Summary of the 2020 Multimodal Improvements and Mobility Fee Technical Report

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2579 SW 87^th Drive, Suite 101 Gainesville, FL 32608 [email protected] 833-NUC-8484 (o) 352-363-0614 (c)

December 3^rd, 2020 Mr. Thomas C. Polk Impact Fee Administrator Sarasota County

Planning and Development Services Department 1001 Sarasota Center Boulevard

Sarasota, FL 34240

Re: Summary of the 2020 Multimodal Improvements and Mobility Fee Technical Report Dear Tom:

The 2020 draft update of the Sarasota County Mobility Plan and Mobility Fee is an evolution from the currently adopted 2015 Mobility Plan and Mobility Fee. The following is a summary of the differences between the adopted 2015 Plan and Fee and the draft 2020 Plan and Fee:

Mobility Plan & Fee Factors 2015 Mobility Plan &

Mobility Fee

2020 Multimodal Improvements &

Mobility Fee Type of Improvements Corridor Plan based, with two

types of corridors: Mobility (352 lane miles of new road capacity) & Multimodal (346 miles of multimodal capacity), The corridors included

unincorporated County, the Town of Longboat Key and the Cities of North Port and Venice.

The City of Sarasota was excluded as it elected to pursue its own transportation

mitigation fee.

Improvement Plan based, with a specific list of roadway projects and needed multimodal improvements:

353.14 lane miles of new road capacity and 592 miles of sidewalks and trails. The improvements included unincorporated County, the Town of Longboat Key and the City of Venice. The Cities of North Port and Sarasota are excluded.

The City of North Port has elected to pursue their own fee. The City of Sarasota has its own fee.

ITE Trip Generation Manual 9^th Edition 10^th Edition

National Household Travel Survey 2009 2017

Future Travel Demand 2040 MPO Regional Model Approved & Pending Developments

Existing Traffic Characteristics 2014 2019

Multimodal Capacity 2012 FDOT Capacity Tables 2020 FDOT Capacity Tables

Mobility Plan Cost $1,939,923,324 $2,832,794,000

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2020 Sarasota County Multimodal Improvements and Mobility Fee Update

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Mobility Plan &

Fee Factors

2015 Mobility Plan

& Mobility Fee

2020 Multimodal Improvements

& Mobility Fee Benefit Districts Five (5): North, Central, South,

Longboat, Venice

No Change in Benefit Districts

Assessment Areas

Three Areas:

(1) Urban Infill (lowest fee), (2) Mixed-Use (higher fee), &

(3) All other areas (highest fee)

Three Areas:

(1) Reduced Urban Infill (lowest fee), (2) West/South of I-75 (higher fee), &

(3) East/North of I-75 (highest fee)

Urban Infill Area

Includes non-residential parcels along US 41 (except within a City).

Includes all parcels in the Englewood CRA, the Nokomis Redevelopment Area, the Osprey Redevelopment Area and the Town of Longboat Key. Includes all parcels in Unincorporated Sarasota County that are located south of University Parkway, west of Honore Ave, north of Clark Rd, and east of the City of Sarasota.

Includes non-residential parcels along US 41 (except within a City). Includes all parcels in the Englewood CRA, the Nokomis Redevelopment Area, the Osprey Redevelopment Area and the Town of Longboat Key. The Urban Infill Area has been reduced to reflect from 2015 to reflect an increase in the number of roadway capacity projects needed west of Interstate 75. In 2015, there was less demand for road capacity projects west of Interstate 75.

Residential Land Uses

Currently nine (9) based on the type of residential dwelling, with five (5) different single-family detached uses, one (1) single- family attached uses, and three (3) different multifamily uses. The single-family detached units are separated into three tiers. The prior road impact fee featured nine tiers. The three different types of multifamily uses are essentially tiers. The basis for the tiers, is that as the square footage of a

residential dwelling increases, so do the number of vehicles and associated trips. The tiers are based on a range of square footages and variations in vehicle availability.

Single family and multifamily land uses have been combined into one (1) residential use. The mobility fee is calculated on a per square foot basis (heated and cooled square footage) for each dwelling unit. The mobility fee rate is the same per sq. ft. and the total mobility fee increases as the square footage increases. The technical basis for a per sq. ft. fee is that as the size of a dwelling increases, so do the number of vehicles and the number of trips

generated to and from the dwelling. The current tiers are an average. The per sq.

ft. rate is more reflective of the variation in trips, regardless of type of unit, and is consistent with the trip generation rates for non-residential land uses.

