FORT MYERS, FLORIDA GATEWAY 54 ACRES MIXED USE PLANNED DEVELOPMENT OFFERING MEMORANDUM. Index

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FORT MYERS, FLORIDA GATEWAY 54 ACRES MIXED USE PLANNED DEVELOPMENT OFFERING MEMORANDUM Index 1. Executive Summary 2. Location Maps 3. 4. 5. 6.

1 FORT MYERS, FLORIDA GATEWAY 54 ACRES MIXED USE PLANNED DEVELOPMENT OFFERING MEMORANDUM Index 1. Executive Summary 2. Location Maps Property Aerial Conceptual Site Plan Zoning Resolution Z Zoning Resolution ADD South Florida Water Management District ERP

2 FORT MYERS, FLORIDA GATEWAY 54 ACRES MIXED USE PLANNED DEVELOPMENT EXECUTIVE SUMMARY Location Benefits 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. 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 Permits Utilities The property is 54 platted acres located in unincorporated Lee County. 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, 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. Pricing $11,750,000 bulk 315 MF units $6,225, SF Lots & 88 Fourplex units $5,525,000 Contact Jessica@DevelopmentRealty.org Paul@DevelopmentRealty.org

36 ADD Lee County eplan ADMINISTRATIVE AMENDMENT (PD) ADD ADMINISTRATIVE AMENDMENT LEE COUNTY,FLORIDA WHEREAS,Worthington Holdings,LLC,filed an application for an administrative amendment to a Mixed Use Planned Development on a project known as Worthington Commerce Park to: 1 - Revise the Master Concept Plan by merging Parcel J with Parcel H2, to be called Parcel J,and Merging Parcel K with a portion of Parcel H1,to be called Parcel K,and the remaining portion of the Parcel H1 to be called H ; and 2- provide amended and new Schedule of Uses and the Development Regulations for the newly formed Tracts; and 3- approve the following additional deviation: Deviation #9: A deviation from the Land Development Code Section b(1 )c,which requires a minimum setback of 30 feet from indigenous plant communities subject to fire to 1 0 feet for Parcel J. on property located on Daniels Parkway,described more particularly as: LEGAL DESCRIPTION: In Section 1 7,Township 45 South,Range 26 East,Lee County,Florida: ATTACHED AS EXHIBIT A WHEREAS,the property was originally rezoned in Resolution number Z (with subsequent amendments in case numbers ADD , ADD , ADD ,ADD ,ADD ,ADD ,ADD , DCI ,and ADD ); and WHEREAS,the subject property is located in the New Community Future Land Use Category as designated by the Lee Plan; and WHEREAS,the Lee County Land Development Code provides for certain administrative changes to planned development master concept plans and planned unit development final development plans; and WHEREAS,Parcels H,J,and K are no longer within the airport noise zone,as they were during the original zoning approval; and WHEREAS,the schedule of uses for Parcel H was amended in 2006 (ADD ) to allow residential uses; and CASE NO. ADD Page 1 of 5

37 ADD Lee County eplan WHEREAS,the subject application and plans have been reviewed by the Lee County Department of Community Development in accordance with applicable regulations for compliance with all terms of the administrative approval procedures; and WHEREAS,it is found that the proposed amendment does not increase density or intensity within the development; does not decrease buffers or open space required by the LDC; does not underutilize public resources or infrastructure; does not reduce total open space,buffering,landscaping or preservation areas; and does not otherwise adversely impact on surrounding land uses. NOW,THEREFORE,IT IS HEREBY DETERMINED that the application for administrative approval for an amendment to Mixed Use Planned Development to: 1 - Revise the Master Concept Plan by merging Parcel J with Parcel H2, to be called Parcel J,and Merging Parcel K with a portion of Parcel H1,to be called Parcel K,and the remaining portion of the Parcel H1 to be called H ; and 2- provide amended and new Schedule of Uses and the Development Regulations for the newly formed Tracts; and 3- approve the following additional deviation: Deviation #9: A deviation from the Land Development Code Section b(1 )c,which requires a minimum setback of 30 feet from indigenous plant communities subject to fire to 1 0 feet for Parcel J. (Approval of this deviation is subject to Condition #3 of this Resolution) is APPROVED subject to the following conditions: 1. The Development must be in compliance with the amended Master Concept Plan, dated 07/15/2015. Master Concept Plan for ADD is hereby APPROVED and adopted. A reduced copy is attached hereto as Exhibit B. 2. The terms and conditions of the original zoning resolutions remain in full force and effect, except for the Schedule of Uses and Development Regulations for Parcels H, J, and K, as amended herein. 3. Prior to the issuance of adevelopment order for Parcel J, asouth Trail Fire Protection and Rescue Service District letter of approval for the reduced setback from the indigenous preserve must be submitted to the Department of Community Development. Should the letter of approval contain any conditions, the development order plans must depict said conditions on the site plan. CASE NO. ADD Page 2 of 5

