:
~bE'
~, ~
Shane son
(SEAL)
SIGN: /:A: LfL
171 Golden Gate Boulevard Nest
Naples, PL 34120
e:-.. c,...../ M -..1004""0.$
PLEASE PAINT OR TYPE NAME OF FIRST WITNESS ABOVE
~t;b~l~ ckct,,-
Robin 1lobertson
Golden Gate BOulevard West
'II ~PL 34120
~.L"
(SEAL)
f; ...
~
(9
\)\'"
r ledge'd before'me this 28 day of
February, 2006, by Shane Robertson an Robin RObertson, Husband and Nife,
being personally known to me or having produced a current driver's license as
identification,
COUNTY OF COLLIER
.#"~1.~1f.t. BRANDY A. AASPf<E
~.. lIYCO!IlBSSIOfI.OOIS8916
(NOTARY S .M~IllfS:Fo/lIulJyI6,2007
'~t\-~~df-~ 8orldtd.T!w8~IklMySt\'YioH
,:?~vln~ZRrcl)~h
NOT PUBLIC
My COmmission expires:
PlEASE PRIm OR TYPE NAME OF NOTARY PUBLIC ABOVE
A\RbnlnSTJn..n\WD
TIns INSTRUMENT WAS PREPARED BY:
Richard M, Jones. Esq,
Richard M, Jones, P.A.
163 Tenth Avenue South
Naplas, Florid. 34102
WITHOUT OPINION OR BENEAT OF TITLE EXAMlNA TION
.PAGE 2 OF 2 PAGES
Cp-2008,1
Page 10 of 29
EXHIBIT GA
\)
3817062 OR: 4014 PG: 2946
RICORDID 10 OIIICIAt llCORDS of COLt III COOKIY, IL
01/101/006 at OJ:22PK DVYGHI I, BIOCt, CLIII
COIS 580000,00
RIC m 18,50
DOC-,IO 1060,00
Reth:
GOODLIIII COLIHAR II At
lOOI IIJlIIKY II B IJOO
RAlLIS It HIOJ
WARRANTY DEED
TillS DEED, is made on this /PlLaay of April, 2006 between AINSLEY B. CHRISTIE and
ORDENE CHRISTIE, husband and wife (the "Grantors"), and KENNETH R. JOHNSON, as Trustee
of Land Trust 850.035 under trust agreement dated Deeember I, 2005, with full power and authority
either to protect, conselVe and to sell, or to lease, or to encumber, or otherwise to manage and dispose
ofrhe real properly described herein~~e{2',(5hns~st office address is 400 I Tamiami Trail
North, Suite 300. Naples, FL34l~ oy\J U<tl'0..
/~ ;.:.,
. Grnntors,inconsiderari Ino ,( fTENANDNO 00' OLLARS($JO,OO)andothergOOd
and valuable COnsideratiOnS, t. Srea. 0 rs m an a d by ~e, the receipt and sufficiency of
which is hereby acknowledg ,h s lllJl!l~e a ;'? heiid Orantee and Orantee's heirs,
successors and assigns fore er, e Collll . g e d p , situ ted, lying and being in Collier
County, Florida, to wit ~ f-
. C ~
The West 10 t of Tract 109, 001 , G Ie ~ es Unit No, II,
according to t ill thereof, as reeo e ' Jl!/Book 4, at Pages
103-104,ofthe beYp ecords ofCollie~!y, Florida
Collier Courity Tax: Foh eD,'fP ll1loos
SUBJECT TO: real estate taxes for the year 2006 and subsequenl
years; zoning, building code and olher Use restrictions imposed by
governmental authority; restrictions, reservations and easements of
record common to the subdivision; provided, however, lhalno one of
them shall prevent use of the property for residential purposes.
And said Granlors do hereby fuJlywarrantlhe tille to said land, and will defend the same against
lhe lawful claims of all persons whomsoever,
Lot ID - H
(Pag' lor2)
This Inslrument Prepared By
Linda C. Brinkman, Esq.
Goodlett!:, Coleman &: Johnson, P.A.
400 I Tamiami Trail NOMh. Suite 300
Napl.., FL341 OJ
S:\Brnndy Closings
Christie sf KRJ Trusl~e
Warranty Deed
't':xl.() 35
ep,2008,1
Page 11 of 29
EXHIBIT GA
*** OR: 4014 PG: 2947 ***
IN WITNESS WHEREOF, the undersigned Grantors have duly executed and delivered this
instrument on the day and year first above written.
Signed, Sealed and delivered
in the Presence of: (as to both)
prin(9;~::; ~;.q;
JJAML~
Prilll Name: ,(" JEu-
~fi &.4~
AINSLE , CHRlSTIE
~~~/
~ CHRISTIE
STATE OF FLORIDA
COUNTY OF COLLIER
/1u Jt..f.leL L
THE FOREGOING
2006, by AINSLEY B, CH
personally known to me or'
(Notary Seal)
S:\Br:m.dy Closings
Chri5tie sl K.RJ Truslee
WllTTDmy Deed
\\\\\\IIII111l1tt/
~~~.~!!.~/f~%
~. ~,,'~\lISSt:)Ne{:~ %
" .. cP.",\\I.;..~.. "
~ :~ Y'. ''6>''':-
= .- : :::
=*: ... .*::
;~o~, fOD~1505 hr~
-::':~'. ;~..iif~
\~.~~~~~~-.:
"4:'ftIIC m;f.~\,,'
(1IIItrillIlHl\'\
(Page 20(2)
ep-2008-1
Page 12 of 29
EXHIBIT G.4
3752019 OR: 3949 PG: 1405
RiCORDIO In OffICIAL RICOROS of COLLrlR COURTY, fL
l2/1r/200\ at 01:131K DWIGHT I. BROCI, CLIRI
COKS 350000,00
R1C iii 11,\0
OOC-.TO 1150,00
Reta:
GOODLI!!! COL!KAK IT AL
IDOl TAlUAlU YR ! 1300
KAlLIS lL m03
WARRANTY DEED
e said Grantee and Grantee's
, situated, lying and being in
SUBJECT TO: real estate taxes for the year 2005 and subsequent
years; zoning, building code and other use restrictions imposed by
governmental authority; restrictions, reservations and easements of
record common to the subdivisioD; provided, however, that no one of
them shall prevent use of the property for residential purposes.
Grantor warrants that the property described above is vacant land and not her homestead,
Grantor's homestead address is: 312 Lincoln Avenue North, New Prague, MN 56071-2153.
And said Grantor does hereby fully Warrant the title to said land, and will defend the same
against the lawful claims of all persons whomsoever,
(P,oe I of2)
This In.5trument PrepllJed By
Llod, C. Briokman. Esq.
Goodlette. Colerrum &:. Johnson, P.A.
400 ( Tamiami Trait North, Suite 300
N'pl.., FLJ4103
S:\Brand,y Closings
Flicek sl KR.1 Trustee
Warrnnry Deed
~5D,CL~
Lot ill -: I
CP,2008,1
Page 13 of 29
EXHIBIT GA
*** OR: 3949 PG: 1406 ***
IN WITNESS WHEREOF,the undersigned Grantor has dnly executed and delivered this
instrument on the day and year ftrst above written.
Signed, Sealed and delivered
in the Presence of:
9J,I~ ~ r-dU.l
MARIE ANNA FLICEK
STATE OF MINNESOTA
COUNTY OF SCOTT
E-
. fore me on this L2th day of
ally known (0 me or who L-J
6 RICHARD F, WORNSON
. NOTARYPlIBUC.WNNE50rA
" Mr Comm/UianE>pr..JIn. lI,l'OfO
Notary Public
PrlntNam.: Richard F. Wcrnson
State of Minnesota at Large
My Commission Expires:
(Notary Seal)
S:lBrandy C/o,ing.!
Fliee.k st KRJ Trustee
Wamlluy Deed
(Page 2 of 2)
ep,2008-1
Page 14 of 29
EXHIBIT G.4
ep,2008,1
*** 3802478 OR: 3999 PG: 2240 t**
UCOlDiDioOI/lCWRlCOIDSifCOLuIlCOUm,1L
U/I6fllU.tU:llIJ1DiICIIII.IROCI, ellll
eolS f1om.oo
IJeIll IUD
DOC..ID lOIUO
n1i~ 1J000Qlt....lIl'refl,1~lr u, ~,", Rtlum 10:
John Holloway, Esquire
Garber, Hooley ~ Holloway, LLP
700 11th Street So~, Suite 202
~aples. FL 34103
htll:
CIIOUUmCOLl/l.UlllL
IOU IIJlIIlII TRIllO!
II/US" JIIIJ
I'arcdrIJNumbcr: 37116720001
Warranty Deed
This (tldenture, Made Ih/1l15thdo.,. orHa.rch. 2006 ^.D~ 8etween
Michael J. Linssen, a single man
IInlle CClluuy '"~ Coll.:f..er. SUlc nf Florid"a, grantor, lIIlll'
Rannath R~ Johnson, as Trustee of Land Trust B50..034 under Trust
Agreement dated December 1, 2005, with full power and authority e;lthcr
1:0 protst:t, oonser'V"B, and to sell Or to lease or to encumber. or
otherwise m~ag& aDd dispose of the real property described herein.
WIlO:O;CluJd~.u'i,.; 4001 Tl1miainiTrailNorth.NnPI.....EI()J'~34103
"rlheColllll.""' .Slllt~, ~ ~,
0. \,., r."
VVilne.......eth Ih:II'hcGRANTOR.fllrllnd ~dmIlOntlrlhc.1JmOf f \
':~:I~C~~t:~~,~,-\;~:~:~ :::l;;~~;-,a =~ .:fir ~R~~~\~;;~/l:~~C~I~i~~~~; :~I\~~l~;~:\~s
prWl.ed. "a~'li"t.."tJ :md mill'" ,hi! ukl 0 ^ 0 . lInd ulgm Ihn..~. 'he ftllrllwinJ,l d&Tihed hmt!.
..ifUille. I)~n~ ;md ~'nl! In .lle Cutlnl)' liT. 1 ::; C ( I ".,
The South 180 fe&t: a 14 , Estates Unit: No. 11~
according to ~e plat '. ~r , r C de 1n ~ t Book 4, page 103-104,
Public Records of ColI R County, },lor . J::J
'>p /,0
This paraeJ. is nOJ:1-hoine~~roperty. -t.~\. C
~;:~.y
iIIK1lh~ llrul1lnrd,1e'l flcn:h}"lIl1r Wlllnm lhe: IIt/Clo ~1d'bM~6uneag:lIMI f.lV4U1' d:llrtu urldl rcr;o;lln~ wltOIMtlCl'cr
In Wilness Whereof, I1lC G':I"tl'lr hilt hereunln Sf! Ills hmd Ind Je11lhedn)' ~1ld)'Q' fim MflVC ....Tin"".
Sinntd. tellll!d Ilud dtdivered 'n. our pruern::t:
~tD~l~
Michael u. LillBsen
P7'in"" N/UfMs z: fit/w1'M)f)f:6
WJ.tness ~,_ .
~Jl V' fJufi
Pr ted
Witn...s :Jkl\;j f\. Lov-'')
P.O ""'lr(1l:: 1111 Jl'lllilfTd Nnrthw"'l. N~pl~ FL J4120
STATE OF F10rida
COUNTY OF Co1Uer
Tn.: I.trc:l'''lnl! InSlrumen! ....>;1". ~d:n(lwJcdl:cd "er.l~ me C1\1". 15th d~y ufHarch. 2006 h.v
Micha~l J. Linssen, a single man
~Il' to\" pt."f!.nIl;IUy blll\\-'I ,n lIIe fir hcllU lI(ooucd hb- Florida driver I 9 license;u kknlilic:t.lon
~: If~<h
:It~dlliC
MYCtltnmi~~llml!lf1ireo;:
~...~ AlllYK,lQl/lS
r-Tl''''~''''""",
~ OJ>\REI:DtcOS,2IJl9
D"./I!landtd"r'rfSbt.l~
I
f
C'rllOdlett.e, CoJemBJ1 &:Johnl:an, P.A.