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Mobility Fee Benefit Districts

Mobility Fee benefit districts are currently established to address legal and statutory requirements that ensure mobility fees collected by the County are expended within a defined area to provide a transportation mobility benefit to the new development that paid the mobility fees. The existing benefit districts are proposed to remain the same as they currently exist (Attachment A). The City of North Port has elected to not opt-in to the County Mobility Fee and therefore a mobility fee benefit district was never established for the City.

The City of North Port is currently pursuing development of its own Mobility Plan and Mobility Fee and will define its own benefit district. The City of Sarasota maintains its own multimodal fee and districts.

Recommended Mobility Fee Schedule

The recommended 2020 mobility fee schedule reflects changes in market conditions, updates to the factors used to calculate a mobility fee, and statutory requirements that fees be based on the most recent and localized data available (Attachment B). The 2020 mobility fee recommendation includes the following changes to mobility fee assessment areas to reflect changes in needed roadway improvements and five (5) years’ experience with administering and implementing the current mobility fee program. The new assessment areas are as follows: (1) reduced Urban Infill Area; (2) new West/South of I-75 assessment areas (also referenced as west of Interstate 75); and (3) new East/North of I-75 assessment areas (also referenced as east of Interstate 75) (Attachment C).

Mobility Plan &

Fee Factors

2015 Mobility Plan

& Mobility Fee

2020 Multimodal Improvements

& Mobility Fee

Retail Land Uses

Neighborhood Retail (less than 10,000 sq. ft.), Community Retail (10,000 to 100,000 sq. ft.), and Regional Retail (greater than 100,000 sq. ft.). There are also nine (9) separate land uses to reflect varying levels of travel demand.

Local “Mom & Pop” Retail / restaurant / personal service (non-franchisee, non- chain) use replaces neighborhood retail.

Multi-Tenant Retail replaces community retail. Free-Standing Retail replaces regional retail. New land uses for

restaurant and pharmacy drive-thru lanes to reflect changing retail sq. ft. and increases in drive-thru lanes.

Mobility Fee Schedule

Shown by unit of measure or per 1,000 sq. ft., even though mobility fees are actually calculated on a per sq. ft. basis.

Shown on a per sq. ft. basis or by a unit of measure or to reflect how the mobility fees are actually calculated.

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The Urban Infill Area is intended to promote redevelopment along US 41 in unincorporated County, within the Englewood Community Redevelopment Area and within the Nokomis and Osprey Redevelopment Areas. The 2020 mobility update is proposing to amend the existing urban infill area due to an increase in road widening west of Interstate 75, including improvements that have been known as “gap” roads within already developed portions of Unincorporated County. The existing urban infill area is provided for reference purposes only (Attachment D). The Town of Longboat Key, as permitted within its Interlocal Agreement, elected to be designated an Urban Infill Area in 2015 and is proposed to remain an Urban Infill Area, unless it elects to do so otherwise. The City of Venice elected not to designate an Urban Infill Area, as permitted within its Interlocal Agreement. The City of Venice is permitted to establish an Urban Infill Area as part of the 2020 mobility fee update.

The existing mixed-use assessment area is proposed for removal as real world implementation and interpretation of mixed-use has been difficult over the past five years.

In addition, the strict mixed-use requirements of the 2050 Plan have become less prescriptive in the five-year period since the current mobility fee was adopted. Further, even the mixed-use component of the 2050 developments that are still proposed will likely only be developed once significant residential units east of Interstate 75 are built. Thus, limiting the level of internal capture of trips into the future, if the mixed-use development ever occurs.

The mixed-use assessment area could be revisited again in future updates if there is movement towards more mixed-use development.

The proposed separation of assessment areas into: (1) west/south of Interstate 75; and (2) east/north of Interstate 75 reflect shorter trip lengths and a greater mixture of existing land uses west and south of I-75. Development east of I-75 is predominately single-use residential type development, which results in longer overall trip lengths. The separation of assessment areas on either side of Interstate 75 also reflect infill and redevelopment opportunities west of I-75 and new greenfield development opportunities east of I-75.

