THE NE QUADRANT LAND USE PLAN

THE NE QUADRANT LAND USE PLAN APPENDIX - VOLUME 3 APPEND. 9 TRANSPORTATION & APPEND. 13 DR/GR LAND USE Aug. 5, 2013 Barraco and Assoc., Inc. Stuart and Assoc. JMB Transportation Passarella and Assoc.

THE NE QUADRANT LAND USE PLAN LAND USE PLAN APPENDIX 09.0 TRANSPORTATION July 17, 2013 Barraco and Ass., Inc. Stuart and Ass. JMB Transportation Passarella and Ass.

Appendix 09.0 Transportation Appendix 09.01! NE Quadrant Transportation Evaluation!!! 09.02.! JMB Engineering, report to the City of Bonita Springs; 07/13 Appendix 09.02! 2035 Long Range Transportation Plan!!! 09.01! 2035 Long Range Transporation Plan, Table 12-1; 05/13; MPO,!!!!! http://www.leempo.com/documents/lrtpamended05-17-2013.pdf THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

Appendix 09.01 NE Quadrant Transportation Evaluation THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

Transportation Element Existing 2013 Traffic Demands & Needs The study area's current traffic demands were established by conducting link-specific traffic counts, as well as obtaining data on file with the Lee County Department of Transportation (LDOT). The 2013 traffic volumes were compiled and adjusted to reflect peak season conditions for each link within the limits of the study area, which are summarized on Table T-2A. Also described on Table T-2A are the links' current classifications (e.g., 2 lane arterial, 2 lane collector, etc.) and service volume capacities. As shown, the 2013 peak season traffic demand on East Terry Street exceeds the "adopted" maximum carrying capacity of the 2-lane road (i.e., LOS E is 12,500 ADT). As determined, the current volume/capacity ratio on East Terry Street is v/c = 1.03, which implies the roadway is marginally operating at LOS F. However, it is important to note that the link-specific service volume thresholds were set forth by the Lee County 2035 Long Range Transportation Plan (2035 LRTP), which relied upon Generalized Service Volume Tables. In doing so, the LRTP may have understated the corridor's actual carrying capacity for that segment between I-75 and Bonita Grande Drive. It is recommended that a more detailed approach to determining that segment's true carrying capacity be conducted by the City in order to better determine when roadway improvements are needed. Future Traffic Demands & Needs per the 2035 Lee County LRTP The 2035 traffic demands were previously determined as part of the Lee County 2035 Long Range Transportation Plan (LRTP). The 2035 traffic projections reflect the build-out of all "entitled" land uses contained within and surrounding the study area, except for a 2,000 student public school that is planned at the intersection of Bonita Grande Drive/Dewey Street. The 2035 LRTP traffic projections are summarized on Table T-2A. The 2035 LRTP indicates a need for widening Bonita Grande Drive (between Bonita Beach Road and E. Terry Street) and East Terry Street (between Imperial Street and Bonita Grande Drive) and Bonita Beach Road (between I-75 and Bonita Grande Drive). It is important to note that these roadway improvements are identified as a need based upon the build-out of the current land use entitlements within and surrounding the study area. The 2035 LRTP determined that Bonita Grande Drive and East Terry Street will need to be widened to 4-lanes with intersection improvements, and Bonita Beach Road will need to be widened to 6-lanes and the westbound-to-northbound I-75 on-ramp will need to be improved, as well as other necessary intersection improvements. Table T-2A depicts the Existing + Planned Road Network and its service volume capacities. 2035 Traffic Demands & Needs - Existing Land Use Build-out (2,631 D.U.'s & Public School) In order to determine the 2035 traffic conditions that reflect the build-out of the remaining entitled land uses, the traffic demand estimates for the remaining undeveloped parcels were added to 2035 background traffic forecasts. That is, traffic that will be generated by the remaining entitled ;development was first estimated based upon adopted transportation planning practices, and then the traffic was assigned to the surrounding road network based upon the established travel patterns for this area. Table T-1A provides a detail of the estimated trips associated with the remaining development of 752 dwelling

