FORT MYERS, FLORIDA

GATEWAY 54 ACRES

MIXED USE PLANNED DEVELOPMENT

OFFERING MEMORANDUM

Index

1. Executive Summary2. Location Maps3.4.5.6.7.

Property AerialConceptual Site PlanZoning Resolution Z-06-001Zoning Resolution ADD2015-000128South Florida Water Management District ERP

FORT MYERS, FLORIDA GATEWAY 54 ACRES

MIXED USE PLANNED DEVELOPMENT EXECUTIVE SUMMARY

Location The Gateway Mixed Use PD is located on Daniels Parkway in Fort Myers. The property is a five minute drive to I-75 and ten minutes to Southwest Florida International Airport and Florida Gulf Coast University.

Benefits The property is ready to build with all utilities available. It provides flexibility as it can be purchased in total or divided. The land is zoned Residential Planned Development which permits up to 495 units on the entire site. The site features frontage on Daniels Parkway, a major arterial roadway. The traffic count is 37,000 two-way AADT. The location has easy access to the airport, major highways, the University, national retailers and entertainment districts. The 456,000 square foot Lee Memorial Hospital is within seven miles of the property. Jet Blue Park is within three minutes of the site.

Description The property is 54 platted acres located in unincorporated Lee County.

Permits

Utilities

Pricing

Contact

The land is cleared and 30,000 cubic yards of fill have been placed on the site.

Zoning is in place for up to 495 units. The site plan has 315 multifamily units on 12.5 acres, 92 50’ wide single family lots on 16 acres and 88 fourplex units on 10 acres. No ACOE permit is required. All other permits are complete and active.

All utilities are available on site.

$11,750,000 bulk – 315 MF units $6,225,000 – 92 SF Lots & 88 Fourplex units $5,525,000

239.849.0012 Jessica@DevelopmentRealty.org

2

15.9

5.9

CASE NO. ADD 201 5-001 28 Page 1 of 5

ADM I N I STRATI VE AMENDMENT (PD) ADD201 5-001 28

ADM I N I STRATI VE AMENDMENTLEE COUNTY, FLORI DA

WHEREAS, Worth i n gton Hol d i n gs, LLC, fi l ed an appl i cati on for an adm i n i strati veamendmen t to a M i xed Use P l anned Devel opmen t on a project known as Worth i n gtonCommerce Park to:

1 - Revi se the Master Concept P l an by mergi ng Parcel “J” wi th Parcel “H 2”,to be cal l ed Parcel “J” , and Mergi ng Parcel “K” wi th a porti on of Parcel“H 1 ” , to be cal l ed Parcel “K”, and the remai n i n g porti on of the Parcel“H 1 ” to be cal l ed “H ”; and

2- provi de amended and new Schedu l e of Uses and the Devel opmen tRegu l ati ons for the newl y formed Tracts; and

3- approve the fol l owi ng add i ti onal devi ati on :

Devi ati on #9: A devi ati on from the Land Devel opmen t Code Secti on1 0-41 5b(1 )c, wh i ch requ i res a m i n imum setback of 30 feet fromi nd i genous pl an t commun i ti es subject to fi re to 1 0 feet for Parcel “J”.

on property l ocated on Dan i el s Parkway, descri bed more parti cu l arl y as:

LEGAL DESCRI PTI ON : I n Secti on 1 7, Townsh i p 45 Sou th , Range 26 East, LeeCoun ty, F l ori da:

ATTACHED AS EXH I B I T “A”

WHEREAS, the property was ori gi n al l y rezoned i n Resol u ti on number Z-02-036 (wi thsubsequen t amendmen ts i n case numbers ADD2003-00068, ADD2003-001 20,ADD2003-00025, ADD2003-001 70, ADD2004-00083, ADD2004-001 07, ADD2005-00056,DCI 2005-00030, and ADD2006-00070) ; and

WHEREAS, the subject property i s l ocated i n the New Commun i ty Fu tu re Land UseCategory as desi gnated by the Lee P l an ; and

WHEREAS, the Lee Coun ty Land Devel opmen t Code provi des for certai nadm i n i strati ve changes to pl anned devel opmen t master concept pl ans and pl anned un i tdevel opmen t fi n al devel opmen t pl ans; and