4001 Tamlllri1I Tmll. N.
SuiteaOO
Nllples. FL 34103
- ~
Page 15 of 29
(Sc.:al)
Lot ID - J
EXHIBIT GA
ep,2008-1
n.r.1Jro.:un\e"nII'n:(I~...,'Brn"dHcIUm,o;
John Holloway, EsquIre
Garber, Hooley k Holloway, LLP
700 11th Street So.. Suite 2-02
Naples, FL 34103
itt 3802478 OR: 3999 PG; 2240 itt
UCORDlD J, OIl/CIIIII/OIiI .r COIUII coml II
OJ/JI/200l.1 OI:mK 111m I, IIOCI, CUll '
eolS IIO'U, to
uelll IUD
OOC-.!D lDID.OO
l'tJl:
'DOOlllnCOlJUUlII
IlIIllKlAKIlIlllDO
lA/US II 11101
I':lred IUNumhcr: 37116720001
Warranty Deed
'l11Js hidenture. Ml1d~ Ihis 15th day (I(Harch, 2006' A..D" Between
Micha~l J. Linssen, a sina1e man
"rIlU:ClllttllY III Coll.ier. Sl~~ "'Florida, gr:anlor, and
Kenneth R. Johnson, as Trust..a of Land Trust 850.034 \Ulder l'rust
Agreement dated December 1, 2005, with ful~ poWer and ~uthQrity either
to protect; conserve, and to 8el1 or to leu. or to enCUJrlber, or
otherwise mana.ge and diapose of the real property desoribed herein.
wlrn::c ~,:fdre."'~ l~ 400 I T\1miami Trnil North, N~..mQ~34103
"I lhc C.'UtlIY III ,Sll1tcpr'~~
' /dv r',-
~~i~~~~e~~_~'~~:~~:~~O~f:r~:~ ;:nnuflhcJumM J _..t~~---_..._---------- DOLLAlt.'i,
JlrtLllllh~., ~Ollld Imcf \<lln,tblc ~lfUldC:l1Itlll~o = hll d 'Y RA ',lh reu.ifll whetetlr it; I\l:n!by ad;-n"wlcdJ:ed. hao:
!!-r.lnlcd h:lri!'llncLl :tnLl ,~Ild In the ~llld GfU: and ignt: rUR:I'a'. the rolluu"nj! dl!S~"nbed L,nd,
.il"="c:,lyinJ!i1l1lIhcln~mllleColJlJlyur 'T'_1 C I II, ~
The South 180 feet f:t ~ 6' old. G E.~at:BS Unit No. 11..
aocording to the plat r .. r de ~ ~ ~ Book ., page 103-104,
Public Records of CoIl ~~"county, Flor ~ ~
'::t. 00
This parcel is non-w>>n9oba,.. I:lrop.'8rty. ~
. , ~~;~i'-'
:UlUth':&!TolIlIN"iJ''''f IICn:hl'IIIIjr\."'UTlll1l:tlicllllClaA;tI~'~ilg:l.llstIlIWlidcblllUlUrllllrCmlll\W110mSllcYer.
(n Wltne5.'i Whereof, thl: ~l'IInlar has hereunto ~CI his hind unit seNlhe LIlY ilnd yell' finlllhuvc u."rilkn.
Signed, se:lJcd and ddiveN.d l'n our f1l't:Sl!neet
~~~~~ ~
Miehael J. ~inBBen
p,o. A,wh:tl: 1l0JrlfSlNtl NIlI1'I"'61, NJprn, A~J.Cnll
lSCllI)
. N!UIM5 i!f: fi;{JljI'lfl/!>lIZ
WitnesS' ~_ .
~Jd. (7 r~
Pr ted"
l1i neGG :rW\~ ~,Ln",,'':>
STATE OF Florida
COUNTY OF Collier
rn..- 1;.....l!',ln~ IIlnrumcnr v,";lt lCl:nowled,e4 hett~ me: lhi~ lSthd~y of Karch . :a 0 0 6 h)
~iChael J. LinssGn. a single ~an
---."....,..._.m_M. ~'J~ii~
(@ .liU.VH.lotn:i Pr: Qd
~ Mt~.I~ N,....... Plio
~ D11tU:oa:C5..2009 -J
... 1loo:Ud~lllStnht\.Qa: MYCUlnmiIMunf:ll1irc... / I
C'..oodJet.t.e, Coleman I: Jobntan, P..A.
4"001 TunIemj Trail, N.
Suibl300
Nllpre!l, FL 34103
Page 16 of 29
EXHIBIT G.4
3764136 OR: 3962 PG: 2201
IJCOIDIO 10 OIIICIAI lICORDB of COLLlli CO[(l1, IL
01101/1006 It 02:JOPk OilGBI I, BIDeI, CLJII
COl5 115000.00
RlC IIi IB,50
OOC-,IO JJ25,00
letA:
COODLlm COIJW II AL
4001 IUloo n I flOO
I/.ILIS IL llleJ
WARRANTY DEED
Less and except the West 9,00 feel ofthe East 150 feel ofthe Nonh 87
feet of the South 272 feet of Tract 108, Golden Gale Estates Unit No,
II, according 10 theplal thereof. as recorded in Plat Book 4. Pages 103
and 104, ofthe Public Records ofCo1Jier County Florida
Collier County Tax Folio Number: 37116961006
SUBJECT TO: real estate taxes for the year 2006 and subsequent
years; zoning, building code and other use restrictions imposed by
governmental authority; restrictions, reservations and easements of
record common 10 the subdivision; provided, however, that no one of
lhem shall prevent use oflhe property for residential purposes.
Lot ID - K
1l1islmiffumcnl Pre:parcd By
Lind.! C. Bnnkman, Esq.
Goodlene. Coleman & Johnson. P.A.
400! T<lmiami Tr.lH NOrlh. Suite JOO
NJples. FL 3410)
S:\Brandy Closings
Smude:r-Fausl 51 KRJ Trusle~
Warmnl)' Deed
(P:l.g.::o I 0(.21
ep,2008,1
Page 17 of 29
EXHIBIT G.4
**t OR: 3962 PG: 2202 t*t.
And said Grantor does hereby fully warrant the title to said land, and wjll defend the same
againsl the lawful claims of all persons whomsoever.
IN WllNESS WHEREOF, the undersigned Grantor has duly executed and delivered this
instrument on the day and year first above written.
Signed, Sealed and delivered
in the Presence of:
SMUDER-FAUST, REALTY, INC.,
a Florida Corporation
~~'Zwk
STATE OF FLORIDA
COUNTY OF COLLIER
Notary Pu lie
Prillt Name:
State of Florida at Large
My Commission Expires:
(Notary Seal) ~"
..'.....~ BRANDY A. RASCHKE
"~' UYCOIIUISSK)IHO"oI54176
.~. EXPIRES: Fob"",~ 16,1007
~t~~n~ B/lIlSedTkv~ttfabI1Savb:l
S:'Bnndy Closings
Smudcr-Filust st KRJ Trus((:C'
WarnnlY DCld
(Page ZoO.)
CP-2008-1
Page 18 of 29
EXHIBIT GA
CP-2008.1
3794015 OR: 3990 PG: 3499
UCOlOII to OI/lCllL UCOIl' of clLUn mITT.1L
IlIll/IIIi ,111:11111 II1G!l1I, 1I0C1. ClJtI
'''' 710101.00
tIC /If lI.ll
DOC-.ll llaUI
THIS OOCUHENT PREPARED WITHOUT EXAMINATION
OIl OPWIQtI Of TITLE BY:
AfTUIHI TO:
Stephen D. I'll:Cann. Esquire
Step"c!'! O. HcC;1nn, P.".
2180 Invnol:df!<!: Iload
Suite lor;
tI"-pIu, rlorid<l )~J10
tela:
COODlIltI OlUW II II
tDllrWlJlrfl.'lIO
WUlrLlllDl
Folio Numbe~ - 31116960007
WARRANTy DEED
This Indenture, Mad8 this 2F.ft~ay of rcb~j)rr.rt.:::1.-. 2006# Between
Hichael Madsen and Kelly H. Madsen. usband and Wife, ~no3e post office
address is 241 Golden Gate Blvd. West, Naples. rlor1da 34120, here1nbfter
referred to as "Grantor," and Kenneth R. Johnson, as Trustee of Land
Trust 950.032 under Trust ~9reement dated December 1, 2005, conferring
unto the Trustee hereinabove named. the power and authority either to
protec~, conserve and to sell and to convey, or to lease, or to encumber,
or otherwise to manaqe and dispose of the teal property described herein.
Said 'Trustee 1s hereinafter reterred to as "Grantee." The post office
address for Grant.ee 1s 4001 ~m:!-ami--..l:rail North. Suite -300, Naples,
Florida 34103. /\-.\t';R ('OU"'\ .
/:OY~-<::lJ~'
/(j/ , - \
That the Granto~! 0;. ~':~ , :~J ". .~ .. _____,,"
AND 001100 (SIO. 00 n~ rrJ a 0 ~~ qood and valuable
considerations to 3at: antorn hand a1 y ,..~. Grantee, the receipt
whereof j,s hereby ac . ~dged' has qr t.e" _ ained and sold to the
said Grantee. lInd Gr ~ .s heirs and ~1Gl forever, the following
described land, situilte\(lI .~q and being 1~ ~Nf.er County, Flot"ida, to-
wit: '~"i:r~'S>T
The West laO feet of Tr~_ GATE ES't'ATES,' Unit No.
11, accord~ng to the plat thereof of record in Plat Book 4,
page 103-104. Public Records- of Collier County. F'lorida,
Together with the Wa~t 9.00 feet of the East 150 feet. of the
North 67 feet of the South 212 feet. Less the East 9.00 feet
of the West 190 feet of the South 97 feet of the North 207
feet of said Tract lOa,
SUBJECT to the (allowing:
la) Taxes for the year 2006 and subsequent years:.
(bl Zoning, building cod~ and other restrictions imposed by
governmental authority:
(el Outstanding oil, gas and mineral interesLs of record, if any;
and
tdl Restrictions and easements commoo to the subdivision.
And said Grantor does hereby fully warrant the title to said land, Bnd
will defend the same against the la~ful Claims of all persons whomsoever.
."Grantor" and "Grantee" are u~ed for singular or pllJral, as contex.t
requires.
GoodIctte. Coleman & JahrJ5.0n. P,A
400-1 Tamiarni fuil. .N.
SuitESOO
Neple" FL 3~103
&lR &:50.cl1.
Lot ID - L
Page 19 of 29
EXHIBIT GA
*** OR: 3990 PG: 3500 ttt
In Witness Whereof. Grantor has hereunto set Grantor's hand and seal the
day and year first above written.
Siqned. sea~~d and delivered
in our presence:
rftp/- }?J J../lU ~
" tneu 4:1 ta~th ,
?/Ie_'#' c;JI2J /'A
Plea"$~ print IiOIlle.
~~~a:~
PlMef''"(ictnt nl.l:le.
c;,f. )- AI--.--
Hlchad Hads!!:n
..[~t~~
STATE OF FLORIDA
COUNTr OF COLLIER
and State last
WITNESS my han
aforesaid this ~
ISEII.LI
\OUCl
4/10/"
CD", SlllP~.. no. . McCann
,. .! Comrriwan' D0356666
. ExnImOclobor18,200s
,j!!", ....'tPIr~......... ~11
-.