38 ADD Lee County eplan 4. Prior to any trimming or removal of indigenous plant material from the limits of the preserve, avegetation Removal Permit must be issued. 5. Prior to the issuance of avegetation Removal Permit, the limits of the indigenous preservation areaand the ten foot setback from the preserve limits must be field staked and field inspected by the Development Services Environmental Review staff. 6. Prior to the issuance of abuilding permit for multi-family units in Parcel J, the building plans must depict all conditions required by the South Trail Fire Protection and Rescue Service District. 7. If it is determined that inaccurate or misleading information was provided to the County or if this decision does not comply with the LDC when rendered, then, at any time, the Director may issue amodified decision that complies with the Code or revoke the decision. If the approval is revoked, the applicant may acquire the necessary approvals by filing an application for public hearing in accordance with Chapter The Schedule of Uses for Parcels H, J, and K are amended as follows: Parcel "H": Accessory Uses and Structures Administrative Offices Dwelling Units: Duplex Single-family Townhouse Multi-family building, low rise Zero Lot Line Entrance Gates Essential Services Essential Services Facilities, Group I Fences, Walls Home Occupation Model Homes, Model Units, Model Display Center (limited to residential uses within the Worthington Commerce Park MPD) Parks, Private, playfields and community owned open space Real Estate Sales Office (limited to residential uses within the Worthington Commerce Park MPD) Recreational Facilities, Personal, private On-Site Signs in accordance with LDC Section 30 Temporary Uses (construction trailer/sales trailer) CASE NO. ADD Page 3 of 5

39 ADD Lee County eplan Parcels "J and K": Accessory Uses and Structures Administrative Offices Assisted Living Facility (LDC Sec , Et Seq.) Dwelling Units: Townhouse Multi-family building Zero Lot Line Entrance Gates Essential Services Essential Services Facilities, Group I Fences, Walls Home Occupation Independent Living Facility (LDC Sec , Et Seq.) Model Homes, Model Units, Model Display Center (limited to residential uses within the Worthington Commerce Park MPD) Parks, Private, playfields and community owned open space Real Estate Sales Office (limited to residential uses within the Worthington Commerce Park MPD) Recreational Facilities, Personal, private On-Site Signs in accordance with LDC Section 30 Temporary Uses (construction trailer/sales trailer) 9. The following Development Standards are applicable to Parcels H, J, and K Parcel H - Single Family Min. Lot Size: 4600 SF Min. Lot Width: 40 Feet Min. Lot Depth: 115 Feet Min. Street Setback: 20 Feet Min. Side Setback: 5 Feet Min. Rear Setback: 10 Feet Min Accessory Rear Setback: 5 Feet Min. Lake Setback: 25 Feet Min. Accessory Lake Setback: 20 Feet Maximum Lot Coverage: 60 Percent Development Standards listed in Resolutions ADD and Z are applicable to Townhouse, Zero Lot Line and Multiple-Family projects within the Parcel H Parcel J and K - Townhouses Min. Lot Size: 1800 SF Min. Lot Width: 18 Feet Min. Lot Depth: 90 Feet CASE NO. ADD Page 4 of 5

40 ADD Lee County eplan Min. Street Setback: 20 Feet Min. Side Setback: 0 Feet (Interior Lots), 5 Feet (End Lots) Min. Rear Setback: 10 Feet Min. Rear Accessory Setback: 5 Feet Min. Lake Setback: 20 Feet Min. Accessory Lake Setback: 20 Feet Min. Preserve Setback: 20 Feet Maximum Building Height: 35 Feet Maximum Lot Coverage: 60% Parcel J Multi-Family Min. Lot Size: 7400 SF Min. Lot Width: 78 Feet Min. Lot Depth: 95 Feet Min. Street Setback: 20 Feet Min. Side Setback: 5 Feet Min. Rear Setback: 10 Feet Min. Rear Accessory Setback: 5 Feet Min. Lake Setback: 20 Feet Min. Accessory Lake Setback: 20 Feet Min. Preserve Setback: 10 Feet (Subject to condition #3 of this Resolution) Maximum Building Height: 35 Feet Maximum Lot Coverage: 60% Parcel K Multi-Family Min. Lot Size: 7400 SF Min. Lot Width: 78 Feet Min. Lot Depth: 95 Feet Min. Street Setback: 20 Feet (25 Feet from Daniels Pkwy) Min. Side Setback: 5 Feet Min Rear Setback: 20 Feet Min. Lake Setback: 25 Feet Min Building Separation: 20 Feet Maximum Building Height: 60 Feet Maximum Coverage: 60 Percent Duly passed, adopted, and electronically signed on 7/22/2016 by Pam Houck, Zoning Manager Department of Community Development Attachments: Exhibit A Legal Description Exhibit B Master Concept Plan CASE NO. ADD Page 5 of 5