WHEREAS, Parcel s H , J , and K are no l onger wi th i n the ai rport noi se zone, as theywere du ri n g the ori gi n al zon i ng approval ; and

WHEREAS, the schedu l e of uses for Parcel H was amended i n 2006(ADD2006-00030) to al l ow resi den ti al uses; and

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CASE NO. ADD 201 5-001 28 Page 2 of 5

WHEREAS, the subject app l i cati on and pl ans have been revi ewed by the Lee Coun tyDepartmen t of Commun i ty Devel opmen t i n accordance wi th appl i cabl e regu l ati on s forcompl i ance wi th al l terms of the adm i n i strati ve approval procedu res; and

WHEREAS, i t i s found that the proposed amendmen t does not i n crease densi ty ori n tensi ty wi th i n the devel opmen t; does not decrease buffers or open space requ i red by theLDC; does not underu ti l i ze publ i c resou rces or i n frastru ctu re; does not reduce total openspace, bu fferi n g, l andscap i ng or preservati on areas; and does not otherwi se adversel yimpact on su rround i ng l and uses.

NOW, THEREFORE , I T I S HEREBY DETERM I NED that the appl i cati on foradm i n i strati ve approval for an amendmen t to M i xed Use P l anned Devel opmen t to:

1 - Revi se the Master Concept P l an by mergi ng Parcel “J” wi th Parcel “H 2”,to be cal l ed Parcel “J” , and Mergi ng Parcel “K” wi th a porti on of Parcel“H 1 ” , to be cal l ed Parcel “K”, and the remai n i n g porti on of the Parcel“H 1 ” to be cal l ed “H ”; and

2- provi de amended and new Schedu l e of Uses and the Developmen tRegu l ati ons for the newl y formed Tracts; and

3- approve the fol l owi ng add i ti onal devi ati on :

Devi ati on #9: A devi ati on from the Land Devel opmen t Code Secti on1 0-41 5b(1 )c, wh i ch requ i res a m i n imum setback of 30 feet fromi nd i genous pl an t commun i ti es subject to fi re to 1 0 feet for Parcel “J” .(Approval of th i s devi ati on i s subject to Cond i ti on #3 of th i s Resol u ti on )

i s APPROVED subject to the fol l owi ng condi ti ons:

1 . The Devel opment must be i n compl i ance wi th the amended Master ConceptPl an , dated 07/1 5/201 5. Master Concept Pl an for ADD201 5-001 28 i s herebyAPPROVED and adopted. A reduced copy i s attached hereto as Exh i bi t “B” .

2. The terms and condi ti ons of the ori gi nal zon i ng resol u ti ons remai n i n fu l l forceand effect, except for the Schedu l e of Uses and Devel opment Regu l ati ons forParcel s “H” , “J” , and “K” , as amended herei n .

3. Pri or to the i ssuance of a devel opment order for Parcel “J” , a South Trai l F i reProtecti on and Rescue Servi ce Di stri ct l etter of approval for the reducedsetback from the i ndi genous preserve must be submi tted to the Department ofCommun i ty Devel opment. Shou l d the l etter of approval contai n anycondi ti ons, the devel opment order pl ans must depi ct sai d condi ti ons on thesi te pl an .

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CASE NO. ADD 201 5-001 28 Page 3 of 5

4. Pri or to any trimmi ng or removal of i ndi genous pl an t materi al from the l imi ts ofthe preserve, a Vegetati on Removal Permi t must be i ssued.

5. Pri or to the i ssuance of a Vegetati on Removal Permi t, the l imi ts of thei ndi genous preservati on area and the ten foot setback from the preserve l imi tsmust be fi el d staked and fi el d i nspected by the Devel opment Servi ces’Envi ronmental Revi ew staff.

6. Pri or to the i ssuance of a bu i l d i ng permi t for mu l ti -fami l y un i ts i n Parcel J, thebu i l d i ng pl ans must depi ct al l condi ti ons requ i red by the South Trai l F i reProtecti on and Rescue Servi ce Di stri ct.

7. I f i t i s determi ned that i naccurate or misl eadi ng i n formati on was provi ded tothe County or i f th i s deci si on does not compl y wi th the LDC when rendered,then , at any time, the Di rector may i ssue a modi fi ed deci si on that compl i eswi th the Code or revoke the deci si on . I f the approval i s revoked, the appl i can tmay acqu i re the necessary approval s by fi l i ng an appl i cati on for publ i c heari ngi n accordance wi th Chapter 34.