CP-2008-1
Page 20 of 29
EXHIBIT GA
Prepared bv and return to:
Linda C. Brinkman.Esq.
Goodlette, Colem:m & Johnson, P.A.
4001 Tam/ami Tun Nortb Sulle 300
Naples, FL 34103
239-435-3535
File Number: 850.023
Will Call No.,
3719723 OR: 3914 PG: 3601
RlCDlDlD In all/em RlCORDS of CDLLlJI CODIf!, IL
10/ll/IODS It Ol:ll!K D~rGRT I. BlOCK, CLIRK
RIC III 11.50
DOC-.IO .10
leto:
GOODLITII COLIKAN II At
1001 f!KI1Jll IR K flOO
IAlLIS n 11I01
Parcel Identification No. 371 16920005
rSp:u:e Abllv~ This Line For Rcco((hng Data)
CORRECTIVE
N"OIJOO DOLLARS (SIO.OO) and otber
ecelpt whereof is hereby ocknowledged,
forever, the following descnbed land,
6 "Granlor" and MOt;lr'llee" arc u3cd for singular orplutlll. os conle:u requil';$.
In Witness Whereof, grantor has hereunto set grautor's baud and seal the d.y and year firsl .bove written.
S"igned, sealed and delivered in our presence:
~~.flb
~eph . Pelerson .
-r'1
.r?t/ ---::> -
,,- ~2<./~/-'U
M ~n
(Seal)
(Se.l)
Lot ID - M
DoubreT1meco
CP-2008-1
Page 21 of 29
EXHIBIT GA
*** OR: 3914 PG: 3602 ***
Slate of Florida
County of Collier
-1M
The foregoing instrUment was acknowledged before me lhis 11 day of October, 2005 by Joseph D. Peterson and Milry
Peterson, who Ll are personally known or [X] have produced a ~license as identification.
[NorarySeal) J"~~":~.'. BfWlOYA.flAS.CI<<E NOl.ml~.Mc,J.K ~
..llnJ: . MY COMM~SKln, DO 1l6!16
.~. EJ(PIRES:F<b"",~ 16,lOO7 Printed Name:
"'~orn.d't-l;l llIlMKThl'u8l1i2dNed'Ily&rviCl!:1
My Conunisston Expires:
THIS CORRECTIVE 11AR!lAllTY D
SHOW IN THAT CEJrnUN 17.
OF THE PUBLIC RECOIlDS OF
~$RC~
BEING RECORDED ~C. RRECT THE NAHE OF TIlE lIITIlESS
CORDED IN 0 C RECOIlDS BOOK 3907 PAG& 2749
A.
WarrmrtJ' Dud (S((J"lleJ,J' F(ttTrj) . Page: '2
Doublenm~
CP-2008-1
Page 22 of 29
EXHIBIT GA
3793121 OR: 3990 PG: 0267
IJCOiDlD in OllICIIL RlCORD! of COLLIII CODlll, lL
03/01/2006 at 08:lBAIl DVlGH1' I. BIOCr, cmr
COIS 250000.on
IIC III 18.S0
oOC-,70 1710,00
R!tn:
GOODLlm COLlK.\J 11 AL
1001 fAKlAllI fa J '100
UPL18 rL 11101
SUBJECT TO: real estale taxes for the year 2006 and subsequent
years; zoning,. building code and other Use restrictions imposed by
governmental authority; restrictions, reservations and easements of
record common to the subdivision; provided, however, thaI no one of
them shall prevent use ofthe property for residential purposes.
Grantor warrants that the above described ploperty is vacant land and not his homestead.
Grantor's homestead address is 5405 Jaeger Road, Naples, FL 34109.
And said Grantor does hereby fully warrant the title to said land. and will defend the same
against the lawful claims ofal! persons whomsoever.
Lot ill - N
S:\13randy Closings
Buck sf KRJ Trustee
IVnrranry De<<! ./
r;':o.Ol.'>
(P.age Ion)
This rnstnlmenf Pr~ared By
Linda C..Srinkman, Esq.
Goodlettt; Coleman & Johnson, P.A.
4001 Tami2.ITti Trail Nonh. Suite 300
Naples. FL341 03
CP-2008-1
Page 23 of 29
EXHIBIT GA
*** OR: 3990 PG: 0268 **t
IN WIlNESS WHEREOF, the undersigned Grantor has duly executed and delivered this
instrument on the day and year first above written.
Signed, Sealed and delivered
in the Presence of:
~~
STATE OF FLORIDA
COUNTY OF COLLIER
THE FOREGOING
J-h
re me on this ~ da)!..-Of
own to me or who L.::::::J has
Notary Publi
Print Name:
State of Florida alLarge
My Commission Expires:
(Notary Seal)
,\~l ~~~
· .......;. BRANDy ^-A.l.S.CiI<E
..~. MYGOMM!SS.\JW.ohlS!97r
'1~' EXPIRES: F.b",,~ 16.200:
"'o.<n.~ BOlldadn.n-8~"'t:ut)oSt~.
S:\Brandl' Closings
Buck sf K.RJ Trostee
Warranty Deed
(P'g' 2 of 2)
CP-2008-1
Page 24 of 29
EXHIBIT GA
Retn:
GOODLITTI COLlKAR IT AL
IDOl TAHIAKI TR R /JOO
RAPLES IL JIlOJ
4101163 OR: 4307 PG: 1221
R!CORD!D ID the OFFICIAL RlCORDS of COLLI!R COUXf!, PL
12/0J/2001 at OI:OIAK DRIGHT !. BROCI, CLBRI
CORS
RIC lIt
DOC'.IO
155000,00
18.50
J181.00
WARRANTY DEED
('1>-
THIS WARRANTY DEED, is made, executed and delivered on this ~ day of November,
2007 between SAINT LoUIS GEDEUS AND CHRISTINE GEDEUs,husband and wife (the "Grantors"),
and KENNETH R. JOHNSON, AS TRUSTEE UNDER LAND TRUST 850.038, with full power and
authority to protect, conserve and to sell, lease, encumber or otherwise to manage and dispose ofthe
real property hereinafter described, whose post office address is: c/o Goodlette Coleman & Johnson,
P.A. 4001 Tamiami Trail North, Suite 300, Naples, FL 34103, (the "Grantee").
WITNESSETH: that Grantors, for and in consideration of the sum ofTEN AND 00/100
DOLLARS ($10.00) and other good and valuable considerations to Grantors in hand paid by
Grantee, the receipt and sufficiency wher' cknowIedged, have granted, bargained and
sold to said Grantee and Grantee's ~ igns forever, the following described
property, situate, lying and bein ounty of Co ~ of Florida, to wit:
SUBJECT TO: re ~
years; zoning, buildin lcLl restrictions imposed by
governmental authority; outstanding oil, gas and mineral interests
of record, if any; and restrictions and easements common to the
subdivision, provided however that no one of them shall prevent
use of the property as a single family residence.
AND Grantors hereby covenant with the Grantee that Grantors are lawfully seized of said
Property in fee simple; that Grantors have good right and lawful authority to sell and convey this
Property; and that Grantors hereby fully warrant the title to the Property and will defend the same
against the lawful claims of all persons whomsoever.
C:\KRJ\DEEDS
GEDEUS TO KRl. AS TRUSTEE
90 3td Street NW, Naples, FL
Warranty Deed
(Page I of2)
CP-20Q8-1-- -
Page 25 of 29
EXHIBIT GA
*** OR: 4307 PG: 1222 **t
IN WITNESS WHEREOF, Grantors have hereunto set their hands and seals on the day and
year first above written.
Signed, sealed, and delivered
in t'Oesence as to bO:h: .
~~
r;E:((/fJJ1d5~ f/ e7nYtJl.
Print Name:
GRANTORS:
y~
~~
SAINT LOUIS GEDEUS
~~~~6n.,.j
y~R COt:<v
Cp'v 1>;;.
.~';'b
/
---::,
CHRISTINE GEDEUS
STATE OF FLORIDA
COUNTY OF COLLIER
ore me on this 5 day 0 f
, HUSBAND AND WIFE, 0 who
tive driver's license as
NOTARY PUBUc.sTATE OF FLORIDA
_Karen C. Stevenson
eo_sion 1/ DD467739
Expires: ocr. 14, 2009
Bonded 1brJ Atlandc Bonding Co., tnc.
N tary Public
State of Florida at large
Prill/Name: ~~Q.~
My Commission Expires: \0. \1.\ . 2..I;:OC)
(Notary Seal)
elK RJ\DEEDS
GEDEUS TO KRJ, AS TRUSTEE
90 3rd Street NW, Naples, FL
Warranty Deed
-
(Page 2 of2)
CP-2008-1
Page 26 of 29
EXHIBIT GA
RetB:
GOODLITTI COLIKAJ IT AL
4001 TAKIANI TR I '300
WLIS rL m03
3828408 OR: 4026 PG: 1313 RlC m
RlCORDID iB the OFFICIAL RlCORDS of COLLIIR COUIT!, FL DOC-.l0
04/21/2006 at 03:24PM DWIGHT I, BROCI, CLIRI
IUD
.10
Note to Tax Collector: The transaction evidenced by this Instrument Is exempt !rom Florida
Documentary Stamp Tax In accordance with florida Administrative Code Rule 12B-4.013(32Xd)
being a transfer !rom one trustee to a successor trustee without change In beneficial ownership.
DEED TO SUCCESSOR TRUSTEE
THIS DEED is made on this ULday of April, 2006, between BRETT RUBINSON, AS
TRUSTEE OF THE GOLDEN GATE BOULEY ARD WEST TRUST, with full power and authority either
to protect, conserve and to sell, or to lease or to encumber, or otherwise to manage and dispose of
the real property described herein, pursuant to Florida Statute 689.071 (hereinafter called the
"Grantor"), and KENNETH R. JOHNSON, AS SUCCESSOR TRUSTEE OF THE GOLDEN GATE
BOULEY ARD WEST TRUST, with full power ~authari!):: either to protect, conserve and to sell, or
to lease or to encumber, or Otherwise~/ :jlllm[~ the real property described herein,
pursuant to Florida Statute 689.071)1 . Ef callealhli:'~~tec:"), whose post office address is:
c/o GooOLETTE, COLEMAN & J9f!@ ,P.A, 4001 Tamiam~Traitforth, Suite 300, Naples, FL
34103. / ! ,__.__._____.._ \ \
. . / /- l.::l~,_~::~--"r-\ \ \
The Grantor, m constbe t aml\'~/I~ DOLLARS (S1O.00) and
other good and valuable candide ti s t sa d r o. 1'1 d I . d.1ibbYY t t~ e' Grantee, the receipt and
sufficiency of which is herebyraf _/ ~~ __: ed, q. 'n~d sold to the said Grantee
and Grantee's heirs, successo~ assigns forever,the !;))OWll'g d1SE'fl~ed property, situated, lying
and being in Collier County, F.f(1f' ,to wit: ..J;:I~~. j /'::;:/
\ ~ -,' "."'\ l' ,', j i
'. (/t..,"\., " '\,_ 1 / ._~-/
The East 180 feet\~fjtl~-1..IO, Golden 9;lt:'\ISs~(~s, Unit No., ] I,
according to the map 01"P~ t;~/'1ls_~1'W9~))YPlat Book 4, at Pages
103 and 104, of the Public R.ec6d}!:S'.~(:'hmer'County, Florida.(being the
same property conveyed to grantor by Deed to Successor Trustee dated
October 14.2005 and recorded October /9,2005 in Official Records Book
39/4. at Page 3577, of the Public Records of Collier COUllty. Florida).
The subject property is unimproved and vacant land and not the
homestead of Grantor who resides outside the State of Florida.