The proposed 2020 mobility fee update uses the same person miles of capacity (PMC) rate for all assessment areas. The three (3) assessment areas reflect differences in person miles of travel (PMT) for each land use in the mobility fee schedule based on differences in person trips and person trip length. Person miles of travel (PMT) for each land use are multiplied by the person miles of capacity (PMC) rate to determine the mobility fee for each land use. The draft 2020 mobility fee technical report provides further detail on how the various rates and mobility fees are determined for each land use.

The proposed update includes a recommendation to provide mobility fees on a per sq. ft.

basis. Moving towards a per sq. ft. basis would bring the fees into conformance with how they are actually calculated, except for a few uses where mobility fees are based on a

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different unit of measure, such as a hotel which is based on the number of rooms. The current practice of showing mobility fees on a per 1,000 sq. ft. basis for non-residential uses is a holdover from the Institute of Transportation Engineers (ITE) Trip Generation Manual.

The recommended mobility fee schedule shows fees on a per 1,000 sq. ft. and per sq. ft. basis for comparative purposes only (Attachment B). The mobility fee technical report recommends mobility fees on a per sq. ft. basis. The proposed change to a rate per sq. ft. is also consistent with proposals from the Florida Builders Association who petitioned the legislature this past session (2020) to move towards a mobility / impact fee for residential uses based on sq. ft. to promote affordability. The amendment was not adopted but will likely be revisited again in future legislative sessions.

For comparative purposes only, a table has been prepared illustrating the recommended mobility fee and the currently adopted 2015 mobility fee (Attachment E – Comparison Only, Not Recommended Schedule). The closest comparable land use from the 2015 mobility fee was chosen for the comparative analysis. It is noted in the mobility fee comparison if there is a difference in selected land uses between the currently adopted 2015 mobility fee and the proposed 2020 mobility fee. The comparative analysis is using mobility fees per 1,000 sq. ft. to allow for comparison purposes only. The final recommended mobility fee schedule is using per sq. ft. rates or applicable unit of measure (Attachment A).

Residential uses have been consolidated from nine separate land uses into a single residential land use. The proposed mobility fee rate is the same per square foot. While a 200 square foot tiny home pays the same rate per sq. ft. as a 2,500 sq. ft. single family detached home, the assessed mobility fee will be dramatically less for the tiny home than the single- family detached home. For example, using the $2.98 per sq. ft. residential rate in the east of Interstate 75 assessment area, the mobility fee for a 200 sq. ft. tiny home is $596 ($2.98 x 200), while the mobility fee for a 2,500 sq. ft. single family detached home would be $5,960 ($2.98 x 2,000). The current mobility fee schedule charges $2,338 for the Tiny Home and $4,734 for the 2,000 sq. ft. single family detached home. The comparative analysis provides several examples of the proposed mobility fee and the current mobility fee (Attachment E).

The current nine (9) residential land uses are based on variation based on unit type, square footage and trip generation. The premise is that are square footage increases, the associated trip generation increases. The proposed transition to one (1) residential land use based on a per sq. ft. basis is a more transparent process that reflects that as square footage increases, regardless of unit type, so do the associated number of vehicles per unit and trip generation.

Basing residential on a uniform rate per square foot means smaller residential uses will pay less and larger residential uses will pay more based on increased impact.

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Institutional uses, such as place or worship, private schools and day care, are proposed to be consolidated into a single use. Florida Statute currently exempts public schools and charter schools from mobility and impact fees. Thus, the majority of new private schools and increasingly pre-K and day cares are affiliated with or use space provided by a place of worship. From a person trips rate and trip length, these uses also have similar characteristics.

Combining these uses into a single land use category reflect market trends.

Proposed updates to recreational land uses are relatively minor and seek to consolidate uses indoor commercial recreation, outdoor commercial recreation, and community / civic uses.

These three land uses have similar trip and trip length characteristics and reflect current mark trends related to recreation type land uses. A golf driving range, tennis courts and batting cages reflect outdoor commercial recreation activities. Gyms, yoga studios and indoor shooting ranges reflect indoor recreation activities.