8. The Schedu l e of Uses for Parcel s “H” , “J” , and “K” are amended as fol l ows:

Parcel "H":

Accessory Uses and Structu resAdmi n i strati ve Offi cesDwel l i ng Un i ts:

Dupl exSi ngl e-fami l yTownhouseMu l ti -fami l y bu i l d i ng, l ow ri seZero Lot Li ne

Entrance GatesEssenti al Servi cesEssenti al Servi ces Faci l i ti es, Group IFences, Wal l sHome Occupati onModel Homes, Model Un i ts, Model Di spl ay Center (l im i ted to resi den ti al

uses wi th i n the Worth i ngton Commerce Park MPD)Parks, Pri vate, pl ayfi el ds and commun i ty owned open spaceReal Estate Sal es Offi ce (l im i ted to resi den ti al uses wi th i n the Worth i ngton

Commerce Park MPD) Recreati onal Faci l i ti es, Personal , pri vate On-Si teSi gns i n accordance wi th LDC Secti on 30Temporary Uses (constructi on trai l er/sal es trai l er)

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CASE NO. ADD 201 5-001 28 Page 4 of 5

Parcel s "J and K":

Accessory Uses and Structu resAdmi n i strati ve Offi cesAssi sted Li vi ng Faci l i ty (LDC Sec. 34-1 41 1 , Et Seq. )Dwel l i ng Un i ts:

TownhouseMu l ti -fami l y bu i l d i ng

Zero Lot Li ne Entrance GatesEssenti al Servi cesEssenti al Servi ces Faci l i ti es, Group IFences, Wal l sHome Occupati onI ndependent Li vi ng Faci l i ty (LDC Sec. 34-1 41 1 , Et Seq. )Model Homes, Model Un i ts, Model Di spl ay Center (l im i ted to resi den ti al

uses wi th i n the Worth i ngton Commerce Park MPD)Parks, Pri vate, pl ayfi el ds and commun i ty owned open spaceReal Estate Sal es Offi ce (l imi ted to resi den ti al uses wi th i n the

Worth i ngton Commerce Park MPD) Recreati onal Faci l i ti es, Personal , pri vate On-Si teSi gns i n accordance wi th LDC Secti on 30Temporary Uses (constructi on trai l er/sal es trai l er)

9. The fol l owi ng Devel opment Standards are appl i cabl e to Parcel s “H” , “J” ,and “K”

Parcel “H” - Si ngl e Fami l y Mi n . Lot Si ze: 4600 SFMi n . Lot Width : 40 FeetM i n . Lot Depth : 1 1 5 FeetM i n . Street Setback: 20 FeetM i n . Si de Setback: 5 FeetM i n . Rear Setback: 1 0 FeetM i n Accessory Rear Setback: 5 FeetM i n . Lake Setback: 25 FeetM i n . Accessory Lake Setback: 20 FeetMaximum Lot Coverage: 60 Percent

Devel opment Standards l i sted i n Resol u ti ons ADD2006-0007 andZ-2006-001 are appl i cabl e to Townhouse, Zero Lot Li ne andMu l ti p l e-Fami l y projects wi th i n the Parcel “H”

Parcel “J” and “K” - TownhousesMi n . Lot Si ze: 1 800 SFMi n . Lot Width : 1 8 FeetM i n . Lot Depth : 90 Feet

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CASE NO. ADD 201 5-001 28 Page 5 of 5

Mi n . Street Setback: 20 FeetM i n . Si de Setback: 0 Feet (I n teri or Lots) , 5 Feet (End Lots)M i n . Rear Setback: 1 0 FeetM i n . Rear Accessory Setback: 5 FeetM i n . Lake Setback: 20 FeetM i n . Accessory Lake Setback: 20 FeetM i n . Preserve Setback: 20 FeetMaximum Bu i l d i ng Hei gh t: 35 FeetMaximum Lot Coverage: 60%