Collier County Tax Folio No: 37/ / 7/20008
SUBJECT TO: real estate taxes for the year 2006 and subsequent years;
zoning, building code and other use restrictions imposed by governmental
This Instrument Prepared By:
C\BAR\Crown
Rubinson Deed 10 Successor Trustee
6~ ~50.C2o
(Page I of2)
Linda C. Brinkman, Esq.
Goodlelte, Coleman & Johnson, P.A.
400 I Tamiami Trail North, Suite 300
Naples, FL3410J
CP-2008-1
Page 27 of 29
EXHIBIT GA
*** OR: 4026 PG: 1314 ***
authority; outstanding oil, gas and mineral interests of record, ifany; and
restrictions and easements common to the subdivision.
And said Grantor does hereby specially warrant the title to said land, and will defend the
same against the lawful claims and demands of all persons claiming by, through or under Grantor,
but against none other.
IN WITNESS WHEREOF, the undersigned Grantor has duly executed and delivered this
instrument on the day and year first above written.
Signed, sealed and delivered
in the presence of:
~M~ ~~/---
Print Na..,. /! ~sA- f7..H-1MGtL BREIT RUBINSON, AS TRUSTEE OF THE
"'<:-I---~l;fJEJ::! GATE BOULEY ARD WEST TRUST
/,\./\" Jl&.:~_,:g O/\'~'-.,
/ .i-'/'" ".....{ 'r"
/(:5) >- ""',J-" \
\ \
,/ \. -~""""'''~'''', \ \
"_''''<'''~-,-J-''\
" / ";';'--'<-':"W~, ,'___' \ \ \
! ",I/T\1(d7~< &1'~{1'\\-\ ;'7\ \
I if I . I I it) ~ 'Y I, i
g~~~;;EAL~~~~;I~tYhY'A\ir~jj J'!~'1\\. Jr~ i:~)
\:':,""i~' '~\"" ,':jr;t:H ,,/ _,/.i~ (~/
THE FOREGOING INST~~fiN:[was acknowJ~~~~(~re me on this J" -HiIayof April,
2006, by BREIT RUBINSON, 0 Wh&,i(p9tj?a}lY'1ql:o,~.rl~:rt!e or Dwho produced his driver's
license as identification, AS TRUSTEE OFTHE.GQfDtJlr:tiATE BOULEV ARD WEST TRUST and on its
behalf.
~e~
Not ublic (
Print ame: ':::rj(,y~1 e. gl-um~rrrHRL
Commonwealth of Pennsylvania
My Commission Expires:
(Notary Seal)
(':\BAR'.('rown
Rubinson Deed (0 Successor Trustee
-
CP-2008-1
Page 28 of 29
_ ~~U:-~~ ~ : ..";;:'..:-: -.1_; " i..:j'" l-'CI\I.\I" 1 i..\' o,NIJ,)_
NolariaI Seal
JanelC. BUnenihaI, NotlJy Public
I MstMnTYop..~CaIIIy
I -.a.... . ',ElCI*9SFeb. 23.:ml l
Me!ntlr, "..,."."..", '"roat"", Of _rl..
EXHIBIT GA
(Page 2 of2)
This ll<M:um~nf Pr~pu~d by
*** 4306492 OR: 4461 PG: 0441 ***
RICOROiD In omCIAL RlCOROS of CDLLlIR COOiIY, !L
06/11/2009 at 10:06AN DilGHI i. 6ROCI, CURl
CO'S 210010.00
RiCPII 10.00
00C-.I0 1680.00
Michael A. Durant
CONROY, CONROY & DURANT, P.A.
2210 Vanderbilt Beach Road, Suite 1201
Naples, Florida 34109
Retn:
GOOOLII!l COLiKAN !l AL
4000 lAKIAKI IRI N 1100
NAniS n 3H03
Pllrulll) ~umMr: 37117200009
Warranty Deed
This Indenture, Made this
Kevin P. Broader, a
10th day of
sinqle man
June
, 2009 AD..
Between
"r the Counl~ of Collier Stak of Florida
Kenneth R. Johnson, as Trustee of Land Trust 850.045
, grantor, and
whllse address is 4001 Tamiami Trail, Suite 300, Naples, FL 34103
of the (ounly of Collier , State of Florida , grantee.
Witnesseth thattoc GRANTOR. for and in consideration of the sum of
------------------------TEN DOLLARS ($10) ----------------------- DOI.I.ARS
and other j!.uo<l and valuable consideration to GRANTOR in hill1d raid by GRANn+. the receipt whereof is hereby aclu1<lwledged. has
granted. hargained and sold III the said GRANTI:E and GRANTEE'S heirs. successors and assigns forever. 1h... following described land. SHuate.
lyingandhl;:inginthcCount)'nf Collier Stale of Florida tOWlt
The South 75 feet of the North 150 feet of Tract 111, Golden Gate
Estates, Unit No. 11, acco..rdj,nq-.,-tP-~~e..he-. ..,~la.t.. thereof as recorded in
Plat. Book 4, paqes 103 an~"1~~\\:~Wi~~c:'"rds of Collier County,
Flor1da. ,,-: c,\:./ "---: V /., ',-
/' (J;:/ /..
Subject to real prope~y ,id-'-va-:l:Q!'_~_..:t,.,.~es ~~r \~he year of closinq;
zoninq, buildinq codejand J~~~ u~ ie~trictions imposed by
qovernmental authori t/y; /9~lt,rli::f~~::::~:i.-~~;q~s::;_~nd\ mineral interest of
record, ~f.a~y; res~ri#tfon~'(rr~~rt~~iprl~/~nd:easements common to
the Subdiv1sJ..on. \i-~:,\"_'\./'\ ,\::./..../,Ll- ,1...1..
Toqether with all ten~~~t~, heredit~~?t~ ~h~\~ppurtenances thereto
belonqinq or in anywi~~jlppertaininq. 's:.'h' i '''-'.''
\( ,.> ., <. ..,; "." /
\'-,
"
r', ".
:/,/:-
and the granhlr dl"-'s h<:reh~ lulh \\~rTal11 the 1Il1e IU said land_ and will defend the same againsl lawful daim, of all flCrsuns "homs"",er
In Witness Whereof,1he grantor has hereunto set hIS halld and seal 1he day ~nd 'eill lirs! ahtwe 'HIllen
~CS~
___(Seal)
Kevin P. Broader
po ^ddre'S> lJ1 I~I StrHI ~w, NllpltS, fLJ.4129
y
STATE OF F~orida
COUNTY OF Collier
rile. fnrcgmllg IIlSlnllnenl \\'~~ ~d<Il.\\\kdgcd hcforc me this
Kevin P. Broader, a single man
'-/1 '
/,
(1:1\ 01 '~;;::/f(/Y1~
.2009
h,
dri.~e-=_~_=--~~.~~as 'derll,f,cation. /
(r(/{~I//-f~ .
~ted e; __'-'./ /< -t f t
~~ry P lie
/f ",./
/.y;'f:~.-l
he' h pcrso"alh hn",,'" In Ill" or he 11;" pwduc'"Lllll_' Florida
,~~ .lACOOEUNELANDflE'NS
J;:"-b.~~ MYCOUIlIISSlON'DD&40a23
~.~>> EXPlAES:Deceml:>er22,2012
TI),,~;.i)'!,'9I:nIIoInrv~?ublicU~
C P-2008- kOADER-JOHNSON
:>'-lyConllni""", F'\pir",
Page 29 of 29
1."",<i<""",Jh ':'P"r'" ',,,<m, '0' ;'J<.>" l'Ol'7<,' "" r.""n"'lJ_
EXHIBIT GA
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GA TE BOULEVARD and WILSON BOULEVARD
EXHIBIT G.5
LETTERS OF AUTHORIZATION
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008-1
LETTER OF AUTHORIZA nON
RECEIVED
A.VG 08 2009
Q. fBrad
& AsSoci Y Minor
ales, f>A.
TO WHOM IT MAY CONCERN:
I hereby authorize Q. Gradv Minor & Associates. P.A. and Coleman. Y ovanovich. & Koester. P.A.
(Name of Agent - typed or printed)
stto amend the Collier County Growth Management Plan affecting
Signed:
~ Date:
,&-1[0 !cJC1 .
Printed Name: Kenneth R. ohnson as Trustee
and that the application is
I hereby certifY that I have the authority to maI4e
true, correct, and complete to the best of my 1mb
~~
STATE OF (Florida)
COUNTY OF (Collier)
day of AUf} ;.sL, 2009
MY COMMISSION EXPIRES: I 0 J 0 ~ I O~
By
CHOOSE ONE OF THE FOLLOWING:
\........-- who is personally known to me,
who has produced
as identification
and
v
did take an Oath
did not take an Oath
L'''"!. AMANDA R. OIL
~~ MY COMMISSION # D0757874
""if EXPIRES. Oct""" 06. 2009
~~,..cf'- Fl Not8l"-DiscouUIASOOC.CO.
1-IlOO-~lIAI<Y -.
NOTICE - BE AWARE THAT:
Florida Statute Section 837.06-False Official Statements Law states that:
"Whoever knowingly makes a false statemeflt in writing with the intent to mislead a
public servant in the performance of his official duty shall be guilty of a misdemeanor
of the second degree, punishable as provided by a fine to a maximum of $500.00 and/or
maximum of a sixty day jail term.
CP 2008-1
08/2009
II GradyMinor
Civil Engineers · Land Surveyors · Planners · Landscape Architects
Ms. Michele Mosca, AICP
Principal Planner
Collier County Comprehensive Planning
2800 North Horseshoe Drive
Naples, FI 34104
Re: CP-2008-1, Estates Shopping Center Subdistrict
Revised Exhibit IV,B and Additional Data and Analysis Information
Dear Ms. Mosca:
Thank you for making time to meet with us to discuss the proposed Growth Management
Plan amendment pertaining to the Estates Shopping Center Subdistrict. As discussed, we
are providing with this correspondence some additional information, which responds to
comments made by staff and Collier County Planning Commission members at the
October 19, 2009 public hearing.
Some members of the Planning Commission and a few members of the public questioned
whether a commercial project of the scale proposed in this amendment was appropriate at
this location. The project location is appropriate because it is centrally located in North
Golden Gate Estates, and located at the intersection of two of the primary roadways
serving the Golden Gate Estates resident population. In addition to the extensive
population currently residing and projected to reside in the primary trade area of the
project, your Transportation staff has confirmed that Golden Gate Boulevard is a
commuter corridor which provides for a high volume of through traffic and potential high
capture rate for the commercial center. In fact, Transportation staff applied a 35% pass
by capture rate instead of the typical 25% pass by capture rate. The public also directly
benefits from the project by receiving needed right-of-way for improvements to the
intersection of Golden Gate Boulevard and Wilson Boulevard at no cost to Collier
County.
A centrally located grocery-anchored shopping center will have a positive impact on the
transportation network internal to and external to Golden Gate Estates by reducing
vehicle miles traveled for Estates residents. Residents east of Wilson Boulevard will no
longer be required to travel an additional six miles each way to get to a grocery anchored
shopping center. The reduced vehicle miles traveled also equates to reduced green house
gas emissions as mandated by Florida law. Based on methodologies provided by staff,
we have calculated the estimated reduction in vehicle miles traveled and reduction in
green house gas emissions resulting from the project. A report outlining the effects on
vehicle miles traveled and green house gas emissions prepared by Keystone Development
Advisors is attached to this correspondence.