Industrial uses have been left the same, with some clarification to include outdoor for rent commercial storage areas for boats and RVs as part of mini-warehouse calculations. The square footage of banks and financial institutions have been incorporated into the office category as banks either downsize branches or build larger buildings with more administrative bank functions. A separate mobility fee rate is charged for drive-thru lanes, drive-thru ATMS, and free-standing ATMs as some banks are eliminating bank branches. If a bank does not provide drive-thru lanes or a free-standing ATM, then they would just pay the per sq. ft. mobility fee rate for an office land use.

Local “Mom & Pop” Retail / restaurant / personal service (non-franchisee, non-chain) use replaces the current neighborhood retail land use. The original intent of the neighborhood retail use was to promote small, locally owned businesses. As market trends have shifted to smaller footprint uses, the retail uses that fell under the 10,000 sq. ft. threshold expanded.

Recent statutory changes related to impact and mobility fees have provided local governments with greater flexibility to address affordability and target specific land uses.

Multi-Tenant Retail use replaces the current community retail use. Community Retail was intended for uses between 10,000 and 100,000 square feet, including grocery anchored shopping centers. The reality was individual uses were evaluated as either neighborhood or community retail uses. In addition, a separate mobility fee, which generally anchor multi- tenant retail uses. The conversion to multi-tenant will clarify the assessment of mobility fees.

Multi-tenant uses tend to have shared access, parking, circulation, and stormwater that results in greater interaction between uses and less impact to the transportation system. A local retail use designation may still be requested for portions of a multi-tenant retail building that meets the definition of local retail use.

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Free-Standing Retail use replaces the current regional retail use. Regional Retail was intended for larger scale retail uses greater than 100,000 square feet. The Free-Standing Retail use will also replace separate mobility fee uses for variety / dollar stores, superstores, wholesale clubs, auto part stores and pharmacies. These free-standing uses tend to have separate access, parking, circulation, and stormwater. The free-standing developments are often not interconnected and result in increased transportation access.

Free-standing sit-down restaurants have been separated out from retail uses and given their own land use to reflect higher trip generation and overall transportation impact. Similar to free-standing retail uses, free-standing restaurants tend to have separate access, parking, circulation, and stormwater. The free-standing developments are often not interconnected and result in increased transportation access. Sit-down restaurants within multi-tenant retail buildings would be assessed the multi-tenant mobility fee rate.

The proposed retail land uses have been updated to separate out higher trip generating land uses and the component of auto oriented land uses that have a greater transportation impact, such as ATMs, fast food drive-thru lanes, pharmacy drive-thru lanes, and vehicle fueling positions. The higher trip generating components are an additive fee. For example, a quick service restaurant with a drive-thru would pay the per sq. ft. mobility fee for quick service restaurants, plus the mobility fee rate for quick service restaurants with a drive-thru, per the number of drive-thru lanes. If a quick service restaurant does not have a drive-thru, then they would just pay for the quick service restaurant mobility fee rate.

This summary is provided as a supplement to the mobility fee technical report. The mobility fee technical report reflects the final draft recommendation. Should any discrepancies between this summary and the mobility fee technical report arise, the technical report would control. Please feel free to contact me should you have any questions.

Sincerely,

Jonathan B. Paul

Jonathan B. Paul, AICP, Principal Attachments

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Attachment A

Existing / Proposed Benefit Districts

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City of North Port City of

Sarasota

Central District of VeniceCity

North District

South District Town of

Longboat Key

BEE RIDGE RD

E BAY ST

NRIVER RD NHON

EAVE OR

WEBBER ST BAHIA VISTA ST

PINEBROOK RD

17TH ST

WILKINSONRD UNIVERSITY PKWY

S TAMIAMI TRL LAUREL RD E

CENTER RD

SRIVERRD JACARANDA

BLVD

N TUTTLE AVE

ENG LEWOOD

RD

CIM

NTRD OSH HONORE AVE

BENEVA RD

NTAM IAM

ITRL

NSUMTERBLVD

STATEROAD

681

PALMER BLVD

HIGELAV

E

HAR

BORD

RS

NIND IANA

AVE PROCTOR RD

KNIGH

TRAILTSRD MAU

NAL OA BLVD DESOTO RD

SWIFT RD PINE

ST N CATTLEMEN

D R

TAMIAMI TRL BORDER RD

IBIS ST

MIDNIG HTP

ASS RD

FRUITVILLE RD

LORRAINE

RD

VERNA RD

STATE ROAD72

WINVDBLESTERCH

MYA KKARD

CASEY KEY

RD

MAN ASOTA

KEY RD

§

¨

¦

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Mobility Fee Benefit Districts

This map is produced from Sarasota County GIS, and is representative information only.