41 ADD Lee County eplan EXHIBIT A LEGAL DESCRIPTION TRACT H, WORTHINGTON COMMERCE PARK, A SUBDIVISION, LOCATED IN SECTION 17, TOWNSHIP 45 SOUTH, RANGE 26 EAST, AS DESCRIBED IN PLAT BOOK 76 PAGE 74-79, OF THE PUBLIC RECORDS OF LEE COUNTY, FLORIDA. APPROVED ADD Chick Jakacki, Planner Lee Co Division of Zoning 2/17/2016 STRAP NUMBER H.0000

42 ADD Lee County eplan EXHIBIT "B"

PROJECT SUMMARY PROJECT SIZE 310.8 AC +/- REQUIRED OPEN SPACE 95.0 AC (PER SECTION 10-415(a)) MIN REQUIRED INDIGENOUS VEGETATION 144.

43 PROJECT SUMMARY PROJECT SIZE AC +/- REQUIRED OPEN SPACE 95.0 AC (PER SECTION (a)) MIN REQUIRED INDIGENOUS VEGETATION AC (AS PER SECTION (b)) LAND USE CONVERSION TABLE CURRENT LAND USE RETAIL OFFICE PROPOSED LAND USE LIGHT INDUSTRIAL LIGHT INDUSTRIAL INTENSITY CONVERSION LEGEND PRESERVE MULTI-FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL RETAIL/OFFICE/LIGHT INDUSTRIAL # DEVIATION DEVIATION LIST 1. Deviation 1 Withdrawn 2. Deviation 2 seeks relief from the LDC (e)(1)(a) requirement for minimum setbacks for excavations for water retention from street right of ways to allow reduced lake setbacks. This deviation is APPROVED, SUBJECT TO Condition 7 as follows: A. Setbacks for excavations to be measured from the edge of pavement or back of curb to the edge of the water control elevation. B. A minimum 25-foot setback from the water control elevation of the lake to the back of curb from local streets; and C. A minimum zero-foot setback from the back of curb to the water control elevation of the lake where adequate elements for the protection of wayward vehicles is provided. 3. Deviation 3 seeks relief from the LDC (e)(4) requirement that excavation bank slopes be no greater than 4:1 to allow the project to conform the South Florida Water Management District (SFWMD) permit. This deviation is APPROVED, SUBJECT TO Condition Deviation 4 seeks relief from the LDC and requirement that properties exhibiting soils, hydrology, and vegetation characteristic of freshwater inundation be subject to additional regulations; to allow impacts and mitigation of wetlands as approved by the ACOE and SFWMD. This deviation is APPROVED, SUBJECT TO Condition Deviation 5 Withdrawn 6. Deviation 6 Withdrawn 7. Deviation 7 seeks relief from the LDC (c)(3)b requirement for a 10-foot setback from nonseawalled artificial bodies of water; to eliminate the setback requirement for recreational/amenity structures, allowing these structures to be places at the lake s control elevation. This deviation is APPROVED, SUBJECT to Condition 9 8. Deviation 8 Withdrawn 9. Deviation 9 seeks relief from LDC requirement for a 25 foot setback from conservation area limits to allow multi-family buildings up to 10 feet from the preserve limits when the FLUCCS is upland. This deviation would require that limits of the conservation area are to be staked prior to construction to protect the existing habitat. community engineering services, inc.

ADMINISTRATIVE AMENDMENT LEE COUNTY,FLORIDA

ADMINISTRATIVE AMENDMENT (PD) ADD201 5-00050 ADMINISTRATIVE AMENDMENT LEE COUNTY,FLORIDA WHEREAS,Omega Communities,LLC filed an application for an administrative amendment to Daniels Crossing for a project