Parcel “J” Mu l ti -Fami l yM i n . Lot Si ze: 7400 SFMi n . Lot Width : 78 FeetM i n . Lot Depth : 95 FeetM i n . Street Setback: 20 FeetM i n . Si de Setback: 5 FeetM i n . Rear Setback: 1 0 FeetM i n . Rear Accessory Setback: 5 FeetM i n . Lake Setback: 20 FeetM i n . Accessory Lake Setback: 20 FeetM i n . Preserve Setback: 1 0 Feet (Subject to condi ti on #3 of th i s

Resol u ti on )Maximum Bu i l d i ng Hei gh t: 35 FeetMaximum Lot Coverage: 60%

Parcel “K” Mu l ti -Fami l yM i n . Lot Si ze: 7400 SFMi n . Lot Width : 78 FeetM i n . Lot Depth : 95 FeetM i n . Street Setback: 20 Feet (25 Feet from Dan i el s Pkwy)M i n . Si de Setback: 5 FeetM i n Rear Setback: 20 FeetM i n . Lake Setback: 25 FeetM i n Bu i l d i ng Separati on : 20 FeetMaximum Bu i l d i ng Hei gh t: 60 FeetMaximum Coverage: 60 Percent

Attachmen ts: Exh i bi t “A” Legal Descri pti onExh i bi t “B” Master Concept P l an

Duly passed, adopted, and electronically signed on 7/22/2016 by

Pam Houck, Zoning Manager Department of Community Development

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E XH I B I T A

LEGAL DE SCR I P TI ON

TRACT H , WORTH I N GTON COMM ERCE PARK , A SU BD I VI S I ON , LOCATED I N

SECTI ON 1 7 , TOWN SH I P 45 SOU TH , RAN GE 26 EAST, AS DE SCR I B E D I N P LAT

BOOK 76 PAGE 74-79 , OF TH E PU B L I C R E CORDS OF LE E COU N TY, F LOR I DA .

STRAP N UM B E R

1 7 -45 -26-08-0000H . 0000

APPROVED ADD2015-00128 Chick Jakacki, Planner Lee Co Division of Zoning 2/17/2016

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DEVIATIO

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1. Deviation 1 – W

ithdrawn

2. Deviation 2 seeks relief from

the LDC § 10-329(e)(1)(a) requirem

ent for minim

um setbacks for

excavations for water retention from

street right of ways to allow

reduced lake setbacks. This deviation is APPRO

VED, SUBJECT TO

Condition 7 as follows:

A. Setbacks for excavations to be m

easured from the edge of pavem

ent or back of curb to the edge of the w

ater control elevation.

B. A m

inimum

25-foot setback from the w

ater control elevation of the lake to the back of curb from

local streets; and

C. A m

inimum

zero-foot setback from the back of curb to the w

ater control elevation of the lake w

here adequate elements for the protection of w

ayward vehicles is provided.

3. Deviation 3 seeks relief from

the LDC § 10-329(e)(4) requirem

ent that excavation bank slopes be nogreater than 4:1 to allow

the project to conform the South Florida W

ater Managem

ent District

(SFWM

D) perm

it. This deviation is APPROVED, SU

BJECT TO Condition 8.

4. Deviation 4 seeks relief from

the LDC §§ 10-253 and 34-1577 requirem

ent that properties exhibitingsoils, hydrology, and vegetation characteristic of freshw

ater inundation be subject to additional regulations; to allow

impacts and m

itigation of wetlands as approved by the ACO

E and SFWM

D.

This deviation is APPROVED, SU

BJECT TO Condition 5.

5. Deviation 5 – W

ithdrawn

6. Deviation 6 – W

ithdrawn

7. Deviation 7 seeks relief from

the LDC § 34-2194(c)(3)b requirem

ent for a 10-foot setback from non-

seawalled artificial bodies of w

ater; to eliminate the setback requirem

ent for recreational/amenity

structures, allowing these structures to be places at the lake’s control elevation. This deviation is

APPROVED, SU

BJECT to Condition 9

8. Deviation 8 – W

ithdrawn

9. Deviation 9 seeks relief from

LDC §10-4 15 requirement for a 25 foot setback from

conservation area lim

its to allow m

ulti-family buildings up to 10 feet from

the preserve limits w

hen the FLUCCS is

upland. This deviation would require that lim

its of the conservation area are to be staked prior to construction to protect the existing habitat.