units and the 2,000 student public school. Table T-2A provides a summary of the 2035 background plus estimated traffic demands for each road link. Also shown on Table T-2A are the roadway links' adopted service volume capacities and the projected level of service (LOS) for existing network conditions and for the 2035 LRTP Network. As determined, all roadways within the study area will operate at acceptable levels of service for 2035 traffic conditions for build-out of the existing land uses on the LRTP Network as summarized on Table T-2A and depicted on Figure T-2A. 2035 LRTP Needed Development Scenario Road Network Improvements 2,631 D.U.'s and Public School 4-lane East Terry Street None (Refer to Table T-2A & Fig T-2A) (Imperial to Bonita Grande Dr) 4-lane Bonita Grande Drive (Bonita Beach Rd to E. Terry) 6-lane Bonita Beach Road (I-75 to Bonita Grande Dr) 2035 Traffic Demands & Needs - Proposed Build-Out (5,000, 7,500 and 10,000 D.U.'s & Public School) The 2035 traffic demands associated with the potential development scenarios of 5,000, 7,500 and 10,000 dwelling units with the public school were estimated using the same methods as previously discussed. That is, traffic demands that will be generated by the proposed land use changes were first estimated (see Tables T-1B, T-1C, & T-1D). The estimated traffic was then assigned to the surrounding E +P road network based upon the expected travel patterns. Tables T-2B, T-2C and T-2D provide a summary of the 2035 background plus estimated traffic demands for each road link for the development potential of 5,000, 7,500 and 10,000 dwelling units, respectively. Also shown on those tables are the roadway links' adopted service volume capacities and the projected level of service (LOS) for 2035 LRTP Network conditions and the 2035 LRTP + Proposed Network Improvements. As determined, all roadways within the study area will operate at acceptable levels of service for 2035 for build-out as summarized on Tables T-2B thru T-2D and depicted on Figures T-2B thru T-2D. Additional road network improvements that will be required to support the development of the 5,000, 7,500 and 10,000 dwelling units and public school are summarized below. 2035 LRTP Needed Development Scenario Road Network Improvements 5,000 D.U.'s and Public School 4-lane East Terry Street North/South 2-lane Road Parallel to Morton Ave (Refer to Table T-2B & Fig T-2B) (Imperial to Bonita Grande Dr) (E. Terry to Dewey St) 4-lane Bonita Grande Drive (Bonita Beach Rd to E. Terry) 6-lane Bonita Beach Road (I-75 to Bonita Grande Dr)

2035 LRTP Needed Development Scenario Road Network Improvements 7,500 D.U.'s and Public School 4-lane East Terry Street North/South 2-lane Road Parallel to Morton Ave (Refer to Table T-2C & Fig T-2C) (Imperial to Bonita Grande Dr) (E. Terry to Morton Ave E/W Extension) 4-lane Bonita Grande Drive (Bonita Beach Rd to E. Terry) Morton Street East/West 2-lane Extension (Morton Ave to Bonita Grande Dr) 6-lane Bonita Beach Road (I-75 to Bonita Grande Dr) 2035 LRTP Needed Development Scenario Road Network Improvements 10,000 D.U.'s and Public School 4-lane East Terry Street North/South 2-lane Road Parallel to Morton Ave (Refer to Table T-2D & Fig T-2D) (Imperial to Bonita Grande Dr) (E. Terry to Morton Ave E/W Extension) 4-lane Bonita Grande Drive (Bonita Beach Rd to E. Terry) Morton Street East/West 2-lane Extension (Morton Ave to Bonita Grande Dr) 6-lane Bonita Beach Road (I-75 to Bonita Grande Dr)

Appendix 09.02 Long Range Transportation Plan THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

THE NE QUADRANT LAND USE PLAN APPENDIX 13 - DR/GR STATUS QUO - THE 2700 UNIT BUILD OUT SCENARIO Aug. 5, 2013 Barraco and Ass., Inc. Stuart and Ass. JMB Transportation Passarella and Ass.

Appendix 13.0 DR/GR Status Quo Appendix 13.01! Appendix 13.02! Appendix 13.03! Appendix 13.04! Appendix 13.05! Appendix 13.06! The Bonita Springs Future Land Use Map Recommended FLUM Amendments - by Strap Number Alt. NE Quadrant Land Use Maps - 2300, 4800 & 7300 Units Bonita Springs Impact Fee Schedule Alt. Land Use Revenues & Program Allocations Table Study Area Density Calculations!!! THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

Appendix 13.01! The Bonita Springs Future Land Use Map THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

Appendix 13.02! Strap Number Recommended FLUM Amendments - by THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