Q. Grady Minor & Associates. P.A.
3800 Via Del Rey
Bonita Springs. FL 34134
Ph. 239-947-1144 . Fx: 239-947-0375
EB 0005151. LB 0005151. LC 26000266
www.gradyminor.com
Ms. Michele Mosca
RE: CP-2008-1, Estates Shopping Center Subdistrict
Revised Exhibit IV.S and Additional Data and Analysis Information August 25.2009
November 24, 2009
Page 2 of3
With regard to the scale of commercial development proposed on the 41+/- acre site, the
amount of commercial square footage has been reduced from 225,000 to 210,000 square
feet of commercial space, which is approximately one-half the intensity of a typical urban
area shopping center. Further, the conceptual plan submitted with the comprehensive
plan amendment has been refined to depict larger buffers, additional green space and
reconfigured preservation areas, which further demonstrates that the proposed
commercial area is an appropriate scale and compatible with the surrounding area. The
text of the proposed amendment has been modified to reflect the decrease in commercial
square footage, as well as the increase in buffers and building setbacks. We are
committed to developing a grocery-anchored shopping center for the community. A
successful center must have an appropriate size and combination of uses to insure
economic viability. The commercial demand figures for the primary trade area indicate
demand for a commercial shopping area in this location, and staff acknowledges that
there are no sufficiently sized parcels within the primary trade area to permit
development of a grocery-anchored shopping center.
The small acreage parcels currently located within the Golden Gate Area Master Plan and
designated as Neighborhood Centers are not capable of supporting a true neighborhood or
community sized commercial center. The original staff findings as outlined in the
Collier County East of CR 951 Services and Infrastructure Horizon Study Preliminary
Report, conclude that the existing neighborhood center concept cannot satisfy the long-
term demand for commercial services in Golden Gate Estates and that larger sites over 40
acres in size will be needed.
In addition to the supportive commercial demand and supply analysis, we have analyzed
other economic impacts associated with the proposed shopping center. Fishkind and
Associates has reviewed the direct and indirect economic benefits of the proposed project
and have prepared a report outlining the employee earnings and job creation associated
with construction and operation for the proposed 210,000 square foot commercial project.
This analysis is attached for your review.
The applicant has also demonstrated that in addition to the population and demographic
data which supports development of a commercial shopping center, the residents of the
community have participated in several outreach efforts and have indicated their support
for a grocery-anchored shopping center at this location. A mail survey conducted by the
applicant demonstrates an overwhelming level of support for the project. Further, nearly
2,000 letters of support have been provided from the community for the project.
We are confident that the original and supplemental information provided as supportive
information for this comprehensive plan amendment demonstrates:
I. There are no other commercial sites available in Golden Gate Estates large
enough to support a grocery-anchored center,
2 Cover Letter Revised and Additional Info (2).doc
RCGMPA
Ms. Michele Mosca
RE: CP-2008-1, Estates Shopping Center Subdistrict
Revised Exhibit IV.B and Additional Data and Analysis Information August 25, 2009
November 24, 2009
Page 3 of3
2. There is significant resident support in the primary trade area for this type of
commercial project,
3. There are significant short-term and long-term economic benefits resulting
from this project,
4. There are significant public benefits resulting from the project which include
donated land for right-of-way, a reduction in green house gas emissions, and a
significant reduction in vehicle miles traveled for area residents.
Please contact Richard D. Yovanovich at 435-3535 or me if you have any questions.
Sincerely,
(0 ~KJcx-~ ~
D. Wayne Arnold, AICP
2 Cover Letter Revised and Additional Info (2).doc
RCGMPA
Exhibit IV.B
Proposed Growth Management Plan Text
a. Estates - Commercial District
(VIII)1) Residential Estates Subdistrict - Sinale-family residential
development may be allowed within the Estates - Commercial District at a
maximum density of one unit per 21/4 gross acres unless the lot is considered a
legal non-conforming lot of record.
2) Estates Shoppina Center Subdistrict - Recoanizina the need to
provide for centrally located basic aoods and seNices within a portion Northern
Golden Gate Estates. the Estates Shoppina Center Subdistrict has been
desianated on the Golden Gate Area Future Land Use Map.
The Subdistrict is located at the NW corner of Golden Gate Boulevard and
Wilson Boulevard westward to 3'd Street NW and extendina northward to include
the southern 180 feet of Tracts 142 and 106 of Unit 11 and the southern 255 feet
of Tract 111 of Unit 11 of Golden Gate Estates, totalina approximately 41 acres.
The Estates Shoppina Center Subdistrict is intended to provide convenient
shoppinq. personal seNices and employment for the central areas of Northern
Golden Gate Estates. Commercial development in this Subdistrict will reduce
drivinq distances for many residents. assist in minimizina the road network
reauired. and reduce traffic impacts in this area of Collier County.
All development in this Subdistrict shall comply with the followina reauirements
and limitations:
a. Allowable Uses shall be limited to the followina:
1. Amusement and recreation
Groups 7911 - Dance studios. schools and halls. excludina
discotheaues
7991 - Physical fitness facilities
7993 - Coin-operated amusement devises
7999 - Amusement and recreation seNices. not elsewhere
classified. includina only day camps. aymnastics
instruction. iudo/karate instruction. sportina aoods
rental and yoaa instruction (excludes NEC
Recreational Shootina Ranaes. Waterslides. etc.)
2. Apparel and acceSSON stores (no adult oriented sales)
Groups 5611 - Men's and boys' clothina and acceSSON stores
5621 - Women's clothina stores
Exhibit IV B - Amended Language 122309.doc
Page] of11
Exhibit IV.B
5632 - Women's accessorv and specialtv stores
5641 - Children's and infants' wear stores
5651 - Familv c10thinq stores
5661 - Shoe stores
5699 - Miscellaneous apparel and accessorv stores
3. Automotive dealers and qasoline service stations
Groups 5531 - Auto and home supplv stores
5541 - Gasoline service stations. without repair
4. Automotive repair. services and parkinq (no outdoor repair/service. All
repairs/services to be performed bv authorized automotive technician.)
Groups 7514 - Passenqer car rental
7534 - Tire retreadinq and repair shops. includinq on Iv tire
repair
7539 - Automotive Repair Shops. Not Elsewhere
Classified, includinq on Iv minor service. lubricatinq
and diaqnostic service
7542 - Carwashes. as an accessorv to convenience stores
onlv
5. Buildinq materials. hardware. carden supplv. and mobile home dealers
Groups 5231 - Paint. class. and wallpaper stores
5251 - Hardware stores
5261 - Retail nurseries. lawn and carden supplv stores
6. Business services
Groups 7334 - Photocopvinq and duplicatinq services
7335 - Commercial photoqraphv
7336 - Commercial art and qraphic desiqn
7338 - Secretarial and court reportinq services
7342 - Disinfectinq and pest control services
7352 - Medical equipment rental and leasinq
7359 - Equipment rental and leasinq. not elsewhere
classified
7371 - Computer proqramminq services
7372 - Prepackaqed software
7373 - Computer inteqrated systems desiqn
7374 - Computer processinq and data preparation and
processinq services
7375 - Information retrieval services
7376 - Computer facilities manaqement services
7379 - Computer related services. not elsewhere classified
7382 - Security systems services
7383 - News syndicates
7384 - Photofinishinq laboratories
Exhibit IV 8 ~ Amended Language 122309.doc
P<tg<: 2 of 11
Exhibit IV.S
7389 - Business services. not elsewhere classified
7. Child day care services (Group 8351)
8. Communications
Groups 4812 - Radiotelephone communications
4841 - Cable and other pay television services
9. Construction special trade contractors (office use on Iv. no on-site
equipment storaae)
Groups 1711 - PlumbinQ. heatina and air-conditionina
1721 - Paintina and paper hanaina industrv
1731 - Electrical work industrv
1741 - Masonrv. stone settina. and other stone work
1742 - Plasterina. drvwall. acoustical. and insulation work
1743 - Terrazzo. tile. marble. and mosaic work industrv
1751 - Carpentrv work
1752 - Floor lavina and other floor work, not elsewhere
classified industry
1761 - RoofinQ, sidina, and sheet metal work industrv
1771 - Concrete work industrv
1781 - Water well drillinQ industrv
1791 - Structural steel erection
1793 - Glass and Qlazina work
1794 - Excavation work
1795 - Wreckina and demolition work
1796 - Installation or erection of buildina equipment, not
elsewhere
1799 - Special trade contractors. not elsewhere classified
10. Depositorv institutions
Groups 6021 - National commercial banks
6022 - State commercial banks
6029 - Commercial banks. not elsewhere classified
6035 - Savinas institutions. federallv chartered
6036 - Savinas Institutions, not federallv chartered
6061 - Credit unions, federallv chartered
6062 - Credit unions. not federallv chartered
6091 - Non-deposit trust facilities
6099 - Functions related to depository bankinQ. not
elsewhere classified
11 EatinQ and drinkina places (Group 5812. includina only liquor service
accessorv to the restaurant use. no outdoor amplified music or
televisions)
Exhibit IV B - Amended Language 122309.doc
Page 3 of11
Exhibit IV.B
12. Enoineerino. accountino. research. manaoement. and related services
Groups 8711 - Enoineerino services
8712 - Architectural services
8713 - Surveyino services
8721 - Accountino. auditino. and bookkeepino services
8741 - Manaoement services
8742 - Manaoement consultino services
8743 - Public relations services
8748- Business consultino services. not elsewhere
classified
13. Executive, leoislative. and oeneral oovernment. except finance
Groups 9111 - Executive offices
9121 - Leoislative bodies
9131 - Executive and leoislative offices combined
9199 - General oovernment. not elsewhere classified
14. Food stores
Groups 5411 - Grocerv stores (minimum 27,000 souare feet)
5421 - Meat and fish (seafood) markets. includinQ freezer
provisioners
5431 - Fruit and veoetable markets
5441 - Candy. nut. and confectionery stores
5451 - Dairy products stores
5461 - Retail bakeries
5499 - Miscellaneous food stores, includino convenience
stores with fuel pumps and carwash
15. General merchandise stores
Groups 5311 - Department stores
5331 - Variety stores
5399 - Miscellaneous oeneral merchandise stores
16. Home furniture. furnishinos. and eouipment stores
Groups 5712 - Furniture stores
5713 - Floor coverino stores
5714 - Draperv. curtain. and upholsterv stores
5719 - Miscellaneous home furnishinos stores
5722 - Household appliance stores
5731 - Radio. television. and consumer electronics stores
5734 - Computer and computer software stores
5735 -Record and prerecorded tape stores (no adult
oriented sales)
5736 - Musical instrument stores
Exhibit IV B - Amended Language 122309.doc
Page40f 11
Exhibit IV.S
17 . Insurance carriers
Groups 6311 - Life insurance
6321 - Accident and health insurance
6324 - Hospital and medical service plans
6331 - Fire. marine. and casualty insurance
6351 - Surety insurance
6361 - Title insurance
6371 - Pension. health and welfare funds
6399 - Insurance carriers. not elsewhere classified
6411 - Insurance aqents
18. Justice. public order and safety
Groups 9221 - Police protection
9222 - Leqal counsel and prosecution
9229 - Public order and safety. not elsewhere classified
19. Meetinq and banquet rooms
20. Miscellaneous retail (no adult oriented sales)
Groups 5912 - Druq stores and proprietary stores
5921 - Liquor stores (accessory to qrocery or pharmacy
only)
5932 - Used merchandise stores
5941 - Sportinq Qoods stores and bicycle shops
5942 - Book stores
5943 - Stationery stores
5944 - Jewelry stores. includinq repair
5945 - Hobby. tOY. and qame shops
5946 - Camera and photoqraphic supply stores
5947 - Gift. noyelty. and souvenir shops
5948 - Luqqaqe and leather qoods stores
5949 - Sewinq. needlework. and piece qoods stores
5992 - Florists
5993 - Tobacco stores and stands
5994 - News dealers and newsstands
5995 - Optical qoods stores
5999- Miscellaneous retail stores. not elsewhere
classified (excludinq qrayestone. tombstones.