The County does not warrantee, guarantee, or assume any responsibility for geographic information completeness and/or accuracy.

This map should not be used as guide for navigation.

µ

Legend

Major Roads

Benefit Districts

Central District City of Venice North District South District Town of Longboat Key

0 2.5 5

Miles

Map published using ArcGIS 10.x by gschells on Wednesday, August 19, 2020 Path: N:\Growth Management\GISProjects\ImpactFees\MobilityFeeUpdates_AUG2020\MobilityFeeBenefitDistrictsAlternative1_AUG2020.mxd

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Attachment B

Recommended Mobility Fee Schedule

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Land Use Unit of Measure Mobility Fee

East of I-75 Mobility Fee

West of I-75 Urban Infill

Mobility Fee Unit of Measure Mobility Fee

East of I-75 Mobility Fee

West of I-75 Urban Infill Mobility Fee Residential / Lodging Uses

Residential per 1,000 sq. ft. $ 2,979 $ 2,166 $ 1,332 per sq. ft. $ 2.98 $ 2.17 $ 1.33

Hotel / Motel per room $ 4,549 $ 3,308 $ 2,035 per room $ 4,549 $ 3,308 $ 2,035

Mobile Home / Recreational Vehicle Park per space / lot $ 3,394 $ 2,468 $ 1,518 per space / lot $ 3,394 $ 2,468 $ 1,518 Institutional Uses

Place of Worship / Private School / Day Care per 1,000 sq. ft. $ 4,594 $ 3,362 $ 2,059 per sq. ft. $ 4.59 $ 3.36 $ 2.06

Assisted Living / Congregate Care / Nursing Facility per 1,000 sq. ft. $ 2,349 $ 1,876 $ 1,154 per sq. ft. $ 2.35 $ 1.88 $ 1.15 Industrial Uses

Industrial (Manufacturing / Warehousing / Utility / Distribution) per 1,000 sq. ft. $ 2,252 $ 1,429 $ 862 per sq. ft. $ 2.25 $ 1.43 $ 0.86

Mini Warehouse (plus Boat / Car / RV Storage & Other Outdoor Storage) ¹ per 1,000 sq. ft. $ 935 $ 729 $ 467 per sq. ft. $ 0.93 $ 0.73 $ 0.47 Recreation Uses

Marina per berth $ 1,129 $ 764 $ 414 per berth $ 1,129 $ 764 $ 414

Outdoor Commercial Recreation per acre $ 6,709 $ 4,541 $ 2,460 per acre $ 6,709 $ 4,541 $ 2,460 Indoor Commercial Recreation (Fitness / Gym / Health / Recreation) per 1,000 sq. ft. $ 9,628 $ 6,517 $ 3,530 per sq. ft. $ 9.63 $ 6.52 $ 3.53

Community Serving (Centers / Civic / Gallery / Museum / Place of Assembly) per 1,000 sq. ft. $ 6,812 $ 4,611 $ 2,498 per sq. ft. $ 6.81 $ 4.61 $ 2.50 Office Uses

Office (Bank / General / Higher Education / Medical / Professional) per 1,000 sq. ft. $ 6,248 $ 3,964 $ 2,392 per sq. ft. $ 6.25 $ 3.96 $ 2.39 Commercial & Retail Uses