RECOMMENDED FLUM CORRECTIONS Semi-Public Land Use: 13-47-25-B4-00001.0000 LIBERTY YOUTH RANCH LLC 24-47-25-B2-00001.1000 BONITA SPRINGS UTILITIES INC 13-47-25-B2-00001.0010 BONITA SPRINGS UTILITIES INC 24-47-25-B2-00001.0010 BONITA SPRINGS UTILITIES INC 25-47-25-B2-00001.0010 BONITA SPRINGS UTILITIES INC 25-47-25-B2-00002.0010 FLORIDA POWER + LIGHT CO 30-47-26-B2-00001.007A PINNACLE TOWERS INC 30-47-26-B2-00001.0070 COMCAST CABLEVISION 30-47-26-B2-00001.0060 LEE COUNTY DIST SCHOOL BOARD 30-47-26-B4-00003.0040 STATE OF FL DOT 30-47-26-B4-00003.0000 STATE OF FL DOT 30-47-26-B4-00003.0050 STATE OF FL DOT 31-47-26-B1-00002.0060 STATE OF FL DOT 31-47-26-B1-00002.0040 CITY OF BONITA SPRINGS 31-47-26-B1-00002.0030 SOUTH COUNTY FAMILY YMCA INC 31-47-26-B1-00002.004A UNITED TELEPHONE CO OF FL Low Density Residential Land Use: 18-47-25 Bella Villa S/D Moderate Density Residential Land Use: 30-47-26 Sun Village Estates, Morton Grove, Bonita East 20 Medium Density Residential Land Use: Sec. 19 less parcels Citrus Rental Park Resource Protection Land Use: 31-47-26-B3-00601.0010 SFI EAGLE LAND LLC

Appendix 13.03! Alt. NE Quadrant Land Use Maps - 2300, 4800 & 7300 Units THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

PUBLIC & SEMI-PUBLIC 1., 3. & 5. ESTATE RESIDENTIAL 1 ac., 3 ac. per & 5 acres per unit IMPERIAL DISTRICT MDR. Note 1 N. 1. 3. 3. 5. 1. 3. 1. 3. N. 1. 1. 1. Imperial District 2300 Units w./ Corrective Amendments N. B. IMPERIAL DISTRICT MIXED USE OVERLAY N. Neighborhood B. Core Business LOW DENSITY RESIDENTIAL MODERATE DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION RESOURCE PROTECTION GREENWAY RESOURCE PROTECTION N. Neighborhood Mixed Use B. Core Business Mixed Use MDR 1. Private Utility Plants & Facilities By Right

PUBLIC & SEMI-PUBLIC 1., 3. & 5. ESTATE RESIDENTIAL 1 ac., 3 ac. per & 5 acres per unit IMPERIAL DISTRICT MDR. Note 1 N. 1. 3. 3. 5. 1. 3. 1. 3. N. 1. 1. 1. Imperial District 4800 Units w./ Corrective Amendments N. B. IMPERIAL DISTRICT MIXED USE OVERLAY N. Neighborhood B. Core Business LOW DENSITY RESIDENTIAL MODERATE DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION RESOURCE PROTECTION GREENWAY RESOURCE PROTECTION N. Neighborhood Mixed Use B. Core Business Mixed Use MDR 1. Private Utility Plants & Facilities By Right

PUBLIC & SEMI-PUBLIC C.1 C.4 1. C.2 MDR. Note 1 C.3 Imperial District 6300 Units w./ Corrective Amendments 1. 1. C.8 1. C.9 C.10 1. 3. 1. N. N. B. C.5 C.6 5. C.7 N. C.11. C.12 1., 3. & 5. N. B. ESTATE RESIDENTIAL 1 ac., 3 ac. per & 5 acres per unit IMPERIAL DISTRICT IMPERIAL DISTRICT MIXED USE OVERLAY N. Neighborhood B. Core Business LOW DENSITY RESIDENTIAL MODERATE DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION RESOURCE PROTECTION GREENWAY RESOURCE PROTECTION N. Neighborhood Mixed Use B. Core Business Mixed Use MDR 1. Private Utility Plants & Facilities By Right

Appendix 13.04! Bonita Springs Impact Fee Schedule THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

Stuart and Associates. Planning Design Services The NE Quadrant Land Use Plan Bonita Springs Building Permit Fees: $ 975.00 Bonita Springs Impact Fee Schedule: % Composition Impact Fees - Road: * Single Family $ 8,719.00 80.0% * MF $ 6,116.00 * Retail $ 12,160.00 per 1000 SF Impact Fees - Regional Parks: * Single Family $ 253.00 * MF $ 131.00 Impact Fees - Community Parks: * Single Family $ 619.00 8.6% * MF $ 408.00 Impact Fees - Schools: * Single Family $ 784.80 7.0% * MF $ 244.60 Impact Fees - Fire: * Single Family $ 437.00 4.4% * MF $ 328.00 * Retail $ 515.00 per 1000 SF Impact Fees - EMS: * Single Family $ 50.00 * MF $ 37.00 * Retail $ 58.00 per 1000 SF TOTAL PER UNIT SF IMPACT FEES $ 11,188.68 includes 3% TOTAL PER UNIT MF IMPACT FEES $ 7,482.54 includes 3% TOTAL RETAIL IMPACT FEES $ 13,645 per 1000 SF +3%