auction rooms. monuments. swimminq pools. and
sales barns)
21 Non-depository credit institutions
Groups 6111 - Federal and federally-sponsored credit aQencies
6141 - Personal credit institutions
Exhibit IV B - Amended Language 122309.doc
Page 5 01'11
Exhibit IV.B
6153 -Short-term business credit institutions. except
aqricultural
6159 - Miscellaneous business credit institutions
6162 - Mortqaqe bankers and loan correspondents
6163 - Loan brokers
22. Offices and clinics of dentist (Group 8021)
23. Personal services
Groups 7212 - Garment pressinq. and aqents for laundries and
drvcleaners
7221 - Photoqraphic studios. portrait
7231 - Beautv shops
7241 - Barber shops
7251 - Shoe repair shops and shoeshine parlors
7291 - Tax return preparation services
7299 - Miscellaneous personal services. not elsewhere
classified. excludinQ massaqe parlors. Turkish
baths and escort services
24. Public finance. taxation. and monetary policv (Group 9311)
25. Real Estate
Groups 6512 - Operators of nonresidential buildinQs
6513 - Operators of apartment buildinqs
6514 - Operators of dwellinQs other than apartment
buildinqs
6515 - Operators of residential mobile home sites
6517 - Lessors of railroad property
6519 - Lessors of real property. not elsewhere classified
6531 - Real estate aqents and manaqers
6541 - Title abstract offices
6552- Land subdividers and developers. except
cemeteries
26. Schools and educational services. not elsewhere classified (Group
8299)
27. Security and commodity brokers. dealers. exchanqes. and services
Groups 6211 - Security brokers. dealers. and flotation companies
6221 - Commodity contracts brokers and dealers
6231 - Security and commodity exchanqes
6282 -Investment advice
6289 - Services allied with the exchanqe of securities or
commodities. not elsewhere classified
Exhibit IV B - Amended Language 122309.doc
Page 60f 11
Exhibit IV.B
28. Social services
Groups 8322 - Individual and familv social services (adult day care
centers only)
8351 - Child day care services
29. Travel aqencies (Group 4724)
30. Veterinarv services for animal specialties (Group 0742)
31. Video tape rental (Group 7841, excludinq adult oriented sales and
rentals)
32. United states postal service (Group 4311. excludinq major distribution
centers)
33. Any other principal use which is comparable in nature with the
foreqoinq list of permitted principal uses, as determined by the Board
of Zonino Appeals ("BZA") by the process outlined in the LDC.
b. Accessory Uses:
1. Accessory uses and structures customarily associated with the
permitted principal uses and structures, includinq, but not limited to:
a. Utility buildinos
b. Essential service facilities
c. Gazebos, statuarv and other architectural features
c. The followinq uses shall be prohibited:
1. Amusement and recreation services. not elsewhere classified (Group
7999, NEC Recreational Shootinq Ranqes. Waterslides. etc.)
2. Air and water resource and solid waste manaqement (Group 9511)
3. Business Services
Groups 7313 - Radio, television. and publishers' advertisinq
representatives
7331 - Direct mail advertisinq services
4. Correctional Institutions (Group 9223)
5. Drinkinq places (alcoholic beveraqes) (Group 5813)
Exhibit IV B - Amended Language 122309.doc
P,lge 7 of 11
Exhibit IV.S
6. Educational services
Groups 8211 - Elementarv and secondarv schools
8221 - Colleqes. universities. and professional schools
8222 - Junior colleqes and technical institutes
8231 - Libraries
7. Health services
Groups 8062 - General medical and surqical hospitals
8063 - Psvchiatric hospitals
8069 - Specialtv hospitals. except psvchiatric
8. Miscellaneous Retail
Groups 5921 - Liquor stores
5961 - Cataloq and mail-order houses
5962 - Automatic merchandisinq machine operators
9. Personal services
Groups 7211 - Power Laundries, familv and commercial
7261 - Funeral service and crematories
10. Social services
Groups 8322 - Individual and familv social services, excludino
adult day care centers
8361- Residential care, includinq soup kitchens and
homeless shelters
d. Development intensity shall be limited to 210.000 square feet of qross
leasable floor area.
e. One qrocerv use will be a minimum of 27.000 square feet. With the exception
of one qrocerv use. no individual user may exceed 30.000 square feet of buildinq
area.
f. Development within this Subdistrict shall be phased and the followinq
commitments related to area roadway improvements shall be completed within
the specified timeframes:
1. Rioht-of-Wav for Golden Gate Boulevard Expansion and Rioht-of-Wav
for the Wilson Boulevard Expansion will be donated to the County at no
cost within 120 days of a written request from the County.
2. The applicant will pay its fair share for the intersection improvements at
Wilson Boulevard and Golden Gate Boulevard within 90 days of County
request for reimbursement.
Exhibit IV B - Amended Language 122309.doc
Page 80fll
Exhibit IV.B
3. Until the intersection improvements at Golden Gate Boulevard and
Wilson Boulevard are complete. the Countv shall not issue a Certificate(s)
of Occupancv (CO) for more than 100.000 square feet of development.
The applicant must obtain a C.O. for a Qrocerv store as part of this
100.000 square feet. and the Qrocerv store must be the first C.O.
obtained.
Q. RezoninQ is encouraQed to be in the form of a Planned Unit Development
(PUD). and the rezone ordinance must contain development standards to ensure
that all commercial land uses will be compatible with neiQhborinQ residential
uses.
A conceptual plan, which identifies the location of the permitted development
area and required preserve area for this subdistrict is attached. The preserve
area depicted on the conceptual plan shall satisfy all comprehensive plan
requirements for retained native veQetation. includinQ but not limited to the
requirements of Policv 6.1.1 of the CCME. A more detailed development plan
must be developed and utilized for the required PUD rezoninQ.
h. Development standards. includinQ permitted uses and setbacks for principal
buildinQs shall be established at the time of PUD rezoninQ. Anv future PUD
rezone shall include at a minimum:
(1) Landscape buffers adjacent to external riQhts-of-wav shall be:
. 151/3'" Streets- Minimum 30' wide enhanced buffer
. Wilson Boulevard- Minimum 25' wide enhanced buffer
. Golden Gate Boulevard- Minimum 50' wide enhanced buffer
(2) Except for the utilitv buildinQ, no commercial buildinQ may be constructed
within 125 feet of the northern property boundary and within 300' of the
3rd Street NW boundary of this subdistrict.
(3) Anv portion of the Project directlv abuttinQ residential property (propertv
zoned E-Estates and without an approved conditional use) shall provide.
at a minimum. a seventy-five (75) feet wide buffer. except the
westernmost 330' of Tract 106. which shall provide a minimum 20' wide
buffer in which no parkinQ uses are permitted. Twentv-five (25) feet of
the width of the buffer alonQ the developed area shall be a landscape
buffer. A minimum of fifty (50) feet of the buffer width shall consist of
retained or re-planted native veQetation and must be consistent with
subsection 3.05.07.H of the Collier County Land Development Code
(LDC). The native veQetation retention area may consist of a perimeter
berm and be used for water manaQement detention. Anv newlv
constructed berm shall be reveGetated to meet subsection 3.05.07.H of
the LDC (native veGetation replantinG requirements). Additionallv. in
Exhibit IV B - Amended Language 122309.doc
Page 9 of 11
Exhibit IV.B
order to be considered for approval. use of the native veQetation retention
area for water manaQement purposes shall meet the followinQ criteria:
(4) There shall be no adverse impacts to the native veQetation beinQ
retained. The additional water directed to this area shall not increase the
annual hvdro-period unless it is proven that such would have no adverse
impact to the existinQ veQetation.
(5) If the proiect requires permittinQ bv the South Florida Water ManaQement
District. the proiect shall provide a letter or official document from the
District indicatinQ that the native veqetation within the retention area will
not have to be removed to complv with water manaQement
requirements. If the District cannot or will not supplv such a letter. then
the native veQetation retention area shall not be used for water
manaQement.
(6) If the proiect is reviewed bv Collier County. the County enQineer shall
provide evidence that no removal of native veQetation is necessary to
facilitate the necessarv storaqe of water in the water manaQement area.
a. Estates - Mixed Use District
(VI)2- Neiahborhood Center Subdistrict - Recognizing the need to
provide basic goods, services and amenities to Estates residents, Neighborhood
Centers have been designated on the Golden Gate Area Future Land Use Map.
The Neighborhood Center designation does not guarantee that commercial
zoning will be granted. The designation only provides the opportunity to request
commercial zoning.
(VI) a) The Collier County Land Development Code shall be amended to provide rural
design criteria to regulate all new commercial development within Neighborhood
Centers.
(1II)(V)(VI) b) Locations
Neighborhood Centers are located along major roadways and are distributed
within Golden Gate Estates according to commercial demand estimates, (See
Map 9). The centers are designed to concentrate all new commercial zoning, and
conditional uses, as allowed in the Estates Zoning District, in locations where
traffic impacts can be readily accommodated and to avoid strip and disorganized
patterns of commercial and conditional use development. Four Neighborhood
Centers are established as follows:
. Wilson Boulevard and Golden Gate Boulevard Center.
This center consists of 311 four three quadrants at the intersection of
Wilson and Golden Gate Boulevards (See Map 10). The NE and SE
quadrants of the Center consist of Tract 1 and 2, Unit 14, Tract 17, Unit 13
and the western half of Tract 18, Unit 13 Golden Gate Estates. The NE
quadrant of Wilson and Golden Gate Boulevards is approximately 8.45
acres. The parcels within the NE quadrant shall be interconnected and
Exhibit IV B - Amended Language 122309.doc
Page 100f11
Exhibit IV.B
share access to Golden Gate Boulevard and Wilson Boulevard to
minimize connections to these two major roadways. The SE quadrant of
Wilson and Golden Gate Boulevards is 7.15 acres, allows 5.00 acres of
commercial development, and allocates 2.15 acres to project buffering
and right-of-way for Golden Gate Boulevard and Wilson Boulevard. +Re
N\!l.' EjblaElranl of tho Contor ig approximatoly HIll a8r:€lE: in E:izQ ::md
conE:iE:te: of Tract 144, Unil11 of Goldon Galo EE:tatoE:. The SW quadrant
of the Center is approximately 4.86 acres in size and consists of Tract
125, Unit 12 of Golden Gate Estates.
Also revise as follows:
TABLE OF CONTENTS, LIST OF MAPS
[Page 1]
Estates Shopping Center Subdistrict
. add name of this inset map in FLUE where maps are listed.
Policy 1.1.2:
[Page 5]
The ESTATES Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
.L ESTATES - MIXED USE DISTRICT
a. Residential Estates Subdistrict
b. Neighborhood Center Subdistirct
c. Randall Boulevard Commercial Subdistrict
d. Conditional Uses Subdistrict
2. ESTATES - COMMERCIAL DISTRICT
a. Estates Shoppina Center Subdistrict
. add the new Subdistrict in FLUE policy 1.1.2.2 that lists all
Designations/Districts/Su bdistricts.
Exhibit IV B - Amended Language 122309.doc
Page II of 11
Exhibit IV.S
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Greenhouse Gas Reduction Analysis
Collier County GMP A 2008-1
For
Proposed 4l-acre Commercial Project
NW corner Wilson Boulevard and Golden Gate Boulevard
Collier County, Florida
cia
Rich Yovanovich, Esq.
Coleman, Yovanovich & Koester, P.A.