Local Retail (Personal Service / Retail / Restaurant) (Non-Chain/Franchisee) per 1,000 sq. ft. $ 4,676 $ 3,646 $ 2,336 per sq. ft. $ 4.68 $ 3.65 $ 2.34 Multi-Tenant Retail (Entertainment / Retail / Restaurant / Personal Service) per 1,000 sq. ft. $ 9,350 $ 7,291 $ 4,670 per sq. ft. $ 9.35 $ 7.29 $ 4.67 Free-Standing Retail (Entertainment / Retail / Personal Service) per 1,000 sq. ft. $ 12,804 $ 9,985 $ 6,396 per sq. ft. $ 12.80 $ 9.98 $ 6.40 Furniture / Mattress Store per 1,000 sq. ft. $ 3,511 $ 2,738 $ 1,754 per sq. ft. $ 3.51 $ 2.74 $ 1.75 Free-Standing Sit-Down Restaurant per 1,000 sq. ft. $ 14,474 $ 11,287 $ 7,230 per sq. ft. $ 14.47 $ 11.29 $ 7.23 Quick Service Restaurant (Fast Casual or Food / Ghost Kitchen / Container) ² per 1,000 sq. ft. $ 40,952 $ 31,934 $ 20,457 per sq. ft. $ 40.95 $ 31.93 $ 20.46 Motor Vehicle & Boat Sales per 1,000 sq. ft. $ 6,182 $ 4,821 $ 3,088 per sq. ft. $ 6.18 $ 4.82 $ 3.09 Motor Vehicle & Boat Service / Repair per 1,000 sq. ft. $ 8,344 $ 6,507 $ 4,168 per sq. ft. $ 8.34 $ 6.51 $ 4.17 Motor Vehicle & Boat Cleaning / Detailing / Wash per stall $ 16,359 $ 12,756 $ 8,172 per stall $ 16,359 $ 12,756 $ 8,172 Bank Drive-Thru Lane or Free-Standing ATM ³ per lane / ATM $ 26,917 $ 20,989 $ 13,446 per lane / ATM $ 26,917 $ 20,989 $ 13,446 Quick Service Restaurant Drive Thru per drive-thru lane ⁴ per lane $ 31,307 $ 24,413 $ 15,639 per lane $ 31,307 $ 24,413 $ 15,639

Pharmacy Drive Thru ⁵ per lane $ 16,539 $ 12,897 $ 8,262 per lane $ 16,539 $ 12,897 $ 8,262

Vehicle Fueling Position ⁶ per fueling position $ 27,428 $ 21,388 $ 13,701 per fueling position $ 27,428 $ 21,388 $ 13,701

1 Acreage for any unenclosed material and vehicle storage, sales and display shall be converted to square footage.

3 Each bank building shall pay the office rate for the square footage of the building. Drive-thru lanes, free-standing ATM’s and drive-thru lanes with ATM’s are assessed a separate fee per lane or per ATM and are added to any fee associated with a bank building. The free- standing ATM is for an ATM only and not an ATM within or part of another non-financial building, such as an ATM within a grocery store.

Attachment B: Sarasota County 2020 Recommended Mobility Fee Schedule (11/19/2020)

4 Any drive-thru associated with a quick service restaurant will be an additive fee in addition to the fee per square foot for the restaurant based on the applicable restaurant rate. The number of drive-thru lanes will be based on the number of lanes present when an individual places and / or picks-up an order. The quick service restaurant drive-thru rate applies for any building, whether a multi-tenant, free-standing or quick service restaurant.

5 Any drive-thru associated with a pharmacy will be an additive fee in addition to either the multi-tenant or free-standing retail mobility fee per square foot of the building. The number of drive-thru lanes will be based on the number of lanes present when an individual places or pick-up a prescription or item.

6 Rates per vehicle fueling position apply to a convenience store, gas station, general store, grocery store, supermarket, superstore, variety store, wholesale club or service stations with fuel pumps. In addition, there shall be a separate mobility fee for the square footage of any multi-tenant or free-standing retail building per the applicable mobility fee rate. The number of fueling positions is based on the maximum number of vehicles that could be fueled at one time.

Mobility Fee per 1,000 Sq. Ft. or specific unit of measure Example Mobility Fee per Sq. Ft. or specific unit of measure

2 The total square footage shall include all covered areas, lockers or functional areas to store food for delivery or pick-up, all areas for outdoor seating and dining and vehicle parking designed with the intent that meals will be consumed in the vehicle as opposed to outdoor seating areas or inside the restaurant. The outdoor eating and areas for parking vehicles with the intent to eat meals may or may be covered with some structure or building canopy extension.