Appendix 13.05! Alt. Land Use Revenues & Program Allocations Table THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

Stuart and Associates. Planning Design Services The NE Quadrant Land Use Plan NE QUAD. TOTAL FEES & ASSESSMENT REVENUES BY LAND USE MODEL NUMBER OF UNITS - 6300 752 2300 4800 7300 * SF 5040 752 1840 3840 5110 * MF 1260 460 960 2190 * Non-residential 200000 50000 100000 250000 TOTAL BLDG PERMIT FEES $ 6,142,500 $ 733,200 $ 2,242,500 $ 4,680,000 $ 7,117,500 TOTAL IMPACT FEES * SF $ 56,390,967 $ 8,413,890 $ 20,587,179 $ 42,964,547 $ 57,174,175 * MF $ 9,427,998 $ 3,441,967 $ 7,183,236 $ 16,386,758 * Retail $ 2,729,088 $ 702,740 $ 1,364,544 $ 3,411,360 TOTAL IMPACT & BLDG. FEES $ 74,690,553 $ 9,147,090 $ 26,974,386 $ 56,192,327 $ 84,089,793 DISTRICT Municipal Service Unit * Unit Cost $ 5,000 $ 5,000 $ 5,000 $ 5,000 * Total Msu Revenues $ 31,500,000 $ 11,500,000 $ 24,000,000 $ 36,500,000 TOTAL NE QUAD FEES & MSU REVENUES $ 106,190,553 $ 9,147,090 $ 38,474,386 $ 80,192,327 $ 120,589,793 ANNUAL CITY AD VALOREM REVENUES $ 2,211,300 $ 188,000 $ 807,300 $ 1,684,800 $ 2,562,300 ANNUAL CITY SPECIAL DRAINAGE MIL $ 1,216,215 $ 103,400 $ 444,015 $ 926,640 $ 1,409,265 ANNUAL BONITA FIRE DISTRICT $ 4,942,919 $ 420,236 $ 1,804,558 $ 3,766,033 $ 5,727,509 ANNUAL SFWMD $948,427 $80,633 $ 346,251 $ 722,611 $ 1,098,970 6300 NEW UNITS - Impact & MSU Fees: CITY IMPACT FEES ALLOCATION: Total Impact Fees $ 74,690,553 Roads 80.0% $ 59,752,443 Regional & Community Parks 8.6% $ 6,423,388 Schools 7.0% $ 5,238,967 Fire/EMS 4.4% $ 3,250,990 MUNICIPAL SERVICE UNIT FEES ALLOCATION: District Service Unit Fees $ 31,500,000 Solar Power Cost Per Credit $ 5,000 2 Credits Per Solar Unit $ 10,000 Number of District Solar Units 800 Solar Credit Unit Total Value Total Net MSU Fees $ 31,500,000 MSU IMPROVEMENT PROGRAM Program Budget MSU Internal % MSU Fees Impact Fees Total Fees Adjusted Municipal Service Unit $ 31,500,000 $ 74,690,553 $ 106,190,553 Drainage & Water Quality Projects $ 5,000,000 14% $ 4,410,000 $ 4,410,000 Multi-functional Park Property Acquisition $ 6,000,000 20% $ 6,300,000 $ 6,423,388 $ 12,723,388 Terry St./Bonita Bch. Rd. Landscape $ 1,200,000 6% $ 1,890,000 $ 1,890,000 Road Improvements (Terry/Bonita Gr.) $ 117,750,000 60% $ 18,900,000 $ 59,752,443 $ 78,652,443 * District Local Streets $ (7,750,000) * E. Terry/Flyover/Bonita Grande

Appendix 13.06! Study Area Density Calculations THE NE QUADRANT LAND USE PLAN Barraco and Ass., Inc. Stuart and Ass., Inc. JMB Transportation Passarella and Ass.

NEW UNIT PER ACRE DENSITY: Bonus Density DENSITY CALCULATIONS AREA 2300 4800 7300 6300 7200 MORTON AVE.: * Net Land Use Area 1851 1.24 2.59 3.45 3.00 3.5 TERRY STR.: * Net Land Use Area 308 3.00 2.50 2.50 TOTAL UNIT PER ACRE DESNITY: DENSITY CALCULATIONS MORTON AVE.: * Net Land Use Area 1851 2.27 3.62 4.97 4.03 4.53 TERRY STR.: * Net Land Use Area 308 2.37 2.37 5.37 4.87 4.87