Northern Trust Bank Building
4001 Tamiami Trail N., Suite 300
Naples, Florida 34103
November 2009
Client File No: 2009-11-3
rR1
Kevstone Development Advisors. LLC
A LAND DEVELOPMENT CONSULTING COMPANY
12355 COLLIER BOULEVARD, SUITE B NAPLES, FLORIDA 34116
TELEPHONE: (239) 263-1100 FACSIMILE (239) 236-1103
dave@keystonellc.net - www.keystonellc.net
INTRODUCTION
The purpose of this report is to analyze and calculate the Greenhouse Gas (GHG) and Vehicle
Mile Travel (VMT) reduction for the proposed 2008-1 GMP Amendment. The proposed
amendment consists of a 210,000 sf shopping center located at the intersection of Wilson
Boulevard and Golden Gate Boulevard with a grocery anchor within Golden Gate Estates,
Naples, Florida.
METHODOLOGY
Our analysis began by reviewing the Collier Interactive Growth Model (CGIM) population
projections for years 2010 through build-out. We then identified the homes located east of the
project by Transportation Analysis Zone (T AZ) and those homes west of the proposed project by
TAZ within the market area.
The proposed project was identified as a destination alternative to existing shopping centers.
The closest Neighborhood or Community shopping center alternative is 6 miles from the
proposed center. Therefore every home located east of the proposed project would save 6 miles,
one-way, or 12 miles roundtrip, for every trip not made to the existing shopping alternatives.
Homes west of Wilson Boulevard have varying trip lengths to existing alternative centers
depending upon their location. There are 6 TAZ's within the proposed project's market area.
The centroid of each T AZ was located relative to the market area boundary which is 2 miles east
of Collier Boulevard. The market area boundary is the approximate midpoint between the
existing shopping centers and the proposed center. The reduction in VMT for homes west of
Wilson Boulevard is found by multiplying the distance from each TAZ centroid to the market
boundary by the number of homes in the subject T AZ.
After calculating the reduction in VMT, a subsequent calculation is provided identifying the
gallons of fuel saved. The quantity of fuel gallons saved is used in two additional calculations;
one for reduction in carbon dioxide and a second for saved fuel costs by consumers in Golden
Gate Estates.
VMT REDUCTION CALCULATION
The proposed project was identified as a destination alternative to existing grocery anchored
shopping centers on Collier Boulevard. The closest Neighborhood or Community shopping
center alternative is 6 miles from the proposed shopping center located at the intersection of
Wilson Boulevard and Golden Gate Boulevard.
Therefore every home located east of the proposed project will save 6 miles, one-way, for every
trip not made to the existing shopping center alternatives on Collier Boulevard. According to the
CGIM there are 3,217 homes within the market area east of Wilson Boulevard in 20 I O. In
addition there are 2,177 homes west of Wilson Boulevard in 20 I 0 for a total of 5,394 homes
within the subject's market area.
Based on the 12 mile roundtrip saved for every trip not made to the alternative centers for homes
east of Wilson (and within the market area), to the proposed grocery anchored center, there will
be a reduction in VMT of 36,972 miles. Said another way, assuming 100% of the homes
described above make one roundtrip to the proposed center 38,604 miles will never be driven
based on the number of 20 I 0 households.
For households west of Wilson, Table 1 shows the miles saved when consumers choose the
proposed center over the existing alternatives. The miles shown are based on the difference
between distances from the T AZ centroid to proposed center versus the existing centers:
TAZ Miles Reduced (calculated Round Trip Distance
ID# from TAZ centroid) Saved/Reduced
215 5.5 miles 11 miles
216 4 miles 8 miles
218.1 3.688 miles 7.376 miles
238.1 3.688 miles 7.376 miles
236 5.375 miles 10.75 miles
Table 1.
Based on the specific number of homes in each T AZ and the round trip miles saved for every trip
the households west of Wilson and within the market area make a dedicated trip to the proposed
grocery anchored center there will be a reduction in VMT of 12,944 miles. Said another way,
assuming 100% of the homes in TAZ 215, 216, 218.1, 238.1 and 236 make one roundtrip to the
proposed center 12,944 miles will never be driven.
The total reduction in VMT for each dedicated trip to the proposed center within the market area
boundary is 51,549 miles.
The next logical question is: how many trips are made to the grocery store by the typical
household per week? According to the Food Marketing Institute the average number of trips to
the grocery store per week is 2.0 per consumer. For the purposes of this report a conservative
interpretation of the stated metric will be a consumer is a household regardless of the number of
consumers live in each household (l household = 1 consumer). We are also neglecting any other
trips generated by the center for needs other than groceries (i.e. dining, coffee, postal services,
personal service, etc).
Not all trips to the grocery store are unique or dedicated. There is the trip home from work
where one stops and picks up a few necessary items. There are also specific trips or dedicated
trips to the store by the household shopper where home is the origin and final destination. The
trip home from work is called a pass-by trip. Based on the location of the proposed center, the
transportation corridor and the lack of alternative grocery stores in the immediate area 35% of
the trips will be pass-by and 65% will be dedicated.
The adjusted weekly reduction in YMT due to shopping is therefore:
51,549 miles/trip x 2.0 trips/week x 65% dedicated trip rate = 67,013 miles/week saved.
The proposed center is expected to generate 303 new jobs in Golden Gate Estates according to a
study by Fishkind and Associates. The location and distribution of each new employee is
assumed to have the same distribution as the households. The average roundtrip savings per
employee is calculated to be 9.56 miles.
The adjusted weekly reduction in VMT due to employment is therefore:
303 employees x 9.56 miles/trip x 5 trips/week = 11,945 miles/week saved.
The annual reduction in VMT based on the number of household in 20 I 0 is 4, I 05,824 miles if
the proposed GMPA is approved and built.
GREENHOUSE GAS REDUCTION
The fleet fuel efficiency rate provided by Collier County Transportation Planning is 20.8 miles
per gallon. Based on the reduction in VMT the volume of fuel conserved is 197,395 gallons in
2010.
Collier County Transportation Planning also provided the rate of 19.6 pounds of carbon dioxide
produced per gallon of fuel burned. Based on the rate of carbon dioxide produced per gallon
burned, 1,934 tons of GHG would be reduced if the GMP amendment was approved. It is
important to note the amount of carbon dioxide produced will increase every year until build-out
of Golden Gate Estates. At build-out a reduction of 4,161 tons of GHG per year will be
eliminated. The chart below shows the reduction in carbon dioxide in 5 year increments through
build-out.
Tons C02 Reduced by GMPA
4,500 """_"___________._..______________..._____n_________.._.._...........n__.._....."......'.__. - - - - -......--....."....-..-..------..
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FUEL SAVINGS
The average price of gasoline today is $2.71. The annual savings by consumers, assuming the
GMP amendment is approved will be $2.71 x 197,395 gallons in 2010 = $534,942. Assuming
the price of fuel never increases, the annual savings at build-out by consumers if this GMP
amendment is approved will be $1,150,731. The chart below shows the reduction in consumer
spending on fuel in 5 year increments through build-out.
$1,400,000
$1.200,000
$1,000,000
$800,000
$600,000
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$200,000
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CONCLUSIONS
The calculated annual reduction in Vehicle Mile Travel (VMT) for the proposed 2008-1 GMP
Amendment is 4, I 05,824 in 20 I 0 and 8,832,117 by build-out. The calculated annual reduction
in Greenhouse Gases is 1,934 tons in 2010 and 4,161 tons by build-out. The calculated annual
savings to consumers due to reduced fuel consumption is $534,942 in 2010 and $1,150,73Iby
build-out (in 2010 dollars and assuming the cost offuel does not increase over time).
Exibit A
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t) N 11
Estates Shopping Center Sub district
Economic Impact Analysis
November 24,2009
Prepared for
Mr. Rich Yovanovich, Esq.
Coleman, Yovanovich & Koester, P.A.
Mr. Wayne Arnold
Q. Grady Minor & Associates, Inc.
Prepared by
Fishkind & Associates, Inc.
1415 Panther Lane, Suites 346/347
Naples, Florida 34109
(239) 254-8585
Table of Contents
1.0 Economic Impact Analysis Overview ..............................................................................3
2.0 Economic Impact Methodology.... ... ..... ..... .... ..... ........ .... .......... ... .... ...... .......................... 3
3.0 Construction Impacts .......... ....... .... ... ....... ....... .......... ....... .... ...... ....... .... ... .............. ......... 5
4.0 Operating Impacts .......................................................................................................... 6
5.0 Summary of Economic Impacts ......................................................................................7
Estates Shopping Center Subdistrict
Commercial Needs Analysis
2
1.0 Economic Impact Analysis Overview
Fishkind & Associates, Inc. conducted an analysis to determine the economic impacts of the
construction and operations of the Golden Gate Estates Shopping Center Subdistrict located in
Collier County.
This study relies on data gathered from the following sources:
. Client Provided Project Data
. Consultant Estimated Construction Cost Data
. Regional Input-Output Modeling System (RIMS II)
2.0 Economic Impact Methodology
A systematic analysis of state and local level economic impacts is essential for effective planning
in the public- and private-sectors. In the 1970's the Bureau of Economic Analysis (BEA)
developed a method known as RIMS (Regional Input-Output Modeling System), which measures
these economic impacts. The RIMS method utilizes 1-0 (Input-Output) tables, the distribution of
the inputs purchased and the outputs sold, to analyze these economic effects. In the 1980's BEA
completed an expanded update of RIMS which is now known as RIMS II (Regional Input-Output
Modeling System). The regional multipliers presently found in a third edition of the BEA
handbook reflect the most recent input - output data available. The Consultant uses RIMS II for
this analysis.
If the Project is approved and implemented, it will generate economic output from two separate
sources:
1) Construction of the Project; and
2) The on-going operation of the Project
(Rest of Page Left Intentionally Blank)
Estates Shopping Center Subdistrict
Commercial Needs Analysis
3
These two sources of economic output have unique RIMS II multipliers which assist in calculating
the total direct and indirect economic impacts of the project. The table below shows the two
categories of economic output as well as the multipliers associated with each category for Collier
County.
Table 1. RIMS II Multipliers
Activity Type Final-demand multiplier Direct-effect multiplier
Output Earnings Employment Earnings Employment
J~loJ~~rs) J d.ollars) (jobs) d;~!~r~L i~~sl
lil~ ---I'tl
.~. mnA Q"llImna C;oluml1C -0 mil
Construction 2.0456 0.7044 21.5918 1.8371 1.9434
Retail 1.8689 0.6171 24.5830 1.7193 1.5220
Office 2.1526 0.8055 21.7569 1.7847 2.1797
Source: RIMS II (Regional Input-Output Modeling System)
The economic impacts identified here take the form of:
. Output - value-added dollars and wage earnings spent and re-spent in the analysis area
as a result of the project;
. Earnings - wage earnings in the analysis area generated by employment associated
directly and indirectly with the project; and
. Employment - jobs created directly and indirectly in the analysis area as a result of the
project.
For both the construction and operationai periods of the Project, there are direct and indirect
economic impacts created. Direct economic benefits are the result of people purchasing goods
or services from a business. For example, people shopping at the center create a direct impact
on the economy. Indirect economic benefits are created by a 'ripple effect' through the economy.
For example, as more people shop at the center the center must purchase more from
wholesalers who in turn hire additional salespeople, clerical workers, etc. These employees in
turn purchase additional goods and services in the local community, thus further indirectly
impacting the economy.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
4
3.0 Construction Impacts
The economic impacts of construction take place during the construction period only. These
impacts will cease after the construction term. Based on the volume of construction, the time
frame of construction, and generally accepted guidelines for number of construction employees
required per commercial square foot, the Consultant estimated the number of construction
workers that will be required assuming the project is completed in the time frame of 1 year. The
table below shows the number of units/square feet for each facet of construction as well as the
annual number of employees for the year.
Ta
ble 2. Construction EmDlovment Generated bv the Proie
Construction Employment
Units Year 1 AVQ Ann.