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Attachment C

Proposed Assessment Areas

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SHAMROCK BLVD E BAY ST

N RIVE R RD

DE LEON DR N HONORE AVE

CENTRAL SARASOTA PKWY

PINEBROOKRD

OLD VENICE RD

CENTER RD

S RIVER RD EVENICE AVE

SHAMROCKDR

N TUTTLE AVE GANTT RD

S LOCKWOOD RIDGE RD

CLARK RD

BEE RIDGE RD

HONO REAVE

LAUREL RD E

S SHADE AVE

N TAM IAMI T

RL

W VENICE AVE

N SUMTER BLVD WELSH RD

N TOLEDO BLADE BLVD

HARBO

RDRS

N LOCKWOOD RIDGE RD

ENGL EWOO

D RD

HIGEL AVE S TUTTLE AVE

N INDIANA AVE US 41 B

YP N

BENEVA RD

PROCTOR RD UNIVERSITY PKWY

MCINTOSH RDN BENEVA RD

WILKINSON RD

STICKNEY POINT RD MYRTLE ST

US41 BYP AIRPORT AVE W S

APEX RD

KNIG HTSTRAILRD LAKEWOO

DVDRANCHBL BLVDROCKLEY

DESOTO RD

N WASHINGTON BLVD SAWYER RD

SWIFTRD

WEBBER ST

ASHTON RD

PINE ST

NCATTLERDMEN

S CASEY K EY RD

PALMER BLVD BAHIA VISTA ST

CATTLEMEN RD

S TAMIAMI TRL

JOHN RINGLING CSWY

EDMONDSON RD

MANASOTA BEACH RD

JOHN RINGLING BLVD

IBIS ST

PALMER RANCH PKWY

JACARANDA BLVD

MISSION VALLEY BLVD

BEACH RD

FRUITVILLE RD

SOUTH VENICE BLVD SIESTA DR

VERNARD

STATE ROAD 72

DEBRECEN RD

BORDER RD 17TH ST

OLD E NGLEW

OOD RD VENIC

E EAS T BLVD

S SUMTER BLVD

S TOLEDO BLADE BLVD MID

NIGHT PASS

RD

STATEROAD681

TAMIAMI TRL

LORRAINE RD

WIN CHES TER B

LVD YAM

KKA

RD

CASEY KEY

RD

MAN ASOTA

KEY RD GULF

OFME XICO DR

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CITY OF SARASOTA

CITY OF NORTH PORT

Map published using ArcGIS 10.0 by gschells on Wednesday, August 19, 2020 Path: N:\Growth Management\GISProjects\ImpactFees\MobilityFeeUpdates_AUG2020\MobilityFeeUrbanInfillAreaAlternative2_AUG2020.mxd

GU LF

O F M

EX ICO

0 5 10

Miles

LEGEND

URBAN INFILL AREA EAST / NORTH OF I-75 WEST / SOUTH OF I-75 EXCLUDED CITIES

MOBILITY FEE ASSESSMENT AREAS

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CENTER RD

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VAMO RD POTTER PARK DR

GULF GATE DR

BENEVA RD

S TAM IAMI TRL

S TAM IAM

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SARASOTA COUNTY

NOT TO SCALE

NOT TO SCALE GULF O

F MEXICO

LITTL E SAR

ASOT A BAY GULF O

F MEXICO LITTL

E SAR ASOT

A BAY

BLAC KBUR

N BAY GULF O

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STATE ROAD 681

GULF O F MEXICO

E BAY ST

SARASO TA BAY

BLAC KBU

RN BAY

CITYOF VENICE

SARASOTA COUNTY

SARASOTA COUNTY

SARASOTA COUNTY

ENGLEWOOD CRA

NOKOMIS REDEVELOPMENT

AREA OSPREY REDEVELOPMENT

AREA

OSPREY REDEVELOPMENT

AREA CASE

Y KEY

BLACKBURN POINT

MISSION VALLEY BLVD CASE

Y KEY RD

EWING ST

JACARANDA BLVD PINEBROOK RD

HAR BOR DR S

LITTL E SARAS

OTA B AY

This map is produced from Sarasota County GIS and is representative information only.

The County does not warrantee, guarantee, or assume any responsibility for geographic information completeness and/or accuracy.This map should not be used as a guide for navigation. Copyright © SCGIS 2020

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Attachment D

Existing Urban Infill Areas