Retail (sqft) 195,000 154 154
Office (sqft) 15,000 12 12
Total 210,000 165 165
ct
Source: Fishkind and Associates, Inc.
Utilizing the multipliers found in the Table 1, the Consultant was able to determine the economic
output that will be generated by the construction of the Project. According to the methodology
outlined by the Bureau of Economic Analysis, the construction employees will be directly
responsible for $14.9-million in economic output. The formula for determining this output is listed
below:
Econ. Output = (# of Emp. / (Emp. Final, _/ Emp. Direct, _ll * 1,000,000
The direct economic impacts of each phase of construction (described above) combined with the
indirect economic impacts which ripple throughout the County are significant. The total economic
output was calculated using the RIMS II multiplier system and includes the output, earnings, and
employment associated with the construction of the Project. Table 3 below summarizes the
results of the economic output analysis for the construction phase.
Estates Shopping Center Subdistrict
Commercial Needs Analysis
5
Table 3. Economic Output for Construction
Activity Type Direct Impacts Direct and Indirect Impacts
Employment Output .output Earnings Employment
Gobs) (dollars) (dollars) (dollars) Gobs)
Construction 165 $14,883,281 $30,445,240 $10,483,783 321
Source: Flshklnd and Associates, Inc. and RIMS (Regional Input-Output Modeling System)
4.0 Operating Impacts
The Client plans to construct retail and office commercial uses. At build out, the Project will have
generated 303 onsite employees. This is shown in Table 4 below.
Table 4. Operatin Emplovment Generated b the Project
Land Use Sqft SqftJEmplovee # of Emp.
Retail 195,000 750 260
Office 15,000 350 43
Total 210,000 n/a 303
Source: Fishkind & Associates
Utilizing the multipliers found in Table 1, the Consultant was able to determine the annual
economic output that is directly generated by the operation of the Project. According to the
methodology outlined by the Bureau of Economic Analysis, the permanent employees generated
by the Project will be directly responsible for $20.4-million annually in economic output. The
formula for determining this output is listed below:
Econ. Output = (# of Emp. I (Emp. Final, iIIlUtmf~ I Emp. Direct, ~!Ymttl)) . 1,000,000
The direct economic impacts of the Project at build out (described above) combined with the
indirect economic impacts which ripple throughout the County are significant. The total economic
output was calculated using the RIMS II multiplier system and includes the output, earnings, and
employment generated by the completed Project. Table 5 shows the results of the economic
output analysis for the ongoing operations of the Project.
Table 5. Economic Output for Operations
Activity Type Direct Impacts Direct and Indirect Impacts
Employment Output Output Earnings Employment
Gobs) (dollars) (dollars) (dollars) Gobs)
Retail 260 $16,097,303 $30,084,250 $9,933,646 396
Office 43 $4.293.613 $9.242.432 $3.458.505 93
Total 303 $20,390,916 $39,326,682 $13,392,151 489
Source: Fishkind and Associates, Inc. and RIMS (Regional Input-Output Modeling System)
Estates Shopping Center Subdistrict
Commercial Needs Analysis
6
5.0 Summary of Economic Impacts
The proposed Golden Gate Shopping Center Subdistrict is directly responsible for a level of
economic output, earnings, and employees as well as indirectly responsible for additional output,
earnings, and employees which has a ripple effect throughout the rest of the County. The total
direct economic impact from the project is estimated at $14.9-million annually during the
construction period and $20A-million annually during the operating period. This figure is a
function of the 165 construction employees and 303 permanent retail/office employees. It should
be noted again, that the impacts of the construction will terminate upon project buildout.
Therefore, the on-going direct economic impact will be $20A-million.
In addition to the direct impacts, the project has an indirect ripple effect on the entire Collier
County economy. In total the project will be directly and indirectly responsible for generating
$30.5-million in economic output throughout the County during the construction period. Also
during this period, it will create $10.5-million in earnings and be responsible for 321 employees
throughout the County.
Allowing for the temporary nature of the construction impacts, the on-going total economic output
will be $39.3-million, the on-going earnings will be $13A-million, and 303 permanent new jobs will
be created, along with 186 additional jobs supported indirectly. Table 6 summarizes the total
economic impact of the construction and operation of the project.
a e ummary of rOlect Economic Impacts
Activity Type Direct Impacts Direct and Indirect Impacts
Employment Output Output Earnings Employment
Gobs) (dollars) (dollars) (dollars) Gobs)
Construction Impacts
Construction 165 $14,883,281 $30,445,240 $10,483,783 321
Activity Type Direct Impacts Direct and Indirect Impacts
Employment Output Output Earnings Employment
Gobs) (dollars) (dollars) (dollars) Gobs)
Permanent Imnacts
Retail 260 $16,097,303 $30,084,250 $9,933,646 396
Office 43 $4,293 613 $9,242A32 $3,458.505 93
Total 303 $20,390,916 $39,326,682 $13,392,151 489
T bl 6 S
p
Source: Flshkmd and Associates, Inc. and RIMS (Regionallnput~Output Modeling System)
Estates Shopping Center Subdistrict
Commercial Needs Analysis
7
SUPPLEMENTAL COMMUNITY
SUPPORT PACKET
ESTATES SHOPPING CENTER SUBDISTRICT
AT THE NORTHWEST CORNER OF
GOLDEN GATE BOULEY ARD and WILSON BOULEY ARD
APPLICA nON FOR A REQUEST TO AMEND
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN
PREPARED BY:
COLEMAN, YOVANOVICH AND KOESTER, PA
40{H Tamaimi Trail North, Suite 300, Naples, Florida 34103
239.435.3535 239.435.1218 fax
and
Q. GRADY MINOR AND ASSOCIATES, PA
3800 Via Del Rey, 13om!a Spring, Florida 34134
2399471144 239.9470375 fax
GROWTH MANAGEMENT PLAN AMENDMENT
SUBMITTED APRIL 2008
AMENDED APRIL 2009
AMENDED AUGUST 2009
AMENDED SEPTEMBER 2009
CP-2008- I
Estates Shopping Center
Public Outreach
The Estates Shopping Center Subdistrict Comprehensive Plan amendment proposes to
amend the Golden Gate Area Master Plan to pennit a grocery store anchored shopping
center to be developed on a 4\ acre site near the intersection of Golden Gate Boulevard
and Wilson Boulevard. The Subdistrict will permit a maximum of 225,000 square feet of
commercial space, including a required full-service grocery store component and other
uses commonly found in neighborhood and community commercial centers such as
banks, restaurants and personal services. The grocery store will be a minimum of 27 ,000
square feet and be the first use to receive a certificate of occupancy. The site is central to
the northern Golden Gate Estates area residential population, and is located near one of
the most established intersections within Golden Gate Estates. This central location
makes the site ideally situated to provide convenient shopping and service opportunities
currently unavailable in this area of Golden Gate Estates. In addition, the proposed
development intensity is approximately 5,500 square feet per acre which is less than the
intensity of approximately 6,000 square feet per acre utilized by staff in its analysis for
the current estates neighborhood centers and estates vacant designated commercial land.
The property owner has worked hard to enlist the input of area residents in determining
support for a shopping center and what uses are needed to serve the residents of the area.
An extensive public outreach effort has occurred over the past two years in which the
application has been pending Board of County Commissioner review. The outreach
effort has included mail surveys, extensive public meetings and focus group efforts. A
summary of the community outreach effort is described below:
. Focus Group Input ( November 2007)
The Developer invited a number of area residents to participate in a focus group
to share ideas on what types of uses would be well received in a shopping center
at this location. The participants identified several land uses that were needed in
their community such as grocery store, sit-down restaurant, hair salon, bank, etc.
. Informal Meeting with Nearby Property Owners (January 15, 2008)
. Golden Gate Estates Civic Association Meeting (January 16, 2008)
. COUllty NIM Meeting (February 19, 2008)
At the February 19, 2008 NIM it was clear that there was a tremendous amount of
misinformation pertaining to the project. In addition, at that NIM, the nearby
residents requested that there be more details presented as part of the
comprehensive plan amendment process. The Petitioner voluntarily withdrew
from the 2007 amendment cycle and resubmitted its petition as part of the 2008
amendment cycle.
A fter the petition was resubmitted to the County as part of the 2008 cycle, the
Petitioner then continued to present the petition and solicit infonnation through
public outreach. Results of the Fathom analysis and a more detailed
comprehensive plan petition which included a conceptual master plan was
presented to the public in many public information meetings. The process is
outlined below. As a result of the out reach, the petition has become more
detailed than is typically found in a comprehensive plan amendment.
. Fathom Study IlIterviews (February 2-5 and February 28/29, 2008)
1.5 hour long interviews with project neighbors and area property
owners to determine how a center should function and feel.
. Mail Survey (March 4, 2008)
A survey was prepared and mailed to more than 5,500 property owner is our
defined market area, with a response rate of approximately 30%. An independent
accounting firm tabulated the results, in which 83% of the respondents indicated
that they supported a community sized shopping center at this location.
Respondents also indicated their preference for prospective tenants to include
major grocer, post office, family restaurant, drug store, hardware store, and bank.
. Immediate neighbors meeting (November 5, 2008)
. General area meeting (November 13,2008)
. General area meeting in Spanish (November 20, 2008)
. Golden Gate Estates Area Civic Association meeting (January 21, 2009)
. Collier County Fair, Community Outreach Booth (February 5-15, 2009)
. Homeowners Organization of Golden Gate Estates (February 25, 2009)
.
Collier Citizens News pa~er independent poll
February 2nd thru March 6' ,2009, Yes or no
For a 40 acre 225,000 sq. ft. shopping center at the
NW corner of Wilson and Golden Gate Blvd.
2.365 total vote
(March 6, 2009)
YES (,5%
NO 34%
. County NIM (September 14,2009)
. Meetings with representative of the First and Third group both prior to aud
after the September 14,2009 NIM.
Community Support
The property owner has also solicited support for the proposed Estates Shopping Center
comprehensive plan amendment by mailing to each property owner within our identified
market trade area a letter requesting support for the project. To date, 1,838 letters
supporting the shopping center have been returned to us from this initial mailing.
Additional letters were signed and received at various community events such as the
Collier County Fair. In total, 1,947 letters of support have been received. We have
enclosed a representative sample letter, a CD which includes a copy of each returned
letter of support, a spreadsheet identifying the name and address of each supporting letter,
and a map identifying the locatiou of each of the letters.
Staff has indicated that the proposed plan amendment represents a departure from the
resident's established vision for Golden Gate Estates, and that the vision can only be
established through public input and a coordinated effort to insure that commercial
centers are appropriately located.
With over a dozen community meetings in which resident input has been provided, the
Estates Shopping Center has established an unprecedented level of community input for a
privately initiated growth management plan amendment. In both mail and newspaper
surveys 0 f area residents, there is overwhelming support for a grocery store anchored
shopping center at this central location within Golden Gate Estates. Staff has also noted
that there are no other community commercial centers within Golden Gate Estates.
Based on the community input there is clearly a demand for the proposed amendment,
and the County through use of the Collier Interactive Growth Model has determined that
there is no supply ofthis type of commercial within Golden Gate Estates.
The Estates shopping center as proposed is a "community" sized center. The first
certificate of occupancy will be for a grocery store that is at least 27,000 square feet in
sIze. The comprehensive plan amendment proposes the uses requested by the Golden
Gate Estates residents. In addition, the Petitioner has included a conceptual master plan
that assures compatibility with surrounding neighbors and compatibility with the Golden
Gate Estates community. Finally, the Petitioner is in the process of preparing a petition
for PUD zoning on the property that will be processed concurrently with the
comprehensive plan amendment. The proposed PUD further assures that the project is
compatible with the immediate neighbors and the Golden Gate Estates community.
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